02 BUILDING LAWS CENTER FOR THE DESIGNED ENVIRONMENT PROFESSIONSS| BUILDING LAWS BAVA PRESIDENTIAL DECREE 1096 ‘THE NATIONAL BUILDING CODE OF THE PHILIPPINES ‘January 1, 1979 ‘The DPWH published the 2004 Revised Implementing Rules and Regulations (IRR) of P.D. No. 1096 (the 1977 NBCP) on 01, 08 and 15 April 2005 in the Manila Standard Today. These IRR took effect 01 ‘May 2005. RULE - GENERAL PROVISIONS “The scope of this IRR shall cover the following discipline electrical, mechanical, sanitary, plumbing, and electronics. This shall also apply to the design, location, siting, construction, alteration, repair, conversion, use, occupancy, maintenance, moving, demolition of, and addition to public and private buildings and structures,, except traditional indigenous family dwellings, and those covered by Batas Pambansa Bilang 220 otherwise known as the “Economic and Socialized Housing Projects". rchitectural, civil/structural, «Construction - ail on-site work done from site preparation, excavation, foundation, assembly of all the components and installation of utilities and equipment of buildings/ structure < Erection - installation in place of components of a building/structure © Addition - any new construction which increases the height or area of an existing building/ structure » Alteration - construction in a building/structure involving changes in the materials used, partitioning, location/ size of openings, structural parts, existing utilities and equipment but does not increase the overall area thereof. Renovation - any physical change made on a building/ structure to increase its value, utility and/ or to improve its aesthetic quality » Conversion - a change in the use or occupancy of a building/ structure or any portion/s thereof which has different requirements 2~ Repair - remedial work done on any damaged or deteriorated portion/s of a building/structure to restore its original condition =~ Moving - the transfer of any building/ structure or portion/s thereof from its original location or position to another, either within the same lot or to a different one » Demolition - the systematic dismantling or destruction of a building/ structure, in whole or in part © Ancillary Building Structure- a secondary building/ structure located within the same premises, the use of which is incidental to that of the main building/ structureNo.2 Matulungin St, Cent ZED ae es ‘Website: wua.eden ora oh BUILDING LAWS, RULE Il ADMINISTRATION AND ENFORCEMENT “He (the Building Official) is charged with the duties of issuing building permits. In the performance of his duties, a Building Official may enter any building or its premises at all reasonable times to inspect and determine compliance with the requirements of this Code...” ‘The Building Official may order the work stopped or order discontinuance of occupancy or use 1.1. OFFICE OF THE BUILDING OFFICIAL (OBO) - The Office authorized to handle the processing and issuance of the building permit and other ancillary or accessory permits/ certificates pertaining to building/structures owned by the government or private entities. 1.2 BUILDING OFFICIAL (BO) — The Executive Officer of the OBO appointed by the Secretary to enforce the provision of the Code in the field as well as the enforcement of orders and decisions made pursuant thereto.CENTER FOR THE DESIGHED ENVIRONMENT PROFESSIONS, INC. No.2 Matungin S., Cell Dliman Quezon Cy, . <=e}9) ore Prong 453600 | Tone OFFICE OF THE BUILDING OFFICIAL ORGANIZATION BUILDING OFFICIAL, “ASSISTANT BUILDING OFFICIAL CASHIER ADM & LEGAL | oe TH De: Proczseme ano nseecnow ANS Be Office of the Building Official (OBO) OrganizationGS > Conse Catala Phones aamtece ‘lege cotad@amalcon email Website: wan cdeo.ora.h BUILDING LAWS. ADMINISTRATIVE FINES The Secretary or his duly authorized representative may prescribe and impose fines not exceeding ten thousand pesos (P10, 000.00) in the following cases: Erecting, constructing, altering, repairing, moving, converting, installing or demolishing a private or public building/structure if without building/demolition permit. Making any alteration, addition, conversion or repair in any buliding/structure/appurtenances thereto constructed or installed before the adoption of the Code, whether public or private, without a permit. Unauthorized change, modification or alteration during the construction in the duly submitted plans and specifications on which the building permit is based. Non-compliance with the work stoppage order or notice and/or orders to effect necessar correction in plans and specifications found defective. " Non-compliance with order to demolish bullding/structure declared to be nuisance, ruinous or dangerous. Use or occupancy of a building/structure without Certificate of Ocoupancy/Use even if constructed under a valid building permit. ‘Change in the existing use or occupancy classification of a building/siructure of portion thereof without the corresponding Certificate of Change of Use. Failure to post or display the certificate of occupancy/useloperation in a conspicuous place on the premises of the building/structure/appurtenances. Change in the type of construction of any building/structure without an amendatory permit. ABATEMENT OF DANGEROUS BUILDINGS ‘When a building is found or deciared to be dangerous or ruinous, the Building Official shall order its Fepair, vacation or demolition depending on the degree of danger to life, th, or safety. Characteristics of Dangerous Buildings: structural hazards fire hazards unsafe electrical wiring unsafe mechanical installation inadequate sanitation/plumbing and health facilities architectural deficiency2 Matulungin St Contact Details: Phone - 4261540, RULE! PERMITS AND INSPECTIONS BUILDING PERMIT Avwritten authorization granted by the Building Official to an applicant allowing him to proceed with the construction of a specific project after plans, specifications, and other pertinent documents have been found to be in conformity with the National Building Code and its Implementing Rules and Regulations.