Planning 2 Research Paper Final

LAND USE PLANNING Land-use planning is the general term used for a branch of urban planning encompassing various disciplines which seek to order and regulate land use in an efficient and ethical way, thus preventing land-use conflicts. Governments use land-use planning to manage the development of land within their jurisdictions. In doing so, the governmental unit can plan for the needs of the community while safeguarding natural resources. To this end, it is the systematic assessment of land and water potential, alternatives for land use, and economic and social conditions in order to select and adopt the best land-use options. Often one element of a comprehensive plan, a land-use plan provides a vision for the future possibilities of development in neighborhoods, districts, cities, or any defined planning area. In the United States, the terms land-use planning, regional planning, urban planning, and urban design are often used interchangeably, and will depend on the state, county, and/or project in question. Despite confusing nomenclature, the essential function of land-use planning remains the same whatever term is applied. The Canadian Institute of Planners offers a definition that land-use planning means the scientific, aesthetic, and orderly disposition of land, resources, facilities and services with a view to securing the physical, economic and social efficiency, health and well-being of urban and rural communities. The American Planning Association states that the goal of land-use planning is to further the welfare of people and their communities by creating convenient, equitable, healthful, efficient, and attractive environments for present and future generations.

HISTORY Land-use planning often leads to land-use regulation, which typically encompasses zoning. Zoning regulates the types of activities that can be accommodated on a given piece of land, as well as the amount of space devoted to those activities, and the ways that buildings may be situated and shaped. The ambiguous nature of the term “planning”, as it relates to land use, is historically tied to the practice of zoning. Zoning in the US came about in the late 19th and early 20th centuries to protect the interests of property owners. The practice was found to be constitutionally sound by the Supreme Court decision of Village of Euclid v. Ambler Realty Co. in 1926. Soon after, the Standard State Zoning Enabling Act gave authority to the states to regulate land use. Even so, the practice remains controversial today. The “taking clause” of the Fifth Amendment to the United States Constitution prohibits the government from taking private property for public use without just compensation. The case of Dolan v. City of Tigard demonstrated the criteria that determine the threshold of what is considered taking. One interpretation of the taking clause is that any restriction on the development potential of land through zoning regulation is a “taking”. A deep-rooted anti-

zoning sentiment exists in America that no one has the right to tell another what he can or cannot do with his land. Ironically, although people are often averse to being told how to develop their own land, they tend to expect the government to intervene when a proposed land use is undesirable. Conventional zoning has not typically regarded the manner in which buildings relate to one another or the public spaces around them, but rather has provided a pragmatic system for mapping jurisdictions according to permitted land use. This system, combined with the interstate highway system, widespread availability of mortgage loans, growth in the automobile industry, and the overall post-World War II economic expansion, destroyed most of the character that gave distinctiveness to American cities. The urban sprawl that most US cities began to experience in the mid-twentieth century was, in part, created by a flat approach to land-use regulations. Zoning without planning created unnecessarily exclusive zones. Thoughtless mapping of these zones over large areas was a big part of the recipe for suburban sprawl. It was from the deficiencies of this practice that land-use planning developed, to envision the changes that development would cause and mitigate the negative effects of such change. As America grew and sprawl was rampant, the much-loved America of the older towns, cities, or streetcar suburbs essentially became illegal through zoning. Unparalleled growth and unregulated development changed the look and feel of landscapes and communities. They strained commercial corridors and affected housing prices, causing citizens to fear a decline in the social, economic and environmental attributes that defined their quality of life. Zoning regulations became politically contentious as developers, legislators, and citizens struggled over altering zoning maps in a way that was acceptable to all parties. Land use planning practices evolved as an attempt to overcome these challenges. It engages citizens and policy-makers to plan for development with more intention, foresight, and community focus than had been previously used.

TYPES OF PLANNING Various types of planning have emerged over the course of the 20th century. Below are the six main typologies of planning, as defined by David Walters in his book, Designing Communities (2007): 

Traditional or comprehensive planning: Common in the US after WWII, characterized by politically neutral experts with a rational view of the new urban development. Focused on producing clear statements about the form and content of new development.

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Systems planning: 1950s–1970s, resulting from the failure of comprehensive planning to deal with the unforeseen growth of post WWII America. More analytical view of the planning area as a set of complex processes, less interested in a physical plan.

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Democratic planning: 1960s. Result of societal loosening of class and race barriers. Gave more citizens a voice in planning for future of community.

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Advocacy and equity planning: 1960s & 70s. Strands of democratic planning that sought specifically to address social issues of inequality and injustice in community planning.

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Strategic planning: 1960s-present. Recognizes small-scale objectives and pragmatic real-world constraints.

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Environmental planning: 1960s-present. Developed as many of the ecological and social implications of global development were first widely understood.

Today, successful planning involves a balanced mix of analysis of the existing conditions and constraints; extensive public engagement; practical planning and design; and financially and politically feasible strategies for implementation. Current processes include a combination of strategic and environmental planning. It is becoming more widely understood that any sector of land has a certain capacity for supporting human, animal, and vegetative life in harmony, and that upsetting this balance has dire consequences on the environment. Planners and citizens often take on an advocacy role during the planning process in an attempt to influence public policy. Due to a host of political and economic factors, governments are slow to adopt land use policies that are congruent with scientific data supporting more environmentally sensitive regulations. Smart Growth: Since the 1990s, the activist/environmentalist approach to planning has grown into the Smart Growth movement, characterized by the focus on more sustainable and less environmentally damaging forms of development. Smart growth supports the integration of mixed land uses into communities as a critical component of achieving better places to live. Putting uses in close proximity to one another has benefits for transportation alternatives to driving, security, community cohesiveness, local economies, and general quality of life issues. Smart growth strives to provide a means for communities to alter the planning context which currently renders mixed land uses illegal in most of the country.

METHODS Professional planners work in the public sector for governmental and nonprofit agencies, and in the private sector for businesses related to land, community, and economic development. Through research, design, and analysis of data, a planner's work is to create a plan for some aspect of a community. This

process typically involves gathering public input to develop the vision and goals for the community. A charrette is a facilitated planning workshop often used by professional planners to gather information from their clients and the public about the project at hand. Charrettes involve a diverse set of stakeholders in the planning process, to ensure that the final plan comprehensively addresses the study area. Geographic Information Systems, or GIS, is a very useful and important tool in land-use planning. It uses aerial photography to show land parcels, topography, street names, and other pertinent information. GIS systems contain layers of graphic information and their relational databases that may be projected into maps that allow the user to view a composite of a specific area, adding an array of graphically oriented decision making tools to the planning process. A transect, as used in planning, is a hierarchical scale of environmental zones that define a land area by its character, ranging from rural, preserved land to urban centers. As a planning methodology, the transect is used as a tool for managing growth and sustainability by planning land use around the physical character of the land. This allows a community to plan for growth while preserving the natural and historical nature of their environment.

LAND USE ZONING Zoning is the term used for designating permitted uses of certain parcels of land by local governments. The word is largely self-explanatory: the local government will designate various zones for different uses of land, such as industrial, agricultural, commercial, and residential. Zoning is also frequently used to designate the types of buildings that can be erected in a particular area, such as high density housing, high-rises, maximum height restrictions, etc. The primary philosophy behind zoning regulations is to separate different, incompatible property uses. For example, keeping large, smoke producing factories away from residential neighborhoods. However, in many instances, variances, or exceptions to the zoning rules, are possible. For example, a small residential variance might be granted to allow for a home in an industrial zone to house the night watchman. Usually, variances are granted because of some perceived hardship caused by the particular nature of the property in question or to satisfy a unique need that is not otherwise against the public interests. Generally, in urban areas, zoning will be divided five major categories: residential, mixed residential-commercial, commercial, industrial, and special (e.g., power plants, sports complexes, airports, shopping malls etc.). Often, these categories will also have a number of sub-categories. For example, within the commercial category there may be separate zones for small-retail, large retail, office use, lodging and others, while industrial may be subdivided into heavy manufacturing, light assembly and warehouse uses. Of course, zoning laws are not without their critics or misuse. Along with potential property right infringements, zoning has also been criticized as a means to promote social and economic segregation through exclusion. By improper use of various land-use restrictions, such as maximum density requirements, municipalities are able to artificially maintain high housing costs, increasing the tax base while effectively excluding lower income groups.

ZONING ORDINANCE AND LAWS

Zoning ordinances and regulations are laws setting limits on how you can use your property. Cities, counties, townships and other local governments use zoning laws to guide development and shape the community, usually under an overall zoning plan.

