Retirement Community Chapter 4

ADAMSON UNIVERSITY COLLEGE OF ARCHITECTURE
PAGE
CHAPTER 4
RESULTS AND DISCUSSIONS
In this chapter, the researcher will enumerate facts and
necessary data that has been gathered, collected and will define
the clear connections to the project.
The data in this chapter
comes from the various references provided by the city

government of Nasugbu, Batangas. Furthermore, data that needs
to be observed directly and are not readily available on record
were directly observed by the researcher to give the utmost
background to the profile of the project in relation to its site and
surroundings.
4.1.
PROJECT PROFILE AND ANALYSIS
4.1.1.
Overview
The focus of the project is to create and design a

retirement community for golden people in Nasugbu, Batangas.
This is to promote Nasugbu as one of the retirement haven in the
Philippines and changing the levels of understanding of Filipino
towards retirement age.
The project will greatly contribute to the people surrounding
communities and to the retirees in the future retirement village
by achieving the concept of connectivity and diversity, and
improving the relation of retirees to the outside community.

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Moreover, the use of sustainable materials will have a great
effect to the environment.
The project will support a broader employment not only for the
community people but also for the healthcare provider in the
area and neighboring towns and provinces. It will also help
increase the economic status of the place because of investors
that are willing to invest on retirement industry.
4.1.2.
Project Issues
Time pass so quickly that everything in the world have to

go with how quickly time pace is. Retirement industry has
already hit it big in the business world and investors are craving
in for more success and fortune it will bring. Though the concept
of retirement community is new, every designer and planner has
come up with different trends to make the retirement industry
more appealing to success and meeting the needs and demands
of the retirees in terms of creating and designing a suitable place
for retires to live in. However, issues and challenges will always
show when everything seems to be right. But planners and
designers are thinking of possible ways to find solutions with this
issues and challenges. Below, the researcher discuss about the
current trends and issues the project has to identify solutions
that will solve the problems of retirement communities.

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4.1.2. 1: Trends
Like gadgets and software, trends will always be updated.
It is much likely that in the future, trends in retirement
community will become more modern and trends of today will
become a leftover. However, in order to avoid this kind of thing,
one must think of possible ways that can surely and will
definitely adapt in the future and in the same time flexible for
any changes.
As of today, more and more retirement community are
developing hospital-type facilities as part of the retirement
villages and communities. According to Brett Ridley (Ridley,
2014) during the interview with INsite, a website that provides
news, views, and in depth features about the New Zealand aged
care and retirement sector, hospital-type care facilities require
significant design and functional understanding and knowledge
to make sure that the facility meets both the management and
regulatory requirements.
Another trend in retirement is the provision for dementia
care. A lot of people knew that as people aged, memories decline
slowly and dementia care is readily available. This requires
specialist design awareness to be successful. However, future
retirees are more mobile, active, and know what they need.

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Therefore, it is possible that the development of dementia will
come later in life or never at all but no one can be so sure about
it thats why the researcher has included the provision for
dementia care in order to make the project flexible. Moreover, in
terms of future trends, baby boomers own cars, are technically
knowledgeable,
independent
and
socially
active,
educated
(tertially level or technically), well-travelled and physically fit and

active. This only suggests that designers must include the
consideration in providing pools, computer room, bars and car
parking will be important.
Retirement communities are pursuing the commitment to
environmental sustainability and energy efficiency. With the
growing competition between retirement communities, operators
are looking for possible ways to improve the environmental
sustainability of the buildings in the project while decreasing the
amount of utility costs. Also, retirement communities are making
plans for more flexible, welcoming and accessible building
designs.
4.1.2. 2:
Current Issues
According to (Collyns, 2015) during the interview with

INsite, a website that provides news, views, and in depth
features about the New Zealand aged care and retirement

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sector, the single key issue retirement villages and community
has is keeping pace with success, and when success brings good
things, it comes with challenges as well.
Success
comes
with the word technology.
However,
technology does not only offer positive effects, on the contrary,

many problems concerning the environment are coming directly
from the use of technology. The use of technology is closely
linked to sustainable development. With the issues concerning
with the use of technology having impact on environment,
sustainable development find solutions on how to lessen those
impacts.
4.1.3.
Legal Framework
This time the researcher will discuss the environmental

laws,
regulations,
and
others
that
can
be
used
to
the
development of the project. Thus, all information are collected

from available laws and regulations in our country.
4.1.3. 1:
Legal Considerations
Environmental Laws
Philippine Clean Air Act (R.A. 8749) - it is a
comprehensive air quality management policy and program,
which aims to achieve and maintain healthy air for Filipinos.
Below are the guiding principles of Philippine Clean Air Act:

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1. To protect and advance the right of the people to a balance
and healthy ecology in accord with the rhythm and
harmony of nature;
2. To promote and protect the global environment while
recognizing the primary responsibility of LOCAL
GOVERNMENT UNITS to deal with environmental problems;
3. To recognize that the responsibility of cleaning the habitat
and environment is primarily are based;
4. To recognize that a clean and healthy environment is for
the good of all and should therefore be the concern of all.
THIS
ACT
PROVIDES
MANAGEMENT
OF
QUALITY
AIR
THROUGH:
Designation
of
air
sheds
based
on
climate,
weather,
meteorology and topology which affect the mixture and the

diffusion of pollutants in the air, share common interests or
face similar development problems.
These
air
sheds
are
to
be
managed
by
the
MULTI-
SECTORALGOVERNING BOARDS Chaired by the Secretary of

the
DENR
with
GOVERNMENTS
representatives
concerned,
the
from
private
the
sector,
LOCAL
peoples
organization, NGOs and concerned government agencies.

Finance Regulations and Taxation
Republic Act 7432

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- Is also known as An Act to Maximize the Contribution of
Senior Citizens to Nation Building, Grant Benefits and
Special Privileges and for Other Purposes.
As written in Section 1, Declaration of Policies and
Objectives, Pursuant to Article XV, Section 4 of the Constitution,
it is the duty of the family to take care of its elderly members
while the State may design programs of social security for them.
In addition to this, Section 10 in the Declaration of Principles and
State Policies provides: The State shall provide social justice in
all phases of national development. Further, Article XIII, Section
II
provides:
The
State
shall
adopt
an
integrated
and
comprehensive approach to health development which shall

endeavor to make essential goods, health and other social
services available to all the people at affordable cost. There shall
be priority for the needs of the underprivileged, sick, elderly,
disabled,
women
and
children.
Consonant
with
these
constitutional principles the following are the declared policies of

this Act:
a. To motivate and encourage the senior citizens to
contribute to nation building;

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b. To encourage their families and communities they live
with to reaffirm the valued Filipino tradition of caring for
the senior citizens
In accordance with these policies, this act aims to:
1. To establish mechanism whereby the contribution of the
senior citizens are maximized;
2. Adopt
measures
whereby
our
senior
citizens
are
assisted and appreciated by the community as a whole;

3. To establish a program beneficial to the senior citizens,
their families and the rest of the community that they
serve.
Section 4 of Republic Act No. 7432, as amended by
Republic Act No. 9257, otherwise known as the Expanded
Seniors Citizens Act of 2003, is hereby further amended to
read as follows:
Section 4. Privileges for the Senior Citizens
The senior citizens shall be entitled to the following:
a. The grant of twenty percent (20%) discount and
exemption from the value-added tax (VAT), if applicable,
on sale of the following goods and services from all
establishments, for the exclusive use and enjoyment or
avail of the senior citizen.

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b. Exemption from the payment of individual income taxes
of senior citizens who are considered to be minimum
wage earners in accordance with Republic Act No. 9504;
c. The grant of a minimum of five percent (5%) discount
relative
to
the
monthly
utilization
of
water
and
electricity supplied by the public utilities:

4.1.3. 2:
National Codes/Laws
The National Building Code of the Philippines or

Presidential Decree 1096
Discussed in Section 401-Types of Construction in National
Building Code of the Philippines, the type of construction is
classified as Type III and Type IV. Type III buildings shall be of
masonry and wood construction. Structural elements maybe any
permitted by this Code, provided that the building shall be onehour
fire-resistive
incombustible
buildings
shall
throughout.
fire-resistive
be
of
Exterior
construction.
steel,
iron,
walls
shall
However,
concrete,
or
be
of
Type
IV
masonry
construction. Walls, ceiling, and permanent partitions shall be of

incombustible
fire-resistive
construction,
except,
those
permanent non-bearing partitions of one hour-hour fire-resistive

construction may use fire-retardant treated wood within the
framing assembly.

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Retirement village is classified as Group B- Residential
(Buildings/Structures, Hotels, and Apartments) Division B-1,
according to Section 701 of NBC, which consists of structures like
townhouses, each privately owned, apartments, and multiple
housing units for lease or still for sale, and hotels. All customary
accessory uses allowed in Divisions A-1 and A-2 (or for R-1 class
and R-2 class) buildings and structures are use as accessory in
Division B-1. All conditional uses in R-1 and R-2 with appropriate
regulations are considered in Division B-1.
In terms of Firewall Requirements, Section 704-Location on
Property, under Building footprint and Firewall Requirements, the
footprint based on firewall provisions for townhouse residential
(R-4) uses or occupancies, firewalls on the two (2) sides of each
townhouse unit may be permitted; the R-4 firewall can be
erected on a maximum of 85% of the total length of each side
property line; provided that all firewall construction shall not
exceed 50% of the total perimeter of each R-4 property, i.e., total
length of all property lines; provided that firewalls in each R-4
use or occupancy shall be allowed for a three (3) storey
structure; and provided further that all the applicable stipulations
of the Fire Code are strictly followed.
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PAGE
According to the Section 801, 810 and 811 of the NBC:
Natural and artificial ventilation should be considered and must
follow the given law that the NBC requires. Natural ventilation is
adequate in the project; this may be an excellent example for
being sustainable building if the natural ventilation is applied.
Rooms or spaces in the project that are needed of artificial
ventilation should be equipped to prevent accumulation of hot
and/or polluted air.
According to the Section 1205 of the NBC, the floors shall
be a material and construction as specified under the Rule V
Fire Zones, Fire Resistive Standards and also under the Rule IV
Types of construction. Floors shall be framed and secured into
the framework and supporting walls.
Fire code of the Philippines of 2008 or Republic Act no.
9514
Division 4- Means of Egress
As stated in Section 3.401, the General Provisions of Fire Code of
the Philippines, The width and Capacity of means of egress:
1. Except as further modified for individual occupancies by
Divisions 7 through 15, the capacity in number or
persons per unit of exit width for approved components
of means of egress shall be as follows: level egress
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PAGE
components (including Class A Ramps) -100 persons;
and inclined egress components (including Class B
Ramps) -60 persons.
2. Means of egress shall be measured in units of exit of
fifty-five (55) centimeters. Fractions of a unit shall be
counted, except that a handrail may project inside the
measured width on each side not more than eighty nine
(89) millimeters and a stringer may project inside the
measured width not more than thirty (30) millimeters.
An exit or exit access door swinging into an aisle or
passageway shall not restrict the effective width thereof
at any point during its swing to less than minimum
width hereafter specified.
Arrangement of Exit:
When more than one exit is required from a story, at least
two of the exits shall be remote from each other and so arranged
and constructed as to minimize any possibility that both may be
blocked by any one fire or other emergency condition.
Exit Distance and Dead-End Limits:
The maximum travel distance in any occupied space to at
least one exit, measured in accordance with the following
12

