COmprehensive Olongapo Redevelopment

Comprehensive Redevelopment
Design Guidelines of
Subic Bay Freeport Zone
Ada 511
Urban Design Spec 2
Prepared By: Bautista, Hazel Anne | Diwa, Nico | Lopez, Hannie Jan | Navalta, Jv
Submitted to: Ar. Roland P. Addun, fuap
instructor
SUBIC BAY FREPORT ZONE PROPOSED REDEVELOPMENT DESIGN GUIDELINES
LOCATION
SBFZ is 110 kilometers north of Manila. Manila Bay and the Bataan
Peninsula separate SBFZ from Manila. The mountain ranges around the
Subic Bay area and the deep natural harbor provide excellent and
protected anchorage. In addition, Subic Bay Freeport Zone is in Region
III (or Central Luzon Region) of the Philippines. It is one of the points in
the growth triangle (and an engine for economic development) in the
region. SBFZ is a supplier of services and products for the Central
Luzon Development Program, a regional growth area composed of the
provinces of Bulacan, Nueva Ecija,Tarlac, Pampanga, Bataan, and
Zambales.
CLIMATE
Like the rest of the Philippines, the climate in the existing site is tropical.
Generally speaking, the climate in Subic Bay Freeport Zone is characterized by
dry season from November to May. This is followed by the wet season which
commences from June up to month of October
TOPOGRAPHY
The site has its irregular shapes but the roads are properly developed. The land
form are depend on the land use but most of the area are incline or have a slope
portion but buildable. Some of the part of SBFZ is have a shore enhancement
TRANSPORTATION
A very significant advantage to locating in Subic is the extensive public transportation and
road infrastructure. The Freeport has bus services connecting almost all of the key points and
a vast, well-maintained road network that links the major land areas within the Zone.
UTILITY
The Freeport is currently dependent on the company Subic Enerzone to provide as much as 116
megawatts of electricity to consumers.. entity that is Subic Water and Sewerage Company Inc.
heads a consortium that is responsible for the steady supply of potable water and satisfactory
sewerage services. Water capacity from this consortium (including BIWATER, DM Consunji,
SBMA, and Olongapo City Water District) amounts to 33,000m3 daily at a cost to the consumer of
PhP23.13 per cubic meter.
Telecommunication services are handled by Subic Telecom, and at this writing, can provide
100,000 phone lines to the Freeport population. The utilities of the Freeport Zone are in the
process of being significantly upgraded to handle the extensive growth projections.
FOR THE WHOLE SUBIC BAY FREPORT ZONE
To provide a design guidelines

To provide a design guidelines that shows empowerment of the that can lessen accidents
caused by unfriendly designs,
whole central business district by proposing new attraction and and more safety for the workers
applying innovative and global design trends. To plan an effective of factory. And to enhance in eco
facilities for investors and young entrepreneurs to start their business. factory for the environmental
friendly.
To provide better
residential facilities
To provide a strong design
and master plan to
guidelines that protect the the district. Also, to
coastal area of Subic Bay Freeport provide suitable
Zone. Redevelopment of CBD’S architectural style
waterfront and other coastal area for all types of users.
of SBFZ that providing hydraulics
facilities to support water activity
and public interaction with
marine life and give more
To provide a
economic opportunity to SBFZ
redevelopment that
and near by cities and provinces
enhance family
entertainment facilities
and proposed new
attraction for leisure
and public interaction
To provide a better master plan for the

Cubi Triboa District through unity with “Subic bay Freeport Zone is a traffic discipline ” reflect that the
its physical features that promotes eco- whole area is well utilize by road networking. The only issue is
tourism by preserving natural areas and good maintenance road and effective drainage in some part of
wildlife the SBFZ that experience flooding. Reopening of Subic Bay
International Airport can initiate domestic and international flight
1.0 BACKGROUND / EXISTING CONDITIONS
The CBD is located in the heart of the Subic Bay Freeport Zone near the boundary of Olongapo City and the National Highway. The
area is bounded by the Kalaklan River along the National Highway, the seaside along Waterfront Road, the creek along Rizal Highway
and the security road nearby the Subic Bay Yacht Club. The area begins from either via Kalaklan Gate along National Highway or the
2nd gate along Manila Avenue all the way up to the vicinity near the Subic Bay Yacht Club. Beyond that area is covered by the SBDMC
which most likely where the industrial structures and parks are found.
1.1 EXISTING NATURAL
TOPOGRAPHY
The area is irregular in shape and generally plain and flat good topography for a central business district. Some part of the CBD
have shore enhancement.
VEGETATION
Subic Bay Freeport Zone are will know for its eco-tourism spot. The existing site of central business district has different species of
vegetation. Open spaces covered with Perennial peanut Carabao grass Shrubsare Santan, White Angel, Dahlia, Fern, Gumamila,
Mayana, Rose, boungainvilla. The existing site have deferent species of trees such as Palm Tree, Coconut Tree, Ipil-Ipil, Fine Tree,
Narra, there’s no animal present in the site aside from several species of birds flying in different direction and location such as
maya and dove.
1.3 EXISTING BUILDING AND STRUCTURE
Commercial (High Density, c-3) These are the areas

along the main highway (Rizal), which is projected to
have the most amount of vehicular traffic. The zone is
bounded by the Drainage Channel (north), Aguinaldo
St. (east), and Canal Road (south). This zone is
envisioned to be a highdensity commercial core, with
higher buildings compared to the rest of the CBD.
Proposed special development nodes (where Rizal
Highway intersects with Manila Ave. and Aguinaldo St.)
are allowed to have higher buildings compared to the
other areas in the zone to encourage the creation of
landmarks on these locations . well known existing
building and facilities Park n Shop, Ayala Harbor Point,
Subic Int’l Hotel Lyceum of Subic Bay
Commercial (Medium Density, c-2) This zone is

envisioned to be a transition between the high density
commercial core and the waterfront. This zone fronts
the bay and buildings herein shall be relatively lower
in height than the zones farther from the bay. This
zone is bounded by Canal Road (north), Burgos and
Washington St. (east), and Waterfront Road (south).
Waterfront Area. These are the areas fronting
Waterfront Road and the beach on the southwestern
side. While this area is theoretically part of the
Medium Density Commercial/Mixed-Use Zone
namely Lighthouse, Texas Joe’s, Spanish Gate, Poco
a Poco Condotel, Baypointe Hospital
Commercial (Low Density, c-1) These are

essentially specific areas near recreational
areas along Rizal Highway before Aguinaldo
Street, including the Marina. The building
option herein is a concession to the
requirement of existing lessors and is limited
to low-density development. namely
Expresso, Seorabeol Grand Leisure hotel,
Subic Bay Yacht Club, Magic Lagoon Bar,
Industrial and Transport Zone (IND- 1) This is the

area bounded by the causeway (north), the waterfront
(southeast), Alava Wharf (southwest), and
Washington Road (west). This will have port and
shipping-related uses. shipping port, container yard,
heavy Equipment yard Auto mobile yard, warehouse
and boat repair
Institutional (ins-1) This is scattered throughout the

CBD (mainly in the northwestern portion and eastern
portion). This will contain facilities to support
management of the area, such as government offices,
fire station, and other structures owned by SBMA. It will
also include private facilities such as school sites,
hospitals and the like. Its maximum height requirement
will depend upon which major zone category its lot is
located in. namely SBMA Office, Subic Bay historical
Center, Inland Corp-Subic Office, Remy Field
1.0 BACKGROUND / EXISTING CONDITIONS
The CBD is located in the heart of the Subic Bay Freeport Zone near the boundary of Olongapo City and the National Highway. The
area is bounded by the Kalaklan River along the National Highway, the seaside along Waterfront Road, the creek along Rizal Highway
and the security road nearby the Subic Bay Yacht Club. The area begins from either via Kalaklan Gate along National Highway or the
2nd gate along Manila Avenue all the way up to the vicinity near the Subic Bay Yacht Club. Beyond that area is covered by the SBDMC
which most likely where the industrial structures and parks are found.
1.1 EXISTING NATURAL
TOPOGRAPHY
The area is irregular in shape and generally plain and flat good topography for a central business district. Some part of the CBD
have shore enhancement.
VEGETATION
Subic Bay Freeport Zone are will know for its eco-tourism spot. The existing site of central business district has different species of
vegetation. Open spaces covered with Perennial peanut Carabao grass Shrubsare Santan, White Angel, Dahlia, Fern, Gumamila,
Mayana, Rose, boungainvilla. The existing site have deferent species of trees such as Palm Tree, Coconut Tree, Ipil-Ipil, Fine Tree,
Narra, there’s no animal present in the site aside from several species of birds flying in different direction and location such as
maya and dove.
1.3 STREET/BLOCK PATTERN (INCLUDING BLOCK LENGTHS) 1.4 ARCHITECTURAL CHARACTER
The CBD (Central Business District) has the appeal of modernity as you
look at the design of the buildings, roads, and furnishings. The place
(CBD) is well planned in terms of zoning & placement. The commercial
buildings are placed together in one block.
The CBD has a sense of place as you’ll feel safe, secure and
comfortable. This was achieved through the road access inside and
outside the structures. The CBD is a well-known area. Each area has its
own identity and sense of place to the people. Also, structures in the
CBD has its own architectural style, depending on the area and location.
1.8 EXISTING LINKAGES TO OPEN SPACE.
The CBD or central business district has existing public
parking and open spaces one of this is the park and shop.
The flooring are made by concrete cement and has minimal
vegetation and shadings There are a lot of open spaces and
public spaces in the CBD. However, some of them are not
well-maintained. Due to that some of these spaces are not
functioning well anymore.
1.5 VIEW AND VISTAS TO AND FROM THE SITE
Some building/structures does not provide and some are just lack of
vegetation or landscaping that can serve for passive cooling and sun
shading. Some roads are damaged Existing large trees near and
along the sidewalks blocks the views behind it.
1.6 EXISTING LANDMARKS OR GATEWAYS
Lack of welcome arches and checkpoints for security

