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 floor 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 Consolidation
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 secured 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 the 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 of 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 promulgated 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 execution.
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 building is the total floor space within the perimeter of the permanent external building walls, occupied by:
ñ office spaces, residential areas, hotel and commercial areas;
ñ corridors, lobbies;
ñ vertical penetration, which shall mean stairs, fire escapes, elevator shafts, flues, pipe shafts, vertical ducts, and the like, and their enclosing walls;
ñ restrooms or toilets;
ñ covered balconies and terraces;
ñ interior walls and columns, and other interior features;
but excluding:
ñ covered areas used for parking and driveways, excluding vertical penetrations in parking floors where no office, residential, hotel and commercial units are present;
ñ uncovered areas for AC cooling towers, overhead water tanks, roof decks, laundry areas and cages, wading and swimming pools, whirlpools 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 service 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 exceeding 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 should 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 drainage 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 nearest 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 designated 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 / 3.00 / 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 shops.
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 perpendicular 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, trellises, 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 strongly 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 building 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 arcade 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 lot 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 (Mandurriao-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 auxiliary 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 located 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 pedestrian 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.
All 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 allowed 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
The 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 connection 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 service 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 should 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 cause 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.