A.1. Lot and Building Use

doctorlanguidInternet and Web Development

Dec 8, 2013 (3 years and 8 months ago)

104 views



ILOILO BOUTIQUE HOTELS & COMMERCIAL DISTRICT


DESIGN STANDARDS AND GUIDELINES



A. General Design Guidelines


A.1.

Lot and Building Use



No building or whatsoever except an office or a boutique hotel building with the necessary
outbuilding, including a
private carport shall be erected, placed or permitted to be constructed on
any lot thereof.



No Residential building or condominium shall be allowed to be constructed on any lots
thereof. Residential use shall be limited to the penthouse or topmost floo
r only of any building or
structure. Retail or commercial spaces shall be allowed at ground level only of any building or
structure.



Absolutely no casino shall be operated, nor shall any gambling activity be allowed, within
the Building or Lot premises.



The rear portion of the ground level shall be utilized for vehicular parking and utility areas.
Parking areas shall not be allowed to be located at the side of the property fronting the main road.


(Please refer to Figure A.1.1 Masterplan)


A.2.

Lot Co
nsolidation



A maximum of four (4) lots may be consolidated into a single property. Consolidated lots
may be designated to utilize one (1) consolidated boutique hotel and commercial building
provided that the authorization of the
Declarant is first secure
d and the provisions specified in the
Deed of Restrictions are fully complied.



Hereafter, reference to the Declarant include its corporate successors and/or assignees.



Consolidated lots upon which a single building is constructed shall be considered a
single lot for
purposes of the provisions of these Design Standards and Guidelines.


A.3.

Minimum Construction Cost and Construction Materials



Construction of Boutique Hotel and commercial building shall commence within two (2)
years from turnover of t
he Lot provided the purchase price therefore has been fully paid.
Moreover, the construction or development shall be completed not later than five (5) years from
date of turnover of the lot.



No building costing less than Forty Million Pesos (Php 40,000,
000.00) when completed
shall be built on any lot; provided that when two (2) or more lots (not exceeding four lots) are

consolidated, the building to be erected thereon should cost at least Forty Million Pesos (Php
40,000,000.00) multiplied with the number

of lots consolidated.



The amounts provided herein shall be subject to adjustment as shall be determined by the
Declarant.



All buildings and structures shall use first
-
class materials such as reinforced concrete or
structural steel with the intention o
f permanency.



A structure shall mean any vertical improvements which are either:




Roofed and supported by columns/post whether walled completely, partially or not at all.



Unroofed with three (3) or more sides creating a geometric form; higher than two (2
) meters.


A.4.


Architectural Theme



The design of buildings and structures on the lot do not require an architectural theme but
shall
comply with the design guidelines as specified in the Declaration including such other
guidelines to be hereafter promu
lgated by the Declarant. The design of the buildings and structure
should be in harmony with the surrounding landscape and buildings/structures in the vicinity as
intended by the Declarant.


All designs shall be approved by the Declarant prior to executio
n.


A.6.


Building Height



No building should be more than 40.00 meters high and shall follow the required FAR 6
designated within the development. FAR or Floor Area Ratio is the Gross Floor Area divided by the
lot area.



The Gross Floor Area of a buildi
ng is the total floor space within the perimeter of the
permanent external building walls, occupied by:



office spaces, residential areas, hotel and commercial areas;



corridors, lobbies;



vertical penetration, which shall mean stairs, fire escapes, elevator
shafts, flues, pipe
shafts, vertical ducts, and the like, and their enclosing walls;



restrooms or toilets;



covered balconies and terraces;



interior walls and columns, and other interior features;


but excluding:



covered areas used for parking and driveways
, excluding vertical penetrations in
parking floors where no office, residential, hotel and commercial units are present;



uncovered areas for AC cooling towers, overhead water tanks, roof decks, laundry
areas and cages, wading and swimming pools, whirlpool
s or jacuzzis, gardens, courts
or plazas.