Subic Gateway Park (from Manila entering CBD), Yacht
Club (tells you that you’re inside the vicinity of CB
1.7 EXISTING TRANSPORTATION NETWORKS
The central business district of Subic Bay Freeport Zone is easy

to understand by the visitors by means of the following: The site
has focal point or landmarks (example: the entrance signage of
Subic gateway park ) The existing site has signage and way
markers, Well maintained street lights Vehicle access in the CBD
is very accessible. The roads are wide enough for all kinds of
vehicles. There are also a lot of pedestrian lanes, sidewalks and
curb ramps for the PWD. There are some shuttles for customers
to shopping malls. Common carrier for people around the vicinity
Sufficient traffic light for the flow of traffic
5. Floor Area Ratio (FAR) = 3.5 6. Ground Floor Use should be commercial (retail, service, or
LOW-DENSITY COMMERCIAL (C-1) restaurant) and have frontage and display windows along the street.
1. Building Coverage shall not be more than 30% for all buildings HIGH-DENSITY COMMERCIAL (C-3)
and structures. 1. Building Coverage shall not be more than 60% for all buildings and structures.
2. Recommended Minimum Lot Size: 5,000 sqm. (50m x 100m) 2. Recommended Minimum Lot Size: 5,000 sqm. (50m x 100m)
3. Minimum Setbacks (m.). Front Side Rear 10.0 5.0 5.0 3. Minimum Setbacks (m.). Front Side Rear i. Rizal Highway 10.0 5.0 5.0 ii. All other roads
4. Maximum Building Height: 12.0 meters 6.0 3.0 3.0
5. Floor Area Ratio (FAR) = 1.0 4. Maximum Building Height: 45 meters (within general area of zone) : 60 meters (within
designated nodes at Rizal cor. Manila Ave. and Rizal cor. Aguinaldo St.)
MEDIUM-DENSITY COMMERCIAL (C-2)
5. Floor Area Ratio (FAR) = 10.0
1. Building Coverage shall not be more than 60% for all buildings
and structures. INSTITUTIONAL (INS-1)
2. Recommended Minimum Lot Size: 2,000 sqm. (20m x 100m) 1. Building Coverage shall not be more than 60% for all buildings and structures.
3. Minimum Setbacks (m.). Front Side Rear 6.0 3.0 3.0 2. Recommended Minimum Lot Size: 5,000 sqm. (50m x 100m) 3. Minimum Setbacks (m.).
Front Side Rear 10.0 5.0 5.0
4. Maximum Building Height: 32 meters
4. Maximum Building Height: 21 meters (within Medium-Density Commercial Zone) : 45
5. Floor Area Ratio (FAR) = 4.5 meters
MEDIUM-DENSITY COMMERCIAL (PEDESTRIANIZED ZONE) (C- (Within High Density Commercial Zone ): 60 meters (within High Density Commercial Zone
2A) Node)
1. Building Coverage shall not be more than 70% for all buildings 5. Floor Area Ratio (FAR): 3.0 (within Medium-Density Commercial Zone): 10.0 (within High
and structures. Density Commercial Zone)
2. Recommended Minimum Lot Size: 2,000 sqm. (20m x 100m) INDUSTRIAL – TRANSPORT ZONE (IND-1)
3. Minimum Setbacks (m.). Front Side Rear 3.0 3.0 3.0 1. Building Coverage shall not be more than 60% for all buildings and structures. 2.
Recommended Minimum Lot Size: 5,000 sqm. (50m x 100m) 3. Minimum Setbacks (m.).
4. Maximum Building Height: 21 meters
2. Front Side Rear 10 5.0 5.0
4. Maximum Building Height: 21 meters 5. Floor Area Ratio (FAR) = 3.0

UBIC BAY FREPORT ZONE PROPOSED REDEVELOPMENT DESIGN GUIDELINES
WATER EASEMENT ZONE (REC-1)
6. Unauthorized recreational or entertainment usage and the like which will only benefit certain entities and which will ultimately result in
1. If wider than 9.00 meters, the easement along rivers or built-up inconvenience/nuisance/ safety problems to the general public; nor
waterfronts may include a roadway/carriageway component on which
7. Any other form of private use, gain, enjoyment or profit at the expense of the motoring or walking public.
vehicles can pass or on which the same may temporarily park, e.g., an
esplanade and the like. GENERAL CONDITIONS:
2. Hardscaped (paved) pedestrian access-ways such as walks, 1. Easements shall be measured from the highest point of the slope of the bank (in the case of rivers/ canals), and from the highest tide level (for
footpaths or arcades (covered or roofed sidewalks without any habitable seasides). The official location of the easement should be verified with the SBMA.
structures above or belo it);
GENERAL REQUIREMENTS.
3. Softscaped (paved) developments such as park strips, linear parks
and the like as well as small tree farms are encouraged for recreational, 1. Building Coverage shall not be more than 15% for all buildings and structures. 2. Minimum Setbacks (m.). Front Side Rear i. 30 and above
livelihood and soil stabilization/protection purposes; ROW 10.0 5.0 5.0 ii. 20 to 29 ROW 6.0 3.0 3.0
4. Concrete steps leading down to the water or wooden boardwalks are 3. Maximum Building Height: 10 meters
allowed, provided that all necessary safety precautions are taken, e.g., SUMMARY OF DEVELOPMENT CONTROLS
non-slip finishing for surfaces, handrails and railings;
5. Other forms of soil stabilization/protection including anti-

erosion/sourcing measures/structures within the easement are allowed,
e.g., rip-rapping, embankment protection, etc., provided that no
enclosed/semi-enclosed habitable structures are built on, above or
below such structures; and
6. Permanent utility/service lines (power, water, telecommunications,

gas, etc.) are allowed within the easement provided that these are either
below grade (underground) or above grade (overhead).
PROHIBITED USES:
1. Residential and like uses whether temporary or permanent,
2. Temporary or movable hardscape elements such as gazebos, sheds,

fountains and like structures with large footprints must not encroach on
the easement;
3. Long-term or overnight vehicle parking, i.e. unless duly designated as

day and/or night pay-parking zones;
4. As a depository of stalled, wrecked or abandoned vehicles,

mechanical devices and the like;
5. The conduct of specific commercial, institutional and/or industrial

activities not compatible with its started character;
1. NON CONFORMING USES forty (40%) percent of the fair market value of the entire building on the
NOTES:
date of immediately prior to the date of casualty, then the building may be
A. Continuance. Any existing non-conforming use of any Building or
1. When applying development controls, whichever is the more restored without so conforming, if such restoration is begun within one
structure be allowed to continue, provided that:
restrictive rule shall apply. year from the date of the casualty and is thereafter diligently executed to
A.1. The existing non-conforming use shall not be replaced with any completion.
2. Required setbacks are for new developments only.
other non-conforming use;
D. SBMA Lease Exemptions. Notwithstanding the foregoing, the SBMA
3. For lots 2,000 sqm. and above, abutments/firewalls are not shall be permitted to lease non-conforming existing buildings if the leases
A.2. If a non-conforming use is discontinued for one (1) year or longer; it
allowed on side/rear property lines. for the building or facilities are for ten (10) years or less.
shall not be allowed to resume,
4. For lots below 1,000 sqm. and below, firewalls are allowed with a E. Utility Buildings and Structures. Utility buildings and structures owned
A.3. If the non-conforming use is discontinued and replaced with a
minimum 1m setback from the side/ rear property line. by the SBMA and affiliated organizations or utility companies and used for
conforming use; any non-conforming use thereafter shall no longer be
Abutments/party walls are not allowed. 5. Building height shall be rendering services to all or a part of the SBFR shall be a permitted
allowed.
measured from the established grade line or the curbline to the Accessory Use in all District.
topmost portion of the building structure, including the height of B. Conditions of Use. Non-conforming uses must comply with all
projections above the roof such as towers, spires, antennas, regulations for off-street parking and loading, screening, landscaping, and 3. VARIANCE TO THE COMPREHENSIVE LAND USE PLAN &
beacons and the like. In case of sloping ground, the building height other requirements set by SBMA. PLANNING GUIDELINES
shall be measured from the highest finished grade of the curb of the
C. SBMA Lease exemptions. Notwithstanding the foregoing, the SBMA as A. Petition. The request shall be submitted to and made in the form
adjoining public sidewalk. 6. All projects approved before June 2009
landlord may lease its existing buildings and facilities for non-conforming, required by the Planning and Development Office of SBMA and shall be
shall be exceptions to the above restrictions. Their development
provided that such leases are for terms of not more than ten (10) years. accompanied by plans and drawings drawn to scale which clearly illustrate
controls shall be subject to a case to case negotiation.
the improvements and facts to which the variance relates.
NOTES: 2. NON CONFORMING BUILDINGS
B. Required Documentation. Applicants for Variance may be required to
1. Easements shall be measured from the highest point of the slope A. Prohibitions Against Alteration, Additions and Enlargement. There shall submit a certified survey showing the location of all buildings, setbacks,
of the bank (in the case of rivers/ canals), and from the highest tide be no additions made on non-conforming buildings, nor shall they be and building coverage, and certifying such other facts as deemed
level (for seasides). The official location of the easement should be enlarged, in any manner, or subjected to an alteration involving Fifty (50%) necessary for an evaluation of the facts.
verified with the SBMA. percent or more of the Gross Floor Area of a Building.
C. Procedure. Within 60 days following the submission of a full and
2. Easements may be lease out by authorities for temporary B. Repairs, Remodeling and Maintenance. Non-conforming buildings may complete petition following the Planning and Development Office (PDO) of
commercial uses such as Al fresco facilities, exhibits, events and for be repaired, maintained and remodeled and renovated to an extent and in SBMA’s evaluation of the petition, the same will be presented to SBMA
general recreation. a manner which does not violate the provisions of the preceding Section. Accounts Evaluation Committee (AEC) meeting for evaluation of
Regular maintenance and repairs must still be performed on a structure or concerned SBMA Departments. SBMA may require the proponent to
Area Location Easement (m) Drainage Channel Northern boundary site, the use of which is non-conforming and on a non-conforming submit a proof of social acceptability and/ or conduct a public hearing and
of the CBD 3.0 Kalaklan Riverside Western boundary of the CBD 3.0 structure. endorsement by SBMA management, the matter shall be submitted to the
Marina Along Rizal Highway 3.0 Seaside (built-up area) Along SBMA Board of Directors for decision regarding the variance.
Waterfront Road Area in front of Waterfront Road C. Restoration. A non-conforming building, or all buildings or substantially
all of which are dedicated to non-conforming uses, which are damaged by D. Approval. Approval of a petition for Variance shall have to be approved
Seaside (Industrial-Transport Zone) Southeast waterfront along fire, wind, earthquake, explosion or other casualty, to the extent the cost of by the SBMA Board of Directors.
Olongapo Bay from Sampson St. to Causeway restoration exceeds forty (40%) percent of the fair market value of the
entire building E. Special Conditions on Variance Approval. In granting a Variance, the
3.0 Seaside (Beach) Southwest waterfront from Kalaklan River to SBMA Board of Directors upon endorsement of the AEC and SBMA
Manila Ave. on the date immediately prior to the date of casualty, shall not be restored Management may impose such conditions to ensure compliance with the
unless the building, and the use, shall conform to all restriction for the purpose and intent of the Zoning Code and to protect adjacent properties.
district where it is located. If the cost of restoration is less than
3.0 DESIGN CONSIDERATIONS 3.5 BUILT FORM, HEIGHT, SCALE, AND MASSING
3.3 LOT SIZES
3.1 URBAN/COMMUNITY STRUCTURE How building mass is distributed on a site usually has the greatest
The minimum lot area shall be 6,000 impact on a project’s overall appearance and on the strength of
square feet. Lawful nonconforming the street wall. Breaking the footprint of a large building into
The waterfront is to be
lots of smaller size may be newly smaller parts and varying a building’s height through the creation
connected physically and
developed and used if off-site of smaller structures or façades is a valuable concept when
visually to the circulation
parking is provided in accordance designing large projects that consume half a block or more.
routes of the city. Primary
with the City parking code, Multiple- Sculpting a building’s massing can also help avoid big bulky
pedestrian connections
family dwelling containing three or structures that result in visual monotony rather than visual
perpendicular to the
more units shall meet the standards interest. It is the well-balanced variety of building massing and
waterfront and linking CBD
Boulevard and the Townhouses shall meet the standards. When developing large parcels, textures of shadow, light, and material that, in total, add to the
surrounding neighborhoods applicants shall create streets and/or a vehicular driveway pattern that richness of the District’s built environment.
will be identified in the Batten connects to the surrounding streets and parcels in the vicinity, or allows
Waterfront Framework Plan for future connections.
and preserved for public use. Commercial/main street building means the type of building typically
found along main street existing rights-of-way to form mega/super
These identified routes will provide minimum corridor widths blocks, unless street/vehicular drives are developed consistent with
free of built vertical and horizontal constructions to maintain paragraph , above.
unobstructed and sweeping views to open water. These Redevelopment of properties/blocks where rights-of-way were
routes will integrate landscaping, pedestrian scaled lighting, previously vacated shall be required to establish a new network of
public art and street furniture, way-finding tools and multi- streets as well as alleys, if appropriate, consistent with paragraph
modal transportation uses including light-rail, automobile and
bicycle facilities.
3.4 BUILDING ORIENTATION AND SITE LAYOUT
3.2 STREET AND BLOCK PATTERN 3.6 BUILDING ARTICULATION AND DETAILING
Expanding the public street network will provide alternate
Modern Mediterranean is
travel routes and open up parcels for higher density
the proposed
development with greater visibility. As properties are
architectural character
developed, they should be designed to provide existing and/or
for the water front ,
new rights-of-way with adequate space to accommodate all
which consisted of thick
functions of the street, including vehicle lanes, bike lanes,
walls, smooth white
medians, and sidewalks as designated in the Pembroke SGA
surfaces, and small
Plan. Curb cuts and driveways should be kept to a minimum,
windows, all designed to
especially on internal, pedestrian-oriented streets. Sidewalks
absorb heat, reflect solar
should be constructed or retrofitted to provide the following Building facades shall be oriented toward the right-of-way, which, for the radiation, and prevent
four zones: purpose of this chapter, includes a public street or an entrance boulevard too much light from
to a private development. If there is more than one right-of-way, such as entering the interior.
1. The Building Frontage Zone; occurs on a comer or double frontage lot, every facade that faces a
2. The Pedestrian / Movement Zone; public right-of-way shall have architectural detail and appearance Modern and post
3. The Furniture / Tree Zone; and consistent with the primary facade. CBD envision an effective building modernism along the
4. The Curb Zone. oriented for solar design takes advantage of passive and active solar CBD "Form follows
strategies. Passive solar strategies use energy from the sun to heat and function "simplicity and
Incorporating these four zones into the streetscape design will illuminate buildings clarity of forms "Truth to
foster a safe and comfortable pedestrian environment. The
materials“
CBD is in lgrid pattern
3.0 DESIGN CONSIDERATIONS 3.11 HERITAGE CONSIDERATIONS
3.7 BUILDING MATERIALS

