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. & Mrs. Christopher & Joni Muñez
US-based · design and project decisions
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
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.
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 v2.1, original version) drafted 25 Jul 2026 — for client review, not yet submitted
Design development role confirmed — Arch. Dina Jane Quilang, 21 Aug 2026
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.
Structural design — pending Gutierrez + 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.
Governance Framework

How This Project Reports to the Owner

Owner–Director Working Covenant (Doc. Code HYM-COV-001, Version 2.1, drafted 25 Jul 2026 — original version, currently for client review) — a direct working agreement between Mr. Christopher Muñez and Engr. Jasper M. Gementiza, sitting beneath the executed Design-Build Agreement and Philippine law. 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. This is the first version of the Covenant prepared for the client — no earlier version has been submitted or signed.

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.