PAGE
requirements, shall not exceed the limits specified for individual
occupancies by Division 7 through 15.
The means of egress shall be so arranged that there are no
dead-end pockets, hallways, corridors, passageways or courts
whose deep exceeds the limits specified individual occupancies
by Division 7 through 15.
Measurement of Travel Distance to Exits:
1. The travel distance to an exit shall be measured on the
floor or other walking surface along the center line of
the
natural
path
of
travel,
starting
thirty
(30)
centimeters from the remote point, curving around any

corner or construction with thirty (30) centimeter
clearance therefrom, and ending at the center of the
doorway or other point at which the exit begins. Where
measurement includes stairs, it shall be taken in the
place of the tread nosing.
2. In case of open areas, distance to exits shall be
measured from the most remote point subject to
occupancy. In case of individual rooms subject to
occupancy by not more than six (6) persons, distance to
exits shall be measured from the floors of such rooms
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PAGE
provided the path of travel from any point in the room
to the room door does not exceed fifteen (15) meters.
Batas Pambansa Bilang 344 or Accessibility Law
According to Batas Pambansa Bilang 344 or Accessibility
Law, it stated that accessible parking slot shall have a minimum
of 3.70 meters and a length of 5.00 meters as well as a minimum
clear width of 1.20 meters of walkway between the front ends of
parked cars.
The Accessible Parking Slot Requirement stated the following:
1-25 parking slot = 1 accessible parking slot
26-50 parking slot = 2 accessible parking slots
501-1000 parking slot = 2% of total spaces

accessible parking slots
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PAGE
1001-over parking slot = 20+ (1 for each 100 or a
fraction thereof over 1000)
According to Accessibility Law regarding elevators, it stated
that all elevators provided in a building shall include suitable
provisions for persons with sensory impairments and ambulant
PWD as a means of access from one level to another. It should be
located not more than 30.00 m from the entrance and should be
easy to locate with the aid of directional signs.
It also stated that the ramps shall have a maximum
gradient of 1:12 and the length of a ramp should not exceed 6:00
m. if the gradient is 1:12; longer ramps whose gradient is 1:12
shall be provided with landings not less than 1.50 m. Handrails
will be provided on both sides of the ramp at 0.70 m. and 0.90 m.
from the ramp level.
Code on Sanitation of the Philippines (P.D. 856)
According to Code on Sanitation of the Philippines: for
hotels, it states that for every 120 number of persons in dining
room (female and male) shall have two (2) water closet,
lavatories and urinal stalls however, over 120 shall have an
additional 1 fixture for each 60 persons.
4.1.3. 3:
Local Code and Ordinances
15

PAGE
Comprehensive Zoning Ordinance of the Municipality of
Nasugbu
Easement
Section 28 of Zoning Ordinance of the Municipality of
Nasugbu states that the banks or rivers and streams and the
shores of the sea and lakes throughout their entire length and
within a zone of three (3) meters in urban areas; twenty (20)
meters in agricultural areas and forty (40) meters in forest areas,
along the interest of recreation, navigation, floatage, fishing and
salvage.
No person shall be allowed to stay in the zone longer than what
is necessary for space or recreation, navigation, floatage, fishing
or salvage or to build structures of any kind.
Road Setback Regulations
Below are the following setback regulations shall be
applied, according to Section 27 of Zoning Ordinance of
Nasugbu.
Table 1: Road Setback
Zoning Major
Secondary
Classificatio Thoroughfare Road
n
30m & above
Diversion/Rail
Provincial
Residential
Commercial
ways
10 m
20m
Tertiary
& below
Municipality/Br
gy.
10m
20m
6m
3m
7m
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PAGE
Industrial
30m
25m
10m
Agriculture
20m
20m
7m
Agro30m
25m
10m
Industrial
Institutional
Parks &
Recreation
Forest
20m
10m
20m
10m
10m
3m
30m
25m
10m
Buffer Regulations
According to Section 29, a buffer of 3 meters shall be
provided along
entire
boundary
length
between
or
more
conflicting zones allocating 1.5 meters from each side of the

district boundary. Such buffer strip should be open and not
encroached upon by any building or structure and should be a
part of the yard or open space.
Building Materials and Style
Building materials shall as much as possible, use local indigenous
materials such as wood, nipa, bamboo for walls; capiz shells for
windows; and cogon and not tiles for roofing. The choice of
building materials will, of course also depend on the style of
architecture that is adapted.
Building materials shall be carefully selected so they will not
disturb or dominate the natural featured of the landscape.
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PAGE
Reactive and brightly colored materials which do not blend with
the surroundings shall be avoided.
UTILITIES
Solid Waste Disposal
Solid waste shall be sorted. Biodegradable waste shall be
deposited into sanitary landfill areas in the utility zone, provided
this
is
covered
by
soil
immediately
after
disposal.
Non-
biodegradable waster shall be brought to a selected site in land

and incinerated.
No garbage or trash shall be permitted on nay lot except in
closed receptacles screened front he view of any adjoining lots
and common areas by a completely opaque screen that is
compatible in design, color and materials with the main
structures of the site. Containers must be durable, water and
rodent-proof regularly inspected and emptied.
Setbacks and Buffer Zones
Figure 1: Buffer Zone Setback
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PAGE
There shall be a minimum of 10-meter buffer zone along
the entire perimeter of each of the clusters or tourism zones, and
around the golf course site. These buffer zones shall be
landscaped, provided with mounds and planted to shade trees
and bushy and flowering plants, enough to serve as a visual
screen of the developments inside.
Parking
In the design of parking spaces, regular rectangular lines of
parking should be avoided, landscaped cluster is preferable, with
vegetation, banks and variations in level to provide shelter and
screening around the park.
Shade trees must be planted along the islands between
parking spaces; and wheel strong must be provided for each
parking space. A minimum dimension of 2.5 by 5 meters may be
observed for each parking space.
Parking area shall preferably be of concrete, gravel and in
less intensively used areas, turf is preferably to dark bituminous
surfacing.
One-way access should be used and parking outside the
parking spaces should be made physically impossible.
Parking should be located within 200-300m (maximum of
500m) from the tourist facilities.
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PAGE
4.1.3. 4: Zoning Requirements
According to Article V of Comprehensive Zoning Ordinance
of the Municipality of Nasugbu: Zone Regulations the uses
enumerated in the succeeding sections are neither nor allinclusive. The local Zoning Board of Adjustment and Appeals
(LZBAA) shall, subject to the requirements of this Article, allow
other uses not enumerated hereunder provided that they are
compatible with the uses expressly allowed.
Allowances of further uses shall be based on the intrinsic
qualities of the land and the socio-economic potential of the
locality with due regard to the maintenance of the essential
qualities of the zones.
Specific uses/activities of lesser density within a particular
zone (R-1) may be allowed within the zone higher density (R-2, R3) but not vice versa, nor in another zone and its subdivisions
(e.g. GC, C-1, C-2), except for uses expressly allowed in said
zones, such that the cumulative effect of zoning shall be intrazonal and not inter-zonal.
Table 2: PD 1096 setback for Commercial*, Industrial,
Industrial and Recreational Buildings
Road Right-ofWay (RROW)
Width
(meters)
Front
(meters)
Side
(meters)
Rear
(meters)
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PAGE
30.00
&
above
25.00
to
29.00
20.00
to
24.00
10.00
to
19.00
Below 10.00
8.00
6.00
5.00
5.00
5.00
4.1.3. 5:
5.00
3.00
3.00
2.00
2.00
5.00
3.00
3.00
2.00
2.00
Height Limitation
As per required by the Municipal local ordinance, building

height must conform to the height restriction and requirements
of the air transportation office (ATO) as well as the requirements
of the national building code, the structural code as well as all
laws , ordinance, design standards, rules and regulation related
to land development and building construction and the various
safety codes.
According to Section 707, the maximum height and number of
storeys of building shall be dependent upon the character of use
or occupancy and the type of construction, considering end-user
population density, light and ventilation, width of RROW /streets
particularly of its roadway/carriageway component, building bulk,
off-street cum off-site parking requirements, etc. and in relation
to local land use plan and zoning regulations as well as other
environmental
considerations,
e.g.,
geological,
hydrological,
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PAGE
meteorological, topographical, prevailing traffic conditions, the
availability and capacity of public utility/service systems, etc.
(Refer to Guidelines on Building Bulk in National Building Code of
the Philippines).
4.2.
SITE ANALYSIS
4.2.1.
Site Selection and Justification
In selecting site for the proposal, there are some things to

consider. The researcher will need to find information about the
site about the suitability of the chosen site.
4.2.1.1:
Criteria for Site Selection
Site Suitability
The site should be suitable for retirement village and the
occupancy use should be residential. Retirement village caters
retirees from below 45 and above, thus the site should fit for the
activities of the retirees. Below are the things to consider for the
suitability of the site:
Climate
The climate is considered as one of the Criteria in site
selection because of its positive effect on the users. Nasugbu has
a better climate compare to the climate in the Metro Manila. The
not-so-hot and not-so-cold climate of the municipality has made
it ideal.
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PAGE
Year-round Accessibility
Ideally, the site should be easily accessible during all times
of the year regardless of weather and temperature effects on
paths, walks or roads.
Site Topography
Ideally,
the
site
should
be
fairly
level
with
some
topographic relief that can provide opportunities for learning area

development. In some communities, choice of level property may
not be available, so consideration should be given to the side
that best meets the programmatic needs of the facility.
Visibility, safety of driveways
Driveways have the potential to create conflicts when
vehicles enter the roadway, particularly where slopes, curves or
obstacles prevent good sight distance. The potential for conflicts
can be reduced through provision of proper sight distance and
traffic control devices. Evaluate sight distance at existing
intersections and identify changes that may be required to
provide adequate sight distance.
Aesthetic Value
Sites can be assessed for the quality of their surroundings
such
as
vegetation,
topography,
views
and
surroundings.
Because aesthetic value is subjective, it is important that the
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PAGE
local residents establish the aesthetic criteria considering each of
the categories mentioned above.
Sun Orientation
The site should allow designs to take full advantage of
available sun angles. Locating outside play areas to receive
sunlight normally makes them a more desirable place for activity.
Site Drainage
Sites with good drainage are easier to develop and
maintain. Good drainage reduces the chance of water or ice
collecting around a facility which could cause undermining,
decay and/or frost heave leading to structural damage.
Site Soils/Foundation Conditions
Ideal sites contain well graded, stable soils with high soil
bearing pressure. Soil conditions should allow conventional,
economical foundation systems which can meet or exceed a 50
year life expectancy with little maintenance. Soil conditions
which can adversely affect construction include discontinuous
permafrost, silts and clays, substantial surface or sub-surface
organic and high water contents (all susceptible to frost heave).
Availability of Sewage Utilities
Connection into an existing, reliable waste/sewer system
with adequate capacity is preferred. Sites closest to the existing
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PAGE
system would be rated highest. If a new sewage system is
required for the site, then sites should be rated as to their
potential to support/provide the system.
Table 3: Site Criteria
4.2.1.2:
4.2.2.
Site Selection Justification
Regional Profile
4.2.2.1:
Location and Area
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PAGE
Nasugbu is a first class municipality in the province of
Batangas, Philippines. According to the latest census, it has a
population of 113,926 people in 19,615 households.
Nasugbu is bounded on the north by the municipalities of
Maragondon, Magallanes and Alfonso in the province of Cavite;
on the east by the Batangas municipalities of Laurel, Calaca and
Balayan; on the south by the Batangas municipalities of Lian and
Tuy; and on the west by the South China Sea. It is the largest
town in Western Batangas with a land area of 276.33 km.
The entrance to the town proper is via the national
highway, which passes fields of sugar cane, corn and rice fields,
hills and mountains. The terrain slopes downwards to the South
China Sea. Because of its rolling terrain and coastline location,
agriculture (sugarcane, rice, corn, vegetables, coconut, fruits)
and aquaculture are Nasugbu's main industries.
Travel distance from Metro Manila is about 102 kilometers
(63 mi) via Tagaytay City. From Batangas City (the provincial
capital), its distance covers about 70 kilometers (43 mi).
4.2.2.2:
Historical Background
Prior to the arrival of the Spaniards, this coastal town of