(CENTER FOR THE DESIGNED ENVIRONMENT PROFESSIONS, INC. ‘No. 2 Matulungin St, Cenrat Dilman Qugzon City Conlact Detaés: Phone ~ 4381549 Website wun dep.ora.0h [averse onion AYVHS MOT4 LIAAd SNIGTING 4O NOLLVDMddv 40 ONISS39ONdSeece Rone” at Website: wun edep.or0.08 BUILDING LAWS Permits supplementary to a Building Permit shall be applied for and issued by the Building Official. ‘These include Ancillary and the Accessory Permits. “Ancillary Permits are Architectural Permit, Civil/Structural Permit, Electrical Permit, Mechanical Permit, Sanitary Permit, Plumbing Permit, Electronics Permit Accessory Permits are issued by the Building Official for accessory parts of the project with very ‘special functions or use which are indicated in the plans and specifications that accompany the building permit application. These may include, among others: bank and records vaults; swimming Pools; firewalls separate from the building/structure; towers; silos; smokestacks; chimneys; commercialindustrial fixed ovens; industrial kilns/fumaces; water/waste treatment tanks, septic vaults; concrete and steel tanks; booths, kiosks and stages; and tombs, mausoleums and niches. Accessory Permits are issued by the Building Official for activities being undertaken prior to or during the processing of the building permit. The coverage is spelled out in the accessory permit form including the expiry period. These shall be signed by the concerned owner/applicant and by the concerned professionals. These permits include, among others, ground preparation and excavation, encroachment of foundation to public area, fencing, for fence not exceeding 1.80 meters high, ‘sidewalk construction, temporary sidewalk enclosure and occupancy, erection of scaffolding, erecting, repair, removal of sign; and demolition. ‘The Architectural Section/Unit evaluates building/structure documents as to compliance to technical requirements for: a. Types of Construction b. Requirements of Fire Zones and Fire Resistive Regulation . Building projections over public streets d. Access Streets/Roads and Alleys e. Architectural Interior/Interior Design f. Classification and General Requirements of all Buildings by Use or Occupancy g. Maximum Height of Buildings/Structures, hh. Parking and Loading/Unloading Space Requirement i. Comer Buildings with Chaflans j. Occupant Load k. Glazing of Opening saegtorenSS) Gana! Stas Prone BUILDING LAWS. |. Architectural Accessibility Features 'm, Light and Ventilation 1n. Construction of Buildings/Structures within the obstacle limitation surfaces of Aerodromes ©. Buildings and other Ancillary Structures within Cemeteries and Memorial Parks BUILDING PERMIT EXEMPTIONS Minor Construction: © Sheds, outhouses, greenhouses, children’s playhouses, aviaries, poultry houses and the like not exceeding 6sq.m.; detached from any other building and for owner's private use * Addition of open terraces or patios resting directly on the ground, not exceeding 20sq.m. and for owner's private use ‘Installation of window grilles * Garden pools for cultivation of water plants and/or aquarium fish not exceeding 500mm depth * Erection of garden walls other than party walls not exceeding 1.80m in height, cementing of footpaths, garden walks and/or driveways Repairs: Not affecting or involving any structural member, such as replacement of deteriorated roofing sheets or tiles, gutters, downspouts, fascias, ceilings and/or sidings * Non load-bearing partition walls ‘¢ Any interior portion of a house not involving addition or alteration * or replacement of windows, flooring, perimeter fence, walls or replacement of sanitary or plumbing fixtures or replacement of faulty or deteriorated wiring devices, fivtures and safety devices provided no alteration shall be made on the service entrance and main switch or breaker and no circuits will be added “BUILDING PERMIT REQUIREMENTS. ‘© Application form * Five (5) sets of plans and specifications prepared, signed and and engineers + Forlot owners, certified true copies of: * TCT + Tax declaration + Current real property tax receipt + Fornon-ot owners, duly notarized copies 7 led by duly licensed architectGASIS Contact Deas Pho T dence center@ameil.com BUILDING LAWS. ‘© Contract of Lease Ricavlncniee 2 Deed of Absolute Sale - « < © Contract of Sale PLANS AND SPECIFICATIONS NOT REQUIRED FOR: oloai al S guotls * Traditional indigenous family dwellings intended for use and occupancy of owner's family; of native materials, cost not exceeding P15,000 * Single-detached dwelling up to 20 sq. m. For these dwellings, simple sketches with dimensions, site location and vicinity map will suffice VALIDITY OF BUILDING PERMIT © One year from date of issue ‘* No longer valid after suspension’ abandonment of construction for 120 days NON-ISSUANCE, SUSPENSION AND REVOCATION OF BUILDING PERMIT + Errors in plans and specifications © Incorrect or inaccurate data supplied * Non-compliance with NBC and its Implementing Rules and Regulations ~ BASES FOR COMPUTING BUILDING PERMIT FEES ‘Type of occupancy or use of building Cost of construction (per sq. m. based on classification) Area Height © nubabur fy writs ~ EXEMPTIONS FROM PAYMENT OF BUILDING PERMIT FEES * traditional indigenous family dwellings (dwelling intended for the use and occupancy by the family of the owner only and constructed of native materials such as bamboo, nipa, logs, or lumber, the total cost of which does not exceed fifteen thousand pesos (P 15,000.00) © public buildings - CERTIFICATE OF OCCUPANCY REQUIRED PRIOR TO * use of building/ structure ‘+ change in use of occupancy classificationBUILDING LAWS. "APPLICATION REQUIREMENTS | © certificate of completion * logbook and Building Inspection Sheet + signed as-buitt plans and specifications |NON-ISSUANCE OR REVOCATION OF CERTIFICATE OF OCCUPANCY ve unauthorized change, modification or alteration in plans and/or type of construction * failure to engage services of licensed architect or civil engineer to do fulltime supervision failure of full-time supervisor to submit logbook, Certificate of Completion, as-built plans, ‘specifications, Building Inspection Sheet, fire safety Inspection Certificate RULE IV - TYPES OF CONSTRUCTION ‘TYPE! Wood construction TYPE Il - Wood with one-hour fire-resistive materials “TYPE II = Masonry and wood; incombustible construction for exterior walls, “TYPEIV - Steel, iron, concrete, masonry; incombustible construction for walls, ceilings and permanent partitions ‘TYPE V + Structural clements of steel, iron, concrete or masonry; building shall be fire-resistive “RULE V~ REQUIREMENTS OF FIRE ZONES “Fire zones are areas within which only certain types of buildings are permitted to be constructed based on their use or occupancy, type of construction, and resistance to fire.” A building/structure which is located partly in one (1) fire zone and partly in another shall be considered to be in the more highly restrictive fire zone, when more than one third (1/3) of its total floor area is located in such zone. Designation of fire zones: © Non-Fire Restricted Zones Fire Restrictive Zones Highly Fire Restrictive Zones) Contact Delais. Phone ~ 4981549 mot ~ edeoge.center@qmailcom Website: wanwedea.ora.oh RULE Vi - FIRE-RESISTIVE REQUIREMENTS IN CONSTRUCTION ‘Fire-tesistive Rating: the degree to which a material can withstand fire Fire- resistive Time Period Rating: length of time (in hours) a material can withstand being bumed Fire-resistive Standards: Classification of construction according to their fire-retardant or flame spread ratings RULE Vil - CLASSIFICATION & GENERAL REQUIREMENTS OF ALL BLDGS. BY USE OR OCCUPANCY OCCUPANCY CLASSIFIED 10 Groups of Occupancies sub-divided into 25 Divisions. Group A- Residential dwellings Group B - Residential, Hotels, Apartments Group C - Education and Recreation Group D - Institutional Group E - Business and Mercantile Group F - industrial Group G - Storage and Hazardous Group H - Assembly Buildings for less than 1000 occupants Group | - Assembly Buildings for 1000 or more occupants Group J - Accessory No change shall be made shail be made in the character of occupancy or use of building which would Place it in a different division or group of occupancies, unless it is made to comply with the requirements of this code for the new division or group of occupancy. ‘Types of Occupancy Separation: Occupancy separation shall be classified as “One-Hour Fire-Resistive”, “Two-Hour Fire-Resistive”, “Three-Hour Fire-Resistive” and "Four-Hour Fire-Resistive.” ——--—-—————‘St, Cent | Dita Zep LOI Location on Property: © No building shall be constructed unless it adjoins or has direct access to a public space, yard or street on at least one of its sides. the centerline of an adjoining street or alley shall be considered an adjacent property line. Eaves over required windows shall not be less than 750 millimeters from the side and rear Property lines. Fire Resistance of Walls: * Projections beyond the exterior wail shall not exceed beyond a point one-third the distance from ‘an assumed vertical plane located where the fire-resistive protection of openings is first required to ‘the location on property whichever is the least restrictive. Distance shall be measured at right angles from the property line. ‘* When openings in exterior walls are required to be protected due to distance from property line, the sum of the areas of such openings in any storey shall not exceed 50% of the total area of the wall in that storey. Buildings on Same Property and Buildings Containing Courts: Buildings on the same property and court walls shall be assumed to have a property line between them. FIREWALL — A reinforced masonry or reinforced concrete separator with the appropriate fire-resistive rating and which shall be positioned between dwelling units or between buildings/structures to maintain the fire integrity of each building/structure. Firewall, particularly openings, except for permitied vent wells and shall extend above the roof from four hundred (400) mm to one thousand (1000) mm. individual firewalls shall be constructed for each lot and property unless such lots/properties are owned by one entity or are developed as a contiguous (integrated/unitary) development by one or several entities. A separate property cannot share or make use of a firewall erected on another property as abutment. Building Footprint and Firewall Requirements: Absolutely no firewalls are allowed for 2 low density residential (R-1) uses or occupancies; (carport-7mtrs or 50% of side, whichever is smaller) © medium density residential (R-2) uses or occupancies, a firewall can be erected on a ‘maximum of 80% of the total length of a side property line (85% side, 65% perimeter) or (90% side, 100% rear if 4mtrs. wide) * high-density residential (R-3) uses or occupancies, two (2) types of firewall construction may be permitted (85% side, 50% rear) ‘* townhouse residential (R-4) uses or occupancies, firewalls on the two (2) sides of each townhouse unit may be permitted (75% side, 50% perimeter) © residential condominium (R-5) uses or occupancies, two (2) types of firewall construction may be permitted (65% side, 50%ED BUILDING LAWS. All existing openings on alll firewalis shall be sealed completely to maintain the fire integrity of adjoining buildings/structures. ALLOWABLE FLOOR AREAS: BUILDING/STRUCTURE — A three (3) dimensional physical development erected within a lot or Property or any combination of or all of its three (3) different levels (at grade, below grade, above grade). ‘DEVELOPMENT CONTROL (DC) for Lots and Buildings/Structures — Is a set of inter-acting Fegulations concerning the physical utilization of a lot and likewise governing the planning/design of spaces and/or the use or occupancy of a building/structure to be introduced (or already existing) on a lot; Development Controls help determine in detail the Development Potential and/or the Carrying ‘Capacity of all lots andlor of proposed developments. ‘LOT - The physical setting for any building/structure whereby the level or intensity of development covering such property is regulated by DC stipulated under this Code, by other agencies of the national government concemed with physical development, by the LGU concemed and by the Deed of Restrictions (only if in force). (DEVELOPMENT LEVELS OF THE LOT — The physical development within a lot that may take place at any combination of or at all of its three (3) different levels namely: * AT GRADE or on immediately above the surface of the lot; + BELOW GRADE or below the surface of the lot, which entails excavation and backfill works; and. * ABOVE GRADE or above the surface of the lot up to the air above it subject to the application of the BHL; this is the area wherein most construction work takes place. ~DEVELOPMENT POTENTIAL OF LOT — The maximum extent of physical development that may be introduced into the lot, i.e., the erection of the proposed buildings/structures, after full compliance with the applicable regulations that need to be satisfied, specifically those founding the Code. “CARRYING CAPACITY OF LOT - The optimized extent of physical development that may be introduced into the lot without causing undue damage, effects, or hardship on the end-users of the proposed development or on neighboring occupants, entities, properties, lands, developments or the environment (whether man-made or natural) and with the proposed building/structure capable of being supported by exi utility, transportation and service systems or by proposed ‘expansions/upgrading of such systems within the immediate future. Bl(Ep ILDING Lal NEW DEVELOPMENT — New physical development (consisting mainly of new construction and fit-out work) within a lot that is open for development, vacant, unutiized, development-committed