Project Command Center · JMG Design & Build

星山Hoshiyama Residence

A mountain so high, so still, and so close to heaven that the stars belong to it. Organizational structure and project roadmap — sequenced by dependency, not by promise.

Current Phase
Phase 0 — Pre-Construction
Confirmed Paid
₱292,000
Next Gate
Survey Close-Out
₱292,000 received into JMG's BPI account to date: ₱100,000 acceptance/mobilization fee + ₱80,000 topographic/geodetic survey + ₱112,000 architectural schematic downpayment
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Command Structure

Who Answers For What

Single-point accountability runs through Engr. Jasper M. Gementiza — Managing Owner, Project Director, Civil Engineering Technical In-Charge, never referred to as an architect. Every signed and sealed discipline below carries its own PRC-licensed professional's authority; nothing is bundled under one signature. Architectural design is itself two-tier as of 21 Aug 2026: Arch. Robinson Chua holds concept and design authority and signs and seals; Arch. Dina Jane Quilang develops that concept into working drawings as JMG-internal support, with no independent signing authority.

C&J
Client · Final Authority
Mr. Christopher Muñez & Mrs. Joni Shijo
US-based · design and project decisions · property to be referred to as "Hoshiyama Residence" per client request, 8 Sep 2026
RM
On-Site Representative
Mr. Roland Muñoz Jr.
Prospective registered title holder — pending confirmation
Client input required
Engr. Jasper M. Gementiza
Single-Point Client Accountability
Engr. Jasper M. Gementiza
Managing Owner · Project Director · Civil Engineering Technical In-Charge
PRC No. 0098257 — civil engineering scope in-house
JMG Admin — Internal Coordination
Licensed Professionals — By Discipline
Engr. Aldrich Kirby Luy
Project Controls
Engr. Aldrich Kirby Luy
Scheduling & coordination
Engr. Ana Marie Bueno
Estimator · Accounts & Administration
Engr. Ana Marie Bueno
Cost estimating, accounts & day-to-day administration
Engr. Cesar Porras
Internal Structural Engineer
Engr. Cesar Porras
Internal structural support — non-signatory. Engr. Gutierrez remains structural engineer of record for signed & sealed submissions.
Internal support
Arch. Robinson Chua
Architectural — Concept & Design Authority
Arch. Robinson Chua "Benson"
Design8ion Architects · PRC No. 29037 · Design Services Agreement signed by JMG & Architect 24 Jul 2026 (₱374,400 total, 30/50/20 milestones) · Schematic downpayment ₱112,320 invoiced, ₱112,000 remitted 29 Jul 2026
Signed agreement
Confirm ₱320 shortfall
Owner conforme: verbally approved — signature to formalize [CONFIRM]
Arch. Dina Jane Quilang
Architectural — Design Development
Arch. Dina Jane Quilang
JMG internal Architecture Consultant · develops Arch. Chua's concept into working/construction drawings · non-signatory, reports to Engr. Gementiza · role confirmed 21 Aug 2026 (Rev. 1 overview brief)
Internal · non-signatory
Engr. Brian Gutierrez
Structural
Engr. Brian Gutierrez
Structural design & engineering · preliminary background briefing issued 23 Aug 2026; informal coordination reply received same day — formal engagement (appointment/agreement) still pending
Engagement to confirm
YO
Electrical
Engr. Yakitchi Ohya
Electrical engineering design
Verification pending
Engr. Rommel Eltanal
Sanitary
Engr. Rommel Eltanal
Sanitary / plumbing design
Verification pending
DM
Mechanical
Engr. David Mobida
Mechanical engineering design
Verification pending
Engr. Agustin Lupoy
Electronics
Engr. Agustin Lupoy
Electronics engineering design
Verification pending
BB
Geodetic — Phase 0
Engr. Bernard B. Beray
Tri-J Builders — fieldwork complete
Complete & paid
JR
Geodetic — Later Phase
Engr. Jonah Elbert Rosaroso
ROSH Surveyors — deferred
Deferred
Confirmed / signed / complete
Engagement or credentials pending
Internal / non-signatory / deferred
Each licensed professional retains full, non-delegable responsibility for their own signed and sealed discipline.
星山 Hoshiyama Residence

Six Structures, One Mountain

The 2.88-hectare 星山 Hoshiyama Residence is organized into five concentric privacy zones, each holding its own building or built feature — from a formal arrival threshold down to a courtyard that reveals itself only when the front door opens. Figures below are the architect's working parameters per the Site Development Plan brief (Rev. 1, 21 Aug 2026) and remain subject to the same design-development and client-approval process as everything else on this page.