restore and retain historical
Use building materials made from GLASS AND CLADDING provide a better
landmark within the CBD.
sustainable resources and way to build a building while significantly
provide some public
manufacturing processes. reducing cost, and it is used also to
furnishing to have an
interactive with the user.
improve the energy efficiency of the
Provide effective retelling of
building. An attractive extra afforded by
historical event for the
the design of the façade: the richness of SOLAR PANELS can easily be
integrated into building design to literacy of the youth.
colour options, the variety of modular
sizes, design technology for creating provide a non-polluting source of
special decorative elements, combining energy.
different materials and components
GREEN ROOFS are rooftop areas

Water front hardscape material COGON GRASS AND WOOD If Cogon that are partially or completely
covered with vegetation. Also
grass would be used as roofing, the prevention of a fire hazard would
known as living roofs and rooftop
greatly decrease. The fire resistant rhizome of the plant would prove an gardens. Planting these overlooked
important asset to protect those inside the house. Corrosion free surfaces can improve air quality,
specially along the shore line At a time when ecological concerns are mitigate urban heat islands,
high, the trend has been to move away from wood as a building material provide outdoor amenity space,
in order to prevent deforestation, in part as an attempt to manage improve acoustic insulation, and offer visual relief for
3.12 LOCATION OF PARKING DRIVEWAYS, RAMPS, DROP-OFF
greenhouse gasses. neighboring buildings. AREAS
3.10 BUILDING TRANSITION TO ADJACENT NEIGHBORHOODS -Provide enough
3.8 SETBACKS FROM ADJACENT PROPERTIES AND THE
shading for vehicular
STREET;
The relationship of buildings to the public and pedestrian user
and private spaces around them is critical -Improve landscape
Side yard setbacks shall be a to the overall success of the Central provide large trees for
minimum of zero feet, if the Business Core District. Building reducing air pollution,
adjacent property also has a placement, massing, and appearance responsible as noise
zero-foot setback, and a define this relationship. Each building’s buffer and offer passive
maximum of ten feet. In the architectural style, form, rhythm of bays cooling.
event the side yard setback is and openings, architectural details, -Improve drainage
more than ten feet, due to the exterior materials, textures, and color canal
location of the parking area, work together to provide an environment -Provide parking for
the building frontage shall that encourages pedestrians to linger and bike and motor cycle
occupy a minimum of 50 experience everything around them. user
percent of the lot frontage and Design elements such as windows, -Full implementation of
a street wall shall be installed awnings, canopies, seating, and the passive cooling
between the building and the extension of interior uses, such as dining, -Adapt innovative
side property line. into the sidewalk area create an active security design
street environment that makes for a great - Drop – oof area
urban place. should not create traffic
3.14 ACCESS TO TRANSIT
3.17 ON-SITE LANDSCAPING AND BUFFERING STREETSCAPE ELEMENTS (BOULEVARD DESIGN, LANDSCAPING, STREET
FURNITURE, PUBLIC ART, SIGNAGE, LIGHTING, ETC
Proposing an affordable way
of transportation in the area
double deck shuttle is one of
the projecting equipment
painted by SBFZ amenities
and attraction
Site furnishing near the proposed fitness center

Water feature design
Encouraging ALTERNATIVE MODES OF TRANSPORTATION,

including mass transit, bikes, walking, and low or no-emission
vehicles will contribute to improved air quality. To integrate energy
efficiency in vehicular rotes within the CBD
3.16 LOCATION OF SERVICING, GARBAGE COLLECTION, AND

LOADING AREAS : Low cost outdoor playground
Meaningful Interactive street art and 3d art
Street light design
Ground level mechanical
equipment that cannot be
located inside the building
should be screened with an
enclosure or structure
incorporated into the main
building. The design,
materials, and colors should
be complementary with the
main building. Loading and
trash collection areas should
be concealed from view to the
greatest extent possible and Multi function street furniture
are ideally located inside the.
building. Access to these areas should be minimized and arranged so
that maneuvering is avoided on public streets. A vertical clearance of at
least 14 feet is recommended
Street accessories Water fort site furnishing design

4.0 Project Design Analysis
1. EFFICIENT USE OF LAND RESOURCES
Applying the land use techniques of compact development, infill development, and shifting toward more structured parking areas are key components to successfully achieving a more efficient pattern
of growth. The benefits include reduced sprawl, protection of existing stable neighborhoods, increased protection of farmland and open spaces, reduced dependency on the automobile and more
cost-effective use of existing infrastructure.
2. FULL USE OF URBAN SERVICES
Compact development patterns mean more people will benefit from using existing public infrastructure and services such as roads, schools, water, sewer, police, fire, rescue and others. While
expansion of some existing facilities and services will be necessary, the findings of many studies across the county show that, in the long, run, low-density sprawl costs more tax dollars to serve than
does compact development.
3. COMPATIBLE MIX OF USES
Providing a complementary and vertical blend of residential and non-residential uses within reasonable walking distances of one another is an important part of a successful compact development
strategy. Effective mixed-use developments also have a ‘critical mass’ where the mixture of uses is such that the need for an automobile for routine trips for goods and services is significantly
diminished. Architectural design considerations and controlling the hours of business operations must be factored into the land use strategy. Neighborhood Development (LEED-ND) as the tool for
environmental stewardship.
4. TRANSPORTATION OPPORTUNITIES
Compact development patterns afford greater choice of transportation alternatives and less overall congestion than is otherwise experienced in communities that are almost exclusively suburban.
This contributes to decreased dependence on the automobile, especially the single occupied vehicle, reduction in citywide vehicle miles traveled, increased opportunities for more efficient and cost-
effective forms of shared and mass transportation and opportunities to commute by walking or biking. Other opportunities include local and metropolitan transit systems to link to regional and
interstate transportation systems which leads to cleaner air and safer travel.
5. DETAILED HUMAN SCALE DESIGN URBAN
areas that are safe, well-designed, and attractive are a key community goal. It is important for these areas to be built at a ‘human-scale,’ especially as people experience activity along the streets,
sidewalks, and public spaces. Urban streetscapes are designed with special paving, landscaping, lighting, and other features that create an interesting and inviting environment. When designed and
built with quality in mind, these physical elements galvanize to foster a positive sense of urban place, one that is enjoying a resurgence of public interest in many communities across the country. As is
the case in nature, cities evolve and gradually adapt to changes in their physical environment.
6. ENVIRONMENTAL STEWARDSHIP
Sustaining the urban setting requires public and private involvement in improving and maintaining the various components of the natural and built infrastructure. Private development practices utilizing
Leadership in Energy and Environmental Design™ (LEED) certification type construction have now been incorporated into public planning practice. Many rural and suburban municipalities promote it
through incentives, while major metropolitans incorporate it into their ordinance, regulations and planning documents. Current public and private partnerships are advancing the LEED
PUBLIC PARKING
THEME PARK
COMMERCIAL
COMPLEX
RENTABLE
OFFICE MINI THEME PARK
BUILDING
RENTABLE
PUBLIC FITNESS
RECREATIONAL
COMMERCIAL PARKING CENTER
YOUTH
PARK
BUILDING
Commercial complex CHILDREN'S