or within adjacent /contiguous lots which are similarly situated have a common continuous frontage along the main road right-of-way (RROW) of at least two hundred (200.00) m. if the frontage or combined frontage along the main RROW of such lot or lots is less than two hundred (200.00) m, the existing building lines of adjoining properties on the same side of the RROW may be followed. REDEVELOPMENT ~ The physical development (consisting mainly of renovation, rehabilitation, retrofit, upgrading and the like as well as expansion and/or new construction work) within a lot or Property that is under-utilized, unfitJunsafe for habitation/use or within other lots/properties that are similarly situated. The provisions of the Code apply to all proposed buildings/structures on lots or Properties considered for development. Application of Development Controls (DC) - (To Determine the Maximum Development Potential of a Lot) | Additonal buildable lot ares due to Firewall corstructi Sif per under this Rule! nable Maxiny Buildin: ~ {erescr unde Rule UL ALLOWABLE MAXIMUM BUILDING FOOTPRINT (AMBF) ~ The maximum portion of the lot that may be occupied by the building/structure at grade level after satisfying setback, yard and court requirement (Rule Vill). The area of the AMBF is measured from the outermost face of the exterior walls of the proposed building/structure. All areas outside of the AMBF but within lot lines shall be considered open spaces, i.¢., impervious or unpaved. The AMBF is the true buildable area on which a fully enclosed building/structure can be erected. The AMBF shall exclude provisions for courts at grade level.mel ~cdepac.cenler@amal.com ‘Website: wun gden.ora.oh cANBF | = Building Foosorint - i Square mete Desred Ficer to =locr ght din meters! RESULTANT HEIGHT OF BUILDING/STRUCTURE — the vertical measurement of a proposed building/structure as determined by the BHL and by the project proponent’s desired floor to floor height, as per the following equation: D. Check the resultant height against the BHL; if a greater building/structure height is desired, ‘consult existing zoning ordinances or other applicable laws for possible relief; if relief cannot be sought, explore sub-grade (basement level) solutions or reduce the desired fioor to floor heights in case itis greater than 3.00 meters; Bullding Height Limit (BHL) - the maximum height to be allowed for buildings/structures based on their proposed use or occupancy; the BHL is generally determined after the application of other development controls (DC) and certain other parameters, i.e., considerations of site conditions, view, etc. The BHL shall be generally measured from the established grade line to the topmost portion of the proposed building/structure. BHL excludes the height of permitted/allowed projections above the roof of the building/structure, g., signage, mast, antenna, telecom tower, beacons and the like. ayeContact Details: Phone ~ 4951540 ESTABLISHED GRADE ELEVATION — The point reference on the highest adjoining natural grade (ground surface), as established by the proper government authority. However, in case of sloping natural grade (ground surface) where the edges of the buildable area running perpendicular to the toad has a difference in elevation of more than three (3.00) meters, the. average natural grade (ground surface) level of the buildable area shall be considered the established elevation GRADE - the lowest point of elevation of the finished surface of the ground between the exterior wall of a building and a point one and one-haff (1.50) m distant from said wall (Figure VII.1.3a), or the lowest point of elevation of the finished surface of the ground between the exterior wall of a building and a property line, if itis less than one point fifty (1.50) m distant from said wall (Figure VIl.1.3b). In case walls are parallel to and within one point fifty (1.50) m of a public sidewalk, or alley or other sracer gee ag eat ieeeey Sra" wit oF Bu0e. gepublic way, the grade shall be the elevation of the sidewalk, alley or public way (Figure VIL. 1.30). HEIGHT OF BUILDING/STRUCTURE ~ The vertical distance form the established grade elevation to the highest point of the coping of a flat roof, to the average height of the highest gable, pitch or hip roof, or to the top of the parapet., if the roof is provided with a parapet, whichever is higher (Figure VIl.1.2) or to the topmost elevation of the helipad structure, if the roof is provided with a helipad, whichever is higher. There shall be three (3) general classifications of building height, to wit: LOW RISE — from one (1) storey up to five (5) storeys in height, i., from three (3.00) m up to @ maximum of fifteen (15.00) m above established grade; while not generally requiring an elevator if the building/structure is for purely residential use, fire escapes and other safety systems are mandatory for all low-rise buildings/structures; MEDIIUM-RISE — from six (6) storeys up to fifteen (15) storeys in height, ie., form eighteen (18.00) m up to a maximum of forty five (45.00) m above established grade; elevators; fire escapes, sprinkler systems and other safety systems are mandatory for alll medium-rise buildings/structures; and HIGH-RISE — sixteen (16) storeys or taller in height, ie., from forty eight (48.00) m above established grade; elevators; fire escapes, sprinkler systems, arresters, beacons and other safety systems, particularly if near airports, are mandatory for all high-rise buildings/structures. ‘STOREY — That portion of a building/structure included between the uppermost surface (or finish evel) of any floor and the uppermost surface (or finish level) of the next floor above or below it. BASEMENT/BASEMENT LEVEL — The portion of the bullding/structure below naturalffinished grade; during all excavation, construction and backfill work for basements, the applicable provisions of the ‘Code goveming protection of adjacent properties must be strictly observed. BASEMENT FOOTPRINT — The actual land area occupied by the basement component of the building/structure at below-grade level. It is measured from the outermost face of the basement walls of the building/structure. PODIUM — The fully enclosed component of the building/structure situated between the established grade and the first of atypical floor of the building/structure’s tower component; the podium for a C-3 use or occupancy shall not be higher than twelve (12) storeys (or 36.00 m from established grade). TOWER — The fully enclosed component of the building/structure situated between the podium component