Zone D · Private Core

Main House — The Naka Niwa Sanctuary

≈200 sqm · U-shaped · single-storey
A U-shaped home wrapped around a zen courtyard — the Naka Niwa — kept visible from every major room and revealed the instant the pivot front door swings open. Continuous wraparound deck, deep roof overhangs, chain downspouts (kusari-doi) in place of ordinary gutters, and acoustic roofing tuned for mountain rain. Fully screened from the Clubhouse and the entry road; from Zone B, this house officially does not exist.
Entertaining context: the client brief bans upper kitchen cabinets estate-wide — floating lower cabinets with LED underlighting only. Somewhere in California, two dogs are already the most spoiled future residents of this design.
Zone B · Social Zone

Clubhouse & Pool

≈80 sqm clubhouse · pool size [TBD]
Lounge, dining, a kitchen counter facing a fixed picture window, and its own bath — a self-contained social building with a sliding-glass main entry. Positioned for guests, with zero sightlines back toward the Main House. The pool sits outside the building; its dimensions remain [TBD] pending siting work from Design8ion Architects.
Entertaining context: the client formally added the pool to scope on 8 Sep 2026 — making this the estate's newest resident on paper, and still its first drawing away from existing anywhere else.
Zone B · Social Zone

Caretaker's Residence

≈60 sqm · siting [TBD]
Living area, kitchen, one bath, and one bedroom, sited near the Clubhouse and Utility Hub so the estate always keeps a set of eyes on its social zone. Whether a second bedroom fits inside 60 sqm remains an open item between the client and the design team.
Entertaining context: also added to formal scope on 8 Sep 2026, this is the one building on the mountain whose entire job description is "live here, keep watch."
Zone A · Entry Corridor

Gate House & Arrival Marker

Structure design [TBD] · siting confirmed 8 Sep 2026
A formal gate and arrival marker at the transition from the parking court to pedestrian access — the estate's first deliberate threshold, and the one every visitor and every delivery truck will cross before anything else. Its exact structural form has not yet been designed.
Entertaining context: the client's Option 3 entrance alignment, confirmed by email on 8 Sep 2026, is what finally gave this gate a fixed address — it had been floating between three candidate approach roads for months.
Zone E · Southern Shoulder

The Southern Viewing Deck

Platform 3 · cantilevered timber & steel
A suspended timber deck on a steel frame, anchored into a natural rock ledge at the property's southern edge. Reachable from both the Clubhouse and the Main House by separate paths, with a low glass or cable balustrade preserving the view rather than blocking it.
Entertaining context: the internal briefing describes the intended effect as "standing in the sky above the valley" — a fairly bold promise for a structure that is, at time of writing, still a rock ledge with a plan taped to it.
Estate-Wide Infrastructure

Utility Hub, Access Road & Retaining Walls

Solar · battery · well · cistern · Phase III
Not a building anyone will ever admire, but the one every other building depends on: a solar array sized to full load plus a 20% buffer, a lithium battery bank rated for two full overcast days, a backup generator, a deep well, and twin 50,000-litre cisterns feeding an RO/UV filtration line. It sits behind an access road engineered at a minimum 4.0m width and 8–10% grade, terraced down by a sequence of retaining walls timed around the Habagat monsoon (Jul–Sep) rather than the calendar.
Entertaining context: there is no public power or water connection anywhere on this site. Every light switch and every tap on the Hoshiyama estate will ultimately answer to this one unglamorous building.
Five zones, six structures — sequenced by dependency, not by which one looks best in a rendering. The Main House, Clubhouse and Caretaker's Residence are described in the architect's working brief; the Gate House, Viewing Deck and estate infrastructure remain at concept or [TBD] design stage pending the items tracked in the Roadmap below.
The Path to Turnover

Dependency-Based Roadmap

Sequenced by what must actually be true before the next step can start — not by calendar position. Dates are preliminary targets, not a validated baseline.

Phase 0

Pre-Construction & Mobilization

May – Aug 2026
In progress
Acceptance fee & topo survey fieldwork — paid, complete
Survey deliverable close-out (Gate 1)
Architectural agreement — signed 24 Jul 2026 (Owner conforme: signature to formalize)
Owner–Director Working Covenant (HYM-COV-001 v2.2) — signed 24 Aug 2026, both Owners (drafted 25 Jul 2026; revised following client review and confirmation)
Design development role confirmed — Arch. Dina Jane Quilang, 21 Aug 2026
Structural preliminary briefing issued — Engr. Brian Gutierrez, 23 Aug 2026 (formal engagement still pending)
Land title transfer — pending
Geotechnical investigation — not scheduled
Phase I

Design Development

Target: Sep – Dec 2026
In progress
Site Development Plan — schematic, underway
Site Analysis Master Planning Site Development Plan Land Use Planning Site Furnishings Parking Layout Accessibility Plan Presentation Plans & Perspectives
Scope per Section 2, Design8ion Services Agreement (signed 24 Jul 2026) — itemized breakdown as detailed by the Architect; sequencing and completion of each item to be confirmed by JMG.
Entrance alignment — Option 3 confirmed by client, 8 Sep 2026 (unblocks solar-farm re-siting & drainage study)
Caretaker's house — new scope item requested by client, 8 Sep 2026; siting & pricing pending from Design8ion
Clubhouse pool — new scope item requested by client, 8 Sep 2026; siting & pricing pending from Design8ion
Design8ion/Benson follow-up (Option 3 + two scope items + project naming) — drafted, pending Director's send
Structural design — pending Gutierrez engagement + geotech
Electrical / sanitary / mechanical design
Contract documents & working drawings
Client design review & approval
Phase II