Nasugbu had a population of one thousand people. Founded in
1899, the municipality now has an estimated population of 98,
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PAGE
558. The townsite was situated a kilometer east of the present
site. Historians recall that in 1896, about five hundred people
(who had taken up arms against the Spaniards) perished from
the hands of enraged Spanish soldiers. The livelihood of the
Filipino residents then was to work for the hacienderos who
owned practically the entire town of Nasugbu. When the
Americans came the town people eventually built a new town.
The new town dwellers were to become the forebears of the
community who resisted the Japanese invaders, four decades
hence. The end of the Second World War saw Nasugbu back to its
normal way of Life, slowly but imperceptibly accepting the
modern changes brought about the process of urbanization. In
the early 1970s, the hacienda owners decided to sell to the
people, a majority of their landholdings, over a period of ten
years.
These lands became the abode of the adobe of the evergrowing population now living in 42 barangays throughout the
municipality.
Nasugbu was part of the Tagalog region though Chinese
historians referred to as "Mai" with the present-day Balayan as
the center. This region from Nasugbu and Balayan to the eastern
part of Laguna up to Paracale in the Bicol Peninsula was said to
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PAGE
be the most civilized and prosperous duringpre-Hispanic times.
Together with Lian, Calatagan, Tuy and Calaca, Nasugbu became
a part of Balayan when Balayan was officially founded as a
pueblo in 1578. Nasugbu was thus under the jurisdiction of both
the civil and ecclesiastical authorities of that mother pueblo. The
curacy of Balayan and the other newly installed curacies in the
newly colonized islands were under the direct administration of
the Archbishop of Manila. The influence of the Catholic Church in
Nasugbu has been pervasive; the cultural fiber of Nasugbu is
indelibly entwined with the townspeople's religious faith. The
Jesuits arrived in the Philippines in 1628 and many of them were
assigned to the newly created Balayan Province. They took
possession of large tracts of cultivated lands and ranches in
Balayan and Nasugbu.
4.2.3.
Site Profile
4.2.3.1:
Physical Profile
The site is bounded by the national road Tagaytay-Nasugbu

Highway on its frontage and adjacent lot on the left side, the
Chateau Royale small portion is located on the right side,
together with the forest-like land with a lot of trees and a river on
its rear portion. It was classified as an inside lot by the National
Building Code of the Philippines.
Some parts of the site is
28

PAGE
surrounded by grass and few tress on the left side however the
most part of the right side is covered with large trees. The micro
climate of the site is generally characterized by wet and dry. The
Southwest Monsoon has minimal effects on the site due to the
sloping of the land in the southwest portion of the site while the
Northeast Monsoon has a full potential contact on the site
because there is minimal barrier that will block the its way.
4.2.3.1.1.
Geology and Soil
Geotechnical Problems
The site is classified as Low Hazard on Earthquake. That means

the location is susceptible to minor quakes. However, safety is
one of the priorities of the designer so the plan for making the
retirement resilient to hazards is one way to ensure the safety of
the residents.
Earthquake Hazard/Seismic Shaking
Faulting
29

PAGE
Figure 2: Earthquake Hazard Map
The site is proximate to a single fault system which is the

Valley Fault System of Luzon. The fault system may cause minor
to major tremors around the site.
Figure 3: Fault Map
oil Liquefaction
30

PAGE
The site has no problem to soil liquefaction as the map
show. The soil on the site is stable and not prone to liquefaction.
Slope Stability
The site features a relative slope. With the absence of the

liquefaction on soil, the slope is considered to be stable and firm.
Groundwater Problems/Flood
Since the site is located near the river, that makes the site
prone to flooding, hence, the slope may alter the direction of the
site towards the other side. However, the vegetation around the
site makes the groundwater filtered and reduces groundwater
problems such as pollutions.
Environmental Hazard
Ideally, the site would have no susceptibility to damage

(facilities, utilities, etc.) from natural disasters. However, flooding
may occur because of the presence of river near the site which
can overflow when too much rainfall falls during rainy days.
During summer, soil is dried up. Earthquake can possibly happen
anytime because of the presence of the Taal volcano. These
would
include
the
results
of
Force
Majeure
such
as
earthquakes, avalanches/landslides, and volcanic activity as well
31

PAGE
as health and safety hazards such as bluffs/steep cliffs, bodies of
water and sewage/garbage disposal areas.
4.2.3.1.2.
Water
Palico River is considered as the major perennial river in

the municipality of Nasugbu. A dam is located approximately five
(5) kilometers from the coast primarily for the collection of water
for irrigation purposes. The Wawa River is another perennial
water course flowing westward into Nasugbu Bay. Lian River is
another major river which acts as a physical boundary between
Nasugbu and its neighboring municipality. These sources from
the watershed areas such as Mt. Talimitan, Mt. Niagang, and Pico
de Loro then drain towards the bay.
Nasugbu Water District provides level III water service or
individual house connections. Most of the connections made are
for domestic and government use.
4.2.3.1.3.
Topography
Nasugbu is the largest town in western Batangas with a

land area of 27,851 hectares. It is characterized by variation in
topographic relief. Areas Located on the eastern side of the
Poblacion and lining the shores on the Western side are
predominantly level to gently sloping.
32

PAGE
The southern portions of the municipality are gently
sloping while the Northwestern section is mountainous. Mainly,
terrain slopes downwards to the South China Sea and as shown
in the slope map generated from the slope map of Batangas by
the bureau of soils of the province of Batangas.
4.2.3.1.4.
Climate
Solar Orientation
Figure 4: Solar Orientation of the Sun
Figure shows that the Southern part of the location receives

greater sunlight as compared to northern part.
The sun rises from 6:46:30 am and sets on 6:48:41 pm. The
hottest time for the site is between 11:00 to 3:00 pm. It can
bring too much heat and is unnecessary.
Table 4: Elevation and Azimuth of the Sun
Date:
29/09/2015 | GMT8
33

PAGE
coordinates:
14.0399651, 120.7140398
location:
Nasugbu, Batangas, Philippines
Hour
Elevation
Azimuth
06:46:30
-0.833
92.02
7:00:00
2.44
92.85
8:00:00
16.93
96.73
9:00:00
31.3
101.45
10:00:00
45.38
108.07
11:00:00
58.74
119.3
12:00:00
69.87
143.13
13:00:00
73.41
190.83
14:00:00
65.76
229.05
15:00:00
53.36
246.07
16:00:00
39.62
254.86
17:00:00
25.39
260.49
18:00:00
10.95
264.75
18:48:41
-0.833
267.77
Temperature
The annual average temperature in the municipality is

27.3 C (81.1 F). January is the coolest month having an
average temperature of 25.8 C (78.4 F), while April is the
warmest month registering an average temperature of 29 C
(84 F). The humidity of Nasugbu, Batangas ranges from 79%83%.
Prevailing Wind
34

PAGE
North-eastern winds prevail in the city during the months
of October, November, December, January, February, March and
April. Winds came from the southwest during May, June, July,
August and September. However, the direction of the prevailing
wind comes from the western part of the site. To avoid the
prevailing winds which bring hot air, providing trees can help.
The speed of the wind varies from 6-9km/h WNW.
Precipitation & Hydrology
Precipitation is about 3-5mm and last 1.5-2.5 hrs. The rain lasts
about 1.5-2.5 hrs for the month of Ausgust. The average
precipitation is 61-62% and about 2072 mm of precipitation falls
annually.
4.2.3.1.5.
Ecology
Vegetation & natural features
The Southeast part of the site is covered with different kind

trees. The river at the back of the site is also covered with wild
trees. Cogon and grasslands covered most of the part of the site.
4.2.3.1.6.
Man
Made
Structures/Geographical Distance of
Related Areas
Located at 14:05:51N (14.0975) latitude and 120:35:56E
(120.5988) longitude. Nasugbu is bounded on the north by the
35

PAGE
municipalities of Maragondon, Magallanes and Alfonso in the
province of Cavite; on the east by the Batangas municipalities of
Laurel, Calaca and Balayan; on the south by the Batangas
municipalities of Lian and Tuy; and on the west by the South
China Sea. It is the largest town in Western Batangas with a land
area of 276.33 km.
Entering the town proper via the national highway, one
passes fields of sugar cane, corn and rice fields, hills and
mountains. The terrain slopes downwards to the South China
Sea. Because of its rolling terrain and coastline location,
agriculture (sugarcane, rice, corn, vegetables, coconut, fruits)
and aquaculture are Nasugbu's main industries.
via Tagaytay City. From Batangas City (the provincial capital), its
distance covers about 70 kilometers.
4.2.3.1.7.
Availability of Utilities
WATER SUPPLY
The Nasugbu Water District or NAWAD supplies water to its
beneficiaries by pumping from ground water deep wells thru the
following distribution system.
Thru the financial assistance of the Local Government
Funds, the following Rural Barangays are listed below:
36

PAGE
Barangay 1 Barangay 4 Barangay 7 Barangay 10
POWER SUPPLY
The power supply of twelve (12) Poblacion Barangays and
thirty (30) rural Barangays is being provided by the National
Power Corporation (NPC) thru the Batangas Electric Cooperative I
(BATELEC I). At present, the rehabilitation of the existing supply
lines and extension program to other Rural Barangays is ongoing.
COMMUNICATION
-
Western Batangas Telephone System Inc. (W.B.T.S.I.)
Philippine
Long
Distance
(P.L.D.T.)
-
Globe Telecom
Smart Communications
Sun Cellular
Telephone
Company
37

PAGE
4.2.3.1.8.
Land Use and Zoning
Figure 5: Land Use Zoning Map
4.2.3.1.9.
Site Analysis
Vicinity Map
Figure 6: The Site in Nasugbu, Batangas
38

PAGE
Location Plan
Figure 7: Location Plan
Site Photo and Analysis
Figure 8: Panoramic view of the Site taken from the Southwestern part of the
site
39

PAGE
Figure 9: Panoramic View of the Site from the Front
Figure 10: Panoramic view of the Site taken from the Northwestern part of
the site
Figure 11: Panoramic view of the Site taken from the Southeastern part of
the site
4.2.3.1.10.
Prominent Vision lines /
Visual linkages
40

PAGE
Figure 12: View of Mount

Batulao
4.2.3.1.11.
Air
quality
Sensuous Qualities
Air Quality
such
as
air
pollution
contributes
to
cardiovascular respiratory diseases. A key measurement of air

pollution is total suspended particulates (TSP), small solid and
liquid particulates such as dust, smoke, soot, and acid fumes.
These particulates are usually produced by motor vehicles and
fuel-burning facilities. The acceptable level of TSP is 90
g/Ncm(micrograms per normal cubic meter).
Based on the 2009 National Air Quality Status Report of the
EMB, from the period of 2004 to 2007, the Total Suspended
Particulates (TSP) level, particularly in Batangas,is within the
standard for ambient air quality. Its TSP is at its peak on January
2010.
Land Quality
Based on the soil conducted by the Bureau of soils of

province of Batangas, the soil of Barangay Natipuan is classified
as Taal Sandyloam.
41