and the roof of the building/structure; the tower shall not be higher than five (5) times the height of the podium. FLOOR-TO-FLOOR HEIGHT — The perpendicular distance or vertical measurement between the uppermost surfaces (finish level) of two (2) successive floors of a proposed building/structure. The generally recommended minimum vertical distance between such uppermost surfaces (or finish levels) is three (3.00)m. 171a LS/ BUILDING LAWS. RROW-based limitations: * Ifonly one (1) RROW services a lot and such is only 6.00 to 7.00 meters wide, a BHL of three (3) ‘storeys (or 9.00 meters maximum) shall be observed regardless of use or occupancy, lot size, lot dimensions, lot frontage and like considerations. * _Hfonly one (1) RROW services a lot and such is only 4.00 to 5.00 meters wide, a BHL equivalent to 2 % storeys (or 7.50 meters maximum) shall be observed regardless of use or occupancy, lot size, lot dimensions, lot frontage and like considerations. ‘¢ _Ifonly one (1) RROW services a lot and such is only 3.00 meters wide or less, a BHL equivalent to two (2) storeys (or 6.00 meters maximum) shall be observed regardless of use or occupancy, lot size, lot dimensions, lot frontage and like considerations. A height clearance certificate shaill be first secured from the Air Transportation Office (ATO) before a building permit may be issued for the construction of buildings/structures located: ALLOWABLE CONDITIONS (BUILDABLE) WITHIN APPROACH ~ DEPARTURE ZONES CROSS SECTION £. Establish the Qutermost Faces of Building (OFB) ‘The OFB shall be primarily determined by the vertical projections of the outermost faces of the AMBF up to a height prescribed by the applicable BHL.No.2 Maulungin St, Cent Conlact Detale: Ph OUTERMOST FACES OF BUILDINGS (OFB) - The outermost and topmost vertical or angular planes of @ proposed building/structure that shall govern the limits of its walls and roof. It is primarily determined by first vertically projecting the outermost lines of the AMBF (wherein the height of vertical projection is govemed by the BHL). To then set the roof height limit and configuration (as well as to determine the limit and configuration (as well as to determine the limits of incremental setbacks applicable to the height of the proposed building/structure), a diagonal line (or plane) at an allowed angle or slope must then be drawn from the center of the RROW. The intersection of the angular plane and the vertical prisn based on the AMBF (the “footprint prism”) shall complete the applicable OFB for the lot. OUTERMOST LIMITS OF BUILDING PROJECTIONS (OLBP) — The outermost horizontal limit of projections, i.e., canopies, porte cocheres, balconies, eaves, roofs, decks, terraces and the like) from @ proposed building/structure above the first floor. The horizontal projections must not exceed sixty percent (60%) of the prescribed setback for @ given property line. The OBLP will result in another imaginary prism (the “projections prism”) within which the fully enclosed areas and courts of a proposed building/structure plus all of its projections shall fit. PROJECTION — Any structurally attached portion of a building/structure that is outside its outermost walls and which perform a utility or aesthetic function, e.g., roofleaves, trellis, canopy (media agua), Porte cochere, balcony, decks, deck/cantilevered terraces sun-breaker, cantilevers, signage support, flag and lighting support, gondolas/window cleaning systems and the like, a building projection is situated between the imaginary footprint prism and projections prism. ‘THE OFS AND OLBP OF 2-7 BUILDINGSISTRUCTURES. (ITH AND WT HOUT PROJECTIONS) ALONG A 14.00 M RROW —————ED BUILDING LAWS, ALLOWABLE MAXIMUM VOLUME OF BUILDING (AMVB) Above-Grade — The limit of the total volume of space that can be occupied by a proposed building/structure above grade level. the AMVB. is an imaginary prism within the fully enclosed areas and courts of a proposed building/structure shall fit. It is generally determined by multiplying the AMBF for the lot by the applicable BHL for the lot and thereafter deducting the volume of space at the top part of the prism to satisfy natural light and ventilation requirements for RROW and front yards and to satisfy incremental setback requirements. ‘The AMVB is expressed in cubic meters (cu. m). AMVB or the Allowable Deductible Allowable Maximum ed __ Volume of Space Maximum Building Helght Limit" Due to Satisfaction of Volume of Footprint or the See. Natural Light and ~ e Ventilation Requirements Quantifying the AMVB. The AMVB shall be primarily determined by the following: + Multiply the AMBF (in square meters) for the lot by the applicable BHL (in meters) for the lot to arrive at the initial AMVB (in cubic meters); the result of this step is the imaginary footprint prism; * Superimpose the angular plane originating from the center of the RROW on the footprint prism; this shall result in the reduction of the initial computed building volume due to the application of incremental setbacks and of roof configuration dictated by the angular plane; the result of this step is the AMVB; ‘* To crosscheck the AMVB against the Allowable Maximum TGFA (separately determined), convert the AMVB into its approximate area equivalent (in sq. meters) by dividing it with the BHL. Before converting the AMVB to its area component, check for the effects of the incremental setbacks on the TGFA for each floor of the proposed building/structure. Fr build ‘by computing for the maximum allowable Gross Floor Area (GFA) for the building/structure using the formula: ‘ecommended Rata (FLAR)* BUILDING BULK — The overall size of a proposed building/structure as initially characterized by the expanse of its GFA (or TGFA), by the overall dimensions of its AMBF, by its height as dictated by the BHL and also by the extent of allowable building projections (if these are large enough to host certainoS Contact Det: BUILDING LAWS. types of activities). The building bulk which may also be expressed in cubic meters (cu. m) must not exceed the established AMVB above grade. All measurements pertaining to building bulk shall be made from the outermost faces of the exterior walls and roof or from the most bottom surface of the lowermost floor of the building/structure (including those below grade). GROSS FLOOR AREA (GFA) - the total floor space within the perimeter of the permanent extemal buiiding walls (inclusive of main and auxiliary buildings) such as office areas, residential areas, corridors, lobbies and mezzanine levels. The GFA shall also include building projections which may serve as