WHY ZONING IS A BIG ISSUE? Zoning laws come into play on every single real estate development, big or small. So if you're thinking about buying property or making improvements to property you own, know how zoning laws fit into your plan.

ZONING CONFLICTS, PROPERTY VALUES AND PLANS Zoning uses often conflict with one another. For example, a commercial building usually can't be built on property zoned for residential use. Or your plans for a dream house in the country may clash with agricultural zoning. These zoning issues may affect a property's value, for both buyers and sellers. It all depends on who wants the property and the plans they have for it

ZONING CHANGES AREN'T EASY Getting the zoning changed on property can be a very difficult process. First there's notice to the public, then hearings, ending with a local board or commission granting a zoning variance allowing your change. You can find out how property is zoned by calling your local planning department. They can also explain the zoning variance process in your area. A local land use or real estate attorney can help review your land use plans, and your options for handling zoning issues.

COMMON ZONING PROVISIONS: Use Requirements and Restrictions

Use requirements refer to how property can be used. Typical zoning categories include: 

Residential

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Commercial

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Industrial

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Agricultural

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Recreational

These categories usually break down into further subcategories. For example, residential zoning has subcategories for single-family and multiple-family homes. Zoning laws set out many use restrictions, such as: 

Building height and overall size

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Density, or how close buildings are to one another

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What part of the area of a building lot may contain structures

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What specific kinds of facilities are included with certain kinds of uses

For example, there are usually zoning limits on the number of stories and total height of a building, minimum parking areas for a commercial site and requirements for garages and driveways for a home.

ZONING ORDINANCE BULK REQUIREMENTS The bulk requirements of a zoning ordinance cover: 

Building height and size restrictions

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A building's square footage

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The percentage of area a building covers on a lot

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Minimum lot size

The setback and side-yard requirements control the distance between a building and the front, back and side property lines.

SUBDIVISIONS

Land is divided up into legal parcels. In most places, there's a zoning process to follow if you want to split your land into smaller parcels or create a subdivision. There are usually simplified procedures if you want to divide your property into only two to four parcels. These are sometimes called lot splits. The process is more complex for a major subdivision. A developer must prepare a site plan or subdivision map, showing details for the planned property use. Subdivision laws may mandate: 

Lot size

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Street specifications

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Utility requirements

In some states, local governments have the power to require developers to pay for infrastructure for their projects. Costs include new utilities, roads and schools. By the time a subdivision is approved, the developer has been through many public hearings and responded to those who object to its plan.

Floor Area Ratio (FAR) Floor area ratio (FAR) is the ratio of a building's total floor area (gross floor area) to the size of the piece of land upon which it is built. The terms can also refer to limits imposed on such a ratio. As a formula: Floor area ratio = (total covered area on all floors of all buildings on a certain plot, gross floor area) / (area of the plot).

HISTORY One of the purposes of the 1916 zoning ordinance of New York City was to prevent tall buildings from obstructing too much light and air. The 1916 zoning ordinance sought to control building size by regulating height and setback requirements for towers. In 1961, a revision to the zoning ordinance introduced the concept of floor area ratio (FAR).

PURPOSE The floor area ratio (FAR) can be used in zoning to limit the number of people that a building can hold instead of controlling a building's external shape. For example, if lot must adhere to a 0.10 FAR, then the total area of all floors in all buildings on the lot must be no more than one-tenth the area of the parcel itself. (In other words, if the lot was 10,000 sq. ft., then the total floor area of all floors in all buildings mustn't exceed 1,000 sq. ft.)

Common exclusions to the total calculation of square footage for the purpose of floor area ratio (FAR) include unoccupied areas such as mechanical equipment floors, basements, stair towers, elevator shafts, and parking garages. An architect can plan for either a single-story building consuming the entire allowable area in one floor, or a multi-story building that rises higher above the plane of the land, but which must consequently result in a smaller footprint than would a single-story building of the same total floor area. By combining the horizontal and vertical limits into a single figure, some flexibility is permitted in building design, while achieving a hard limit on at least one measure of overall size. One advantage to fixing this parameter, as opposed to others such as height, width, or length, is that floor area correlates well with other considerations relevant to zoning regulation, such as total parking that would be required for an office building, total number of units that might be available for residential use, total load on municipal services, etc. The amounts of these things tend to be constant for a given total floor area, regardless of how that area is distributed horizontally and vertically. Thus, many jurisdictions have found it unnecessary to include hard height limitations when using floor area ratio calculations.

TERMINOLOGY: Similar terms Floor space ratio (FSR), floor space index (FSI), site ratio and plot ratio Floor Space Index (FSI) Vs Floor Area Ratio (FAR) While in terms of the outcome both will give the same built-up area that is allowed to be built on a certain area of land, there is an important difference in the representation of FSI & FAR. One is ratio and the other is index. An index number is an economic data figure reflecting price or quantity compared with a standard or base value. The base usually equals 100 and the index number is usually expressed as 100 times the ratio to the base value. For example, if a commodity costs twice as much in 1970 as it did in 1960, its index number would be 200 relative to 1960. Index numbers are values expressed as a percentage of a single base figure. For example, if annual production of a particular chemical rose by 35%, output in the second year was 135% of that in the first year. In index terms, output in the two years was 100 and 135 respectively. FSI Vs FAR, Example: Being able to build 1.5 times or 150% of land area will give us same result. But the difference is in denotation. When we say ‘FAR’ we have to say 1.5, however, when we want to say ‘FSI’ we have to say 150 or 150%.

REGIONAL VARIATION

The terms most commonly used for this measurement vary from one next. In floor space ratio (FSR) is used in New South Wales and plot ratio in Western Australia. In India floor space index (FSI) and floor area ratio (FAR) are both used. In the United Kingdom and Hong Kong both plot ratio and site ratio are used.[5][6] In Singapore the terms plot ratio add gross plot ratio (GPR) are more commonly used. In the United States and Canada, floor space ratio (FSR) and floor area ratio (FAR) are both used. Use ratios are used as a measure of the density of the site being developed. The ratio is generated by dividing the building area by the parcel area, using the same units.

Environmental Impact Statement (EIS) ENVIRONMENTAL IMPACT ASSESSMENT (EIA) SYSTEM in the Philippines Strategic Environmental Assessment Considerations of Cumulative and Induced Impacts Financial Mechanisms

BACKGROUND EIA Laws (Presidential Issuances) PD 1151 (1977) – Philippine Environmental Policy Requires sponsors of projects affecting the quality of the environment to prepare environmental impact statements. PD 1586 (1978) – Establishment of the Philippine Environmental Impact Statement System (PEISS) w/ the then National Environmental Protection Council (NEPC) as the lead agency. EIA Laws (Presidential Issuances) PP 2146 (1981) – Proclaims certain areas and types of projects as environmentally critical & w/in the scope of the PEISS.

Administrative Order 42 (2002) – Rationalizing the Implementation of the Philippine EIS System giving authority, in addition to the DENR Secretary, to the EMB Central and Regional Office Directors to grant or deny issuance of ECCs.

EIA in the context of the Philippine Environmental Impact Statement (EIS) System The process of predicting the likely environmental consequences of implementing a project and designing appropriate preventive mitigating and enhancement measures as an input to decision making.

REQUREMENTS FOR PLANNING SUSTAINABLE DEVELOPMENT PROJECTS ENGINEERING FEASIBILITY ECONOMIC FEASIBILITY EIA

Conduct of EIA Study and Environmental Compliance Certificate (ECC) Applications  EIA Study is conducted by the proponent or expert group commissioned by the proponent.  Result of the EIA Study is documented and submitted to the EMB for review and evaluation as the major basis for the decision on Environmental Compliance Certificate (ECC) applications.

Contents of the ECC   

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Scope and limitations of approved activities/components Conditions to ensure compliance with EMPs Recommendations to other agencies Denial letter Specify basis of decision  ECCs of Projects not implemented within 5 years from its date of issuance is deemed expired

Environmental Assessment Levels

POLICY

Strategic Environmental Assessment (SEA)

PLAN

Cumulative Impact Assessment

PROGRAM

Environmental Impact Assessment (EIA)

PROJECT

Difficulty in SEA Implementation Responsibility over programs, plans and policy is divided among different government departments/agencies and jurisdictions.

Programmatic Compliance for Co-located Projects What’s the difference? 

A single EIS may be submitted for a multi-component program or an Industrial Development Area (IDA) taking into consideration all anticipated industrial activities within a contiguous area.