PAGE
Taal sandy loam is under the taal series. Soil came from
volcanic ejects.
The site which has a total sandy loam is underlying relief.
The location of the project being near to the water zone which is
river part of the projects site is near the body of water is
belonging to the severe eroded areas. The capacity of soil
present existed, has an allowable bearing capacity of 200 psf.
Underlying Soil
The characteristics of the underlying soil of the site have
an important role in the design. Knowledge of soil type and
characteristics provide some guiding principles in selecting and
recommending the various uses of land.
The soil of taal sandy loam series has the following
characteristics
which
will
be
useful
in
the
planning
considerations.
Surface soil is grayish brown to light gray when dry,

dark brown to nearly black when wet.
It is loose and structure less
Sandy loam to loam
Depth is 100-200 centimeters
Substratum is brown
42

PAGE
Light gray volcanic relief.
Water Quality
The Nasugbu Water District or NAWAD supplies water to its

beneficiaries by pumping from ground water deep wells thru the
following distribution system thru the financial assistance of the
Local Government Funds.
4.2.3.1.12.
Traffic Factors
Restriction due to traffic congestion
Based from the observation of the researcher during the

last site visit last August 20, 2015, it is noticeably that there is no
traffic
light
installed
in
the
roads.
However,
there
were
pedestrian lanes available for the people near the site to cross.
Although there is no traffic in the area and two or three vehicles
passes every other 5 minutes, the chance of vehicular accidents
is relatively small except for those irresponsible drivers who
drove at night. One of the changes the project may bring in the
future is the increase of traffic congestion, thinking that the
project will bring additional population on Nasugbu.
Mass transit accessibility
43

PAGE
via Tagaytay City. From Batangas City (the provincial capital), its
distance covers about 70 kilometers.
Several bus services provide transportation to and from
Nasugbu. Jeepneys from Tagaytay City also enter and leave the
town at a scheduled time. Within the town, tricycles are the main
mode of transport.
From Manila via SLEX STAR Tollway
STAR Tollway has exits which will lead to the town of Sto.
Tomas, the city of Tanauan, and then the town of Malvar.
Directions above lead to the eastern part of Batangas. If
one wish to go to the other side of the province where some of
the other beaches are located, below is the road guide.
From Manila via SLEX Tagaytay City
From SLEX, take the Sta. Rosa toll exit, turn right to reach
Silang, Cavite then Tagaytay City.
The town of Nasugbu, Batangas comes after Tagaytay City.
Turning left after the boundary of Batangas and Cavite will lead
to Diokno Highway the access to the towns of Calaca, Lemery,
Taal, and San Luis.
Getting around Batangas can be done mostly by land
transport (except for the town of Tingloy the only island
44

PAGE
municipality, and the other islands of the province). You can
roam around Batangas through bus, jeepney, or tricycle.
Bus lines with routes going to and from Batangas are
DLTBCo, ALPS, SUPREME Bus Lines, Dela Rosa Transit, JAC Liner,
and Batangas Starexpress.
Batangas Seaport Terminal, located in Brgy. Sta. Clara in
Batangas City, is where you can reach the other half of Southern
Luzon composed of the island provinces of Mindoro, Marinduque,
and Romblon.
Figure 13: Transportation

Routes
45

PAGE
4.2.3.2:
Cultural Profile
4.2.3.2.1.
Residents
and
User
Population
Demography
Ethnic groups
Most of the people in Nasugbu are Tagalogs. In recent
years, there's been a noticeable increase of Visayans in
Barangay Wawa and other barangays.
Languages
The main language spoken is Tagalog, and a significant
number now speaks Cebuano. Due to the historic relevance of
the town, a small number of families speak Spanish. Many
among the educated class speak English.
Religion
A great majority of Nasugbugueos are Catholics. Although
there is a legislated separation of church and state in the
Philippines, the town fiesta on December 3 is a holiday. Nasugbu
is also one of the most important centres of the Roman Catholic
Church in the Archdiocese of Lipa. Though officially called
Vicariate I, it is sometimes called the Vicariate of San Francisco
Xavier in honour of the town's patron saint. Some barangays
have their own respective patron saints and celebrate a feast
46

PAGE
day other than that of St. Francis Xavier's. It is to be noted that
San Lorenzo Ruiz is now also a patron saint of Nasugbu. The
minority belong to other minor religions like the indigenous
Iglesia ni Cristo, The Church of Jesus Christ of Latter-day Saints
Born Again and UCCP
Social Structure
Population Trend
Nasugbu exhibited its peak of growth rate during 1918,
reaching 5.73%. Although it also experienced a decrease in its
growth rate from this point & then became relatively stable.
Nasugbus population growth is still expected to increase since it
is now proclaimed a Tourism Zone.
Population Projection
The Nasugbu projected population is 128,241. One reason
for the apparent increase is the immigration of business
investors & settlers due to its potential for business development
since it was classified as a Tourism Zone. Aside from it is also
perhaps due to the designation of the province as one of the
Regional Agro- Industrial Centers (RAIC) of the country & its
inclusion in the CALABARZON SPECIAL DEVELOPMENT PROJECT.
Household Population
47

PAGE
The household number is also increased. This because that
people are residing to the municipality where probable reasons
would be the availability of goods and services as well as a good
natural
environment
and
good
environment
for
business
ventures/opportunities.
Nasugbu is characterized with an average household
number of 602 meanings there is an average of 4-5 persons per
family.
Table 5: Summary of Household in Nasugbu

Villages
Subdivision (Approved by Sangguniang Bayan)
10
Education
Basic Statistics
All levels of education are available in the various learning
institutions located in the municipality. Total enrollment for SY
2012-2013 were registered at 34,955 wherein 28,361 were in
public schools while 6,594 was in the private schools.
Table 6: Summarize Statistics of School within Nasugbu
Schools/Institution
Elementary
Secondary
Public
Private
32
12
10
9
48

PAGE
Tertiary
1
2
Technical/Voc.
2
Municipal Library
1
DepEd Library Hub
1
Table 7: Healthcare Facilities
Facility
No.
Rural Health Unit

Brgy. Health Station
Hospital
Lying-in Clinic
Private Clinics
Health
2
41
3
5
7
Facilities
The delivery of
primacy health care
services is being undertaken by the municipal health office which

provides medical and dental services to the 42 Barangays.
Economic Structure
By virtue of Presidential Decree 1520, former dictator

Ferdinand Marcos declared some areas of the municipality as a
potential tourism area. Thenceforth Nasugbu had a tourism
industry known primarily for its beaches. Before Boracay and
other places became fashionable, Nasugbu was one of the
traditional destinations tourists headed during Holy Week and
other holidays.
Some
economic
highlights
are
the
development
of
Nasugbu's agro-industrial industry (feed mills, meat processing

and poultry-growing) by building more farm-to-market roads.
49

PAGE
Being a coastal municipality, Nasugbu is also rich in fishery
resources from freshwater to marine resources.
Table 8: Land area, volume of Production by Crop
Crops
Sugarcane
Rice
Corn
Fruits
Vegetables
Rootcrops
Black pepper
Coffee
Coconut
Area Planted (Has.)
Production (MT.)
3,600
2,094.28
410
1,250
75
102
16
135
1,233
28,800
7,927
1,164
62.50
1,125
1,224
16
135
5079.76
Political Structure
Under the direct supervision of the municipal mayor is the

local government of Nasugbu. It composed of fifteen (15)
departments. The municipal government of Nasugbu has 50
plantilla positions. While the office of the Municipal Mayor
oversees fifteen (15) departments; each department
complemented with its own staff and department head.
50

PAGE
Chart 1: Organization Structure
51

PAGE
4.2.3.3:
Technical Description
Point
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
Lot Bearing
N 26 deg 25 E
N 37 deg 30 E
N 37 deg 30 E
S 24 deg 29 E
S 26 deg 54 E
S 48 deg 38 E
S 43 deg 23E
S 88 deg 31 E
S 57 deg 50 E
S 20 deg 34 E
S 9 deg 00 W
S 54 deg 36 E
S 19 deg 09 W
S 30 deg 37 E
S 41 deg 00 E
S 53 deg 47 E
S 36 deg 55 E
S 00 deg 13 E
S 00 deg 13 E
S 00 deg 12 E
S 35 deg 46 E
S 15 deg 55 E
S 5 deg 03 W
S 2 deg 13 W
S 24 deg 16 E
S 79 deg 03 W
N 76 deg 54 W
S 88 deg 24 W
S 16 deg 27W
S 62 deg 05 W
S 28 deg 04 W
N 62 deg 44 W
S 83 deg 34 W
S 46 deg 12 W
S 10 deg 08 W
S 43 deg 52 W
S 6 deg 30 W
S 0 deg 59 W
Length (in meters)

2918.39 m
207.00 m
207.58 m
62.99 m
80.96 m
78.88 m
95.50 m
53.17 m
26. 65 m
24.28 m
24.82 m
19.80 m
38.67 m
36.58 m
88. 79 m
54.34 m
80.23 m
18.33 m
15.30 m
8.79 m
101.65 m
30. 81 m
50.61 m
44.77 m
39.08 m
30.49 m
91.20 m
17.64 m
30.89 m
25.10 m
51.49 m
44.56 m
24.00 m
17.60 m
25.48 m
40.20 m
54.00 m
30.89 m
52

PAGE
39
S 3 deg 48 E
64.63 m
40
S 20 deg 54E
39.44 m
41
S 7 deg 12 E
53.11 m
42
S 83 deg 23 E
6.95 m
43
S 28 deg 29 W
44.61 m
44
S 62 deg 30 E
14.90 m
45
S 45 deg 46 W
25.47 m
46
S 13 deg 41 W
61.88 m
47
S 52 deg 37 E
33.29 m
48
S 70 deg 04 W
29.71 m
49
S 38 deg 53 W
30.55 m
50
N 19 deg 54 W
202.35 m
51
N 20 deg 49 W
392.30 m
52
N 20 deg 58 W
191.42 m
53
N 73 deg 48 E
8.78 m
54
N 2 deg 11 E
5.25 m
55
N 24 deg 20 E
6.89 m
56
N 28 deg 16 W
43.81 m
57
N 17 deg 29 W
17.54 m
58
N 52 deg 48 W
14.01 m
59
N 1 deg 19 W
19.24 m
60
N 25 deg 14 W
12.19 m
61
N 15 deg 15 W
15.43 m
62
N 12 deg 21 E
23.72 m
63
N 8 deg 36 W
15.60 m
64
S 64 deg 43 W
43.31 m
65
N 34 deg 09 W
48.55 m
66
N 35 deg 56 W
24.20 m
67
N 65 deg 15 E
16.81 m
68
N 35 deg 39 W
16.80 m
69
N 58 deg 51 E
5.64 m
70
N 29 deg 19 W
9.21 m
71
S 81 deg 44 W
9.95 m
72
N 26 deg 48 W
10.98 m
73
N 74 deg 27 W
12.46 m
74
N 27 deg 35 W
20.86 m
75
N 65 deg 13 E
5.32 m
76
N 22 deg 29 W
8.68 m
77
N 72 deg 31 E
18.70 m
78
N 18 deg 44 W
17.47 m
79
S 63 deg 00 W
29.80 m
80
N 17 deg 44 W
34.72 m
53

PAGE
81
S 63 deg 42 W
3.84 m
4.2.3.4:
Synthesis
SWOT Analysis
Table 9: SWOT Analysis
54

PAGE
4.3.
SPATIAL ANALYSIS
4.3.1.
User Analysis
1. Primary User the primary user of the project are the

retirees in the Philippines and abroad. They are subdivided
into four categories:

Early retirees (below 50-60) retirees who retire at an early
age to enjoy life beyond.