floors or platforms that are directly connected to/integrated with areas within the building/structure, e.g., balconies and the GFA excludes the following: (@) Covered areas used for parking and driveways, services and utilities; (b) Vertical penetrations in parking floors where no residential or office units are present; and (c) Uncovered areas for helipads, air-conditioning cooling towers or air-conditioning condensing unit (ACCU) balconies, overhead water tanks, roof decks, laundry areas and cages, wading or ‘swimming pools, whirlpools or jacuzzis, terraces, gardens, courts or plazas, balconies exceeding 10.00 sq. meters, fire escape structures and the like. TYPICAL FLOOR — A regularly replicated floor plan or area, usually for the tower component of proposed building/structure. The typical floor must not be that of the ground floor and should be repeated of replicated throughout large portions of or throughout the entire building/structure. FLOOR PLATE — The gross expanse of a floor measured from the outermost edges of floor slabs and which may or may not be representative of the typical floor of a proposed building/structure. G. Determine the x oss Floor Are to approximate building volume using the formula hereafter. In particular, determine the minimum required off-street cum ‘on-site parking provisions, driveways and related access systems, particularly for new developments and/or re-developments whereby provisions of this Guideline shalll apply. Sto: Aree (GFA) Non GFA grade) ur Rule Vill ni squeal ters)BE BUILDING LAWS: TOTAL GROSS FLOOR AREA (TGFA) - the total floor space within the main and auxiliary buildings primarily consisting of the GFA and all other enclosed support areas together with all other usable horizontal areas/surfaces above and below established grade level that are all physically attached to the buiiding/s which shall consists of the following: (@) Covered areas used for parking and driveways, services and utilities. The TGFA specifically excludes provisions for courts above grade level; (b) Vertical penetrations in parking floors where no residential or office units are present; (c) Uncovered areas for helipads, air-conditioning cooling towers or ACCU balconies, overhead water tanks, roof decks, laundry areas and cages, wading or swimming pools, whirlpool or Jacuzzis, terraces, gardens, courts or plazas, balconies exceeding 10.00 sq. meters, fire escape structures and the like; and (d) Other building projections which may additionally function as floors or platforms if properly reinforced, e.g., the top surfaces of roof extensions/eaves, sunbreakers, large roofed or cantilevered areas such as porte cocheres, canopies and the like. TGFA must be adjusted so AMVB must be exceeded. FLOOR TO LOT AREA RATIO (FLAR) OR FLOOR AREA RATIO (FAR) ~ Is the ratio between the Gross Floor Area (GFA) of a building/structure and the Total Lot Area (TLA) of the lot/property on which it stands. The FLAR is determined by dividing the GFA of a building/structure by the TLA. The GFA of any proposed or existing building/structure should not exceed the prescribed FLAR multiplied by the TLA VERTICAL PENETRATIONS — Shall mean stairs, fire escapes, elevator shafis, pipe shafts, vertical shafis, vertical ducts, and the like and their enclosing walls which enclose areas such as machine room and closets, storage rooms and closets, covered balconies and terraces, interior walls and columns and other interior features and the like. PARKING SLOT, Parking Area and Loading/Unloading Space Requirements Parking Area — Parking slots together with their ancillary spaces (such as driveways connecting such parking slots, ramps, access systems, etc.) for the use of motor vehicles of all types (private and public). Off-Row (or Off-Street) Parking — Parking slots and ancillary spaces that are located outside the RROWistreet; Off-Site Parking — Parking slots and ancillary spaces that are alll located outside the RROW/street i in the p ines ‘on which a project isNo.2 Mattungin S Covet Beta Phone osteo cl eanecmteamal.com BUILDING LAWs nes not located. Off-site parking may be below-grade (basement level), at grade (ground level) or above- grade (elevated/upper floor levels) of building/structures; On-Site Parking — Parking slots and ancillary spaces that are located outside RROWstreet and to be Provided only within the property lines/limits of a site of lot on which a building/structure is to be constructed. On-site parking may be below-grade, at grade or above-grade. Parking Slot - Spaces to be used mainly for parking motor vehicles of all types (private and public). © The size of an average automobile (car) parking slot must be computed at 2.50 meters by 5.00 meters for perpendicular or diagonal parking and at 2.15 meters by 6.00 meters for parallel parking. * A standard truck or bus parking/loading slot must be computed at a minimum of 3.60 meters by 12.00 meters. © Anarticulated truck slot must be computed at 2 minimum of 3.60 meters by 18.00 meters which should be sufficient to accommodate a 12.00 meters container van or bulk carrier and a long/hooded prime mover. © Ajeepney or shuttie parking/loading/unioading slot must be computed at a minimum of 3.00 meters by 9.00 meters. PARKING AND LOADING SPACE ACCESSIBLE PATHWAY TO FACILITY SERVED | Faciuity staviy | I Simeone ca | ae Parking Building/Structure — An off-RROW on-site multiple parking facility consisting of a multi-level building/structure that may have components located below-grade or above-grade. tors ain sors onnnvs Vian eT PARKING. i Multi-floor parking garages may serve the 20% parking requirements of the building/structure within 200meter radius, provided at least 80% of the parking requirements are complied with and integrated in the building design.FoAT! gin tn Contact Detats. Phone ~ 4381569 mall ~ adnan centert@gmal.com, Website: wumedep.ora.oh Off-site cum off-street parking facilities may be allowed and considered part of a project provided that ‘Such facilities specifically consist of reserved or leased parking slots within a permanent parking building/structure and not in @ vacant parking lot or parking structure/space for a commercial development and provided further that such parking slots are located no more than 100.00 meters away from a residential building project or are located no more than 200.00 meters away from an office or commercial building project. Freight Loading/Unloading Space — Loading/unloading and ancillary spaces that are all located outside the roadway/carriageway component of the road right-of-way (RROW). Freight loading/unioading