Considerations in the Analysis of ENVIRONMENTAL IMPACTS  DIRECT IMPACTS  INDIRECT (including Induced) IMPACTS  CUMULATIVE IMPACTS

Direct Impacts    

Pollution due to discharge of waste streams into air/water/land Noise pollution due emission of sound from plant activities Intentional addition of substances such as pesticides, herbicides etc. Contamination of physical environment due to accidental release of hazardous substances or addition resulting from spills blowouts, explosion

NON BUDGETARY FUNDING SUPPORT FOR EIA Fund Environmental Revolving Fund Review Support Fund

Source

Use

Fines and Penalties for violations

To fund EIA related activities

Proponent upon application for ECC

To fund EIA related activities

Environmental Monitoring Fund Environmental Guarantee Fund

Proponent in compliance with the standard requirement in the ECC Proponent in compliance with the standard requirement in the ECC

To fund EIA related activities

Rehabilitation / Compensation for damages

Environmental Impact Statement (EIS) SECURING ECC & SECURING ECC & COMPLYING WITH OTHER ENVIRONMENTAL REGULATIONS The Philippine Environmental Impact Statement (EIS) System AO 42: Rationalizing the implementation of the Philippine EIS System and giving authority in addition to the Secretary of the DENR, to the Director and Regional the DENR, to the Director and Regional Director of the EMB to grant or deny the issuance of ECCs.  Aims to achieve sustainable development 

DAO 2003-30: PEIS Implementation Guidelines & Procedures

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Streamline the EIS System & to strengthen the processes for its implementation.

EIS System Procedures: EIA process      

SCOPING BASELINE STUDY IMPACT IDENTIFICATION MPACT PREDICTION IMPACT EVALUATION IMPACT MITIGATION & PREPARATION IMPACT MITIGATION & PREPARATION OF EMP

Project Description Description of the Project Location and area covered Capitalization and manpower requirements For processing industries, a listing of the raw materials to be used, description of the process and overall performance or manufacturing technology  Type and volume of products and discharges    

Pre-Scoping Requirements:   

Brief project description Vicinity/location map List of stakeholders to be invited for the site/formal scoping

EIS DOCUMENT      

Executive Summary Project Description Matrix of Scoping and Agreements critical issues and concerns as validated by EMB Baseline environmental conditions Impact assessment focused on significant environmental impacts Environmental Risks Assessment

   

Environmental Management Plan Proposals for Environmental Monitoring and Guarantee Fund Accountability statements/preparers/proponents Other documents as may be determined during scoping

Environmental Management Plan (EMP) Defines the scope of compliance reporting, institutional and financial mechanisms to ensure that mitigating and monitoring measures will be instituted and implemented by the project proponent. Mitigation and enhancement measures Social development program (resettlement, relocation, livelihood) Contingency/Emergency Response Plan Risk Management Program  Abandonment Plan (when applicable)  Environmental Monitoring Plan  Information-Education and Communications Plan  Coverage of Monitoring  Frequency of Monitoring  Standard Procedures or Methods of Monitoring (e.g. labeling, transport & handling of samples) & laboratory analysis  Selection of Sampling Stations  Manpower Requirements  Logistics    

ECC Amendment Major amendments if such involves modification as:    

Expansion of land/project area Increase in production capacity Change in project location Major change/s in process flow or technology to be used

Minor amendments if such involves modification as:   

Typographical error Extension of deadlines for submission of post-ECC requirements Change in company name/ownership

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Decrease in land/project area or production cap.

ECC Amendment Requirement 

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Necessary data, information, reports or documents that will substantiate or support the requested revision (i.e. for transfer of ownership – ECC and other environmental laws compliance, justification) Detailed process description (old and new) with material balances; documentation of environmental performance of the old process; corresponding comparison of the old and new process in terms of environmental performance and EMS-based EMP

Procedure for ECC Amendment Submit to: Approving office (Secretary/EMB RD) Reviewed by: Technical Committee (major amendment/s) Case handler (minor amendment/s) Timeframe: 30 days for IEE, 60 days for EIS/PEIS Approving authority: CC Approving Office (major amendment/s) ECC Endorsing Office (minor amendment/s)

The ECC is the approval document signifying that the project proponent has complied with all the requirements of the EIA Process.

Standard Conditions of an ECC     

Scope of the operations Installation of waste treatment facility Emissions/discharges within DENR standards Permits from other agencies Monitoring measures

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EMP Transfer of ownership EMF/EGF Preparation of abandonment plan

Requirements for Other for Other Environmental Regulations RA 6969 REGISTRATION AS HAZARDOUS WASTE GENERATOR & TSD FACILITY Requirements:      

Completed registration forms ECC Permits to Operate Pollution Control Facilities Storage Management Plan for raw materials, residues, by-products & endproducts Long-term plan for the recycled/processed/end-product Contingency/emergency plan

RA 6969 REGISTRATION AS LOCAL TRANSPORTER OF HAZARDOUS WASTE Requirements:     

Official letter of request Information on registration/accreditation of , transporter, waste generator and treater/recycling facility Information on the waste generated Memorandum of Agreement/ Affidavit of Joint Understanding between concerned parties Waste to be treated is included in recycler/treater’s ECC

RA 9275

SECURING DISCHARGE PERMIT Requirements:     

ECC Appointment of PCO Engineer Engineer’s Report s Report Plans & specification Vicinity maps

RA 8749 SECURING PERMIT TO OPERATE AIR POLLUTION CONTROL and SOURCE INSTALLATION Requirements:     

ECC Appointment of PCO Engineer Engineer’s Report s Report Plans & specification Vicinity maps

REFERENCES https://en.wikipedia.org/wiki/Land-use_planning https://www.hg.org/land-use-and-zoning.html http://zoning-planning-land-use.lawyers.com/zoning-ordinances-andregulations.html https://en.wikipedia.org/wiki/Floor_area_ratio http://www.ilmc.org/Green%20Lead/English/London%20Workshop %202005/Presentations/Workshop%20Presentation%20-%20Environmental %20Impact%20Statement%20System%20in%20the%20Philippines.pdf http://www.academia.edu/8245963/DESIGN_STANDARDS_AND_GUIDELINES_ BONIFACIO_GLOBAL_CITY_Big_Delta_and_Portion_of_North_Bonifacio

https://en.wikipedia.org/wiki/Urban_renewal https://en.wikipedia.org/wiki/Adaptive_reuse http://www.phmc.pa.gov/Preservation/About/Documents/standards-forrehabilitation.pdf http://hisp102.umwblogs.org/preserving-historic-america/studyguides/preservation-rehabilitation-restoration-and-reconstruction-differenttreatments-for-historic-properties/

BIBLIOGRAPHY  

   

Barnet, J. (2004). Codifying New Urbanism: How to Reform Municipal Land Development Regulations, Chicago, IL. Southwestern NC Planning and Economic Development Commission, Community Foundation of WNC, & the Lawrence Group Architects of NC, Inc. (2009). Region A Toolbox, A Pilot of the Mountain Landscapes Initiative, Sylva, NC. Walters, David. (2007). Designing Community, Charrettes, Master plans and Form-based Codes, Oxford, UK. Young, Anthony. (1993). Guidelines for Land Use Planning, Food and Agriculture Organization of the United Nations, Rome, Italy. McHarg, Ian (1995) Design With Nature, Wiley Arendt, Randall G. (2015) Rural By Design: Planning for Town and Country 2nd Edition, APA Planners Press

DESIGN STANDARDS AND GUIDELINES: BONIFACIO GLOBAL CITY: Big Delta and Portion of North Bonifacio

A.LAND USE ZONING 1. Mixed Use (M1, M2) All buildings in the Mixed Use Zone should provide separate and exclusive entrance for the residential portion of the development to ensure its privacy and security.

B.TRANSPORTATION 1. Road Multiply connections will be created between the site and the surrounding highways and roadways. Greater road capacity and more

convenient access will be created without encouraging vehicles to use the Global City as a through road. 2. Public Transit System An integrated mix of local and regional transit systems are envisaged to form the backbone of the Global City’s transportation network. 3. Pedestrian Circulation A special feature of the Global City is the comprehensively designed pedestrian system which will be provided through a mixture of elevated skywalks, arcades, ground level passageways and at underground level along the transit system. The intention is to create a convenient functional and interesting pedestrian circulation system that cohesively links the main areas of the Global City.