Active retirees (60-75) retirees who live independently
responsible for their own house cleaning, repairs and can
manage everyday task on their own.

Assisted retirees (75-85) retirees who needs congregate
care facilities and daily task assistance

Hospices (85 and above) retirees who needs a special
healthcare assistance and instrumental services

2. Secondary User consist of employees who give services to
the community. This includes the administrators, office
staffs, maintenance, security, medical personnel, care
givers, businessman, relative of relative of retirees and
tourist.
4.3.1.1.
Organizational Profile of Users
Chart 2: Organizational
55

PAGE
4.3.1.2.
Functional Charts
56

PAGE
Chart 3: Functional Chart
4.3.1.3.
User Behavior Analysis
57

PAGE
4.3.2. Definition of Space
1. Lobby- A room providing space out of each one or more
other rooms or corridors/hallways lead, typically situated
near the entrances of the public buildings.
2. Lounge/waiting area- A space provided for visitors to sit
and relax.
3. Reception Area- An area where the guests or visitors
identify themselves in order to stay in the place.
4. Information and Check-in Area- This is a place provided
for the guests and visitors to ask questions and information
about the place; check-in area is where the baggage are
deposited.
5. Records Section- A space provided to store records and
documented information.
6. Admission department- Is a department where granting
the permission allowing someone to enter and stay
7. Chief Administrators Office- An office provided for the
head of the administrator where consultation, approval and
monitoring happens
8. Assistant Administrators Office- An office provided for
the assistant administrator to do works like consultations
and clerical
58

PAGE
9. Secretarys Office- An office provided for the secretary of
the chief and assistant administrator. Works includes
consultation, clerical, inquiry programs and seminar
10.
Toilet Facilities (Male and Female) -A toilet that is
available for the public to use

11.
Conference
room-
room
provided
to
held
conference or meetings
12.
Executive Directors Office- An office provided for
the executive director

13.
Assistant Executive Directors Office- An office
provided for the assistant executive director

14.
Planning Office- An office provided to the planners,
draftsman and other staffs

15.
Staffs Working Station- Designated station for
each staff to work

16.
Human Resource Office- The office charged with
finding, screening, recruiting and training job applicants, as

well as administering employee-benefit programs.
17.
Finance Directors Office- The space provided for
the finance director who is responsible for planning,

directing and controlling financial, human resources and
59

PAGE
administrative functions for the retirement community by
following community policies and procedures
18.
Cashier Section- A section where the cahiers
handles
billing
transactions
and
all
payments
and
expenditures
19.
Treasurers Office- The office provided for the
treasurer who keep the money received by the cashier in a

vault
20.
21.
Vault- The place where the money is stored

Staff Lounge- The space where staffs commonly sit
and relax during break-time hours

22.
Pantry -A small room or closet, usually off a kitchen,
where food, tableware, linens, and similar items are stored
23.
Dining Area- An area provided for eating meals,
consist of dining tables and chairs
24.
Analysts Office- An office provided for the analyst
who has expertise in evaluating investments and puts
together buy sell and hold recommendation for
securities
25.
Marketing Assistants Office- The space provided
for the assistant marketing director in assisting the
marketing director in developing marketing strategy
26.
Store Managers Office- This space is provided to
the managers of the stores in the community
60
27.

PAGE
Staff Lounge- Space provided for sitting and
relaxation during break-time hours

28.
Events Coordinator- A space provided for the
events coordinator who is responsible for organizing the
events in the retirement community
29.
Security Office- The space provided for the security
guards who is responsible on protecting the security and
safety of personnel, physical assets and information in both
physical and digital form
30.
CCTV Monitoring
Department-The
place
to
monitor public areas in order to deter crime and to secure

the safety of the residents and personnel
31.
Supervisors Office- The space provided for the
supervisor who has the authority in the maintenance
department
32.
Janitors Quarter- This quarter is provided for the
janitors to sleep and change clothes
33.
Automotive Service Office-This is where cars and
vehicles are repair
34.
Water Vehicle
Maintenance-
The
place
for
repairing and maintenance of water vehicle

35.
Electrical Engineers Office- The space provided
for the electrical engineer who has the expertise in
analyzing all the electrical layouts in the retirement
community
61
36.

PAGE
Plumbers Office- A place provided for the plumber
who has expertise on plumbing system

37.
Mechanical Engineers office- A place provided for
the mechanical engineer who is expert on mechanical
system in the retirement community
38.
Electrical room- Where all the electrical equipment
are found
39.
Mechanical Room- a room or space in a building
dedicated to the mechanical equipment and its associated
electrical equipment
40.
Filtration Room- a room in which the concentration
of airborne particles is controlled to specified limits.
Eliminating sub-micron airborne contamination is really a
process of control
41.
Waste Disposal Room- A place where waste are
disposed
42.
Maintenance Equipment Storage Room-where
maintenance equipment is stored
43.
Art Classroom- a classroom intended for art like
sculpture, painting, etc.
44.
Music and Dance
Room- space provided for
learning music and dance lessons

45.
Computer Laboratory - place for learning computer
lessons
46.
Audio Visual Room- place where both sound and
visual components such as slide-tape presentations. A
room with 50-seat capacity is equipped with overhead
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projectors, multi-media, internet access unit, television set
and other visual components
47.
Wellness and Exercise Classroom- a place where
Yoga and some exercise are teach
48.
Library- a place with collection of sources of
information and similar resources, made accessible to a
defined community for reference or borrowing
49.
Arts and Crafts- place intended for those who are
interested in crafts making
50.
Multi-Purpose Hall- is a large room flexible enough
to host several events like gatherings, conference/seminar,
and any multitude events
51.
Dining Hall- a large space provided for eating meals
52.
Dance Hall- a large space provided for dancing
53.
Kitchen- is a room or part of a room used for
cooking and preparing food in a house or in a commercial
establishments
54.
Storage- a place for storing goods and equipment
55.
Cocktail Bar- an area where you can buy drinks,
liquor and wine
56.
Card games/Bingo room- a space provided for
playing cards
57.
Karaoke Bar- a bar that holds karaoke sessions and
sing along
58.
Locker room- a place design for the user to put
their important things inside a box-type cabinet with a
padlock
63
59.

PAGE
Gym- an area for keeping fit and doing exercise
routines
60.
Wellness and Spa- is a place for reflection and
relaxation and finding harmony for body, mind and soul.
61.
Salon- a place provided for beauty sessions like
haircut, manicure and pedicure, hot oil, and any other
beauty treatment
62.
Barber Shop-a place design for haircut specifically
males haircut
63.
Shower room- a place provided for taking quick
showers
64.
Theatre Staff Office- an office design for the
theatre staffs to do their works in managing and keeping
the theatre
65.
Staff office- an place provided for the staff, serves
as their station
66.
Projector Room- a space provided for the projector
and the technical staff who will operate during movie
session
67.
Lighting and Control Room-a room where lighting
and control system is equipped
68.
Snack Area- a place for eating snacks and any food
69.
Rentable Spaces- a space in a building that may be
leased or rented to tenants
70.
Accessory shops-
are
subordinate and supplementary
the
shops
which
are
64
71.

PAGE
Concessions/Dining shops- this refers to the
different types of restaurants available in a commercial

building
72.
Retail Managers office- a space provided for the
retail manager to manage and control the financial status
of the retails
73.
Outpatient- is a place that provides care and
diagnosis to those patients that do not need to stay
overnight
74.
Emergency Department- the department of a
hospital responsible for the provision of medical and
surgical care to patients arriving at the hospital such in
need of an immediate care.
75.
Radiology Department- a space provided for the
medical specialty that uses imaging to diagnose and treat
diseases seen within the body
76.
Administrative Spaces- spaces provided to cater
all
activities
related
to
organizations
or
business
administration and management

77.
Independent Living (House)- houses provided for
those who can take care of themselves without needing
care from the other people
78.
Assisted Living (House)- houses provided for
those who are in need for assistance in daily living
79.
Employees Quarter- a living quarter for stay in
employees
65
80.

PAGE
Hospice- housing provided for those who are in
need of total assistance in daily living and should be

monitored
4.3.2.1.
Summary of Spaces
Table 10: Summary of Spaces

SPACES
ADMINISTRATI
ON
FUNCTION
A place provided for people
who provide administrative aid
in five areas of a business:
information management
systems, human resources
payroll, acquisition and
communication.
A place provided for enforcing
laws and has the authority and
responsibility for the daily
administration of the
department
a department that manages the
financial needs of the
community
AREA
2130.51 sq. m
MARKETING
DEPARTMENT
A department who is
responsible on developing
marketing strategies and setting
goals for the community to met
309.47 sq. m
MAINTENANCE
DEPARTMENT
The department responsible for

maintaining and keeping the
community safe and secured
593.10 sq. m
LEARNING
CENTER
A place to learn and enjoy new

things
1751.13 sq. m
EXECUTIVE
DEPARTMENT
FINANCE
DEPARTMENT
281.58 sq. m
281.58 sq. m
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CLUBHOUSE
Is a stimulating and
6433.73 sq. m
creative environment for
locally-based but
internationally-minded
individuals and serves as
meeting place
MOVIE
A place to watch shows and
742.13
THEATRE
movies with great speakers
surrounds
SPORTS
An area where sports are
3137.4 sq. m
FACILITIES
located and design to give
leisure to the residents of the
community
SHOPPING
CENTER
A place provided for shopping,

lunch out and hang outs
1133.35 sq. m
MEDICAL
FACILITIES
Provide medical assistance to

the residents of the community
1917.89 sq. m
RESIDENTIAL
A zone intended for living

purpose
30554.46 sq. m
ECUMENICAL
CHURCH
A place to worship
4.3.2.2.
Space Program
1470 sq. m
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PAGE
Table 11: Space Program
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PAGE
69

PAGE
70

PAGE
71

PAGE
4.3.2.3.
Accessibility Matrices
Legend:
Figure 14: Matrix Diagram of Buildings in the Site
Figure 15: Matrix Diagram of Administration building
Figure 16: Matrix Diagram of Recreational

Buildings
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PAGE
Figure 17: Matrix Diagram of the Residential
Figure 18: Matrix Diagram of Geriatrics
4.3.3.
Building Technology and Utilities

4.3.3.1.
Type of Construction
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PAGE
The types of construction that are going to be used are according
to the National Building Code:
Type III- shall be of masonry and wood construction.