Provision of roofs, decks and attic shall be in compliance and harmony with the

architectural theme chosen by the Lot Owner.



The location of the driveways and parking area shall be along the side fronting the s
ervice
road (such as Mandurriao
-
Molo Road, Old Airport Road, Broadway St., Bedford St. and Robertson
St.) while the side of the lot fronting the main streets shall be the arcaded frontage (such as
Convention Drive, Sta. Monica St., Parade St., Gallery St.,

Melrose St., Daytona Avenue and
Megaworld Boulevard).



The construction of a basement shall be strictly not allowed in all lots.


A.7.

Building Footprint/Plot Ratio:



Lots with areas less than 625 square meters shall have building footprints not excee
ding
seventy two percent (72%) of the lot area, but should not be less than sixty two percent (62%) of
the lot area.



Building footprints of lots with areas exceeding 625 square meters shall not exceed seventy
five percent (75%) of the lot area, but shou
ld not be less than sixty five percent (65%) of the area.



Consolidated lots shall have a building footprint not exceeding seventy percent 70% of the
total area of the lots, but should not be less than sixty percent (60%) of the total area of the lots.



The maximum Building Footprint/Plot Ratio does not include the required arcade along the front
property line.


A.8.


Eaves Line


Whenever the provision of the building design allows roofs, the minimum protrusion of eaves from
the building line shall be 0
.50 meter but not exceeding 1.20 meters from the outermost face of the
building.


A.10

Cut & Fill



Any cut or excavation beyond 1.0 meter should be provided with adequate shoring or
support.



Adequate drainage and other facilities are to be installed to
prevent water from flowing or
seeping into the adjacent lots.



Retaining walls or slope protection measures shall be constructed and provided by the Lot
Owner to protect the unit and the adjacent lots from landslide or soil erosion, and to protect the
dra
inage and utility lines. The cost necessary for the construction of any retaining wall or slope
protection shall be for the sole account of the owner.




A.11.


Setbacks




The minimum required set back shall be measured from the property line to the neares
t
finished exterior wall, window or column (which supports a roof beam, trellis or any structural or
non
-
structural member or which may be used as a wall stiffener or simply as a free
-
standing pillar
or any projection there from. The front of the lot desig
nated for arcade development shall not be
subjected to setback provisions.



The minimum setbacks are as follows:




Level


Building Line Setback (in meters)



FRONT


SIDE


REAR

Ground Floor Level

3.00 (fixed)

n/a

5.00 (minimum)

Upper Floor Levels

3.0
0

n/a

5.00 (minimum)


(Please refer to Figure A.11.1 Building Setbacks)



Planter boxes connection to the wall buildings shall not be considered integral part of the
building which is extended to maximum of 0.60 meter from building line. Extended roof to
the
front or cantilevered overhang which has no supporting columns or post shall be considered an
extension of the roof, and is limited to 0.50 meter from the building.



Front setback can be utilized as arcade with alfresco of Boutique Hotels or Retail s
hops.



Decorative trellis will not be considered an extension of the roof and will not be subjected
to eaves line setback requirement if such is designed parallel to each other and spaced 0.50 meter
clear distance with only the beam support at the end pe
rpendicular to the trellis.


Building Projections



Outside edges of roofs and/or eaves of the structure must observe the following minimum
distance from the property line:


Front





3.0 meters

Rear (for non
-
firewall)

1.0 meter


Roofs, trellise
s, canopies and other projections are not allowed to drain outside the Lot.


Balconies are limited to a maximum projection of 0.60m at the front and 1.00m at the rear.



A.12.

Perimeter Fences and Walls



Perimeter fences along the front and rear sides of

the property shall be strictly prohibited.



Perimeter walls in between properties are allowed at 2.00m high provided that they are
painted according to the Lot Owner's specified architectural theme. Natural vegetation to enhance

perimeter walls is strong
ly encouraged but must be relevant to the Lot Owner's specified
architectural theme.