C. UTILITY SERVICES The city is to be serviced with water supply, drainage and sewage systems. It will also be provided with electricity, telecommunication facilities and piped LPG.

D. IMPLEMENTATION Source: Design Standards and Guidelines: Bonifacio Global City: Big Delta, Expanded Delta and Portion of North Bonifacio. The Master Plan for Fort Bonifacio provides a broad land use framework to guide the development of the Global City. While plans for Big Delta, Expanded Big Delta and Portion of North Bonifacio of the Global City have been detailed, the latter phases will be subject to supplements and/ or amendments, reflecting changing circumstances. All development proposals must conform to the zoning on the plan as indicated. The enforcement of the zoning rests with the declarant. The endorsement and approval procedures required in these Design Standards and Guidelines and the Declaration of Covenants, Conditions and Restrictions are general guidelines which shall be supplemented by a detailed Manual of Endorsement/Approval Procedures to be prepared by the Declarant.

E.ARCHITECTURE AND URBAN DESIGN 1. General Principles The design of buildings within Bonifacio Global City must conform to the Declaration of Covenants, Conditions and Restrictions, to the Design Standards and Guidelines detailed below, as well as all laws, ordinances, design standards and codes, rules and regulations related to land development, and building construction including the National

Building Code, the various planning and safety codes the Philippines and any amending or new legislation. The objective in drawing up the Design Standards and Guidelines is to encourage the creation of a detail that constantly delights residents and visitors alike. Vernacular architecture is strongly encouraged to reflect the culture of the Philippines. The building massing of the Bonifacio Global City is governed by several design standards and guidelines including Floor Area Ratio (FAR) or development density, building coverage, building setback, easement and building height. 2. Development Density There is a permitted development density for individual lots within Big Delta, Expanded Big Delta and Portion of North Bonifacio. The calculation of the FAR has been developed in accordance with the development guidelines established by the Declarant and must be based upon the definition of gross floor area. Where retail and entertainment components are allowed, these shall not exceed a FAR of 3.This FAR is a component of the total permissible FAR of the lot. The total permissible GFA of any building or buildings constructed or to be constructed on any lot shall not be more than Floor Area Ratio (FAR) multiplied by the land area of the lots, as defined in the Declaration of Covenants, Conditions and Restrictions (CCR) and this Design Standard and Guidelines (DSG). In case of discrepancies, e.g. rounding off of FAR, the GFA indicated in the Lot Information Plan shall govern. In addition, the minimum GFA to be built in any lot developed or to be developed to residential use (as per the Design Standards and Guidelines in accordance with the Master Plan) shall not be less than an amount that will result in FAR 4. 3. Gross Floor Area Gross Floor Area (GFA) is defined in the Declaration of Covenants, Conditions and Restrictions as the area contained within the external faces of the external faces of the external walls (or in the absence of such walls, the external perimeters) of any building(s), to be erected on a lot measured at each floor or level ( including any floor below the level of the ground) together with the area of each balcony in such building(s) which shall be calculated from the overall dimensions of the balcony(including the thickness of the sides). 4. Basement Basements are permitted up to the property line, subject to public and roadway easements. Grade areas above basements must be designed and landscaped so as to integrate with their immediate surroundings. 5. Building Height

The building height of all buildings must conform to the requirements of the Air Transport Office. There must be continuous and unhampered access (with no abrupt grade changes) between buildings and required skywalks. The recommended ground level to second level floor-to-floor height is 6 meters for buildings with required skywalks and 5meters for buildings without required skywalks. 6. Building Character Building character relates to the range of exterior visual patterns expressed through cornices, columns, glazing and variations in massing, colors, texture, and materials, etc. In identifying the particular character for abuilding it is important that: 

It respects the character of buildings in the same block/district.

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Facades should employ different but related architectural elements so as to avoid repetition and monotony. The expression of building character should include horizontal and vertical banding and rhythm, storefront cadence and lintel, cornice and molding, tower to podium proportion and the organization of glazing, etc. Comparable and compatible design details should be employed at all sides of the building. Vernacular architectural elements are strongly encouraged to reflect the culture of the Philippines. In addition, the design of the building should respond to the local climate in both the overall form and materials used.

7. Building Materials Building and other improvements, including, landscaping, lighting and signage must be consistent with and blend with the character of the environment in which they are located as well as the requirements of the Design Standards and Guidelines. The use of environment-friendly materials is encouraged. External reflective glass should be clear with an outdoor reflectance of 20% and the shading co-efficient of 0.3or anything with an equivalent performance in terms or reflectivity and energy efficient. The actual specific minimum construction(s) cost of buildings may be determined by the Declarant in supplemental declaration to these Design Standards and Guidelines that it may issue for time to time. 8. Façade All building walls, including the parking structures, should be designed with sufficient architectural details to create identity and still be in harmony with the context. Building should provide for a hierarchy of horizontal and vertical expression and patterns that should relate to the

particular form and proportion of a building. The purpose of detailing is to create consistency among the building frontage (tower) and other architectural features, such as the building entrance, corner and variation inset back, etc. Relentless grids and ³eggrate´fenestration should be avoided. All parking above ground shall be confirmed in parking structures and be visually screened with architectural treatment. Parking structure side openings shall be covered with grills or similar treatment of no more than 50% open and/ or transparent in area. Balconies are allowed and encouraged. 9. Building Entrance and Store Front The main entrance to a building should be clearly defined by its size and form as well as in the use of colors, texture, materials and lighting. Its size, however should relate in scale to the overall configuration of the building base. The main entrance doorway should be recessed into the façade and /or located under an arcade or canopy. Also, entry doors must not project beyond the property line when open and must comply with all access requirements as required by the Law to enhance the Mobility of Disabled Persons. The design of a storefront should reflect the activity which is accommodated behind it as well as the urban setting in which it is located. Unifying elements with respect to sign age, graphics, awning and lighting etc. should be adopted. Storefront along pedestrian routes should at least be 75% transparent. Glass block, etched, sand blasted, mirrored, or stained glass are allowed but are counted as opaque material. The design and use of materials in both main entrance and storefront must comply with the requirements outlined in the local building fire and other relevant codes. The materials used should be durable and weather resistant. Storefronts must also take into account the requirements contained in Section 2.12and Section 4regarding façade and the Pedestrian System, respectively. 10. Roof + General Roofs should be designed in accordance with the architectural treatment of the tower and podium below. 11. Podium Roof Utilities and equipment on podium roofs must be screened from top and sides with appropriate structures that are visually in conformity with the building design. In mixed use developments, podium roofs should be designed with access and amenities for tenants and residents. 12. Fences, Walls, and Gates Gates in exclusive residential areas should be recessed to a minimum of 5 meters, towards the interior property, providing free and unimpeded movements along sidewalks and roads. Fences should act as

visual screens as well as physical screens. They are to be developed according to these Design Standards and Guidelines. Fences and wall designs and materials are subject to design approval by the Declarant. Fences are to be maintained by the lot buyer/owner. 13. Planned Unit Development Blocks As used in this Design Standards and Guidelines, selected blocks shown are classified as Planned Unit Development Blocks. While an indicative lot subdivision of PUD blocks are shown, final lot subdivision/configuration for each block shall be prepared by Declarant. The Floor Area Ratio (FAR) and Gross floor Area (GFA) indicated in the blocks indicative lot subdivision maybe re-allocated/ re-assigned within the same block during the development of the final block-lot subdivision configuration.