Permitting

Target: Q4 2026 – Q1 2027
Conditional — see note
Building permit — may file on notarized Deed of Sale per counsel's advice, title transfer in parallel
DENR timber-cutting permit — ownership-proof standard to confirm with counsel separately
Zoning / CLUP clearance confirmation
LGU permit review & issuance
Phase III

Civil & Vertical Construction

Target: Q4 2026 – Q2 2027
Not started
Access road & retaining walls — Habagat-sequenced
Off-grid groundwork: cisterns, well, solar
Clubhouse & Caretaker Residence
Main U-House structure & framing
Glazing & interior carpentry
Phase IV

Finishes, Commissioning & Turnover

Preliminary target only
Not started
Naka Niwa courtyard landscaping
Off-grid systems testing & commissioning
Occupancy permit closure
Turnover to client
Complete
In progress
Blocked
Not started
Master Schedule

Preliminary Target Timeline

A calendar view of the five phases above, plotted against their stated target windows. Several phases run in parallel by design — a conditional or not-started status does not mean idle, it means gated on the dependency named in the roadmap. Bars are preliminary targets, not a validated baseline.

May
Jun
Jul
Aug
Sep
Oct
Nov
Dec
Jan '27
Feb
Mar
Apr
May
Jun
Jul
Aug
Phase 0Pre-Construction
In progress
Phase IDesign Development
In progress
Phase IIPermitting
Conditional
Phase IIICivil & Vertical Construction
Not started
Phase IVFinishes & Turnover
Preliminary only
Active / in progress
Conditional / parallel-track
Not started
Preliminary target only
Phase II and III bars overlap intentionally — permitting review and early civil mobilization are not mutually exclusive once Gate 1 (survey close-out) and geotechnical results clear. Phase IV has no defined start date until Phase III's critical path is confirmed; its bar is shown dashed and open-ended for that reason.
Critical Gate Dependencies

Three Things Gate Everything

Gate 1 — Survey close-out. PRS92 benchmark tie-in and CAD-ready contour data must clear before civil and structural design can proceed.

Land title transfer is proceeding in parallel with permitting — per counsel's advice as relayed to JMG, the building permit application may proceed on the notarized Deed of Sale while formal title transfer is completed. Recommend documenting this advice in writing for the project file. [CONSULTANT TO VERIFY]

Geotechnical results (SPT borings) must clear before structural design and foundation type are finalized.

Schedule risk: geotechnical scheduling and LGU/DENR review timelines sit outside JMG's direct control. Building permit filing is understood to be able to proceed on the Deed of Sale per counsel's advice, but this should be confirmed in writing before it is relied on for DENR filing specifically. Until these items close, any completion date is a preliminary forecast — not a validated baseline, and not guaranteed.
Client update, 8 Sep 2026: the client confirmed Option 3 as the entrance alignment by email, unblocking the solar-farm re-siting and grading/drainage study, and requested two scope additions — a caretaker's house and a clubhouse pool — plus that the property be referred to as "Hoshiyama Residence" going forward. A follow-up relaying all three items to Design8ion/Arch. Benson's team has been drafted and awaits the Director's send. None of the three items are yet reflected in Design8ion's drawings, schedule, or the design package total — treat the next design iteration as pending until Design8ion confirms receipt.
Governance Framework

How This Project Reports to the Owner

Owner–Director Working Covenant (Doc. Code HYM-COV-001, Version 2.2 — drafted 25 Jul 2026, revised 24 Aug 2026 following client review) — a direct working agreement among Mr. Christopher Muñez, Mrs. Joni Shijo, and Engr. Jasper M. Gementiza, sitting beneath the executed Design-Build Agreement and Philippine law. Both Owners confirmed agreement by email on 24 Aug 2026 and signed copies are now on file, dated 24 Aug 2026. It commits JMG to distinguish clearly between paid, approved-but-unpaid, and unpriced items; to never represent a professional as engaged, a permit as approved, or a survey/geotechnical finding as final without evidence; and to flag risks and delays as soon as they are known.

Governing-law table. The Covenant ties each discipline to its controlling Philippine statute and PRC regulatory board (architecture, civil, structural, electrical, mechanical, sanitary, electronics, geodetic engineering, plus DENR and DOLE site-safety references). Two rows — the current Geodetic Engineering law/IRR citation and the applicable DENR administrative orders for this site — are self-flagged by the Director as [CONFIRM] pending exact-citation verification.

Boundary of this document: the Covenant creates no obligation beyond the signed Design-Build Agreement and Philippine law, and does not override any signed and sealed professional document, permit, or legal requirement — where the Covenant and the contract or law ever conflict, the contract and the law govern.