A.13.

Firewalls



Firewalls shall be constructed following the specification s of the National Building Code.



Height of the firewall is limited to the height of the bu
ilding and must be plastered and
painted only with light colored paint.



No balcony, window or opening must be constructed along a firewall.


A.14.


Arcade and Canopy



The side of the lots fronting the main road shall be designed with a canopy or as an a
rcade
that must be open on both ends to allow continuity from adjacent lots and promote a walkable
development. The width of the arcade or walkable space shall be measured from the edge of the
property line along the main road to the nearest perpendicular

finished wall at clear distance of
not less than 3.00 meters, inclusive of supports like posts and columns along the exterior side of
the arcade fronting the street shall not be less than 3.00 meters. Arcades and canopies shall be free
and clear from any

kind of permanent obstruction and shall maintain a clear vertical height of 3.00
meters from the finish floor level.


(Please refer to Figure A.14.1 Arcade and A.14.2 Canopy)



Each lot must observe a +0.15m finished arcade floor elevation from the median

sidewalk
elevation. This applies to each lot that is part of a consolidated lot.



For lots with sloping frontage, the lot owner shall provide steps at the lower end. The ramps
and steps should be 1.00m and 2.00m wide respectively. This applies to each lo
t that is part of a
consolidated lot.



The finish of the arcade shall be subject to review and approval of Declarant.


A.15.

Auxiliary Structures



The following auxiliary structures can be located at the ground floor level fronting the
service road (Man
durriao
-
Molo Road, Old Airport Road, Broadway St., Bedford St. and Robertson
St.) and shall follow the required setbacks as specified for the ground level.




Refuse Room



Pump Room



Parking Area



Generator Set Room



Cistern



Storage Rooms



Septic Tank




Other aux
iliary structures such as the following may be installed:




Gazebo



Cabana



Barbeque Pits



Building materials to be used for the construction of auxiliary structures should follow the
allowable building materials and as much as possible has to be consistent
with the character of the
main building and the surrounding environment. The plans and specifications of these auxiliary
structures shall be subject to the approval of the Declarant.


A.16.

Lot Access and Driveway



Vehicular access to the lots shall be l
ocated along the service road only (Mandurriao
-
Molo
Road, Old Airport Road, Broadway St., Bedford St. and Robertson St.).



No vehicular entrances or exits shall be allowed along 5.00 meters from the center of the
curve at street intersections.



Roofed p
edestrian gates along the frontage are not allowed.


A.17.

Utilities



The lot owner should first verify the actual location of the underground utilities prior to
planning and should secure all the necessary permits before tapping the utility line.



Al
l drainage shall be connected to the development drainage system. No installation of any
drainage line shall be allowed outside the lot and without the written approval of the Declarant.



Boring or cutting through the concrete curb or gutter is not allowe
d along the arcade and
the sides of the property, for corner lots. Should there be a necessity in cutting or boring the
concrete curb, the case may only be allowed along the service road subject to approval of the
Declarant.


A.
18
.

Laundry and Washing



T
he lot owner agrees to provide an enclosed area for the laundry or washing located inside
the building. Permanent clothesline, washing and drying appliances or equipment is only allowed
within this enclosed area.


A.19.

Water Supply



All service connecti
on sizes, on site storage requirements and local/internal waste
distribution systems and fixtures within the lot and/or building(s) shall be designed, installed, and
maintained properly and shall be subject to the prior written consent and approval of the
Declarant.




The lot owner shall submit its/his water distribution plans and calculations to the Declarant
for approval. No Lot shall be connected to the Declarant's water mains without prior approval
from the Declarant.



No lot owner shall be allowed to

drill a deep well in the Lot for purposes of drawing
underground water under any circumstances. The use and connection of water supply shall be
subject to the prior written consent and
approval of the Declarant.


A.20.

