3. Regulatory and Aesthetic FactorsNatural Features...2The site was full of rubble and debris from the old hospital building. A few plants are growing inside the lot. An old hospital building was left and ready for renovation to hold and become a part of a new project.

Zoning code...29oPermitted UsesDeclared Zoning Principles - Zoning is the division of the city into land use zones, the specification of patterns, nature and characteristics of uses and the provision of density, and environmental regulations in consonance with the Comprehensive Land Use Plan and strategies, as well as land use policies and objectives of the community as prepared and identified by the Joint-Legislative Executive Committee for the Preparation of the Quezon City Comprehensive Land Use Plan which was adopted and made an integral part hereof as Annex A.

oLot Coverage.....29Site plan and other Local Regulations..30Road Network...33Total road kilometerage is 1,683.00 kilometers with road-to-land ratio of 12 kms. /100 hectares. (2002)

Of the total new roads constructed from 1972 to 1995, 33 kms. (6.33%) were primary roads, consisting of the extensions of Visayas, Commonwealth and Mindanao Avenues; 153 kms. or 29.37% were secondary roads which served as traffic collector roads; and the rest, 335 kms. (64.30%), are tertiary roads which were basically used as access to properties.

Accessibility is generally good in the southern districts where the road network is fairly established. In the northern part, Commonwealth Avenue and Quirino Highway are the only primary thoroughfares servicing the area.

The central northern portion particularly Tandang Sora, Baesa and the vicinity of San Bartolome-Sauyo is characterized by dead-end roads or cul-de-sacs, uncoordinated subdivision roads and narrow roads. The same situation persists in Payatas.

The lot is accessible from the 20th avenue and the aurora boulevard. It can be accessed with public transportation like jeepneys and PUVs. The anonas train station is also near, walkable from the site.Drainage Requirements...33

IV. PROPOSED DEVELOPMENT PROGRAM

A.Proposed Development Program34According to the Comprehensive land use plan of the Quezon City, the site is under C-2. After we surveyed the site we concluded that the Project that is most suitable for the site is an Institutional Center.B.Program identification and investigation34The current conflicts or threats for the site are:Surrounded by establishment that we dont dare to compete withMultiple condominium buildings being constructedTo avoid or minimize these threats we avoided possible conflicts around the site. Our choice is an Institutional center; a place of learning near the heart of transportation of Quezon City is the best choice we have.What is an Institutional Center?designed for the teaching ofstudents(or "pupils") under the direction ofteachers. Most countries have systems of formaleducation, which is commonlycompulsory. In these systems, students progress through a series of schools. The names for these schools vary by country (discussed in theRegionalsection below) but generally includeprimary schoolfor young children andsecondary schoolfor teenagers who have completed primary education. An institution wherehigher educationis taught is commonly called auniversity collegeoruniversity. Why a convention center?Due to its easy accessibility and its perfect location right in the middle, an institutional center will be a great project.