F.PARKING AND VEHICULAR ACCESS 1. Parking The parking strategy that has been devised for Bonifacio Global City is the result of an in-depth study to examine travel demand patterns within the Global City. The study looked at the trips that would be generated by residents and the workforce living or working within the global City as well as those trips that would be attracted to the Global City for reasons of work, entertainment, visiting friends, etc. The strategy took account of the fact that the Global City is to be serviced by both a public transportation system as well as private vehicles. As part of the overall public and private transportation strategy for the Global City, there is a need to constrain vehicular movement and consider a parking strategy. This strategy looks to provide the Global City with both private and public car parks. Private car parking spaces as well as provision for loading/ unloading bays will service residents or those working in or utilizing the particular development or building in which they are located. All residential developments, whether in R 1, R 2, R 3 or in mixed use M 1, M 2zones, shall accommodate 100 percent of the required car parking provision on ±site. This standard reflects both market and end-user demand as well as the fact that residential users generate less vehicular trips than for commercial uses (office, retail, entertainment, etc.) including hotels, the Lot Buyer/ Owner shall provide 100 percent of the required car parking provisions on-site. Where different type of development ( e.g., residential development, hotel, office, retail, community facilities) are included on the same site, some reduction in car parking standards may be considered by the Declarant if it can be clearly demonstrated, through detailed traffic impact and car parking study, that relaxation in the standards of the

provision is beneficial. The dimensions for standard parking space, loading/unloading bays and lay-bys are as follows:

MINIMUM HEAD ROOM Private Cars, Taxi 5x2.5x2.4; Coaches, Buses 12x3.6 x3.8 Lorries; Container Vehicles12x3.6x4.5 The Lay bys are drop off points for private vehicles and taxis. The minimum headroom relates to the clearance between the floor and the lower most projection from the ceiling including any lighting units, ventilation duct, conduits or similar. The first 5 meters of entrance and exit ramps to carparks abutting sidewalks shall have a slope of not greater than one percent (1%). No portion of either the entrance or exit ramp shall intrude into the sidewalk pavement. a. Standards of Car parking Provision for Mixed Used (M1, M2 Zones)  Minimum of 1 slot per unit size of 100 square meters and above  Minimum of 1 slot per aggregate floor area of 1 sqm GFA or fraction thereof, for units below 100 sqm.  b. Standards of Loading/Unloading Requirements for Mixed Used (M1, M2)  Minimum of 1 loading/ unloading bay for Lorries within the site for every residential lower or as determined by the Declarant.  c. Standards of Loading/Unloading Requirements for Convention Facilities  A minimum of 1 loading/ unloading bay for Lorries for every 500sqm, or art there of GFA.

LENGTH WIDTH MINIMUM HEADROOM For sites of at least 500sqm net site area, 1 picking up/ setting down lay by for taxis and private cars for every 20,000sqm of GFA or part thereof, or as determined by the Declarant. The Lot Buyer/Owner shall contribute a reasonable amount to the development and maintenance of off-site carparks in proportion to the number of parking rights owned by the Lot Buyer/ Owner. Every development application to the Declarant must contain a Car Parking Plan as detailed in Section13 of these Design Standards and Guidelines and the Declaration of Covenants, Conditions and Restrictions. In case of redevelopment, the Lot Buyer/ Owner will be required to comply with parking requirements as a result of the redevelopment. 2. Loading and Unloading Requirements

    

Loading and unloading requirements must be provided within the lot boundary. The point of access for loading/ unloading activities should not interrupt any main shopping frontage The maneuvering of Lorries should be within the lot except where access is onto vehicular service lane. Loading/ unloading bays should be located close to the service entrance Wherever possible, loading/ unloading activities should be accommodated underground.

3. Space for Parking Service Vehicles  

Space for the maneuvering, parking, loading of refuse collection vehicle or any other service vehicles shall be provided on the ground floor, basement or vehicular service lane, as appropriate. The space so provided shall be designed to allow vehicles to enter and leave the lot without reverse movement. Exceptions to this provision must be with prior written approval of the Declarant.

G.PEDESTRIAN SYSTEM1. 1. Comprehensive System Developments within the Bonfacio Global City are encouraged to adopt an integrated pedestrian network that accommodates circulation on and between there levels: 

Above grade-skywalk and galleria

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At grade-arcade galleria, greenway, passageway Below grade ± underground concourse and passageway certain development locations are required to provide and comply with arcade and greenway’s shown in the Pedestrian System Plan.

A. Above Grade Linkage A1. Skywalk ± Planning Guidelines: 

Covered pedestrian passageways located above grade and forming part of the public pedestrian circulation network are categorized as part of the skywalk system. Wherever possible, the skywalk must be integrated into the internal circulation system of the individual developments into which it links.

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All skywalk bridges must be perpendicular to the roadway over which they pass and no part of the skywalk system running parallel to the lot line shall protrude beyond the exterior wall of the development.

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Wherever possible, skywalks should link into other pedestrian circulation systems such as arcades, ground level passageways and underground concourse level of transit system to create a convenient, functional and interesting pedestrian circulation throughout the major parts of the Global City.

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Any commercial/ soliciting activities within/ on a skywalk bridges shall require the prior written approval of the Declarant.

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Adjoining property owners are encouraged to coordinate their plans so that the connection point is mutually agreeable. In case of conflict, the parties shall submit the issue for theDeclarant’s resolution.

A2. Skywalk ± Design Criteria The design criteria of the skywalk system must be compatible with the overall character of the neighborhood(s) in which they are located with the architectural treatment of the individual building(s) that they form part of and/or connect into. Detailed requirements of the planning and design of the skywalk system must comply with the guidelines. 

WIDTH -3.5 meter minimum interior clearance

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HEIGHT -2.5 meters minimum interior height CLEARANCE -5 meters minimum from the street surface to the bottom of the bridge structure

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ACCESS FOR THE DISABLE -connection point between building and skywalk bridges shall be accessible to the disable.

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ENCLOSURE/ COVER -the entire system shall be covered overhead; all bridges must be partially glazed on side with 75% f the surface being transparent; and provided with heat insulation.

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ACCESSORIES -lighting shall be provided throughout the entire skywalk and trash cans must be provided at appropriate locations.

2. Pedestrian Edge Treatment In the planning and layout of all lots, due considerations shall be given to the pedestrian. The use of colonnades, arcades, canopies, skywalk and covered walks is generally encouraged.

H.LANDSCAPRE WITHIN PRIVATE OPEN SPACE 1. Within lots, internal publicly accessible landscaped areas are encouraged, in particular, in all large scale developments. If such spaces are integrated into the comprehensive pedestrian network, such space may be utilized for public art. 2. Open space within lots shall be designed with amenities for residents and occupants, including garden, pools, shades, structures and play areas. In the case of the residential buildings, the podium roof should be developed to maximize use by residents. 3. Private open spaces within use or commercial parcels must be designed to enhance the use of outdoor spaces, particularly at the podium level.

I.UTILITIES 1. General These guidelines are a supplement to the Declaration of Covenants, Conditions and Restrictions, existing National Building Code and appropriate Philippine and utility agency codes which must be fully complied with in addition to the guidelines sated within this document. 2. Water Supply  

There will be a single water supply system provided inside the Global City. Water service will be a single water supply system provided by the Declarant to each lot. It will be the Lot Buyers/Owners responsibility to verify the location of the water service connection to his lot. The Lot Buyer/Owner shall, prior to his connection, obtain from the Declarant the means and method of connecting to the water distribution system and shall provide advance written notification to the Declarant. Location and space requirement of the metering equipment will be provided by the Lot Buyer/Owner.

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The service must be connected to storage tank/s provided by the Lot Buyer/Owner within the lot property limits.

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No water pumps directly connected to a water main of the Declarant shall be permitted. Booster pumps may be installed to

pump water from a ground storage tank of adequate capacity supplied by natural pressure from the Declarants water mains. The installation of booster pumps shall require the prior written consent of the Declarant and shall comply with other applicable requirements provided in this Declaration and Design Standards and Guidelines issued pursuant there to. 

The Lot Buyer/Owner shall provide a minimum storage for water equal to the average day use for domestic use in the lot and/or building/s. Water requirements for fire in the lot and/or building/s will be in addition to the minimum storage for domestic use.

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The Lot Buyer/Owner shall provide a pace within the lot and/or building/s for a meter room accessible from the outside at all times. No rent or charge for the meter room shall be charged to the Declarant and/or the Water Supplier.

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The Lot Buyer/Owner shall, in the required provisions to accommodate water supply, also comply with the utility agency requirements.

3. Electricity Supply The Lot Buyer/Owner shall, in the required provisions for accommodations for utilities comply with the National Building Code, Philippine Electrical Code, and/or the utility agency requirements. 

The Lot Buyer/Owner shall provide a space to accommodate the electrical components to the specifications of the utility agency. The Lot Buyer/Owner shall allow reasonable access to this space. Itis the responsibility of the Lot Buyer/Owner to obtain design and construction criteria and building code compliance from the appropriate government and utility agencies.

4. Sewer and Storm Water Drainage 

Localized collection of solid waste shall be done by the Declarant.

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The strategy for solid waste collection and disposal shall be compatible with the management plan of the Metro Manila Development Authority and the Declarant and/or ESC whichever is more stringent.

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The solid waste strategy shall consider implementation of obligatory garbage segregation, recycling program o resource recovery at source and point of disposal.

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The Lot Buyer/Owner is required to comply with the recycling requirement and other requirements and guidelines of the Declarant regarding solid waste.