Electricity Supply



The lot owner
shall obtain its/his power supply requirements through the power
generation and/or distribution system or network that shall be established directly or in
association, cooperation, coordination and conjunction with the appropriate duly franchised
power ser
vice provider. No guarantee is given that any electricity that is supplied will be
continuously available.



Generator sets is encouraged, provided it will be subject to sound proofing shell or the
generator set itself has silent feature, and the exhaust s
hould be provided in a way that it will not
be a nuisance or health risk to neighbors.





The lot owner shall submit its/his electricity distribution plans and calculations to the
Declarant for approval. No lot shall be connected to the Declarant's main
power supply without
prior written approval from the Declarant.



No lot owner shall be permitted to generate power except as permitted by Declarant.


A.21.

Sewage and Storm Water Drainage



A public sewage and storm water drainage system connection shall

be provided by the
Declarant at the boundary of each Lot while the lot owner shall provide sewer service to the
connection subject to the prior written consent and approval of the Declarant.



The lot owner shall not discharge directly or indirectly or ca
use or permit or suffer to be
discharged into any public sewer, storm
-
water drain, channel, stream course or sea any trade
effluent or foul or contaminated water or cooling or hot water without the prior written consent
of the Declarant or the appropriate
government agency, who may as a condition for granting its
consent require the lot owner to provide, operate and maintain at the lot owner's own expense
and within its/his lot, agency suitable works for the treatment and disposal of such trade effluent
or
foul or contaminated or cooling or hot water to the satisfaction of the Declarant and the
appropriate government agency.



The lot owner shall submit its/his sewage and storm water drainage plans and calculations
to the Declarant for approval. No Lot shall

be connected to the main sewage system without prior
approval from the Declarant.



The lot owner shall be responsible for the maintenance of the sewage and storm water
drainage system within its/his Lot and the individual connection to the public sewage
and storm
-

water drainage system.


A.22.

Solid Waste Disposal



Collection of solid waste from the lot shall be done by the Declarant subject to compliance
by the lot owner with the Design Standards and Guidelines.


The lot owner shall provide and maintain

within the lot a comprehensive and nuisance
-
free
system of refuse collection and disposal to serve the lot and the building or buildings constructed
or to be constructed thereon subject to the prior written consent and approval of the Declarant.


A.23. Fu
el Restriction



The lot owner shall not store any fire hazardous materials and use any fuel on the lot or any
part thereof or in any building or any part of any building erected or to be erected therein other
than gas, liquefied petroleum gas, natural gas
, kerosene or other conventional liquid fuel. Use of
any other fuel storage of any fire hazardous materials shall require the prior written consent of
the Declarant.


A.24.

Telecommunications


The installation, construction, use and connection of telecom
munications sites, facilities and
system within a building to be constructed on the lot shall be subject to the prior written consent
and endorsement of the Declarant.


A.25.

Temporary Utilities



Temporary utilities during construction may be provided o
n the lot subject to the prior written
approval of the Declarant.


A.26. .

Fire Safety and Prevention



The lot owner shall, at its/his own expense: (i) provide suitable means of access for the
passage of fire service appliances and fire service personnel
to any building or structure
constructed on the lot; (ii) at all times permit such fire service personnel and fire service
appliances to have free and uninterrupted use of such means of access; and (iii) maintain such
means of access and keep the same free

from obstruction.



The lot owner shall permit the Declarant and the appropriate government agency, its
officers, servants or agents at all reasonable times to enter the lot or any part thereof or any
building or structure or any part thereof constructed
on the lot for the purpose of inspecting the
same so as ensure that the requirements referred to in this Conditions have been complied with.



The lot owner shall, at its/his own expense comply with the Fire Code and provide
firefighting appliances, water
pumping connections and such other fire service installations and
equipment required within the lot and/or within any building or structure erected thereon, at
such point or points as required by the Declarant and/or the appropriate government agency. The
lot owner shall maintain at its/his own expense the said firefighting appliances, water pumping

connections and such other the service installations and equipment in good condition and in
compliance with the regulations of the appropriate government agency
.