RECREATIONAL
and rentable office PARK
building
FITNESS AND WELLNESS CENTER
ADMIN
BUILDING
CHILDREN’S PARK
SKATER AND BIKE PARK
ADMIN BUILDING
AND NAVY MUSEUM
-Provide enough shading for vehicular

and pedestrian user Improve landscape
PUBLIC
provide large trees for reducing air
pollution, responsible as noise buffer
and offer passive cooling. Improve
PARKING
drainage canal Provide parking for bike
and motor cycle user Adapt innovative
security design Drop area should not COMMERCIAL
COMPLEX
create traffic RENTABLE OFFICE

BUILDING MINI THEME PARK
PUBLIC FITNESS
RENTABLE COMMERCIAL
YOUTH RECREATIONAL
PARKING CENTER
BUILDING
PARK
CHILDREN'S
RECREATIONAL PARK
ADMIN
BUILDING
PUBLIC PARKING
THEME PARK
COMMERCIAL
COMPLEX
RENTABLE
BUILDING
RENTABLE
PUBLIC FITNESS
RECREATIONAL
YOUTH
PARK
BUILDING

RECREATIONAL
building
ADMIN
BUILDING
CHILDREN’S PARK
ADMIN BUILDING
AND NAVY MUSEUM
COMMERCIAL COMPLEX
AND RENTABLE OFFICE
BUILDING
COMMERCIAL
COMPLEX
RENTABLE OFFICE
PUBLIC FITNESS
RENTABLE COMMERCIAL
YOUTH RECREATIONAL
PARKING CENTER
BUILDING
PARK
CHILDREN'S
RECREATIONAL PARK
The primary objective of the whole ADMIN

central business district is to cater all the BUILDING
facility that can open economic

development. Proposing this facilities by
adapting global design trends and
environmental friendly element is
supporting key to have an effective CBD.
PUBLIC PARKING
THEME PARK
COMMERCIAL
COMPLEX
RENTABLE
BUILDING
RENTABLE
PUBLIC FITNESS
RECREATIONAL
YOUTH
PARK
BUILDING

RECREATIONAL
building
ADMIN
BUILDING
CHILDREN’S PARK
ADMIN BUILDING
AND NAVY MUSEUM
To promote low cost and interactive parks Preservation of green

space plays a vital role in protecting the environment. Green space CHILDREN’S
improves air and water quality and provides habitat for wildlife.
Mature park trees filter out pollutants before they reach local streams. PARK
COMMERCIAL
COMPLEX
RENTABLE OFFICE
PUBLIC FITNESS
RENTABLE COMMERCIAL
YOUTH RECREATIONAL
PARKING CENTER
BUILDING
PARK
CHILDREN'S
RECREATIONAL PARK
ADMIN
BUILDING
PUBLIC PARKING
THEME PARK
COMMERCIAL
COMPLEX
RENTABLE
BUILDING
RENTABLE
PUBLIC FITNESS
RECREATIONAL
YOUTH
PARK
BUILDING

RECREATIONAL
building
ADMIN
BUILDING
CHILDREN’S PARK
ADMIN BUILDING
AND NAVY MUSEUM
To provide effective and stronger SBFZ the first facilities that will ADMIN BUILDING AND
develop is the empowering the administration building SBFZ MUSEUM
COMMERCIAL
COMPLEX
RENTABLE OFFICE
PUBLIC FITNESS
RENTABLE COMMERCIAL
YOUTH RECREATIONAL
PARKING CENTER
BUILDING
PARK
CHILDREN'S
RECREATIONAL PARK
ADMIN
BUILDING
PUBLIC PARKING
THEME PARK
COMMERCIAL
COMPLEX
RENTABLE
BUILDING
RENTABLE
PUBLIC FITNESS
RECREATIONAL
YOUTH
PARK
BUILDING

RECREATIONAL
building
ADMIN
BUILDING
CHILDREN’S PARK
ADMIN BUILDING
AND NAVY MUSEUM
Bike and skater parks are dedicated parks and recreation facilities that include features such
as purpose built trails, pump-tracks, flow trails, jumps and progressive skills areas for all ages
and abilities. They generally have a comprehensive plan for design, construction, maintenance SKATER AND
and programming to insure the long term sustainability of the park.
BIKE PARK
COMMERCIAL
COMPLEX
RENTABLE OFFICE
PUBLIC FITNESS
RENTABLE COMMERCIAL
YOUTH RECREATIONAL
PARKING CENTER
BUILDING
PARK
CHILDREN'S
RECREATIONAL PARK
ADMIN
BUILDING
PUBLIC PARKING
THEME PARK
COMMERCIAL
COMPLEX
RENTABLE
BUILDING
RENTABLE
PUBLIC FITNESS
RECREATIONAL
YOUTH
PARK
BUILDING

RECREATIONAL
building
ADMIN
BUILDING
CHILDREN’S PARK
ADMIN BUILDING
AND NAVY MUSEUM
Health is a dynamic process because it is always changing. We all have times of good health,
times of sickness, and maybe even times of serious illness. As our lifestyles change, so does
our level of health. Those of us who participate in regular physical activity do so partly to FITNESS AND
improve the current and future level of our health. WELLNESS CENTER
COMMERCIAL
COMPLEX
RENTABLE OFFICE
PUBLIC FITNESS
RENTABLE COMMERCIAL
YOUTH RECREATIONAL
PARKING CENTER
BUILDING
PARK
CHILDREN'S
RECREATIONAL PARK
ADMIN
BUILDING
PUBLIC PARKING
THEME PARK
COMMERCIAL
COMPLEX
RENTABLE
BUILDING
RENTABLE
PUBLIC FITNESS
RECREATIONAL
YOUTH
PARK
BUILDING

RECREATIONAL
building
ADMIN
BUILDING
CHILDREN’S PARK
ADMIN BUILDING
AND NAVY MUSEUM
motley combination providing a variety of foods, drinks, shows and attractions, and thrill and
casual family rides, theme parks have something to offer for everyone. or if you’re going at peak
season time in the summer for water rides and heart-stopping drops on roller coasters, theme
THEME
parks provide adventure, fun and memories for friends and family to enjoy. To contribute to the
tourism industry of the fort PARK
COMMERCIAL
COMPLEX
RENTABLE OFFICE
PUBLIC FITNESS
RENTABLE COMMERCIAL
YOUTH RECREATIONAL
PARKING CENTER
BUILDING
PARK
CHILDREN'S
RECREATIONAL PARK
ADMIN
BUILDING
BOARDWALK
WITH COVER
to enjoy the beautiful sunrise OCEAN PARK
and sunset of SBFZ. Aside
from their obvious pedestrian MARINE LABORATORY AND MUSEUM
usage, boardwalks have been used
to create commercial districts and
Along ocean adventure to merge entertainment and education, including
enable commerce along waterfronts conservation advocacy. To promote marine tourism in SBFZ. Ocean Park has
where conventional streets created education programs, such as the Ocean Park Academy (OPAthrough which
the Park runs educational tours for schoolchildren and workshops for teachers
from the Philippine Institute of Education.
FOOD PARK
Open-air food parks usually have a number of unique stalls serving
a wide variety of food. You can easily mix and match your dishes
and drinks to satisfy everyone’s individual cravings. Food is also FISHING AREA
generally more affordable than mall-based restaurants. Plus, the
vibe is more casual and laid-back, perfect for just chilling out with
friends. At malawaan park Besides the well-known economic value of
Food is a powerful tool to advertise our tourism industry for free fisheries, there are several other activities generating significant
because of social media revenues in coastal and marine areas. Tourism has become one of
the world’s fastest growing industries, providing a significant
proportion of the GDPs of many developing countries.
BOARDWALK
WITH COVER
FOOD PARK
BOARDWALK
WITH COVER
FOOD PARK
BOARDWALK
WITH COVER
FOOD PARK
1. BACKGROUND / EXISTING CONDITIONS 1.1. Existing Natural Features, Topography and Vegetation
Binictican Heights is located at the east side of Subic Bay Freeport Zone (SBFZ). It is a residential zone which Binictican Heights is a residential district of Subic Bay Freeport Zone (SBFZ). It composts of mixed single and
contains mixed type of residential houses It consists of conservation area, low and medium residential detached houses, recreational, commercial, institutional facilities and preserved forest. The district is a
area, and recreational tourist area. sloping area and it is abundant with natural vegetation for it is a part of the preserved forest zone.
Pamulaklakin River and El Kabayo Falls are the natural bodies of water existing in the district. Several types
of plants can be seen in Binictican Heights namely; coconut, palm, ipil-ipil, mango, talisay, banana trees,
santan, and other types of bushes and trees.
LEGEND:
Conservation Area
Low Density Residential
Medium Density Residential
Recreational Tourist Area
VICINITY MAP
TYPES OF VEGETATION
1.2. Lot Fabric

As per requirement of the Planning Department, the minimum lot frontage of the facilities in the Binictican
Heights is 14 meters. The minimum floor area per unit is 36 sq. meters. And the minimum setback for the
residential and other facilities is: 4.50 meters front, 2 meters rear, and sides. The maximum building height
for the facilities must be 3 storeys or 10 meters or less. The maximum floor area (FAR) must be 1.5.
BINICTICAN HEIGHTS KEY MAP

1.3. Existing Buildings and Structures on the Subject Site 1.4. Street/ Block Pattern
The district compost of mixed use of facilities but it is more on residential houses. There are also The streets of the district are sloping, but there are some parts that are flattened. The pattern used in the
classifications of houses: Japanese Retirement Village, Samahan Heights Housing, Forest View, and the district is grid but as for its sloping condition, the blocks are in curved shape. The blocks have different
Binictican Housing. There are also recreational facilities lie the Binictican Heights swimming pool, length; it is from 60 meters to 190 meters.
playgrounds, Subic Golf Course, Pamulaklakin Trail, and El Kabayo Stables. There is also an existing
commercial facility in Binictican, the Uncle Ed’s Store and the water beside the store. Institutional facilities
are also included in the district, the Brent International School of Subic, Binictican Detachment Office and
the Ecology Center.
UNCLE ED’S STORE ECOLOGY CENTER

STREET/BLOCK PATTERN
RESIDENTIAL HOUSES DETACHMENT OFFICE
EL KABAYO STABLES BRENT INT’L SCHOOL
EXISTING BUILDINGS
BINICTICAN STREET/BLOCK
1.5. Built Form Character of the Surrounding Area 1.7. Views and Vistas To and From the Site
There is also a mixed character for the structures in Binictican Heights. American, minimalist, and modern
architecture are the characters that can be seen in the structures. For the forest view minimalism is used to
emphasize the beauty and quality of the nature. American architecture is used in some facilities as it is
used by the Americans when the naval base is still functioning.
FROM RIZAL HIGHWAY AND MARITAN HIGHWAY TO BINICTICAN DRIVE
BUILT FORM CHARACTER