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The Lot Buyer/Owner shall provide and maintain within the lot a comprehensive and nuisance-free system of refuse collection and disposal to serve the lot and the buildings constructed or to be constructed thereon.

5. Fuel Restriction 

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

6. Telecommunication 

The lot Buyer/Owner shall provide a space to accommodate the telecommunication requirements of the service provides. The Lot Buyer/Owner shall provide reasonable access to this space.

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It shall be the responsibility of the Lot Buyer/Owner to obtain design and construction criteria and building code requirements from the appropriate government agency and service providers.

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The Lot Buyer/Owner shall construct as an integrated component of the building, install, and provide and maintain a communal television antenna on the roof of the building constructed or to be constructed on the lot.

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Any radio transmitter operated within the Global City will require prior permission from the Declarant and the appropriate authorities before installation.

7. District Cooling 

The Declarant advocates district cooling where applicable especially in high density areas. This is recommended in view of the high energy conservation aspect of this technology.

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The supply and maintenance of temporary utilities within the lot required for he works shall be the responsibility of Lot Buyer/Owner. The Lot Buyer/Owner shall remove all temporary utilities and services on completion of the works or when directed by the Declarant.

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The Declarant may arrange for the utility supplies to be made available on site prior to the commencement of construction. In such instances, the Declarant shall provide a point of connection on or adjacent to the site. Subject to the approval of the Declarant, the Lot Buyer/Owner shall be responsible for connecting into this point of supply at his own cost. The cost of all the utility consumed shall also be for the account of the Lot Buyer/Owner.

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A Lot Buyer/Owner will not be permitted to obtain water from the existing ground water wells nor drill new wells. The Declarant may provide a limited water supply distribution network to provide water supply distribution network to provide water to the Lot Buyer/Owner at a cost. The water supplied will be non-potable and the declarant does not guarantee the continuity, quality or capacity of the supply provided.

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Temporary electrical supply and distribution shall include, but not be limited to the following:

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Temporary electrical supply and distribution system including design, statutory approvals, connections and consents, fees equipment, utility charges, cabling, and the like as required to complete the works.

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Temporary lighting supply distribution system will be installed by the service provider as required to maintain a well-lit site during all hours of operation. The minimum levels of safety lighting as per the Philippine Code and guidelines must be provided at all times.

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Before finalizing arrangement for supply of temporary electricity, the Lot Buyer/Owner must submit for the Declarant’s approval any temporary overhead or underground routing of electricity cables which traverse the Global City.

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Temporary sewerage and surface water drainage to temporary accommodation and facilities will be installed in account of the Lot Buyer/Owner. Pumps and devices to efficiently maintain the installation will be provided by the Lot Buyer/Owner.

8. Liquefied Petroleum Gas

All plumbing and pipe works of any buildings or building constructed or to be constructed on the lot shall be concealed accordingly. For gas pipe, concealment should provide for free vent.

URBAN REDEVELOPMENT STRATEGIES Urban renewal, which is generally called urban regeneration ("regeneration" in the United Kingdom), "revitalization" in the United States, is a program of land redevelopment in areas of moderate to high density urban land use. Renewal has had both successes and failures. Its modern incarnation began in the late 19th century in developed nations and experienced an intense phase in the late 1940s – under the rubric of reconstruction. The process has had a major impact on many urban landscapes, and has played an important role in the history and demographics of cities around the world. Urban renewal involves the relocation of businesses, the demolition of structures, the relocation of people, and the use of eminent domain (government

purchase of property for public purpose) as a legal instrument to take private property for city-initiated development projects. This process is also carried out in rural areas, referred to as village renewal, though it may not be exactly the same in practice. In some cases, renewal may result in urban sprawl and less congestion when areas of cities receive freeways. Urban renewal has been seen by proponents as an economic engine and a reform mechanism, and by critics as a mechanism for control. It may enhance existing communities, and in some cases result in the demolition of neighborhoods. Many cities link the revitalization of the central business district and gentrification of residential neighborhoods to earlier urban renewal programs. Over time, urban renewal evolved into a policy based less on destruction and more on renovation and investment, and today is an integral part of many local governments, often combined with small and big business incentives.

HISTORY The concept of urban renewal as a method for social reform emerged in England as a reaction to the increasingly cramped and unsanitary conditions of the urban poor in the rapidly industrializing cities of the 19th century. The agenda that emerged was a progressive doctrine that assumed better housing conditions would reform its residents morally and economically. Another style of reform – imposed by the state for reasons of aesthetics and efficiency – could be said to have begun in 1853, with the recruitment of Baron Haussmann by Louis Napoleon for the redevelopment of Paris.

Conservation Conservation development, also known as conservation design, is a controlled-growth land use development that adopts the principle for allowing limited sustainable while protecting the area's natural environmental features in perpetuity, including preserving open space landscape and vista, protecting farmland or natural habitats for wildlife, and maintaining the character of rural communities. A conservation development is usually defined as a project that dedicates a minimum of 50 percent of the total development parcel as open space. The management and ownership of the land are often formed by the partnership between private land owners, land-use conservation organizations and local government. It is a growing trend in many parts of the country, particularly in the western United States. In the eastern U.S., conservation design

has been promoted by some state and local governments as a technique to help preserve water quality. This type of planning is becoming increasingly more relevant as "land conversion for housing development is a leading cause of habitat loss and fragmentation". With a loss or fragmentation of a species' habitat, it results in the endangerment of a species and pushes them towards premature extinction. Land conversion also contributes to the reduction of agriculturally productive land, already shrinking due to climate change. Conservation Development differs from other land protection approaches by aiming to protect land/ watersheds etc. on parcels slated for immediate development; to protect land here and now, whereas a greenbelt approach typically aims to protect land from future development, and in a region beyond areas currently slated. It seeks to offer a gradient between urban regions and open countryside, beyond what a line on a map—typically a highway—currently provides. This approach seeks to avoid the dichotomy of economic urbanism on one side of such a street while on the other lies completely protected woodlands and farm fields, devoid of inclusion in that economy. Addressing the theoretical illusion that humanity walled off is better-off, Conservation Development recognizes that design of how we live is far more important than we allot credit; that instead of walling off a problem we need to face that problem and drastically lower our impact on the sites where we live, and indeed raise the performance of our communities toward a level where such walls are no longer considered first response requirements.

History Conservation development was formulated in the early 1980s by a Britishtrained planner named Randall Arendt. He pulled together several concepts from the 1960s. He combined the idea of cluster and open space design with Ian McHarg's "design with nature" philosophy.

Conservation Development Conservation development seeks to protect a variety of ecological resources and services such as biodiversity, productive farmland, ecosystem services, scenic landscapes and historic and cultural resources. This is achieved by identifying the ecologically sensitive and valuable areas. The protected lands can be under an easement to prevent development on it. Housing is then built around the protected areas. Density, lots sizes, types of housing and amount of protected area is dependent on the type of conservation development.

While not a prevalent type of development, it's estimated that conservation development takes up between 2.5%-10% of the total US real estate development. Conservation development is usually applied to rural, exurban or suburban residential subdivisions, though it does have a few urban applications (Doyle 4). While there are several types of conservation developments, they all have several features in common. All developments have conservation land set aside, either held by a conservation organization or protected by a conservation easement. These developments must have ongoing stewardship for the protected portion of the parcel. Secondly, the development finances the projected area. Third, each development begins by surveying the land's ecological features and resources. A decision can then be made about where to build and what areas need to be protected. Lastly, these developments also use a variety of design features to reduce some of the negative impacts inherent in development. Examples include low-impact storm water management systems, and landscape design.

Advantages The biggest advantage of conservation development is that it can protect species and ecosystems, preventing further habitat fragmentation and loss. By surveying the land and identifying the primary conservation areas where ecosystems are most at risk, communities are created without huge disruption to the environment. Conservation development also provides for secondary conservation areas, which provide corridors for animals to hunt, mate and travel through. However, any development will have some impact on the land. But by studying it, there are ways in which this can be mitigated. A developer can have native vegetation planted. Wildlife friendly native species could be introduced, while invasive species are monitored and controlled. Management systems are also used to "promote natural flow patterns and infiltration", considered a very important factor in minimizing a development's impact. There are several benefits from an economic standpoint. Conservation development allows developers to make themselves distinct in a competitive housing market. A developer can use an environmentally oriented marketing strategy, highlighting the benefits of the development to possible buyer with a green thumb. A final advantage of conservation development is that homes in these developments tend appreciate faster than their conventional counterparts. Pejchar et al. and Arendt cite a number of economic benefits that accrue to municipalities through conservation development. They include fewer public costs on maintenance and infrastructure, protecting open space without losing tax revenues, and avoiding the loss of ecological services like landscape

stabilization, flood control and clean water. A municipality also experiences a reduced demand for public green space since it has been provided free of charge by the development. Lastly, there are a few social and recreational advantages to conservation development. With the smaller lots that accompany these houses, homeowners are likely to move into public green space and engage with their neighbors. Community events such as picnics or parties are more common. The protected green space also provides excellent recreational activities, such as hiking, jogging, or simply observing nature. It's hopeful that with this experience, people can reconnect with nature and develop a land ethic.