Structural elements maybe any permitted by this Code,
provided that the building shall be one-hour fire-resistive
throughout. Exterior walls shall be of incombustible fireresistive construction.
Type IV - shall be steel, iron, concrete, or masonry

construction and walls, ceiling and permanent partitions
shall be of incombustible fire-resistive construction, except,
that permanent non-bearing partitions of one-hour fireresistive construction may use fire-retardant treated wood
within the framing assembly.
4.3.3.2.
Method of Construction
Architectural Solution
Before making any plans for the project, there are things to
be considered like site investigations and ocular inspection that
needs to be done to determine the possible solutions to the
problems that might be found during site investigation and
ocular inspection. This is executed due to the needed area of the
retirement community and its facilities.
Construction Materials:
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PAGE
Walling materials
Along walking routes avoid very abrasive wall finishes,
such as textured concrete, exposed brick or profiled wood
however, smoothness of a wall surface will affect its glare,
acoustic quality and ease of maintenance. Choose those walls
that will offer the right amount of smoothness that will not cause
glare.
The use of textural contrast can help identify primary
routes and functional areas. The chair rails and changes in wall
finishes can help define routes and areas.
Floor materials
Avoid glossy floor, because it create glare and can bring
serious problem, particularly for older people. In order to avoid
this, changing glossy surfaces to matte surface should be applied
to the structure. However, smoother floor finishes require less
effort to walk or wheel across than textured finishes although
very smooth finishes can be hazardous. Materials that reduce the
level of effort include hardwood, laminate, vinyl, PVC, resin,
ceramics, cork and linoleum. The smoothness of flooring will
affect its slip-resistance, glare, tactile identification, acoustic
quality and ease of maintenance.
Ceiling materials
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PAGE
The Novabond Aluminum Composite Panel (ACP) is a
lightweight and durable material for ceiling that offers decorative
and
architecturally
pleasing
ceiling
infills
and
features.
Suspended acoustic tile or panel are extensively used in public

areas and meeting rooms in the plenary hall plaster maybe
applied in situ to suspended mesh, frame-shaped to required
ceiling contours. Ceilings are designed in the form of suspended
panels which can be raised or lowered and tilted to alter their
reflection properties.
The visual and photometric feature of ceiling becomes
increasingly important as the room height reduces or the area
increases bringing a greater area of the ceiling into the normal
field of the vision. The ceiling decoration and fitting should be
non-secular to avoid reflection of light from the stage lighting
and projection.
Structural Solution
Prefab Construction
Prefabricated Construction or modular construction is a
method that controls construction costs by economizing on time,
wages, and materials. The speed of construction using prefab is
increased since no curing period occurs. It helps to use locally
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PAGE
available materials with required characteristics like lightweight;
easy workability, thermal insulation, non-combustibility, etc.
Figure 19: Presentation of Prefab Construction
4.3.3.3.
Utilities
Electrical Requirements
Consider the number and distribution of power points for

specialist equipment, cleaning and local lighting, and the size
and location of distribution. Spaces must include:
Electrical Room
Electrical Meter
Generator
Transformer
Service Entrance
The format of the installation layout of the electrical circuits

will be commonly in two types; one for power and the other is for
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PAGE
lighting. Power circuitry will be place in the walls of the structure
for easy connection of additional expansion of its circuitry. This
kind of circuitry needs a much larger wires for higher electrical
current loads for multiple advance treatment facilities. While on
the other hand, lighting will be installed in the ceiling where the
most of the lighting apparatus are placed.
The services top is connected on a pole with overhead electric
lines. Cable that will be used are pre- assembled, real high
quality, water proofed, fabricated kind of cables wrapped
together with the total metallic tape and suspended by hook
from the pole. As stated, two (2) types of circuitry were used as a
main reference in electrical outline for proper arrangements of its
equipment and machineries that will be accordance to the plan.
The outlets shall be placed in a convenient height for person
sitting in a wheelchair and older people whose bending reach is
limited.
Sanitary Requirements
Consider requirements, including:
Proper layout connection of water supply, drainage, and

sewer lines
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PAGE
Position and space for water tank(s) including main water
supply, overflow necessities and insulation as well as
access and maintenance.
Position and size of water pipes and distribution around the

building.
Position and size of soil-vent pipes in relation to sanitary

installations and floor gulleys.
Position and size of internal and external manholes,

including connections to existing foul and surface-water
sewers.
Position and size of rain water down pipes and gulleys, and
surface water gulleys to outdoor areas.
Water supply for sprinkler system and hose reels.
Mechanical Requirements
Mechanical requirements shall include solar panels to be

located at the southern orientation of the roof to receive the
most sunlight from sun rise to sun set. The solar panel aims to
distribute electricity for the boiling of filtered water and lights
during the night.
Acoustics
Requirements
and
Lighting
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PAGE
Designing for Acoustics and Lighting should be carefully
considered when it comes to planning for retirees and older
people. Since older people are less capable of producing loud
speaking voice, the party walls shall be hollow and light
materials. While, natural lighting shall be equally proportion to
the needs of the elder, since most of them are having hard times
to see in bright lights.
Lighting contributes greatly to the ambiance and aesthetic
quality of the home, and provides light for paths of travel, safety
and security. Appropriate lighting is particularly important for
people who are deaf or hard-of-hearing, as it makes lip-reading
easier. The use of dimmer switches is an excellent way to adjust
a rooms ambience while still allowing the space to be brighter
for those who need it.
For maximum safety, lighting should be bright and
consistent especially along hallways and at stairs. To enhance
safety and convenience, consider providing permanent nightlighting along hallways at bedrooms and bathrooms. Linear LED
lighting is a good choice for this type of lighting.
4.3.4.
Survey Analysis
Findings and Discussion
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PAGE
Due to lack of statistical data, a questionnaire survey is
conducted in Kaylaway, Nasugbu with 30 respondents to obtain
the
information
needed
for
the
project,
the
retirement
community. With the residents permission, the questionnaires

were given and 24 questionnaires were completed at the end of
the day, providing an overall response of 80%.
Figure 43 provides the respondent demographics in terms
of gender and age. The majority of the residents who participate
(50%) are 30 years old and below. An 8.33% of 41-50 years
which is 2 out of 24 is the least numbered of respondent who
participated.
Age and Gender of the Respondents

60
50
50
40
30
20
29.16
20.83
25
12.5 12.5
10
0
30 and below
16.67
8.33 8.33
31-40
Total
41-50 0
Female
Male
Figure 20: Demographics of the Respondents
8.33 8.33
50 and above
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PAGE
The questionnaire survey is a 15 items question that can be
answered 4-5 minutes. The first question is to identify how many years
a respondent have lived in Kaylaway, Nasugbu which will give an idea
for the researcher whether Nasugbu is a nice place to live or not.
Based on Figure 44, the number of respondent who have live
20+ years in Nasugbu is about 45% which is 11 out of 24 respondents.
This only means that Nasugbu is a good and nice place to live in
because the respondents had managed to live that long. However, a
total of 4.17% (1 out 24 respondents) is new to Nasugbu.
num ber of years lived in kaylaway nasugbu

0-5 years
5-10 years
10-20 years
20+ years
4%
17%
46%
33%
Figure 21: Graph presenting the number of years lived in Kaylaway, Nasugbu
With these results, the need to identify the things that make the
respondents to stay longer in Kaylaway is highly needed to be
analyzed by the researcher. The second question will provide the
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PAGE
researcher the reason why the resident of Nasugbu stay longer,
because the question ask will identify the things needed most in living
in Kaylaway, Nasugbu.
Table 12: Mostly needed in living in Kaylaway, Nasugbu

What do you need
most in living in
Kaylaway, Nasugbu?
RANK
Ave.
Small
town
9
9
3
2
convenience
The cost of living
1
3
1
8
Medical facilities
0
1
2
10
Caring community
4
3
14
3
Peaceful
10
9
4
1
neighborhood
The most needed in living in Kaylaway appeared to
5
1
2.04
12
11
0
0
4.25
4.29
2.67
1.83
be the
medical facilities and next is the cost of living. Medical facilities in

Nasugbu are not too many yet not too few, but there are certain things
that hinder some residents to avail medical support at the right time.
One reason is that the proximity of the medical facility is a bit far away
from the residents and next is the money issue, which is why the cost
of living comes next to the medical facilities. Most of the older adults
have answered medical facilities and cost of living because the other
three might be needed too but the most is healthcare and money. Few
of the young adults have to choose the small town convenience
because they still dont realize how hard it is to earn money not until
they reach the right age where they have to work harder and harder
(Refer to Table 12).
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PAGE
Table 13: Least needed in living in Kaylaway, Nasugbu
What do you need
least in living in
Kaylaway, Nasugbu?
No activities for
young/
Adults
Lack of Housing
Feel
unsafe
sometimes
Unemployment
Community
not
keep clean
RANK
Ave.
3.13
6
4
9
4
5
6
3
8
1
2
2.33
3
0
9
1
8
2
5
4
2
17
0
4.125
2
Based on the result listed on Table 13, unemployment is least

needed in Kaylaway, Nasugbu, which means that unemployment is
happening in Nasugbu. A lot of the resident in Nasugbu works on two
jobs to earn money to pay their bills because farming and fishing is not
enough for them to earn the right amount of money.
Activities for young/adults is least needed because the residents
in Kaylaway is socially inclined persons. They are living close to each
other and that chatting and conversations happen along but not social
activities that will enhance them physically and mentally.
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Would you recommend Kaylaway, Nasugbu as one of the best place to live in?
4.17
No
95.83
Yes
0
20
40
60
80
100
120
Figure 22: Percentage of people recommending Kaylaway as one of the best place to
live
85

PAGE
(See Figure 45) Majority of the respondents will recommend Kaylaway,
Nasugbu as one of the best place to live. It is the perfect place for the
perfect climate that is not too hot yet not too cold. The primary living
in Kaylaway is agriculture. A lot of people were engaged in farming and
fishing and the beach is the number one attraction in Nasugbu that has
lured
thousands
of
tourists
with
its
white,
fine
sand.
Would you like to live with your grandmother/grandfather?

No Answer
25
No
16.67
Yes
58.33
0
10
20
30
40
50
60
70
Figure 23: Percentage of Respondents who are willing to live with their grandparents
The results from above bar graph, Figure 46, show that most of
the young adults are willing to live with their grandparents showing
that one Filipino character, being a family-oriented. Most of the
Filipinos are extended family; they live with each other till the last
generation. However, this trait might change because of the presence
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PAGE
of retirement community that will help retired people to enjoy life at its
fullest. As young adults, we have no right to prohibit our grandparents
to experience those nice things a retirement community can offer
because even do so much love is there, a blank space will be filled by a
retirement community and that is well-being and social relation for the
people they can relate.
More than 58% is willing to live with their grandparents but a
total of 16.67% doesnt want to live with grandparents, and a total of
25% has no answer to question 5, which is composed of the 31 years
old and above respondents. However, the next question is intended for
the retirees or for those who are willing to retire at an early age. In this
question, the researcher will identify the status of the respondents
aged 31 and above in terms of living.
If you are a senior citizen, do you live alone?

No
12.5
Yes
58.33
0
10
20
30
40
50
60
70
Figure 24: Percentage of Respondents who are living alone
There are 58% of the respondents who are living alone, but this
58% are not all senior citizen rather those who are from 31 years old
and above. This is due to a growing number of early retirees who
retired early to enjoy life at an early stage because they wanted to
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PAGE
have longer years to enjoy what they have. But 12.5% respondents are
not living alone and might be living with their sons and daughters or
grandchildren. However the remaining 29.17% is composed of the 30
years old and below respondents who did not answer the question.
The next question will only prove that Filipinos are kind and
respectful citizens of the Philippines. It will identify the percentage of
how well is the old people treated in Kaylaway, Nasugbu. (See Figure
48)
Are the elderly people treated well in your community?

