Section 8Sec./Art. 8

Building Design Standards and Guidelines. Projects incorporation housing components shall comply with the following design standards and guidelines.

A. Single Family Dwelling

1. Height Limitation Maximum number of stories is two (2).

2. Unit Planning

a. Access to the Property. Direct access to the single-family dwelling shall be provided by means of an abutting public street, alley or pathway.

b. Access to the dwelling unit. An independent means of access to the dwelling unit shall be provided without trespassing adjoining properties. Acceptable means of access to the rear yard of the dwelling unit shall be provided without passing through any other dwelling unit or any other yard.

c. Open space requirements. Open spaces shall be located totally or distributed anywhere within the lot in such a manner as to provide maximum light and ventilation into the building.

Table 6

Private Open Space Requirement

Type of Lot

Percent of Open Space

Residential

All Others

a. Interior lot (located in the interior of a block made accessible or alley by means of a private access road) 50% 25%

b. Inside lot (non-corner or single frontage lot) 20% 15%

c. Corner and/or through lot 10% 15%

d. Lots bounded on three (3) or more sides by public open spaces such as streets, easement of seashores, rivers, esteros, etc. 5% 5%

d. Sizes and Dimensions of Courts and Yards. The minimum horizontal dimension of courts and yards shall be not less than 2.0 meters. All inner courts shall be connected to a street of yard, either by a passageway with a minimum width of 1.20 meters or by a door through a room or rooms.

Every court shall have a width of not less than 2.0 meters for one and two-storey buildings. However, this may be reduced to not less than 1.50 meters in cluster living units such as quadruplexes, row-houses and the like one or two stories in height with adjacent courts with an area of not less than 3.00 square meters. Provided, further, that the separation walls or fences, if any, shall be not 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 2.0 meters, provided that no side thereof shall be less than 3.0 meters.

e. Abutments. Abutments may be permitted on all sides provided that:

a. A fire wall starting from the ground level and extending at least 0.30 meters from the roof line is constructed.

b. There shall be no opening on the party fire wall.

c. The fire wall shall have a minimum of one-hour fire resistive rating.

3. Building Design Standards

a. Space Standards. Spaces within the dwelling structure shall be distributed in an economical, efficient and practical manner so as to afford the maximum living comfort and convenience and to insure health and safety among the occupants. It shall provide complete living facilities for one family including provisions for living, sleeping, laundry, cooking, eating, bathing and toilet facilities.

b. Floor Area Requirement. The minimum floor area requirement for single-family dwelling shall be 20.00 square meters.

c. Ceiling Heights

1. Minimum ceiling height for habitable measured from the finished floor line to the ceiling line. Where ceilings are not provided, a minimum headroom clearance of 2.00 meters shall be provided.

2. Mezzanine floors shall have a clear ceiling height of not less than 1.80 meters above and below it, provided that it shall not cover 50% of the floor area below it.

d. Openings

1. Doors

a. A minimum of one entrance/exit shall be provided where the number of occupants is not more than 10; two (2) entrance/exits where the number of occupants is greater than 10.

b. Doors shall have a minimum clear height of 2.00 meters. Except for bathroom doors and doors in the mezzanine which shall have a minimum clear height of 1.80 meters.

c. Minimum clear widths shall be the following:

Main Door 0.80 meters

Service Door/

Bedroom Door 0.70 meters

Bathroom Door 0.60 meters

2. Windows

A. Rooms for habitable use shall be provided with windows with a total free area of openings equal to at least 10% of the floor area of the room.

B. Bathrooms shall be provided with window/s with an area not less than 1/20 of its floor area.

C. Required windows may open into a roofed porch where the porch:

a) Abuts a court, yard, public street or alley, or open water course and other public open spaces;

b) Has a ceiling height of not less than 2.00 m.

e. Interior Stairs. The stairs shall ensure structural safety for ascent and descent, even in extreme cases of emergency. It shall afford adequate headroom and space for the passage of furniture.

1. Width. Stairways shall have a minimum clear width of 0.60 meters.

2. Rise and Run. Stairs shall have a maximum riser height of 0.25 meters and a minimum tread width of 0.20 meters. Stairs treads shall be exclusive of nosings and/or other projections.

3. Headroom Clearance. Stairs shall have a minimum headroom clearance of 2.00 meters. Such clearance shall be established by measuring vertically from a place parallel and tangent to the stairway tread moving to the soffit above all points.

4. Landings. Every landing shall have a dimension measured in the direction of travel equal to the width of the stairway. Maximum height between landing shall be 2.60 meters.

5. Handrails. Stairways shall have at least one handrail on one side provided there is a guard or wall on the other side. However, stairways have less than four (4) risers need not have handrails, and stairs with either a guard or wall on one end need not be provided with a handrail on that end.