Disadvantages There are several drawbacks to conservation development. The first problem encountered is the perceived risk by both developers and homebuyers. In protecting sensitive areas, developers and homeowners see a risk in the possible elimination of desired sites to build homes. This might be a large enough risk to discourage developers. This could be a place for government intervention, which could provide tax breaks to developers building a development this way. Conservation subdivisions and conservation-oriented planned development projects have been "criticized for protecting land at too small a scale to provide meaningful conservation benefits, while simultaneously promoting "leapfrog" development". This pushes sprawl further from the city and contributes to a more fragmented rural area.

Urban Renewal

Urban renewal, which is generally called urban regeneration ("regeneration" in the United Kingdom), "revitalization" in the United States, is a program of land redevelopment in areas of moderate to high density urban land use. Renewal has had both successes and failures. Its modern incarnation began in the late 19th century in developed nations and experienced an intense phase in the late 1940s – under the rubric of reconstruction. The process has had a major impact on many urban landscapes, and has played an important role in the history and demographics of cities around the world. Urban renewal involves the relocation of businesses, the demolition of structures, the relocation of people, and the use of eminent domain (government purchase of property for public purpose) as a legal instrument to take private property for city-initiated development projects. This process is also carried out in rural areas, referred to as village renewal, though it may not be exactly the same in practice. In some cases, renewal may result in urban sprawl and less congestion when areas of cities receive freeways. Urban renewal has been seen by proponents as an economic engine and a reform mechanism, and by critics as a mechanism for control. It may enhance existing communities, and in some cases result in the demolition of neighborhoods. Many cities link the revitalization of the central business district and gentrification of residential neighborhoods to earlier urban renewal programs. Over time, urban renewal evolved into a policy based less on destruction and more on renovation and investment, and today is an integral part of many local governments, often combined with small and big business incentives.

History The concept of urban renewal as a method for social reform emerged in England as a reaction to the increasingly cramped and unsanitary conditions of the urban poor in the rapidly industrializing cities of the 19th century. The agenda that emerged was a progressive doctrine that assumed better housing conditions would reform its residents morally and economically. Another style of reform – imposed by the state for reasons of aesthetics and efficiency – could be said to have begun in 1853, with the recruitment of Baron Haussmann by Louis Napoleon for the redevelopment of Paris.

Long-term implications

Urban renewal sometimes lives up to the hopes of its original proponents – it has been assessed by politicians, urban planners, civic leaders, and residents – it has played an undeniably important role. Additionally, urban renewal can have many positive effects. Replenished housing stock might be an improvement in quality; it may increase density and reduce sprawl; it might have economic benefits and improve the global economic competitiveness of a city's Centre. It may, in some instances, improve cultural and social amenity, and it may also improve opportunities for safety and surveillance. Developments such as London Docklands increased tax revenues for government. In late 1964, the British commentator Neil Wates expressed the opinion that urban renewal in the USA had 'demonstrated the tremendous advantages which flow from an urban renewal programmed,' such as remedying the 'personal problems' of the poor, creation or renovation of housing stock, educational and cultural 'opportunities'. As many examples listed above show, urban renewal has been responsible for the rehabilitation of communities—as well as displacement. Replacement housing – particularly in the form of housing towers – might be difficult to police, leading to an increase in crime, and such structures might in themselves be dehumanizing. Urban renewal is usually non-consultative. Urban renewal continues to evolve as successes and failures are examined and new models of development and redevelopment are tested and implemented. An example of urban renewal gone wrong is in downtown Niagara Falls, New York. Most of the original downtown was demolished in the 1960s, and many replacement projects including the Rainbow Centre Factory Outlet, Niagara Falls Convention and Civic Center, the Native American Cultural Center, the Hooker Chemical (later the Occidental Petroleum) Headquarters building, the Winter garden, the Fallsville Splash Park, a large parking ramp, an enclosed pedestrian walkway, the Falls Street Faire & Falls Street Station entertainment complexes, sections of the Robert Moses State Parkway, and the Mayor E. Dent Lackey Plaza closed within twenty to thirty years of their construction. Some demolished blocks were never replaced. Ultimately, the former tourist district of the city along Falls Street was destroyed. It went against the principles of several urban philosophers, such as Jane Jacobs, who claimed that mixed-use districts were needed (which the new downtown was not) and arteries needed to be kept open. Smaller buildings also should be built or kept. In Niagara Falls, however, the convention center blocked traffic into the city, located in the center of Falls Street (the main artery), and the Winter garden also blocked traffic from the convention center to the Niagara Falls. The Rainbow Centre interrupted the street grid, taking up three blocks, and parking ramps isolated the city from the core, leading to the degradation of nearby neighborhoods. Tourists were forced to walk around the Rainbow Center, the Winter garden, and the Quality Inn (all of which were adjacent), in total five blocks, discouraging small business in the city.

Adaptive Reuse Adaptive reuse refers to the process of reusing an old site or building for a purpose other than which it was built or designed for. Along with brownfield reclamation, adaptive reuse is seen by many as a key factor in land conservation and the reduction of urban sprawl. However adaptive reuse can become controversial as there is sometimes a blurred line between renovation, facadism and adaptive reuse. It can be regarded as a compromise between historic preservation and demolition.

DEFINITION Adaptive reuse deals with the issues of conservation and heritage policies. Whilst old buildings become unsuitable for their programmatic requirements, as progress in technology, politics and economics moves faster than the built environment, adaptive reuse comes in as a sustainable option for the reclamation of sites. In many situations, the types of buildings most likely to become subjects of adaptive reuse include: industrial buildings, as cities become gentrified and the process of manufacture moves away from city; political buildings, such as palaces and buildings which cannot support current and future visitors of the site; and community buildings such as churches or schools where the use has changed over time. Adaptive reuse is seen as an effective way of reducing urban sprawl and environmental impact. By reusing an existing structure within a site, the energy required to create these spaces is lessened, as is the material waste that comes from destroying old sites and rebuilding using new materials. Through adaptive reuse old, unoccupied buildings can become suitable sites for many different types of use.

FACTORS AFFECTING ADAPTIVE REUSE Criteria for adaptive reuse While the process of adaptive reuse is a decision often made purely by companies establishing a particular brand or presence, there are often criteria for deciding whether a building should be conserved and reused or just demolished for the area of land it occupies. Some of these determining criteria include: 

The societal value of a given site; that is, the importance to the community of the use of a site by community members or visitors.

  

The potential for the reuse of a particular site; the physical damage sustained to the site and its support of future use, the character of the existing site in terms of the proposed reuse. The historical importance of the site; in terms of both the physicality of the street-scape and the area, as well as of the role of the site in the community's understanding of the past. The environmental conditions of the site; whether the site is suitable climatically or can support the proposed environmental work needed in the site.

Economic considerations There has been much debate on the economic possibilities and viability of adaptive reuse as different corporations and companies seek to find sustainable ways to approach their corporate or retail sites. There are many outcomes that affect the economic return of adaptive reuse as an avenue to reuse of a given site. Factors such as the reuse of materials and resources as well as a lesser need to involve energy, both in terms of labor and machine powered, can effectively decrease the monetary funds needed for companies to establish sites. However, there can be hidden costs in reusing old buildings such as the unknown contamination of older sites, decay and disuse affecting the usability of a building, and the possible need for modification of an older building to fit current and future building codes. The economic costs differ from project to project and some professionals go as far as to assert that new build is always more economical and renovation is universally more expensive,[4] due to their own involvement with adaptive reuse projects. Others claim that the return on investment is enhanced when using an older building because of the savings involved. One Canadian developer claims that reusing buildings generally represents a saving of between 10-12% over building new. In terms of profitability, there are also assertions that adaptive reuse projects often have an uncertainty to their profitably that newer developments lack. When looking for funding to build, these considerations must be addressed. With many heritage sites on the agenda for government agencies, there are a number of financial incentives provided in order to increase the use of older sites in many countries. In the provinces of Canada, some municipalities offer financial encouragement for heritage development such as, the City of Waterloo who waived the development charges for the Seagram Lofts that have been estimated to be around $700,000. Governing bodies also benefit from the reuse of once abandoned sites as once occupied, they generate tax revenue and therefore often recover the initial investment.