No 0
Yes
100
0
20
40
60
80
100
120
Figure 25: Percentage of how well the old people treated well in the community
A total of 100 % says that old people were treated well in the
community of Kaylaway, Nasugbu. If there are neglect and abuse
present in the community which some of the respondents are trying to
hide, we dont even know but at least we know that there people who
treats old people well. And that was one way of identifying the safety
of the retirees in Kaylaway. It only means that it is safe to open the
employment of the future retirement community to the community of
Kaylaway to help them overcome unemployment.
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PAGE
Do you know what a retirement village is?

No
29.17
Yes
70.83
0
10
20
30
40
50
60
70
80
Figure 26: Percentage of Respondents with knowledge about Retirement Village
There are more than 70% of respondents who said yes on

question number 8. So it means that about 70% knows what a
retirement village is. This only shows that the people of Nasugbu will
not be surprise if ever the retirement village will be put up in Kaylaway,
Nasugbu.
Are you aware about foreigners planning to retire in the Philippines?

No
58.33
Yes
41.67
0
10
20
30
40
50
60
70
Figure 27: Percentage of Respondents who are aware of foreigners planning to retire
in the Philippines
We all know that foreigners love to visit in our country. Some are
travelling now and then for business trips and vacation. Philippines is
being known for the pristine beaches that foreigners love and people
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PAGE
that are hospitable. These were only few of the reasons why some of
the foreigners would decide to stay for retirement. In a survey being
conducted, the number 8 question asks the respondents if they are
aware about foreigners plan to retire in the country. The result is, there
are 58.33 % of the respondents who were not aware of the foreigners
plans to retire in the Philippines and 41.67% of respondents who were
aware.
Are socially inclined person?

No
12.5
Yes
87.5
0
10
20
30
40
50
60
70
80
90
100
Figure 28: Percentage of Respondents who are socially inclined person
Filipinos are very sociable person. The answers from question number
10 will prove how sociable Filipinos are. In the area were the survey
has been conducted, a total of 87.5 % said that they are socially
inclined person, that is 21 out of 24 respondents. However, a 12.5% of
respondents said that they are not making it 3 out of 24.
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PAGE
If ever the municipal is planning to promote the place as one of the retirement haven in the Philippines, would you agree with it?
No
12.5
Yes
87.5
0
10
20
30
40
50
60
70
80
90
100
Figure 29: Percentage of Respondents who would agree in promoting Nasugbu as one
of the retirement haven in Philippines
With the involvement of the local government (see Figure 52), 87.5% of
the respondents agree, if ever the municipal is planning to promote
Nasugbu as one of the retirement haven in the Philippines. But a total
of 12.5% of the respondents did not agree with the municipal.
Are you ready for the changes it will bring to your place?
No
29.17
Yes
70.83
0
10
20
30
40
50
60
70
80
Figure 30: Percentage of Respondents who are ready for the changes
Retirement village in the Philippines is relatively new that some of the

Filipinos wont accept the fact that this type of housing exist. However,
due to the idea that older people needs a community that will meet
their needs and due to the unemployment that causes Filipinos to go
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PAGE
out of country to work leaving growing old parents with the
grandchildren, a retirement village is accepted to some of the Filipinos.
A total of 70.83% of the respondents said that they are ready for the
changes retirement village will bring to their place especially to the
economic status of the place. According to one of the staff in the
municipal, if retirement will ever be put up in Nasugbu, this will uplift
the economy of Nasugbu as well as the tourism.
If given a chance, would you allow the construction of retirement village in your place?
No
12.5
Yes
87.5
0
10
20
30
40
50
60
70
80
90
100
Figure 31: Percentage of Respondents who would allow the construction of retirement
village in Kaylaway, Nasugbu
Because majority of the respondents are ready for the changes the
retirement village will bring to Nasugbu, a total of 87.5% will allow the
construction of retirement village in the future, which only means that
the proposal can happen in the future.
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Does anyone in your household work outside of Nasugbu?

No
62.5
Yes
37.5
0
10
20
30
40
50
60
70
Figure 32: Percentage of Respondents who work outside of Nasugbu
Unemployment is one of the biggest problems the country is facing in,

especially to those persons who are living in the city. However, this
problem is also happening in rural areas like Kaylaway, Nasugbu. A
number of people were working outside Nasugbu to meet their daily
needs for living. According to the survey, a total of 37.5 % were
working outside of Nasugbu and a total of 62.5 % were not. 32.5 % is 9
out of 24 respondents, however, out of those 62.5% is not considered
to be working because some of the respondents did not write what
their occupation and their household is.
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Are you willing to let your grandmother/grandfather stay in a retirement village where medical facility is available to care for them?
No 12.5
Yes
87.5
0 10 20 30 40 50 60 70 80 90 100
Figure 33: Percentage of Respondents who are willing to let their grandparents stay
in a retirement village
The last item in the questionnaire showed the number of respondents

who are willing to let their grandparents stay in a retirement village. A
total of 87.5% respondents are willing to let their grandparents stay in
a retirement village however there are 12.5% of respondents who
wouldnt, which only shows the family-oriented traits of the Filipinos.
Conclusion
`Therefore I conclude that 20+ years of living in Nasugbu is long
enough to prove that Nasugbu is one of the nice place to live in the
Philippines which is good for the retirement community especially the
way people treats the old people in their town. The researcher has
analyze the most and the least people of Kaylaway needs in a town in
order to live longer in the place and wont consider moving out.
According to the survey conducted, availability of medical facilities is
most needed second is the cost of living. Medical support is very
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PAGE
important for the residents of the town, without this, diseases and
health problems wont be cured and might be the cause of the
decrease of the population because many people would die. However,
healthcare facilities should be provided when planning for a retirement
community. The cost of living is the next most needed in Kaylaway,
Nasugbu. Kaylaway is in a rural setting and the daily expenses of the
people here is lower than those living in urban areas. However, the
least needed in Kaylaway is unemployment. Farming and fishing is the
primary means of living in the place but it will not provide enough
money to pay the bills of the residents, thats why some people are
working two types of job just to meet their demands.
Money plays an important role in a persons life. Retirement
village will offer employment for the residents of Kaylaway thus solving
the unemployment issues in the place and increasing the economic
status of the place.
In terms of knowing how the respondents would allow retirement
village in Kaylaway, the result is that it is possible. Majority of the
respondents knows what a retirement is, would allow the construction
of it, and would let their grandparents stay in a retirement village.
This
survey
had
only
proven
that
proposing
village/community in Kaylaway, Nasugbu is possible.
retirement
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PAGE
4.3.5. Economics of Construction
Total land area: 435,197.00 sq. m

Land acquisition cost
Total Land Area x Land Cost per Square Meter
435,197 sq. m. x Php 250.00 = Php
108,799,250.00
Building Footprint: 50, 000 sq. m
4.3.5.1.
Building Construction Cost
Cost per square meter x Total Floor Area:

Php 25000.00 x 49,792.63 = Php 1244815750
4.3.5.2.
(435,197
sq.m
Land Development Cost
50,
000)
(5000)
Php
1925985000
4.3.5.3.
Cost of Property/Lot
Based on Tax Declaration of Real Property, the cost of

property/lot of the site for the retirement community are:
Lot T-44647 (435,197 square meters)
Assessed Value: Php 5,439,962.00
Market Value: Php 108,799,250.00
Total
Market
Value
of
Lot/Cost
of
108,799,250.00
4.3.5.4.
Total Project Cost
Property:
Php
96

PAGE
Land Acquisition Cost + Building Construction Cost + Land
Development Cost + Cost of Property/Lot= Total Project Cost
Php
108,799,250.00
1,925,985,000.00
Php
Php
1,244,815,750.00
108,799,250.00
+
=
Php
Php
3,388,399,250.00
4.3.5.5.
Amortization
Schemes/
Financial Schemes/Activity Schemes

Financial Schemes
Philippines is not an obvious retirement destination for
Westerners, especially when compared to the likes of balmy Bali,
or Malaysia which offers a world-class healthcare, with some
negative news about the Philippines more likely to reach the
foreign shores rather than foreign to reach Philippines shores.
But thousands of foreigners have in fact chosen to retire in the
Philippines, be it permanently or otherwise, just a temporary
stay.
As of September, 2013, the net enrolment with the
Philippine Retirement Authority (PRA) for Special Resident Retiree
Visas reached over 23,000 for foreign retirees and their
dependents. Four visa types are currently available from PRA, all
applicable to those aged 35 years or older.
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PAGE
Foreigners aged between 35 and 49 can apply for a retiree
visa if they can deposit a cash guarantee of at least $50,000 with
a PRA-designated bank, show proof of monthly pension remitted
to the Philippines of $1,000 (for married couples), pay an
additional deposit of $15,000 for every dependent in excess of
two, and settle all application fees and the PRA annual fee of
$60.
Part of the cash guarantee or deposit may eventually be
converted
into
investments
in
condominium
units,
which
foreigners can own in the Philippines, or in the long-term lease of

a house and lot. Other investment options include golf club
shares, house construction, leasehold rights, government-issued
bonds and shares of stocks.
Those who are 35 years old and older, and can afford only
a smaller cash guarantee of not more than $20,000, can still
apply for a retiree visa. But the guarantee or deposit cannot be
converted into any investment, and can be withdrawn only if the
visa is canceled.
The same resident retiree visa privilege is accorded to former
Filipino citizens aged 35 years or older, and foreign nationals 50
years and older who had worked for international organizations
98

PAGE
or the diplomatic service in the country. And this is for a token
visa deposit of $1,500.
Ailing retirees with pre-existing conditions and in need of
medical care services can also apply for a resident retiree visa, in
exchange for a cash deposit of $10,000 and proof of monthly
pension remitted to the Philippines equal to at least $1,500.
The majority of foreign retirees opt for the scheme that
requires nothing more than a $20,000 visa deposit, which is
intended for end-of-term obligations or visa holders 35 years or
older. Proof of monthly pension remittance is not even necessary,
but the visa deposit cannot be converted into investment and
can be withdrawn only after visa cancellation.
Atienza says the Philippine retirement visa scheme is the
most cost-beneficial in Southeast Asia and allows foreign
retirees to travel to and from the Philippines anytime. It also
gives them the option to retire permanently in the country with
the privilege to reside, work, and study in the Philippines.
Foreign resident retirees can also open a bank account,
secure a bank loan, and enjoy fewer restrictions with respect to
international financial transactions.
But the key to a final decision on whether to retire in the
Philippines is a foreigners prior experience with the country,
99

PAGE
says the Retirement and Healthcare Coalition (RHC). RHC is a
non-profit organization formed in 2007 by the European,
American, Japanese and Korean chambers of commerce in the
Philippines to promote retirement and healthcare in the country.
Activity Schemes
The retirement community will offer different kinds of
activities to the retirees to ensure the well-being of the residents
of the retirement community.
On-site Activities
Below are the activities that will be offered to the residents
in the future retirement community in Nasugbu, Batangas
Crafts making
Painting
Woodworking
Sculpture making
Gardening
Computer Training
Aerobics
Swimming
Sports activities
Tai Chi
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PAGE
Yoga
Social events and entertainment
4.3.6.
Environmental
Condition
and
Environmental Impact
Environmental Condition
The site is composed of grasslands and trees. A small
forest area which is part of the protected areas in Nasugbu is
located at the right side of the site. Several houses are near the
site. The school of Kaylaway is located few meters away. Fronting
the highway leading to main proper of Nasugbu and to Tagaytay,
the site will encounter traffic congestion in the future but as of
now traffic congestion in the area is not present.
Environmental Impact
Obviously, all kinds of development generate positive and
negative impacts on the environment. The impacts scale
depends on how the development was planned and being
managed. However, the designer provides solutions for those
impacts as
Positive Impact
The development of the project if well planned and controlled

can help maintain and improve the environment in various ways
as the following:
101