6. Guard and Handrail details. The design of guards and handrails and hardware for attaching handrails to guards, balusters or masonry walls shall be such that these are made safe and convenient.

a. Handrails on stairs shall not be less than 0.80 meters nor more than 1.20 meters above the upper surface of the tread, measured vertically to the top of the rail from the lending edge of the tread.

b. Handrails shall be so designed as to permit continuous sliding of hands on them and shall be provided with a minimum clearance of 38 mm. from the wall to which they are fastened.

c. The height of guards shall be measured vertically to the top guard from the leading edge of the tread or from the floor of landings. It shall not be less than 0.80 meters and no more than 1.20 meters. Masonry walls may be used for any portion of the guard.

7. Winding and circular stairways. Winders and circular stairways may be used if the required width of run is provided at a point not more than 300 millimeters from the side of the stairway where the treads are narrower but in no case shall any width of run be less than 150 mm. at any point. The maximum variation in the height of risers and the width of treads in any one flight shall be 5 mm.

8. Ladders. The use of ladders be allowed provided that the maximum distance between landings shall be meters.

f. Roofing. Roofing material that is impervious to water shall be provided.

g. Electrical Requirements. There shall be provided at least one light outlet and one convenience outlet per activity area.

h. Fireblocks. When any two (2) living units abut each other, a fireblock shall be required in which case the fireblock shall be the masonry construction (e.g., cement hollow blocks, bricks, reinforced concrete, etc.), at least 4" thick, and shall extend from the lowest portion of the wall adjoining the 2 living units up to the point just below the road covering or purlins.

i. Abutments. Whenever a dwelling abuts on a property line a fire wall shall be required. The fire wall shall be of masonry construction, at least 4" thick, and extend vertically from the lowest portion of the wall adjoining the living units up to a minimum height of 0.30 meters above the highest point of the roof attached to it the fire wall shall also extend horizontally up to a minimum distance of 0.30 m. beyond the outermost edge of the abutting living units.

No openings whatsoever shall be allowed except when the two abutting spaces of two (2) adjacent living units are unenclosed or partially open, e.g., carports, terraces, patios, etc.; instead a separation wall shall be required.

B. Multi-Family Dwellings

1. Plot Planning

a. Access to the property. Direct vehicular access to the property shall be provided by means of an abutting improved public street or alley.

b. Access to the dwelling. An independent means of access shall be provided to each dwelling, or group of dwellings in a single plot, without trespassing adjoining properties. Each dwelling must be capable of maintenance without trespassing adjoining properties. Utilities and service facilities must be independent for each dwelling unit.

Each dwelling unit shall be provided with a sanitary means for the removal of garbage and trash.

c. Access to living units. An independent means of access to each living units shall be provided without passing through any yard of a living unit or any other yard.

d. Non-residential use. Portions of the property may be designed or used for non-residential use provided the type of non- residential use is harmonious or compatible with the residential character of the property. Some examples of allowable non-residential uses are garages, carports, cooperative store, and structures for the homeowners association.

Any non-residential use of any portion of the property shall be subordinate to the residential use and character of the property. The floor area authorized for non-residential use, whether in the principal dwelling structure or in any accessory building, shall not exceed 25% of the total residential area.

The computation of the non-residential area shall include hallways, corridors or similar spaces which serve both residential and non-residential areas.

e. Open Space Requirements. Portions of the property shall be devoted to open space to provide for adequate light, ventilation and fire safety.

1. Setbacks from the property line shall be maintained, the minimum of which shall be the following:

Kinds of Total

Lot Open MINIMUM SETBACK REQUIREMENT PER STOREY

Space

Required 1 & 2 3 4 5 6 7 8 9 10 11 12

Interior 50%

Inside 20%

Corner/

Through 10%

2.0 2.3 2.6 2.9 3.2 3.5 3.8 4.1 4.4 4.7 5.0

Lot abutting

3 or more

streets, alleys,

rivers, esteros. 5%

2. Distance between building shall also be adequately maintained to ensure light and ventilation.

In general, the minimum distance between 2 buildings in which the taller buildings has not more than two (2) storeys shall be 4.00 meter. And the minimum horizontal clearance between the two roof eaves shall be 1.50 meters.

The minimum distance between two buildings wherein the taller building has three (3) or four (4) storeys, shall be 6.00 meters. And the minimum horizontal clearance between the two roof eaves shall be 2.00 meters.

The minimum distance between buildings with more than four (4) storeys shall be 10 meters. The minimum horizontal clearance shall be 6 meters.

Except, however, in cases when the two sides of the buildings facing each other are blank walls, i.e., either there are no openings or only minimal openings for comfort rooms, the minimum distance between the buildings shall be 2.00 meters. And the horizontal clearance between the roof eaves shall be 1.00 meter.