spaces may also refer to spaces that may still be located within the shoulder and that such spaces shall not occupy paved sidewalk/arcade areas intended solely for use by Pedestrians or by the disabled in transit. Passenger Loading/Unioading Space — Loading/unloading and ancillary spaces for commuters that are located within the shoulder and that such spaces shall not occupy paved sidewalk/arcade areas intended solely for use by pedestrians or by the disabled in transit. Roadway (or Carriageway) — Refers to the portion or component of the RROW on which motor Vehicles are allowed to pass and on which vehicles may also e allowed to park in case of on -RROW (on-street) or on- roadway parking as defined under this Rule; lane widths within roadways shall be a function of permitted vehicle speeds and shalll be proportional to the entire RROW width. ‘Terminal — Passenger and freight loading/unloading spaces and ancillary spaces (such as parking slots, waiting areas, driveways connecting such spaces, access systems, etc.) for use by public motor vehicles. Off-Street (or Off-RROW) Terminal — a terminal located outside the road right-of-way (RROW) street, (On-Street (or On-RROW) Terminal - a terminal that may still be located within the shoulder and that Such spaces shall not occupy paved sidewalk/arcade areas intended solely for use by pedestrians or by the disabled in transit. Traffic generating buildings such as shopping malls or similar facilities that have very high volumes of pedestrian and vehicular traffic may be located at major intersections or within 100.00 meters of such intersections, provided that the distance between the street curb of the ingress/egress of such a ‘commercial lot/property (nearest the intersection) and the straight curb of the intersection shall not be less than 50,00 meters."ENT PROFESSIONS, i an Cy No. 2 Metulungin St, Central Di Contact elas: Phone - 4361540 rel ~ edepac.canter@omailcom Websie: wuneclen.ora.on 50.05 4 AUBLIC ROAD RIGHT OF Hey ja «Romie | Prem rua * ) | Wh sia wonsteoce Z i 3 i REQUIRED DISTANCE OF me ere eL: 3 INGRESS / EGRESS OF VEHICLES serve 3 FOR A COMMERCIAL LOT ton oaee 3 NEAR MAJOR INTERSECTIONS - mau pa ecaaeSR | Ss Minimum Requirements for Group A Dwellings * occupy not more than 90% of a comer lot and 80% of an inside lot, and shall be at least 2.00 meters from the property line. * atleast one sanitary toilet and adequate washing and drainage facilities. * Footings shall be at least 250 millimeters thick and 600 millimeters below the surface of the ground. ‘* The live load of the first floor shall be at least 200 kilograms per sq. meter and for the second floor, at least 150 kilograms per sq. meter. The wind load for roofs shall be at least 120 kilograms per sq. meter for vertical projection. ‘Stairs shall be at least 750 millimeters in clear width, with a rise of 200 millimeters and a minimum tun of 200 millimeters. —3.-Contact Detaus: Phone ~ 4351549 Websits: wunedeo.ora.oh Requirements for other Group Occupancies: RULE Vill - LIGHT AND VENTILATION Requirements for Minimum Total Open Space within Lot (TOSL) TOTAL OPEN SPACE WITHIN LOT (TOSL) — The total open space required for each type of use or ‘occupancy for a given lot. It is the portion of the lot consisting of the ISA and the USA combined and expressed as a percentage (%) of the Total Lot Area (TLA). TOTAL LOT AREA (TLA) — The total surface area of a lot on which a proposed building/structure is to be erected. If the proposed building or structure is erected on two (2) or more lots, the TLA shall be equal to the surface area of such number of lots. The TLA is expressed in square meters (sq. m) and is equivalent to the combined total of the MACA and USA. Maximum Allowable PERCENTAGE OF SITE OCCUPANCY (PSO) — A quality related to the Maximum Allowable Building Footprint (AMBF) under Rule Vil and the Total Lot Area (TLA) under this Rule via the equation “PSO equals ( = ) AMBF divided by (+) TLA’. The PSO is expressed as the percentage (%) of the maximum allowable enclosed floor area of any building/structure at the ground floorigrade level in relation to the TLA. The PSO includes the footprints of both the main and auxiliary building but specifically excludes the basement footprint (Figure VIII.1). Maximum Allowable IMPERVIOUS SURFACE AREA (ISA) - The percentage (%) of the maximum allowable floor area of any paved, tiled or hardscaped surface at the ground floor/grade level (located ‘outside the main building/structure) in relation to the Total Lot Area or TLA. The Maximum Allowable ISA consists of build-up areas within the lot connected to the main building/structure but without 26)No. 2 Nettungin St Contact Detals: Phone ~ 4 ‘opaque or solid roofing, €.g., patios, grade level terraces, driveways, walks, parking areas and the like (Figure VilI.1). Since it is paved but unroofed, the ISA is considered an open space and may therefore be combined with the UNPAVED SURFACE AREA (USA), on portions of the lot to satisfy the total ‘open space requirement for each type of use or occupancy. The word impervious in the term ISA denotes that the paved surfaces generally do not allow water percolation into the soil nor do they allow the soil to breathe and that such developments are generally composed of ight-reflective and heat-teflective surfaces. MAXIMUM ALLOWABLE CONSTRUCTION AREA (MACA) — The combined total of the Maximum Allowable PSO and the Maximum Allowable ISA expressed as a percentage (%) of the TLA. The MACA specifically excludes the USA. Maximum Allowable UNPAVED SURFACE AREA (USA) - The portion of the lot that shall remain unpaved and reserved for softscaping/planting. It is expressed as a percentage (%) of the Total Lot ‘Area or TLA and may be combined with the ISA to satisfy the Total Open Space within Lot (TOSL), ie,, the total open space requirement for each type of use or occupancy.(eestor) “Diotbeseaow vaca opty CENTER FOR THE DESIGNED ENVIRON! No.2 fetuungin Coniact Deals: Phon: ‘Webste wmveden ora oh 2 @ Maximum Atowabie = Parcantage of Ste Occupancy (PSO) Maximum Atowabla Impervious Surface Area (ISA) ISAw Yas Yor ye = 30.00 sams 20.00 s90r.