FROM BINICTICAN DRIVE TO MARITAN HIGHWAY
1.6. Surrounding Land Uses 1.8. Existing or Planned Landmarks or Gateways
There is a mixed use land use that surrounds the area. Industrial facilities have the large area outside the There are no gateways in the existing district. But there are security officers at the entrance of the place to
Binictican heights. Commercial, residential, and institutional facilities are also included in the outer part of secure the safety of the residents. They assembled checkpoint equipment to the entrance. Landmarks of
the district. the district are not specified that is why Brent International School, El Kabayo, Pamulaklakin Trail, Binictican
Swimming Pool, and Forest View are used as the landmarks of the residents.
TAIWAN HITACHI GROUP
EL KABAYO BRENT INT’L SCHOOL
SUBIC TECHNO PARK
SURROUNDING LAND USES

PAMULAKLAKIN TRAIL FOREST VIEW
1.9. Existing or Planned Transportation Networks 1.10. Existing Linkages to Open Space
Binictican Heights is a private district that is why there are no several transportation services in the district. There are many roads that can be used to access Binictican Heights. From the Rizal Highway to the Maritan
Winstar Services and SBFZ Private Taxi are the common transportation that can be use to access Binictican. Highway, turn left to Binictican Drive. Or, From Rizal Highway to Argonaut Highway, then turn left to
Most of the Residents of Binictican have their private vehicles which they use as their main transportation. Maritan Highway and turn right to El Kabayo Road. But the second route may take more traveling time. All
And also some institutional and commercial facilities have their own vehicular service like bus and truck- these routes are headed to one destination, the Binictican Heights. The blocks and streets in the district are
van. dead ends, and it leads to the forest part of the SBFZ. But the Planning Department gave space allowance
from the residential facilities to the forest for the safety of the residents to the wildlife animals.
EXSITING MAJOR ROADS
TYPES OF TRANSPORTATION SERVICES
DISTANCE BETWEEN FOREST AND BUILDABLE AREAS

2. POLICY CONTEXT Recreational
General – Tourist Zone (REC-1)
Conditions:
For Recreational Use:
Conservation (Protected Area) Zone (P-1) 1. Maximum Building Height: 3 stories or 10 meters whichever is less
General Conditions: 2. There shall be:
1. The easement for waterways such as mangrove strips, streams and rivers in forest areas shall be a. minimum impact on adjacent forest environment and habitat
40.0m on both sides of the waterway. b. controlled access to forest areas
2. River channels and adjacent river banks or ravines should be maintained as unmodified c. controlled vehicle access according to strategic access and parking plan
environments, where habitat values are protected, and natural drainage regimes maintained. d. no unauthorized commercial activities
Specific river/stream sites (water pools, waterfalls, etc.) may be developed as visitor attractions, e. no unauthorized development expansion of existing facilities (i.e. not in compliance with approvals
provided easements are respected and fixtures or structures (associated with habitat management given)
or wildlife observation) built on suitable and approved locations. f. scientific collection permits (live specimens) to SBME for “short term” education/interpretation and
science/ monitoring purposes
Low-Density Residential Zone (R-1) For Non Conforming Uses: Provisions for non-conforming uses and variances is not applicable in Binictican
General Requirements: Heights and Kalayaan Heights Districts.
1. Minimum Lot Area (sq.m.): 300
2. Minimum Lot Frontage (m): 14.0
3. Minimum Floor Area per dwelling unit (sq.m.): 36.0
4. Minimum Lot Area for schools and religious institutions (sq.m.): 500.0
Building Coverage shall not be more than 60% for all buildings and structures. REFERENCE:
6. Minimum Setbacks (m.) Subic Bay Freeport Zone Comprehensive Master Planning Project: Binictican District, March 2010
Front Side Rear
Dwelling Unit 4.50 2.0 2.0
Other Uses 4.50 2.0 2.0
7. Maximum Building Height: 3 stories or 10 meters whichever is less.
8. Maximum Floor Area (FAR): 1.5
9. One Dwelling Unit Per Lot. No more than one dwelling unit shall be erected, placed or used on any Lot
unless the Lot is subdivided into two or more Lots pursuant to approval of the Planning Commission.
Medium-Density Residential Zone (R-2)

General Requirements:
1. Minimum Lot Area : 80
2. Minimum Lot Frontage (m): 8
3. Minimum Floor Area per Dwelling Unit (sq.m.): 22
4. Minimum Lot Area for schools and religious institutions (sq.m.): 500.0
5. Building Coverage shall not be more than 60% for all buildings and structures.
6. Minimum Setbacks (m.)
Front Side Rear
Dwelling Unit 3.0 2.0 2.0
Other Uses 5.0 3.0 3.0
7. Maximum Building Height: 5 stories or 15 meters, whichever is less.
8. Maximum Floor Area (FAR): 3
3. DESIGN CONSIDERATIONS 3.4 Building Orientation and Site Layout 3.7 Building Materials
The existing orientation of the houses does not have an identical Simple means, the materials will all be local and affordable so that the
3.1 Urban/Community Structure orientation because the blocks were curved. That is why the proposed residents or the people who are interested to avail the design will be
The proposed urban community structure will be the same as the plan will have a standard orientation of streets or blocks and the contented.
existing community pattern. There will be mixed type of facilities lie building itself as much as possible.
residential, commercial, institutional, and recreational. There still can
be a mixed of foreign and Filipino users.
3.5 Built Form, Height, Scale, and Massing 3.8 Setbacks from Adjacent Properties and the Street
As the Binictican Heights is located near the airport, the height limit Side walk and area for landscaping will be the distance of the lot to the
given by the Planning Department will not be changed to provide safe street. From the building to the street, the requirement for the setback
vertical clearance to the structures. Maximum of 3 floors or 10 meters will be maintained. The minimum front setback of 4.50 meters shall be
below will be the requirement in low and medium density residential followed.
and the commercial and institutional facilities.
3.2 Street and Block Pattern

The pattern of the street or blocks will be grid as the existing pattern of
the Binictican Heights. But the blocs may be added to produce more
residential facilities for the future residents. The Planning Department
gave allowance for the main forest that is why it is safe to have
additional blocs or streets without destructing the natural forest.
3.6 Building Articulation and Detailing 3.9 Building Transition to Adjacent Neighborhoods
The details of the buildings will remain as simple as possible without Binictican Heights is surrounded by forest reservation zone. That is why
disturbing the aesthetic value of the buildings. Glass windows are very the transition of the building to the neighborhood will be at ease
important for the natural lighting. With the combination of glass and because nature can suit to all types of architectural character. And with
casement or sliding will create an very good natural light and the view of the forest or the natural habitat, it enhances the quality of
ventilation. Also, by using solar panels in every facility or maybe aesthetic that the structure has.
provided in one place, it will lessen the electric consumption.
3.3 Lot Sizes

As per requirement of the Planning Department, the minimum lot area
for the Low Density Residential Area must be 300 sq. meters. The
minimum lot area for Medium Density Residential must be 80 sq.
meters. And the minimum lot area for the religious, commercial and
school facilities must be 500 sq. meters.
3.10 Location of Parking Driveways, Ramps, Drop-off Areas 3.16 Location of Servicing, Garbage Collection, and Loading 3.18 On-site Landscaping and Buffering
Areas
The parking are for the residential houses will stay in surface. From Garbage collection shall be maintained to provide a clean environment.
parking space, each residential house will have garage to provide safety Service for garbage collector and service by the SBFZ management will
and security to the owners. The design will be patterned to the be retained. The loading areas for the garbage must be at the major
American architecture in terms of their garage design. While in roads or blocks to avoid disturbing the private residence and facilities.
commercial, institutional and recreational facilities there will be
allotted parking spaces for the users.
3.14 Access to Transit 3.17 Streetscape Elements

Waiting sheds are the only way to access the transportation facilities of
the SBFZ in Binictican Heights. There are no transportation facilities or
station located in the district because the demand for the
transportation is lessen because large percent of the residents have
3.19 Linkages to Semi-Private and Public Spaces
their own private vehicles.
3.15 Bicycle Parking/Storage

Bicycle racks are very useful for the cyclist. Placing tracks in every
commercial, institutional, and recreational facilities will be useful and
convenient for the users.
4. PROJECT DESIGN ANALYSIS Proposed Commercial Buildings
The proposal to the Binictican Heights strictly followed the important requirements and design
considerations of the Planning Department of Subic Bay Freeport Zone (SBFZ). The guidelines in terms of the
setback, height limitation, and lot area are maintained.
As the Binictican Heights is a sloping area, the major roads that are already planned will be retained to avoid
rerouting the links and alsso to avoid cutting trees which is prohibited because of the strict policy for forest
conservation.
By enhancing and proposing new and improved facilities, there will be more opportunities for new residents
and new commercial or recreational facilities that can be built in the future for the demand of the residents
or users.
The constraints that are already given are very useful as guide on what are the minimum and maximum of
some categories. The facilities especially the residential houses have the equal distribution of lot sizes for
each and every resident. Proposed Residential Houses
Proposed Institutional Facilities
ECOLOGY CENTER, DETACHMENT

OFFICE, AND OTHER OFFICE
FACILITY
FOR JAPANESE RETIREMENT VILLAGE FOR DUPLEX HOUSES
BRENT INTERNATIONAL SCHOOL

SUBIC
FOR ROWHOUSE FOR SINGLE DETACHED

LEGEND:
PROPOSED BUILDINGS PROPOSED GATEWAY Conservation Area
Residential Area
Commercial Buildings
Institutional Facilities
Recreational
Mixed Residential and Commercial

FOR JAPANESE MAIN GATEWAY OF FOR JAPANESE RETIREMENT
RETIREMENT VILLAGE FOR DUPLEX HOUSES
BINICTICAN VILLAGE Water Features/ Swimming Pool
Open Space
SUBIC GOLF BRENT

INTERNATIONAL
SCHOOL SUBIC
FOR ROWHOUSE FOR SINGLE DETACHED

PAMULAKLAKIN
TRAIL
ECOLOGY CENTER, BRENT INTERNATIONAL

DETACHMENT OFFICE, AND SCHOOL SUBIC
OTHER OFFICE FACILITY
EL KABAYO
STABLES
PROPOSED COMMERCIAL BUILDINGS
PROPOSED MASTER PLAN OF BINICTICAN HEIGHTS