PAGE
Enhancement of different industry within the locality.
Economic growth
Increase in number of employment
Environmental quality
Negative Impact
Planning and finding solutions to make the place desirable
often have various types of undesirable environmental impacts
that includes the following below:
Circulation problem
Waste disposal
Traffic congestion
Increase of pollution
Competition to other villages
4.4.
4.4.1.
CONCEPTUAL ANALYSIS
Architectural Theories and Principles Applied in the
Design
Principles of Universal Design
1. Equitable use
The design should be useful and marketable to the people
with diverse abilities.
2. Flexibility in Use
The design can accommodate a wide range of individual
preferences and abilities
3. Simple and Intuitive Use
The use of the design is easy to understand, regardless of
the users experience, knowledge, language skills, or
current concentration level.
102

PAGE
4. Perceptible Information
The design should communicate necessary information
effectively to the user, regardless of ambient conditions or
the users sensory abilities.
5. Tolerance for Error
The design should minimize hazards and the adverse
consequences of accidental or unintended actions
6. Low Physical Effort
The design can be easily used efficiently and comfortably
and within a minimum fatigue. A low physical effort should
be present so that person with adverse capabilities or
disabled/handicapped can easily use the design without
putting the life of the user in harm.
7. Size and Space for Approach and Use
Appropriate size and space should
be provided
for
approach, reach, manipulation and use regardless of users

body size, posture, or mobility.
In designing housing for the retirees, researcher should set
principles
on designing the development of a retirement
community. Below
are the principles
that will make the
retirement community more reasonable and comfortable for

living:
Planning the housing for retirees:
The researcher should provide a Home for Life as far as
practically possible.
103

PAGE
The researcher should create enabling environment for the
retirees by providing easy access and increasing the
mobility of the user.

The researchers design of the plans should be domestic
The researcher should develop spaces that will enable the
staff to run and manage the building more efficiently and
to meet the care and support the needs of residents.

The researcher should develop spaces that will allow
individuals
to
find
privacy,
comfort,
support
and
companionship
Twelve Environment and Behavior Principles
i. Privacy: To provide for places of seclusion where one can
be free from other people, observation, and unauthorized
intrusion.
3. Social Interaction: To provide opportunities for social
exchange and interaction.
4. Control/Choice/Autonomy: To promote opportunities for
residents to make choices, control events, and influence
outcomes.
5. Orientation/Way finding: To foster a sense of orientation
within
the
environment
that
reduces
confusion
and
facilitates way finding.

6. Safety/Security: To provide an environment that ensures
that each user will sustain no harm, injury, or undue risk.
104

PAGE
7. Accessibility/Manipulation: To consider accessibility and the
ability to manipulate as basic requirements for any
functional environment.
8. Stimulation/Challenge:
To
provide
stimulating
environment that is safe but challenging.

9. Sensory Aspects: To make environments account for
changes in visual, auditory, and olfactory senses.
10.
Familiarity: To ensure that environment
design
solutions that are rich in historical reference and influenced

by tradition can provide a sense of familiarity and
continuing.
4.4.2.
Design Philosophy
Architecture is really about well-being. I think that people
want to feel good in a spaceOn the one hand its about shelter
but its also about pleasure.
-Zaha Hadid
In the given philosophy above, Zaha Hadid said that
architecture is about wellbeing. It is about creating design of
spaces that will make the life of a person better. Hypothetically
speaking, architecture is about building spaces and making it
accessible to the needs of the user, through this, people will
enjoy the place.
105

PAGE
The stated design philosophy will serve as a guide for the
researcher in developing plans for the project till its final output.
4.4.3.
Design Concept
VENATION
Figure 34: Different Patterns of Leaf Venation
106

PAGE
Venation is found on leaves and in an insects wing. But the
concept of the project focuses more on the characteristics of the
Figure 35: Example of a leaf venation

pattern
leaf venation pattern. The most common type of the venation

pattern is classified as reticulated, parallel, or dichotomous. This
pattern formed geometric lines which represents connectivity,
making it easy for the transformation of water which is essential
to the growth of the plants. Venation geometry and density
influences mechanical stability and may affect, for example,
susceptibility to herbivore.
In relation to architecture, the venation pattern of the leaves can
be observed in the site planning of the project. The plan of the
project should represent accessibility by providing roads that will
107

PAGE
make an easy transport to the buildings in the site. Thus,
connections of the road to another road are called connectivity.
BREAKDOWN OF THE CONCEPT
CONNECTIVITY - Every structure within the site must be
connected to each other by means of pathways and walkable
green space
FUNCTIONALITY Every space should have a function and
purpose.
HARMONY - The design of the structures should merge with the
nature & landscape.
FLEXIBILITY Spaces within the site should be flexible and
adaptable
4.4.4.
Correlation of Project Objectives, Design Objectives
and Design Considerations

Project Objectives
Allow Nasugbu to become one of the retirement ha ven in
the Philippines
Provide range of accommodation options and accessory
activities, including medical and recreational facilities

Create developments that are well-designed and provide
high quality on-site amenities
Design Objectives
108

PAGE
Identify and arranged the spaces include in the
project
Adapt a structure that would response to the place

climate, history, culture, and natural features and
resources of Nasugbu, Batangas

Find solutions with the positive and negative impact
of the project to the environment that surrounds it

Generate a sustainable livelihood to the inhabitants
and be able to uplift them through the dignity of
work
Improve the mobility and self-dependency of old
people
Establish a retirement village designed for those who

choose to pursue lifelong dreams in an engaging
social environment
Meet the international standards in retirement village

by applying the rules set by the Philippine Retirement
Authority
Design Considerations
To plan the project following the needs and demands of the
people
To balance suitably interspersed social areas while keeping
a sense of spaciousness and privacy
109

PAGE
To encourage inclusion in and contribution to community
life
To meet the current statutory minimum standard for
housing
To develop a community that will enhanced the quality of
life
To create a structure that has 0% negative impact to the
environment
To develop a design sustainability through green innovative
solutions
110
4.4.5.

PAGE
Preliminary Study
Figure 36: Site Layout
Figure 38: Landscape

Style
Figure 37: Landscape Style

Figure 39: Park/Open Space
111

PAGE
REFERENCES
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Waterfront Development. Urbanism. Architectura.
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112

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Carlos, C. R. (1999). Concerns of the Elderly in the Philippines.
Philippines Social Science Review, 56(1-4), 2.
Collyns, J. (2015, March). Issues and Trends. In Your Expert
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Cotter, N., Monahan, E., McAvoy, H. and Goodman, P. . (2012).
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Del Porto, D. (2008, October 2). Sustainable Aging in Place.
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Eisenhardt, K. M. (1989). Building theories from case study
research. Academy of, 532.
Gelineau, K. (2013, October 1). The Philippine Star: World.
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Grant, B. C. (2006). Retirement Villages: An Alternative form of
housing on An Ageing Landscape. Social Policy Journal of
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New Zealand(27). Retrieved August 31, 2015, from
https://www.msd.govt.nz
Greenfield, E., Oberlink, M., Scharlach, A., Neal M. B. & Sttaford,
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Hays, E. M. (2013, March 2). The Independent News Resource.
Retrieved from National catholic Reporter:
http://ncronline.org/news/people/turning-old-ages-prisontime-forgiveness-and-gratitude
Homes for Our Old Age: Independent Living by Design. (n.d.).
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IISD. (2015, September 10). Our Knowledge:Basics & Issues
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Lucas, S. (2004, November). The Images Used to "Sell" and
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116

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ADAMSON UNIVERSITY COLLEGE OF ARCHITECTURE

The data in this chapter

comes from the various references provided by the city

PROJECT PROFILE AND ANALYSIS

The focus of the project is to create and design a

ADAMSON UNIVERSITY COLLEGE OF ARCHITECTURE

Time pass so quickly that everything in the world have to

ADAMSON UNIVERSITY COLLEGE OF ARCHITECTURE

ADAMSON UNIVERSITY COLLEGE OF ARCHITECTURE

(tertially level or technically), well-travelled and physically fit and

According to (Collyns, 2015) during the interview with

ADAMSON UNIVERSITY COLLEGE OF ARCHITECTURE

with the word technology.

technology does not only offer positive effects, on the contrary,

This time the researcher will discuss the environmental

development of the project. Thus, all information are collected

ADAMSON UNIVERSITY COLLEGE OF ARCHITECTURE

meteorology and topology which affect the mixture and the

SECTORALGOVERNING BOARDS Chaired by the Secretary of

organization, NGOs and concerned government agencies.

ADAMSON UNIVERSITY COLLEGE OF ARCHITECTURE

comprehensive approach to health development which shall

constitutional principles the following are the declared policies of

ADAMSON UNIVERSITY COLLEGE OF ARCHITECTURE

assisted and appreciated by the community as a whole;

ADAMSON UNIVERSITY COLLEGE OF ARCHITECTURE

electricity supplied by the public utilities:

The National Building Code of the Philippines or

construction. Walls, ceiling, and permanent partitions shall be of

permanent non-bearing partitions of one hour-hour fire-resistive

ADAMSON UNIVERSITY COLLEGE OF ARCHITECTURE

ADAMSON UNIVERSITY COLLEGE OF ARCHITECTURE

ADAMSON UNIVERSITY COLLEGE OF ARCHITECTURE

ADAMSON UNIVERSITY COLLEGE OF ARCHITECTURE

centimeters from the remote point, curving around any

ADAMSON UNIVERSITY COLLEGE OF ARCHITECTURE

1-25 parking slot = 1 accessible parking slot

26-50 parking slot = 2 accessible parking slots

51-75 parking slot = 3 accessible parking slots

76-100 parking slot = 4 accessible parking slots

101-150 parking slot = 5 accessible parking slots

151-200 parking slot = 6 accessible parking slots

201-300 parking slot = 7 accessible parking slots

301-400 parking slot = 8 accessible parking slots

401-500 parking slot = 9 accessible parking slots

501-1000 parking slot = 2% of total spaces

ADAMSON UNIVERSITY COLLEGE OF ARCHITECTURE

Local Code and Ordinances

ADAMSON UNIVERSITY COLLEGE OF ARCHITECTURE

ADAMSON UNIVERSITY COLLEGE OF ARCHITECTURE

conflicting zones allocating 1.5 meters from each side of the

ADAMSON UNIVERSITY COLLEGE OF ARCHITECTURE

biodegradable waster shall be brought to a selected site in land

Figure 1: Buffer Zone Setback

ADAMSON UNIVERSITY COLLEGE OF ARCHITECTURE

ADAMSON UNIVERSITY COLLEGE OF ARCHITECTURE

ADAMSON UNIVERSITY COLLEGE OF ARCHITECTURE

As per required by the Municipal local ordinance, building

ADAMSON UNIVERSITY COLLEGE OF ARCHITECTURE

Site Selection and Justification

In selecting site for the proposal, there are some things to

Criteria for Site Selection

ADAMSON UNIVERSITY COLLEGE OF ARCHITECTURE