Subject to the prior written consent and approval of the Declarant and the appropriate
government agency, the fire service installations and equipment required above may be provided
by the lot owner on any adjacent or adjoining land.


B.

Miscellaneous

Covenants


B.1.

Foundation



Foundations or footings of a building on the side where the facade of the building coincides with
the property line shall not be allowed to project beyond the property line.


B.2.

Roofs, Canopies and Eaves



Flat roofs requi
red for building areas which are flushed to the property line shall not be
converted to a balcony or a roof deck so as not to allow view of adjoining building.



Layout of rooftop mechanical equipment, vents and ducts shall be organized and these
should no
t be visible from the road. These shall be screened, covered and installed in a manner
which prevents obstruction and distraction of view.



Skylights and other reflective rooftop elements (e.g. solar water heater) shall be designed
and installed in a mann
er that prevents producing reflective glare.



Allowable roof pitch shall be according to the provisions of the Deed of Restrictions on
contemporary architectural design designated in the area. The type, color, roof line, pitch of roof
shall be subject to
approval of the Declarant and/or Association and should comply with the
designated architectural theme.



Canopies or any other similar architectural features shall be allowed to project beyond the
building line only by 1.00 meter. In cases where long cano
pies or any architectural features exist,
the extreme outer edge of the same shall be considered as the building line.



Moreover, the height of the canopy used at the arcade shall not be below three (3) meters.


B.3.

Parking



Each lot owner is allowed

to provide carports within the lot fronting the service road. No
carports shall be allowed at the building frontage. Overnight street parking shall not be allowed.



Number and dimension of the parking slots shall conform to the requirements of the
applic
able local ordinance, if any; otherwise, should conform to the requirements of the Building
Code as may be applicable.



Parking Dimension




Interior parking must be provided within the Lot or building. The parking slot should not
be less than twelve and
a half (12.50) square meters in area, measuring 2.50 meters by 5.00
meters. The OWNER must comply with the following parking requirements:


For Offices:


Leasable area:


min. 1.0 parking slot/75 sq.m GFA


For Hotel and related functions:

Guest Rooms:


min
. 1.0 parking slot/5 rooms

Meeting Rooms:


min. 1.0 parking slot/50.0 sq. m. GFA

Health Club:



min. 1.0 parking slot/25.0 sq. m. GFA


For Retail/F&B:

Retail Stores:


min 1.50 parking slots/100 sq. m. GFA

F&B:




min 1.0 parking slot/50.0 sq. m. dining

GFA



Entertainment Centers:

min. 1.0 parking slot/50.0 sq. m. GFA



For Residential (Penthouse):



Saleable area:



min. 1.0 parking slot/6 units of 22.0
-
50 sq.m.







min. 1.0 parking slot/4 units of 50.0
-
100.0 sq.m.







mi
n. 1.0 parking slot/unit of 100.0 sq.m. and above




A carpark building shall be provided within the development of Iloilo Boutique Hotels and
Commercial District.


B.4.

Service Entrance



All service entrances for utilities shall be conducted into the b
uilding by means of underground
conduits or pipes from the main service lines. A water pump directly connected to the water main
is not allowed. However, a water pump may be installed to draw water from the underground
cistern of adequate capacity supplied

by natural pressure from the water main.


B.5.

Sewage Disposal



Sewage disposal must be connected only to three
-
chamber septic tank which the lot Owner
must build within the lot. The plans of the septic tank shall be subject to the written approval of
t
he Developer or its corporate successors and shall be constructed within the open space required
for the lot but must not exceed to one (1) meter from the boundary of the lot. The septic tanks
must be maintained in sanitary condition and good order at all
times.


B.6.

Signs



Signs, billboards or any advertising devices are allowed provided that the provisions on
contemporary architectural design are strictly complied with the written approval of the Declarant
or its corporate successors.


B.7.