1. EXISTING CONDITIONS
The Cubi Triboa is a 720.50 ha district in Subic Bay Freeport Zone. It is a mixed use zone containing residential, commercial, recreational and institutional land uses. It also incorporated
preservation zones. It is bounded by Argonaut Highway adjacent to Subic Bay International Airport, Subic Techno Park, Triboa Bay and forest areas.
1.1 EXISTING NATURAL FEATURES

SOIL AND GEOLOGY HYDROLOGY
The soil condition of the area is stable
based on the existing buildings located in
Cubi Triboa. It is consists of different types
Triboa Bay
of igneous rocks. Volcanic ash from the
Ash Clay Hanjin Condo Pool Country Club
eruption of Mount Pinatubo covers the
ground where the surface is protected
against erosion. Residual soils is consist of Dungaree Beach Mangrove Park
clay, silt and sand.
There are natural and artificial bodies of water within the Cubi Triboa.
Slit Sand The natural bodies of water are located in Dungaree Beach and Triboa
Mangrove Park and the artificial bodies of water are swimming pools
from the residential zones.
TOPOGRAPHY Tiara Hotel Pool
Cubi Triboa District is irregular in shape and in a mountainous area. Each zones has VEGETATION AND WILDLIFE
a chance of sloping grounds and some areas are prone to landslide. It is
categorized by Upper and Lower Cubi. Upper Cubi is in the Medium-Density Ecologically and economically important tree species
Residential/Commercial Zone while the Lower Cubi is in the Low-Density Residential are most dominant in forest areas such as White Lauan,
Zone. Within the site, the roads are properly maintained. Apitong, Guijo and Palosapis.
Monkeys are known to be found in roads from

forest areas. The different half-a-thousand kind of
birds are featured in Magaul Bird Park at JEST
Camp.
White Lauan Apitong
Legend:
- Upper Cubi
- Lower Cubi Guijo Palosapis

1.2 EXISTING BUILDINGS AND STRUCTURES
RESIDENTIAL COMMERCIAL
The existing commercial buildings are food service establishments like restaurants cafe and bars,
The residential zones in Cubi Triboa is consists of condominiums, apartelles, hotels, suites and
convenience stores, retail shops and other rental facilities.
villas. However, majority of the housing are hotels and villas to accommodate tourists in SBFZ.
Jyung Myung Fishing Rod

Cubi Dot Restobar Chef E’s Resto Manufacturing Corp.
Legenda Suites Tiara Hotel Jade Hotel
Hana Restaurant Boat Haus and

Hanjin Apartment and Cafe Snack Bar Polar Marine Inc.
Triboa Bay Villa Trillo Bay Villas Condominium
RECREATIONAL
INSTITUTIONAL
The existing recreational areas are theme parks, training camp site and boardwalk.
The existing institutional buildings are schools, training center, wellness center and church.
Most of schools are offering international program.
American International George Dewey and Medical Triboa Bay Mangrove Park Magaul Bird Park
School of Subic and Wellness Center St. Therese Chapel
Philippine Red Cross

Logistics and Training Keystone International Language Center Jungle Environment Survival
Center Tree Top Adventure Theme Park Training (JEST) Camp
Low Density Residential Zone (R-1)
1.3
It hasLOT FABRIC
minimum lot area of 300 m². The minimum floor 1.4 STREET/BLOCK PATTERN
area per dwelling unit is 36.0 m² and minimum lot
frontage is 14.0 m with a minimum setback of 4.5 m. RESIDENTIAL/COMMERCIAL ZONE RESIDENTIAL/RECREATIONAL ZONE
The maximum floor area ratio is 1.5 m².
It is surrounded by forest areas. Jungle Environment Survival Training
Crown Peak is a residential and commercial zone that has
Low Density Residential/Recreational Zone (R-1A) (JEST) Camp is adjacent to another theme park which is the Tree Top
14 blocks surrounded by the following streets: Tarlac Road,
It has minimum lot area of 300 m². The minimum floor Adventure and near to an International Language Center. It has 5
Zambales Highway, Bohol Street, Bulacan Street, Cebu
area per dwelling unit is 36.0 m² and minimum lot blocks surrounded by the following streets: Aparri Road and East
Street and Celebes Street. Each block is in grid pattern.
frontage is 14.0 m with a minimum setback of 4.5 m. Avenue. The area has irregular pattern.
The maximum floor area ratio is 1.5 m².
Medium Density Residential/Commercial Zone (R-2A)

It has a minimum lot area of 80 m². The minimum floor
area per dwelling unit is 22 m² and the minimum lot
frontage is 8 m with minimum setback of 3.0 m. The B2 B6 B4
maximum floor area ratio is 3 m². B5
High-Density Residential Zone (R-3) B4 B9

B1 B12
It has a minimum lot area of 400 m². The minimum floor B3
B8 B14
area per dwelling unit is 22 m² and the minimum lot B1
frontage is 16 m with minimum setback of 4.5 m. The B11 B13 B5
B3
maximum floor area ratio is 6 m².
B2
Medium Density Residential/ Recreational Zone (R-2B) B7
B10
It has a minimum lot area of 80 m². The minimum floor
area per dwelling unit is 22 m² and the minimum lot
frontage is 8 m with minimum setback of 3.0 m. The
maximum floor area ratio is 3 m².
Neighborhood Commercial (C-1)

It has minimum lot area of 16 m². The minimum
MIXED-USE ZONE
building size is 72.0 m² and minimum front setback is
5.0 m. The maximum floor area ratio is 1.5 m².
Special Institutional (INS-1) B5

B1
It has minimum lot area of 500 m². The minimum front B4
B3 Tropical Bay is in a residential and recreational
setback is 6.0 m. The maximum floor area ratio is 1.5
m². zone with few commercial buildings. It has 8
blocks surrounded by the following streets:
Medium-Density Commercial (C-2) B2 Zambales Highway, Corregidor Road and
It has minimum lot area of 2000 m². The minimum front B6 Cotabato Road. The blocks of residential zone is
setback is 6.0 m. The maximum floor area ratio is 3 m². B8 in grid pattern.
Conservation (Protected Area) Zone (P-1) B7

It is the forest areas in Cubi Triboa District. The
easement for waterways such as mangrove strips,
streams and rivers in forest areas is approximately 40.0
m on both sides of the waterway.
1.5 BUILT FORM CHARACTER OF THE SURROUNDING AREAS 1.7 VIEW AND VISTAS TO AND FROM 1.8 EXISTING TRANSPORTATION
THE SITE NETWORKS
PORT AREA
View from Argonaut Highway to
It serves as a secondary airport and main diversion of Ninoy Taxi is one of the
Aparri Road accessible to
Aquino International Airport(NAIA). However, it is currently not Keystone International Language
public transport in
functioning. Its facilities are the 10,000 m² passenger terminal, 2 SBFZ that enables a
Center, JEST Camp and Tree Top
jetways and 9000 ft. runway. passenger to go on
Adventure
locations of their
choice.
SUBIC GATEWAY View from Argonaut Highway to
It is an area in SBFZ where most of the buildings are industrial Tarlac Road accessible to Crown
structures for construction, trading, warehousing, import and Peak Winstar is a public
exporting goods, manufacturing , selling, etc. Most of the vehicle cheaper
View from Argonaut Highway to than taxi with a
structures are medium and high-rise. San Bernardo Road accessible to proper route and
Dungaree Beach and to has access to Cubi
ILANIN FOREST EAST Corregidor Road accessible to Point.
It is a forest area surrounding a training center. The institution is a Triboa Bay Mangrove Park.
2-storey complex near to the Corregidor Highway
1.9 EXISTING LANDMARKS/GATEWAYS
ILANIN FOREST WEST
It is a tourist district that consists recreational parks and structures.
It is consists of Ocean Adventure, Camayan Beach Resort,
Zoobic Safari and Jungle Joe’s World. There are also institutional
structures like the Maritime Training Center.
1.6 SURROUNDING LAND USES JEST Camp Gateway Trillo Bay Villas Mangrove Park Sleepless Mart in
Gateway Gateway Crown Peak
Legend:
1.10 EXISTING LINKAGES TO OPEN SPACES
- Institutional
SUBIC - Industrial
GATEWAY
To Tarlac Rd.
- Recreational
- Hydrology
To Aparri Rd.
ILANIN - Conservation
FOREST Zone
ILANIN EAST
FOREST To Corregidor Rd.
WEST
2. POLICY CONTEXT
OFFICIAL PLAN AND APPLICABLE SECONDARY/NEIGHBORHOOD PLAN
KEY MAP LAND USE PLAN
FLOOR AREA RATIO DENSITY DIAGRAM