+ 30.00 sqm. = 80% (of TA) © Minimum Unpaved Surtaco Area (USA) UsAEY: 5 = 63.00 sq.m. (OS) =¥1 + (ve+¥ae¥9) “5.83.00 8am + (9.00 28.00.sq + 30.09 99m) TOS. = 181.00 99 PUBLIC RROW OR ACCESS STREET (ROAD RIGHT - OF - way) Maximum Allowable PSO/ISA, MACA, Minimum USA, OSL and AMBF for a Residential 4 (Ret) Lot (Single-Detached Dwelling Unit) jf PROFESSION ire Diiman Quezen City 4061540 rll ~ edepac eanter@omsi.com(CENTER FOR THE DESIGNED ENVIRONMENT PROFESSIONS, INC. No. 2Malulungin St, Cental Dilan Quezon City ‘Contact Dates: Phone ~ 4381549 { mall ~ edepap.ceniee@amallcom ‘eon sama BUILDING LAWS Lot Type/Location property tne IKTERIOR LOT DA Lovet eon Ins TROUGH Lor Magen space ropeny We taane nner nse LOT SoRMER (OT i 3 Ton mone smesTs ALLeveRWeRs.fe, =Lots abutting on only one (1) public open space, the depth of the open space to be provided shall not be more than 8.00 meters; and for those lots abutting two (2) or more public open spaces, the depth of the open space to be provided shall not be more than 12.00 meters. YARD — The vacant space left between the outermost face of the building/structure and the property lines, e.g., front, rear, right and left side yards. As a yard performs a vital environmental function because of its exposed soil and/or plant cover (surface water percolation, lightheat absorption, etc.), it shall preferably not be paved/hardscaped. Yards shall be subject to the same basic requirements as courts. A yard may be considered part of the Total Open Space within Lot (TOSL), provided that it abuts a permanent public open space without any separation between them which obstructs the free flow of light and ventilation. Fences, if any, made of wrought or galvanized iron bars and the like with solid masonry zocalo, if any, but not higher than one (1.00) m shail be allowed. reED BUILD! ws, FRONT YARD - The part of the required Total Open Space within Lots (TOSL) created by setbacks along RROW. The front yard shall not be used as parking space as it is to be used as the transition area between the sidewalk or other similar portions of the RROW and the building/structure. Driveways, spaces for parking of a very temporary nature and hard and soft landscaping may be introduced for the front yard, FRONT OF LOT — The side of a lot on which the main pedestrian and vehicular access into the property shall be situated. In the case of all classes of comer lots, both sides shall be treated as fronts of lot. COURT — An occupied space between the faces of the building lines and a yard or another court, free, open and unobstructed from the ground upward. © Inner Court — a court bounded on all sides or around its periphery by building lines. Open Court — a court bound on three sides by building lines with one (1) side bounded by another open space whether public or private. © Through Court - a court bounded on two (2) opposite sides by building lines with the other opposite sides bounded by other open spaces whether public or private. Minimum horizontal dimension of said courts and yards shall be not less than 2.00 meters. All inner courts shall be connected to a street or yard, either by a passageway with a minimum width of 1.20 meters ‘or by a door through a room or rooms. ‘Court Dimensions min, — 2.00 wes exetusive oF Souers, Yheas, leur aes SITE OCCUPANCY AT ‘GROUND LEVEL EXCLUSIVE ‘OF COURTS, YARDS, LiGHTWELLSiE DESIG! :D ENVIRONMENT PROFESSIONS, INC. ce! No, 2 Maluungin St, Central Dlimen Quezon Cy ES Sosa lea ll ~ edlaons, canter@omail.com BUILDING LAWS COURTYARD — A portion of the yard for which the permitted limit of paving/hardscaping shall not exceed fifty percent (50%) of the area of the yard. Every court shall have a width of not less than 2.00 meters for one (1) or two (2) storey buildings. However, i the court is treated as a yard or vice versa, this may be reduced to not less than 1.50 meters in cluster living units such as quadruplexes, rowhouses and the like, with adjacent courts with an area of not less than 3.00 sq. meters. Provided further, that the separation walls or fences, if any, shall not be higher than 2.00 meters. Irregularly-shaped lots such as triangular lots and the like, whose courts may be also triangular in shape may be exempted from having a minimum width of not less than what is required.CENTER FOR THE DESIGNED ENVIRONMENT PROFESSIONS, INC. No.2 Maung SL, Cental Dian Quezon Cy BS Cina Bat Png nr i rsh les cnisc@omal.com ‘Websis: wamuedeo.om.ah Heeremen(CENTER FOR THE DESIGNED ENVIRONMENT PROF No. 2 Matsungin Si, Genial Diiman Quezon Cy ontect Details: Phone ~ 4961540 ommall = Website: yun cdeo.ora.on IONS, INC. SETBACK — The horizontal distance measured ninety degrees (90°) from the outermost face of the building/structure to the property lines. Tile 2. nin Sti frend Bung race Sean a : Ta vaso | not [sos [itoime| cove [ionmom| ‘SRM | B5= motes) | iret) | craters) | (nto) | craters | uN wa] seo | ooo | see | oe a0 [ace ae [ew= feo | [otal aay | se wep ae fae p= feo | 20 | a0 Mixed-Use Buildings/Structures in R-5 lots shall be considered a commercial use of occupancy if a substantial percentage, i.e.,.55% of the Gross Floor Area (GFA) is commercial. INCREMENTAL SETBACK ~ The horizontal distance between the outermost building/structure line of lower floor and that of a higher floor, wherein the outermost building line of a higher floor is farther from the property lineCENTER FOR THE DESIGNED ENVIRONMENT PROFESSIONS, INC. No. 2 Matulungin St, Central Biman Quezon Cy Contact Detals: Phone ~ 4951549 pay ey waren 32} s 5 : i vib. fd : me PSRSeRSeE 5 Poot tthe tet i . Conary ANGLE FROM RRO CENTERLINE 74HT DETERUREE THE NEREMENTRS ‘Gertach ano Gri OF Co acLONGSETRICTURES KONO A 1ASOMREON NOTE: SEE SSGURE vin 2) RULE Vil FOR RELATED REAR AND SDE REAR OR SIDE INCREWENTAL SETBACK NCREWENTAL SETBACK AND CFB OF C+} BUILONGS! ND OFG OF C-3 BUILDINGHSTRUCTURES ‘STRUCTURES. ABUTMENT — A form of a semi-permanent or permanent structure constructed along a property line, usually of masonry or reinforced concrete or other fire-rated material. A firewall define in Rule Vil is a form of abutment where absolutely no form of permitted opening, whether temporary/permanent or operablefinoperable is allowed on it. A vent well with a clear width of one (1.00) m is the only permitted opening in an abutment or firewall.enlat Datta Prone ater ee8 Veesie mnt oan S3Nn ALNadoud wv3H 9 3016 3KL No ISTHMUS Ceiling Heights Habitable rooms provided with artificial ventilation shall have ceiling heights not less than 2.40 meters measured from the floor to the ceiling; provided that for buildings of more than one (1) storey, the minimum ceiling height of the first storey shall be 2.70 meters and that for the second story 2.40 meters and the succeeding stories shall have an unobstructed typical head-room clearance of not less than 2.10 meters above the finished floor. Abovestated rooms with natural ventilation shall have ceiling heights of not less than 2.70 meters. Mezzanine floors shall have a clear ceiling height not less than 1.80 meters above and below it. 3