Irrigation

System




The Owner may opt for three (3) chamber storage vault in addition to a septic tank and cistern
tanks for storing rain water coming from roofing downspout and/or storm drain which will be
pumped out through a separate identified and marked utility

hose bib for purposes of irrigating
plants and cleaning garage and driveways.


B.8.

Vehicular/Pedestrian Entrances and/or Exits



No vehicular or pedestrian entrances or exits shall be allowed along the curves at street
intersection.




Vehicular entranc
es and exits shall only be allowed along service streets.


B.9.

Use of Streets



Duly authorized hospitals or medical clinics and educational, charitable, religious, civic or
government institutions, if any within the development, shall be allowed to use
the streets of the
subdivision leading to and from their respective places, for their patients, students, teachers,
members, employees and guests. Said institutions may be assessed fees for the maintenance of
the streets and other services be which fees m
ay be increased from time to time.


B.10.

Garbage Disposal



Each lot (individual or consolidated) must be provided with an enclosed and covered area,
either attached or detached with the building, within the lot for garbage disposal.



The location and
plans of the structure shall be subject for approval of the Declarant and shall
be constructed within the open space required for the lot and must have direct access from the
service road. The structures for garbage disposal must be maintained in sanitary
condition and
good order at all times.


C.

Submission of Building Plans



No other structure shall be erected on any lot unless the plans and specifications of the
proposed site have been submitted and approved by the Declarant as regards to exterior
appe
arance and design. A construction permit is issued therefore.


C.1.

Pre
-
Construction Phase



Lot owner must submit the following to the Iloilo Boutique Hotels and Commercial District
Administration Office:


i.

Application Letter

ii.

Transfer of Certificate Title

(TCT)

iii.

Two (2) sets of plans (Architectural, Structural, Sanitary and Electrical) for approval of the
Declarant

iv.

Location Plan

v.

Wall / Fence Detail


vi.

Sewage Disposal



Lot owner must pay the following to the Association:


i.

Construction Bond


Php ___/square me
ter of lot

ii.

Construction Fee


Php ___/square meter of Gross Floor Area (GFA)

iii.

Membership Fee


Php ___

iv.

Association Dues


Php ___/square meter per month for the first year



Upon completion of the above
-
mentioned requirements, a Certification from the Iloil
o
Boutique Hotels and Commercial District Association, Inc. shall be given to the lot owner as
required in securing Building Permit.



The Construction Bond is refundable upon submission of Certification of Completion and
Occupancy Permit to Iloilo Boutiqu
e Hotels and Commercial District Administration.


C.2.

Construction Phase



Lot owner must submit the following to Iloilo Boutique Hotels and Commercial District
Administration Office:


i.

One (1) set approved plans by the Building Officials

ii.

Copy of the Buil
ding Permit

iii.

List of Workers

iv.

Construction Bar Chart

v.

List of suppliers, contractors/sub
-
contractors



Upon completion of the above
-
mentioned requirements, Iloilo Boutique Hotels and Commercial
District Administration Office shall issue Notice to Construct (N
TC) to lot owner.


C.3.

Post Construction Phase




Iloilo Boutique Hotels and Commercial District Administration, Contractor/s' lot owner or his
authorized representative will conduct joint inspection to check if there is no violation with the
plans and r
estrictions, and if there is no damage/s in the adjacent lots, common areas and facilities.



Lot owner shall furnish to Iloilo Boutique Hotels and Commercial District Administration copy
of Certificate of Completion and Occupancy Permit.



Upon completion

of the above
-
mentioned requirements, Iloilo Boutique Hotels and Commercial
District Administration Office shall issue lot owner a written clearance from all obligations at the
site for refund of the construction bond.









Executed this _______ day of _
_______________________ at ____________________________________________.





_____________________________________________

MEGAWORLD CORPORATION
















Figure A.1.1 Masterplan











Figure A.11.1 Building Setbacks



Figure A
.14.1 Arcade Type

























Figure A.14.2 Canopy Type