2. POLICY CONTEXT
DESIGN GUIDELINES
Conservation (Protected Area) Zone (P-1) Medium Density Residential/ Commercial Zone (R-2A) Neighborhood Commercial (C-1)
1. The easement for waterways such as mangrove strips, streams and 1. Minimum Lot Area : 80 sqm. 2. 1. Minimum Lot are (sq.m.): 16.0
rivers in forest areas shall be 40.0m on both sides of the waterway. 2. Minimum Lot Frontage (m): 8 m. 3. 2. Minimum Building Size (sq.m.): 72.0 Gross Floor Area.
2. River channels and adjacent river banks or ravines should be 3. Minimum Floor Area per Dwelling Unit (sq.m.): 22 m. 4. 3. Building Coverage shall not be more than 60% for all buildings and
maintained as unmodified environments, where habitat values are 4. Minimum Lot Area for schools and religious institutions (sq.m.): 500.0 structures.
protected, and natural drainage regimes maintained. Specific sqm. 5. 4. Minimum Setbacks (m.). Front 5.0, Side 3.0, Rear 3.0
river/stream sites (water pools, waterfalls, etc.) may be developed as 5. Building Coverage shall not be more than 60% for all buildings and 5. Maximum Building Height: 3 stories or 10 meters whichever is less.
visitor attractions, provided easements are respected and fixtures or structures. 6. 6. Floor Area Ratio (FAR) = 1.5
structures (associated with habitat management or wildlife 6. Minimum Setbacks (m.) Front 3.0, Side 2.0, Rear 2.0 7. Special Requirements. All materials, supplies, merchandise and
observation) built on suitable and approved locations. 7. Maximum Building Height: 5 stories or 15 meters, whichever is less. 8. other similar materials not on display for direct sale, rental, or lease
8. Maximum Floor Area (FAR): 3 to the ultimate consumer shall be stored within a completely
enclosed building or within the confines of a completely opaque wall
Low-Density Residential Zone (R-1) or fence capable of completely screening all materials from adjoining
1. Minimum Lot Area (sq.m.): 300 Medium Density Residential/ Recreational Zone (R-2B) properties. The wall or fence under no circumstances shall be less
2. Minimum Lot Frontage (m): 14.0 For Residential Uses: than 1.50 meters in height.
3. Minimum Floor Area per dwelling unit (sq.m.): 36.0 1. Minimum Lot Area : 80
4. Minimum Lot Area for schools and religious institutions (sq.m.): 500.0 2. Minimum Lot Frontage (m): 8
5. Building Coverage shall not be more than 60% for all buildings and 3. Minimum Floor Area per Dwelling Unit (sq.m.): 22 Medium-Density Commercial (C-2)
structures. 4. Minimum Lot Area for schools and religious institutions (sq.m.): 500.0 1. Building Coverage shall not be more than 80% for all buildings and
6. Minimum Setbacks (m.) Front 4.50, Side 2.0, Rear 2.0 5. Building Coverage shall not be more than 60% for all buildings and structures.
7. Maximum Building Height: 3 stories or 10 meters whichever is less. structures. 2. Recommended Minimum Lot Size: 2,000 sqm. (20m x 100m)
8. Maximum Floor Area (FAR): 1.5 9. One Dwelling Unit Per Lot. No 6. Minimum Setbacks (m.) Front 3.0, Side 2.0, Rear 2.0 3. Minimum Setbacks (m.). Front 6.0, Side 3.0, Rear 3.0
more than one dwelling unit shall be erected, placed or used on any 7. Maximum Building Height: 5 stories or 15 meters, whichever is less. 8. Maximum Building Height: 5 stories or 15 meters, whichever is less.
Lot unless the Lot is subdivided into two or more Lots pursuant to Maximum Floor Area (FAR): 3 4. Maximum Floor Area (FAR): 3
approval of the Planning Commission.
For Recreational Use:
1. Maximum Building Height: 3 stories or 10 meters whichever is less Special Institutional (INS-1)
Low Density Residential/ Recreational (R-1A) 1. Minimum Lot Area: 500 sqm.
1. Minimum Lot Area (sq.m.): 300 2. Building Coverage shall not be more than 60% for all buildings and
2. Minimum Lot Frontage (m): 14.0 High-Density Residential Zone (R-3) structures
3. Minimum Floor Area per dwelling unit (sq.m.): 36.0 1. Minimum Lot Area (sq.m.): 400 3. Minimum Setbacks (m) Front 6.0, Side 3.0, Rear 3.0
4. Minimum Lot Area for schools and religious institutions (sq.m.): 500.0 2. Minimum Lot Frontage (m.): 16 4. Maximum Building Height: 3 stories or 10 meters whichever is less
5. Building Coverage shall not be more than 60% for all buildings and 3. Minimum Floor Area per dwelling unit (sq.m.): 22 5. Floor Area Ratio: 1.5
structures. 4. Minimum Lot Area for schools and religious (sq.m.): 500.0
6. Minimum Setbacks (m.) Front 4.5, Side 2.0, Rear 2.0 5. Building Coverage shall not be more than 60% for all Buildings and
7. Maximum Building Height: 3 stories or 10 meters whichever is less. structures. Utilities (U-1)
8. Maximum Floor Area (FAR): 1.5 6. Minimum Setbacks (m.) Front 4.50, Side 2.0, Rear 2.0 1. Minimum Lot Area (sq.m.): 800.0
9. One Dwelling Unit Per Lot. No more than one dwelling unit shall be 7. Maximum Building Height: 15 stories or 45 meters whichever is less. 2. Minimum Gross Floor Area per Building (sq.m.): 1000.0
erected, placed or used on any Lot unless the Lot is subdivided into 8. Maximum Floor Area Ratio (FAR): 6 3. Minimum Setbacks (m.) Front 5.0, Side 3.0, Rear 3.0
two or more Lots pursuant to approval of the Planning Commission 4. Maximum Building Height: Four (4) stories or 20 meters, whichever
is less.
3. DESIGN CONSIDERATION
3.1 URBAN/COMMUNITY STRUCTURES 3.4 BUILDING ORIENTATION AND SITE LAYOUT SCALE
The scale concerns the relationship of the buildings,
The orientation of a building should depend on the road streetscape and activities. Create structures at a scale
The Cubi Triboa District will maintain the mixed use structures from its frontage. Walls facing south should have more that promotes intimacy of activity and ensure that
within the site containing residential, commercial, window area than east and west. It should be shaded by building mass does not dominate the streetscape.
recreational and institutional and also incorporates trees or architectural features like overhangs to deflect
preservation zones. There will be additional structures for the heat exposure.
community:
• A proposed International Convention Center in the most

accessible location of the site will benefit the tourism of
the area. Foreign or local visitors would observe and
enjoy the beaches and parks within the site. It will serve
as a new landmark of the area.
• The site also needs hospital or clinic near to the residential
zone for the residents and also for the tourists in case of
emergency from driving or other activities.
A radial pattern enables easy access and convenience
through the inner and outer ring roads linked by radiating HEIGHT
roads. The core has the business area and other building
3.2 STREET/BLOCK PATTERN types will be spread within the residential area yet near to
The height has limitation due to the existence of airport
adjacent to the Cubi Triboa district.
Radial pattern will promote easy access to local centers or the core
public transport use, define the flow of activity through an . MASSING
area and be organized. A compact building of a square floor plan or even
hexagonal or octagonal plan form is equipped with a
multiple panel roof to reduce wind loads and provide
more natural ventilation.
3.7 BUILDING ARTICULATION & DETAILING

Use of basement or other use where
the building site is integrated with a
hilltop or hillside topography.
3.5 BUILT FORM, HEIGHT, SCALE & MASSING

Overlapping building masses for
BUILT FORM energy efficiency
3.3 LOT SIZES
The built form of buildings will be Deep overhangs for a dramatic style
The lot sizes demonstrate in SBFZ’s design guidelines and modern tropical. It will be able to and prevent more from heat
policies the minimum lot area for the proposed adapt in a tropical climate with a exposure
International Convention Center and hospital/clinic . It is touch of construction materials that
500 m² with 10 m high or 3-storey building. The lot sizes in adopt the modern and traditional
residential, commercial and recreational zones will be architecture. Modern tropical façade for
maintained.
aesthetics
3.8 BUILDING MATERIALS 3.12 LOCATION OF PARKING, DRIVEWAYS, 3.13 ACCESS TO TRANSIT
Availability of forests implies high preference to wood, mud
RAMPS, DROP-OFF AREAS
or stone for construction. The style of the structures will have
indigenous characteristics with elements that is sustainable PARKING
and energy efficient. Waiting shed is the way
Locate surface parking lots to access public utility
to the rear or side the of vehicles. Having a
businesses fronting main terminal is not efficient
streets or it will interrupt the to the district because
WOOD BAMBOO STONE CONCRETE continuity of building most of the user have
structures and pedestrian their own vehicle. Public
walking experience. vehicles like taxi or bus
3.9 SETBACKS FROM ADJACENT just went over for a
PROPERTIES AND THE STREET chance of passenger
ride or drop-off then
In proposing a new and improved building, the minimum DRIVEWAYS leave.
requirements for setbacks should be followed from the
SBFZ’s design guidelines.
Driveways are the private
• In residential zone, a dwelling unit has 4.5 m setback at
road for local access to one
front, 2.0 m at side and 2.0 m at rear.
or a small group of structures.
• In commercial zone, a building’s setback is 5.0 m at front,
It is paved with dimensional
3.0 m at side and 3.0 at rear.
stones or bricks.
• In institutional zone, a building’s setback is 6.0 m at front, 3.14 BICYCLE PARKING/STORAGE
3.0 m at side and 3.0 at rear.
The bicycle parking

3.11 BUILDING TRANSITION TO ADJACENT RAMPS should be located near
NEIGHBORHOOD the commercial
establishments and
Ramps are designed with recreational spaces like
The proposal make use the excellent greeneries to have stairs for accessibility and parks, playground and
transition from building to another . safety especially for persons boardwalk.
with disabilities.
3.15 LOCATION OF SERVICING, GARBAGE

COLLECTION AND LOADING AREAS
DROP-OFF AREAS
The garbage collection

A short-term drop off should should have a
be located adjacent to a scheduled date for
building. picking up and trash
receptacles should be
handy for the garbage
collectors.
3.16 STREETSCAPE ELEMENTS 3.18 LINKAGES TO SEMI-PRIVATE AND
A successful neighborhood is not complete until its open PUBLIC SPACES
space, streets and sidewalks have been furnished. It will help Linkages creates a circulation pattern that provides
to reinforce the character of the area. TACT TILE efficient access to activities and amenities and allows a
constant flow between the core support area and the
STREET LAMP core. These networks bring life to the heart of the
community.
BENCH
CURB & RAMP TREE BENCH
SIDEWALK
PARK
FOUNTAIN PUBLIC ART SHAPED PLANTS
BIKE LANE ECO-BIKE

3.17 ON-SITE LANDSCAPING AND BUFFERING
TRASH
RECEPTACLES Buildings should be positioned near to the existing natural COURTYARD
landscape if possible.
The existing deciduous

SIGNAGE The existing evergreen
trees can offer heat-
trees to the north can
reducing shading from
BOLLARDS buffer cold winds. MULTI-USE TRAIL
high-angle summer sun
4. PROJECT DESIGN ANALYSIS PROPOSED INSTITUTIONAL BUILDINGS
The proposed redevelopment for Cubi-Triboa district complies with the applicable design
guidelines through applying the recommended repairs or improvements and standard
dimensions. It also complies by maintaining the forest areas to be a protected and
conservation zone.
The proposal addresses that the existing condition of the district has a potential of being one
of the attraction in SBFZ. It just needs improvements through its plan and unity with its
physical features and architectural style to promote eco-tourism.
The proposal enhances the function and aesthetics through preservation and conservation CHAPEL LEARNING CENTER
of natural areas and applying unity in its design that the residents, tourists and visitors would
sense a homey-feeling with Filipino culture and be relax from the city’s noise and pollution
through modern tropical architecture.
The constraints from the SBFZ’s design guidelines helps to determine the appropriate sizes
aqnd limitations for the spaces and structures to be able to have a good design and
proposed an efficient and effective solutions for the area that needs developments.
PROPOSED RESIDENTIAL BUILDINGS