Advantages of adaptive reuse With the debate of adaptive reuse as a sustainable avenue in the development of key sites, there are many advantages to using certain sites for redevelopment. One of these advantages is the site's location. In many cases, historical sites are often located in the centers of large cities. Due to the spatial development of a given area, these buildings can often be heritage-listed and therefore sold as an entity, rather than just for the land that they occupy, which the new tenants then have to retrofit the building for their particular purpose. Older buildings also often have a specific period character through the detailing and joinery of their constructed eras that newer or reconstructed developments lack. In certain cases such as the hospitality industry, the grand character of a site can influence the feel of their building and are used for maximum potential to enhance the site's physical attractiveness to a client. Barriers to adaptive reuse As mentioned above, adaptive reuse sometimes isn’t the most viable option for all historic sites. For some sites that have been left alone to decay by neglect, the physical damage of the site can render the site unusable both in terms of the cost to repair the damage as well as unsafe by government standards. Sites contaminated by old materials such as asbestos also become unviable for the process of adaptive reuse.

Rehabilitation Rehabilitation is defined as the act or process of making possible a compatible use for a property through repair, alterations, and additions while preserving those portions or features which convey its historical, cultural, or architectural values.

Standards for Rehabilitation 1. A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships 2. The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided. 3. Each property will be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken. 4. Changes to a property that have acquired historic significance in their own right will be retained and preserved. 5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved. 6. Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence. 7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used. 8. Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken. 9. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work shall be differentiated from the old and will be compatible

with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment. 10. New additions and adjacent or related new construction will be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.

Rehabilitation

Preservation, Rehabilitation, Restoration, and Reconstruction: Different Treatments for Historic Properties I. There are four treatments defined in the language of the National Historic Preservation Act of 1966 as amended. These are Preservation, Rehabilitation, Restoration and Reconstruction. A. Standards for Preservation 1. Preservation is defined as the act or process of applying measures necessary to sustain the existing form, integrity, and materials of an historic property. Work, including preliminary measures to protect and stabilize the property, generally focuses upon the ongoing maintenance and repair of historic materials and features rather than extensive replacement and new construction. New exterior additions are not within the scope of this treatment; however, the limited and sensitive upgrading of mechanical, electrical, and plumbing systems and other code-required work to make properties functional is appropriate within a preservation project. a. A property will be used as it was historically, or be given a new use that maximizes the retention of distinctive materials, features, spaces, and spatial relationships. Where a treatment and use have not been identified, a property will be protected and, if necessary, stabilized until additional work may be undertaken. b. The historic character of a property will be retained and preserved. The replacement of intact or repairable historic materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided. c. Each property will be recognized as a physical record of its time, place,

and use. Work needed to stabilize, consolidate, and conserve existing historic materials and features will be physically and visually compatible, identifiable upon close inspection, and properly documented for future research. d. Changes to a property that have acquired historic significance in their own right will be retained and preserved. e. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved. f. The existing condition of historic features will be evaluated to determine the appropriate level of intervention needed. Where the severity of deterioration requires repair or limited replacement of a distinctive feature, the new material will match the old in composition, design, color, and texture. g. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used. h. Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken. B. Standards for Rehabilitation 1. Rehabilitation is defined as the act or process of making possible a compatible use for a property through repair, alterations, and additions while preserving those portions or features which convey its historical, cultural, or architectural values. C. Standards for Restoration 1. Restoration is defined as the act or process of accurately depicting the form, features, and character of a property as it appeared at a particular period of time by means of the removal of features from other periods in its history and reconstruction of missing features from the restoration period. The limited and sensitive upgrading of mechanical, electrical, and plumbing systems and other

code-required work to make properties functional is appropriate within a restoration project. a. A property will be used as it was historically or be given a new use which reflects the property’s restoration period. b. Materials and features from the restoration period will be retained and preserved. The removal of materials or alteration of features, spaces, and spatial relationships that characterize the period will not be undertaken. c. Each property will be recognized as a physical record of its time, place, and use. Work needed to stabilize, consolidate and conserve materials and features from the restoration period will be physically and visually compatible, identifiable upon close inspection, and properly documented for future research. d. Materials, features, spaces, and finishes that characterize other historical periods will be documented prior to their alteration or removal. e. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize the restoration period will be preserved. f. Deteriorated features from the restoration period will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. g. Replacement of missing features from the restoration period will be substantiated by documentary and physical evidence. A false sense of history will not be created by adding conjectural features, features from other properties, or by combining features that never existed together historically. h. chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used.

i. Archeological resources affected by a project will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken. j. Designs that were never executed historically will not be constructed. D. Standards for Reconstruction 1. Reconstruction is defined as the act or process of depicting, by means of new construction, the form, features, and detailing of a non-surviving site, landscape, building, structure, or object for the purpose of replicating its appearance at a specific period of time and in its historic location. a. Reconstruction will be used to depict vanished or non-surviving portions of a property when documentary and physical evidence is available to permit accurate reconstruction with minimal conjecture, and such reconstruction is essential to the public understanding of the property. b. Reconstruction of a landscape, building, structure, or object in its historic location will be preceded by a thorough archeological investigation to identify and evaluate those features and artifacts which are essential to an accurate reconstruction. If such resources must be disturbed, mitigation measures will be undertaken. c. Reconstruction will include measures to preserve any remaining historic materials, features, and spatial relationships. d. Reconstruction will be based on the accurate duplication of historic features and elements substantiated by documentary or physical evidence rather than on conjectural designs or the availability of different features from other historic properties. A reconstructed property will re-create the appearance of the non-surviving historic property in materials, design, color, and texture. e. A reconstruction will be clearly identified as a contemporary re-creation. f. Designs that were never executed historically will not be constructed.

II. Applying the Treatments

A. Preservation as a treatment. When the property’s distinctive materials, features, and spaces are essentially intact and thus convey the historic significance without extensive repair or replacement; when depiction at a particular period of time is not appropriate; and when a continuing or new use does not require additions or extensive alterations, Preservation may be considered as a treatment. B. Rehabilitation as a treatment. When repair and replacement of deteriorated features are necessary; when alterations or additions to the property are planned for a new or continued use; and when its depiction at a particular period of time is not appropriate, Rehabilitation may be considered as a treatment. C. Restoration as a treatment. When the property’s design, architectural, or historical significance during a particular period of time outweighs the potential loss of extant materials, features, spaces, and finishes that characterize other historical periods; when there is substantial physical and documentary evidence for the work; and when contemporary alterations and additions are not planned, Restoration may be considered as a treatment. Prior to undertaking work, a particular period of time, i.e., the restoration period, should be selected and justified, and a documentation plan for Restoration developed. D. Reconstruction as a treatment. When a contemporary depiction is required to understand and interpret a property’s historic value (including the re-creation of missing components in a historic district or site ); when no other property with the same associative value has survived; and when sufficient historical documentation exists to ensure an accurate reproduction, Reconstruction may be considered as a treatment.

III. When the Standards are Regulatory A. The Secretary of the Interior is responsible for establishing professional standards and providing advice on the preservation and protection of all cultural resources listed in or eligible for the National Register of Historic Places. B. The Secretary of the Interior’s Standards for the Treatment of Historic

Properties, apply to all proposed development grant-in-aid projects assisted through the National Historic Preservation Fund, and are intended to be applied to a wide variety of resource types, including buildings, sites, structures, objects, and districts. These Standards, revised in 1992, were codified as 36 CFR Part 68 in the July 12, 1995Federal Register (Vol. 60, No. 133). They replace the 1978 and 1983 versions of 36 CFR 68 entitled “The Secretary of the Interior’s Standards for Historic Preservation Projects.” C. The Secretary of the Interior’s Standards for the Treatment of Historic Properties may be used by anyone planning and undertaking work on historic properties, even if grant-in-aid funds are not being sought. Another regulation, 36 CFR 67, focuses on “certified historic structures” as defined by the IRS Code of 1986. The “Standards for Rehabilitation” cited in 36 CFR 67 should always be used when property owners are seeking certification for Federal tax benefits.