HOSPITAL CONVENTION CENTER
PROPOSED COMMERCIAL BUILDINGS
CONDOMINIUM HOTEL
RESTAURANTS
VILLA SINGLE-DETACHED
EXISTING PLAN OF CROWN PEAK
JADE HOTEL
CUBI DOT RESTOBAR
CHEF E’S RESTAURANT
AMERICAN INTERNATIONAL
TRILLO BAY VILLAS TIARA HOTEL
SCHOOL OF SUBIC (AISS)
CONDOMINIUM LEARNING CENTER
HOTEL CHAPEL
HOSPITAL
RESTAURANTS
PROPOSED PLAN FOR CROWN PEAK
CONVENTION CENTER
1.0 Background / Existing Conditions 1.2 Existing Buildings and structures
The Subic Gateway/ Industrial facilities located in the central part of the Subic Bay Freeport Zone Light Industrial (IND – 1) & Medium-Density
(SBFZ) . The area is bounded by Central Business District (CBD), Kalayaan Heights, Binictican Commercial (C-2)
Heights, Cubi Triboa and Port. The area is along the Rizal highway and Argonaut Highway and it
is has a good area conditions. • Wistron • Limech Garments Manufacturing Corp.
• YI PHONE • Wooju Inc. SBMA
• Sapphire Instrument Subic Bay Inc. • Kaneou Global Environmental Phil., Inc.
1.1 Existing Natural Features, Topography, and Vegetation • Taian (Subic) Electric, Inc. • HSIN FENG
• Tong Lung Metal Industry Corp. Ltd. • SubicPro Commodities Corporation
• Hanjin Skill Dev Center • Cacho Hermano (Phil.), Inc.
Topography
• S-Corp • Medtecs Building
- The area is situated in a flat or plain land and bounded of many trees in the portion of north
• MSK Group Work Inc. • Romago Corp.
east and a river at the west side of the area good for the factories.
•Steefab Water Solution Asia Inc.
1.3 Built from character of the surrounding area; Surrounding land use
Vegetation
- The existing site of industrial facilities there are existing minimal of trees such as fine tree, The Subic Gateway/ Industrial facilities has its own building style and there’s no distinctive
narra, and palm tree. character.
1.4 View and Vistas to and from the site;
Lack of vegetation and trees for buffering to adjacent other building and for passive cooling
1.5 .Existing Transportation networks Zoning Guidelines
It is accessible in any kind of vehicle in four wheel and motorbike in private. Public
transportations are available inside the SBFZ located at main gate. Winstar public transport
service is the existing public transport provider serving people working inside the Freeport.
And some of the industrial company provide their own transportation or shuttle for their
workers.
2.0 Policy Context
• Focus on the Freeport’s Major Strengths

• Ecosystem Approach to Developing the Freeport
• Delineating Developable Areas and Preservation Zones
• Mixed Land Uses
• Adoption of a Policy of Containment and Consolidation
• Development of the Freeport as a Complete Community
Accessory Uses:
1. Warehousing of products manufactured by the principal uses.
2. Offices and administrative facilities.
3. Shipping and receiving space and mailing rooms.
4. Cafeterias, educational facilities, vending services, and recreational establishments for
persons employed by the business comprising the principal use.
5. Retail sales of goods manufactured by the principal Use.
6. Off-street parking facilities
7. Guard house.
General Conditions:
1. Minimum Lot Area (sq.m.): 800.0
2. Minimum Gross Floor area per Building (sq.m.): 1000.0
3. Minimum Setbacks (m.)
Front Side Rear
5.0 3.0 3.0
4. Maximum Building Height: Four (4) stories or 20 meters, whichever is less.
Zoning Guidelines 2.1 SBFZ Strategic Plan
• Rationalizing the Leasing and Project Plan Approval Process

• Two-Stage Plan Review and Approval Process
• Design and Installation of a Monitoring, Evaluation, and Feedback System
2.2 SBFZ Official Plan and Applicable Secondary/Neighborhood Plans
Subic Gateway
-This district is elongated and presently covers a large land area with different land uses. it
is proposed to be broken up into two sub-districts, namely: Subic Industrial Park phases 1 &
2; and Subic Gateway. These two sub-districts are proposed to be separated by a
Preservation Zone which can serve as a natural drainage channel and constructed wetland
to service the golf course and Binictican Heights. The Subic Gateway sub-district is proposed
to be industrial.
3.0 Design Considerations 3.3 Lot Size
• User The site has 117.2 hectares

• Accessibility and Mobility
• Safety and security
• Organization and Arrangement
• Circulation
• Site and Building Orientation
3.1 Urban Community Structure
The building generously offers and delivers consideration for all people. The elegance and implied
appearance of the building touching the earth lightly, and real impact environmentally offered by
the eco factory solution, in combination with modern or unique and aesthetic quality of the
building. The imply and effect strength of the structure juxtaposed to the lightness of the cladding
introduces to both the immediate workforce and neighboring community a new concept and
approach to housing a manufacturing process.
3.2 Street and block pattern
The area has a grid pattern with irregularly sized, such as rectangular, triangular and square
blocks. In the idea the irregular size grid pattern, rearrange into regular size blocks in a grid
pattern. These feature set street views, define the flow of activity through an area, and create the
basic format on building arrangements will be organized.
• Planting/furnishing Zone. 3.4 Building Orientation and Site Layout

• Pedestrian Zone (sidewalk)
• Retail spill-out Zone
Orientation for Passive Heating and cooling to enhance the eco factory and for maximum
solar gain, a building will be located, oriented and designed to maximize window area facing
South and north. This will depend on the site shape, orientation and topography.
Orientation for solar gain will also depend on other factors such as proximity to neighboring
buildings and trees that shade the site.
3.4 Building Orientation and Site Layout 3.5 Building from, Height, Scale, and Massing
Will either take the form of independent low-rise structures or form part of a Light Industrial.
Low –rise buildings typically range from 2 to 4 storeys and are either low-scale buildings or
blocks of grade related units.
With good orientation and
suitable shading, summer
sun is excluded. 3.6 Building articulation and detailing
It will adopt the modern character that uses materials such as glass, panels, tiles, cladding,
and baffles. These materials play a key role on reducing reverberation, noise and in
controlling light; low to high contrast, and these are nearly all significant to modern and
environmental character of architecture.
The key to success of balancing the modernism and environmental is to ensure that the
right amount of product is installed to the spaces.
Shade from trees and

landforms can be avoided by 3.7 Building materials
building higher on a site or
by using skylights.
In factory clerestory windows Glass /Glass panel Cladding Wood Tiles

can be used to provide solar
gain on south- facing site.
Baffle Cladding Sheet metal

3.8 Setbacks from Adjacent properties and the street 3.11 Access to transit
A 7.5 meter setback from the property line of the neighborhood is required. And 3 to 4 meter It may be advantage to locate stops nearby each other at the same intersection when two or
setback from the street facing line to provide for front yard landscaping. more transit routes converge. This will make passenger transfers more efficient and
convenient
3.9 Building transition to adjacent neighborhoods
Should have a facing separation distance of 15 meters. Building frontages should generally
align with the adjacent building façade, parallel to the street to create a continuous street
wall.
3.10 Location of parking, driveways, ramps, drop-off areas
Buildings should be set back a minimum of 3 meters from a property line abutting a park.
The parking layout should provide continuous flow of traffic through the lot. The design
should allow safe movement of pedestrians from parking to buildings.
In some areas, it may be desirable to locate transit stops off-street. Off-street stops are most
The location of driveways is based upon man factors, including the location of individual appropriate at destinations that are set far back from the roadway..
property lines and available street frontage, requirement of internal site design, number of
vehicles expected to use the driveways, and traffic safety. .
An accessible route with a slope greater than 1:20 shall be considered a ramp.
3.12 On-site Landscaping, Buffering and Streetscape elements
Modern Sidewalk bench

Sidewalk Trash can Sidewalk corner ramp
Modern Sidewalk Waiting Area
Sidewalk Tree Buffering Sidewalk Lights

4.0 Project Design Analysis
The master plan emphasizes the role of the Subic Bay Freeport Zone as a industrial , and
supports the initiatives of SBMA in further strengthening this role through the development of
selected industrialization. This thrust is affirmed operations in terms of revenues in spite of ECO-FACTORY
the global financial crisis. The master plan, therefore, places a high priority on actions that
will further enhance the zones capacity as a Industrial facilities.
PROPOSED INDUSTRIAL SUBIC GATEWAY PARK
ECO-FACTORY
THE PROPOSED SITE

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Comprehensive Redevelopment

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To provide a better master plan for the

1.0 BACKGROUND / EXISTING CONDITIONS

1.1 EXISTING NATURAL

Commercial (High Density, c-3) These are the areas

Commercial (Medium Density, c-2) This zone is

Commercial (Low Density, c-1) These are

Industrial and Transport Zone (IND- 1) This is the

Institutional (ins-1) This is scattered throughout the

1.0 BACKGROUND / EXISTING CONDITIONS

1.1 EXISTING NATURAL

1.3 STREET/BLOCK PATTERN (INCLUDING BLOCK LENGTHS) 1.4 ARCHITECTURAL CHARACTER

1.5 VIEW AND VISTAS TO AND FROM THE SITE

1.6 EXISTING LANDMARKS OR GATEWAYS

Lack of welcome arches and checkpoints for security

1.7 EXISTING TRANSPORTATION NETWORKS

The central business district of Subic Bay Freeport Zone is easy

4. Maximum Building Height: 21 meters 5. Floor Area Ratio (FAR) = 3.0

5. Other forms of soil stabilization/protection including anti-

6. Permanent utility/service lines (power, water, telecommunications,

1. Residential and like uses whether temporary or permanent,

2. Temporary or movable hardscape elements such as gazebos, sheds,

3. Long-term or overnight vehicle parking, i.e. unless duly designated as

4. As a depository of stalled, wrecked or abandoned vehicles,

5. The conduct of specific commercial, institutional and/or industrial

3.7 BUILDING MATERIALS

GREEN ROOFS are rooftop areas

Site furnishing near the proposed fitness center

Encouraging ALTERNATIVE MODES OF TRANSPORTATION,

3.16 LOCATION OF SERVICING, GARBAGE COLLECTION, AND

Street accessories Water fort site furnishing design

4.0 Project Design Analysis

1. EFFICIENT USE OF LAND RESOURCES

2. FULL USE OF URBAN SERVICES

3. COMPATIBLE MIX OF USES

5. DETAILED HUMAN SCALE DESIGN URBAN

Commercial complex CHILDREN'S

-Provide enough shading for vehicular

create traffic RENTABLE OFFICE

Commercial complex CHILDREN'S

The primary objective of the whole ADMIN

facility that can open economic

Commercial complex CHILDREN'S

To promote low cost and interactive parks Preservation of green

Commercial complex CHILDREN'S

Commercial complex CHILDREN'S

Commercial complex CHILDREN'S

Commercial complex CHILDREN'S

Low Density Residential

Medium Density Residential

Recreational Tourist Area

1.2. Lot Fabric

BINICTICAN HEIGHTS KEY MAP

UNCLE ED’S STORE ECOLOGY CENTER

RESIDENTIAL HOUSES DETACHMENT OFFICE

EL KABAYO STABLES BRENT INT’L SCHOOL

FROM RIZAL HIGHWAY AND MARITAN HIGHWAY TO BINICTICAN DRIVE

BUILT FORM CHARACTER