In the measurement of distances between two buildings, measurement shall be made where the distance between the two buildings is shortest.

f. Parking Requirements. For multi-family dwellings, a minimum of one (1) parking space for every twenty (20) living units shall be provided.

2. Building Design Stamps

a. Living Units. In general, all building design standards for the single-family dwelling shall apply for all living units of multi-family dwellings, except that, the minimum floor are of living unit in multi-family dwellings shall be 36.00 square meters.

b. Exits. Exit requirements of a building or portion thereof shall be determined by the occupant load which gives the largest number of persons. No obstruction shall be placed in the required width of an exit except projections permitted by these implementing rules and regulations.

The occupant load in any building or portion thereof shall be determined by multiplying the no. of living units by six (6).

1. No of Exits. Every multi-family dwelling or usable portion thereof, shall have at least one exist. Floors above the first storey shall have at least two exists, which shall be remote from each other, irrespective of the occupant load in the same storey.

The number of exits required from any storey of a building shall be determined by using the occupant loads of floors which exit through the level under consideration as follows: 50% of the first adjacent storey above (and the first adjacent storey below, when a storey below exits through the level under considerations) and 25% of the occupant load in the storey immediately beyond the first adjacent storey. The maximum number of exits required for any storey shall be maintained until egress is provided from the structures. For purposes of this Section basement or cellars and occupied roofs shall be provided with exits as required for storeys.

2. Width. Exits serving living units with occupant load of 50 or less shall have a minimum width of 0.80 meters. For every additional occupant load of 25 or fractions thereof, and additional width of 0.15 meters shall be provided. The total exit width required from any storey of a building may be divided approximately equally among the separate exits, provided the minimum width of 0.80 meters is maintained.

The total exit width required from any storey of a building shall be determined by using the occupant load of that storey plus the percentage of the occupant loads of floors which exit through the level under consideration as follows: fifty (50) of the occupant load in the first adjacent storey above and the first adjacent below when a storey below exits through the level under consideration and twenty-five (25) percent of occupant load in the storey immediately beyond the first adjacent storey. The maximum exit width from any storey of a building shall be maintained.

3. Arrangement of Exits. Distance between any two exits shall be such that they shall be remote from each other and as arranged and constructed to minimize any possibility that both may be blocked by any one fire or other emergency condition, provided that it shall not be less than one fifth the perimeter of the area served, measured in a straight line between the exits.

4. Distance to Exits. No point in a building shall be more than 45.00 meters from an exterior exit door, a horizontal exit, exit passageway, or an enclosed stairway, measured along the line of travel. In a building equipped with the complete, automotive fire extinguishing system the distance from exits may be increased to 60.00 meters.

5. Automatic Smoke Detection Alarm Initiating Device. Automatic smoke detection alarm initiating devices shall be installed in every family dwelling unit located and adjusted to operate reliably in case of abnormal accumulation of smoke in any part of the protected area. Installation of smoke detection alarm initiating device shall be approved for the particular application, location and spacing.

c. Corridors and Exterior Exit Balconies. The provisions herein shall apply to every corridor and exterior exit balcony serving as a required exit for an occupant load of more than fifty (50).

1. Width. Every corridor or exit balcony shall not be less than 1.20 meters in width.

2. Projections. The required width of corridors and exit balconies shall be unobstructed. Doors in any position shall not reduce the required width of the corridor by more than one-half.

3. Access to Exits. When more than one exit is required, they shall be so arranged to allow going to either direction from any dead end point.

4. Dead Ends. Corridors and exterior exit balconies with dead ends are permitted when the dead end not exceed 12.00 meters in length.

5. Construction. Walls of corridors above the first storey shall be of masonry (e.g. CHB, bricks, titles, etc.). Ceilings shall likewise be fire-resistive Provided, however, that this requirement shall not apply to corridors formed by temporary partitions.

Exterior exit balconies shall not project into an area where protected openings are required.

6. Openings. Where corridor walls are required to be fire-resistive, every interior door opening shall be protected as set forth in generally recognized and accepted requirements for dual purpose fire exit doors. The total are of all openings other than doors, in any portion of an interior corridor wall shall not exceed twenty-five (25) per cent of the area of the corridor wall of the room being separated from the corridor.

7. Ramps. Changes in floor elevation of less than 300 meters along any exit serving a tributary occupant load of 10 or more shall be by means of ramps. The maximum allowable slope for ramps is fifteen (15) percent.

d. Common Stairways. Except for stairs or ladders used only to serve as access to equipment, every stairway inside a multi-family dwelling serving two or more living units shall conform to the following design requirements:

1. Width. Stairways serving two or more living units with an occupant load of 50 or less shall have a minimum clear width of 0.90 meters. Stairways serving living units with an occupant load more than 50 shall not be less than 1.00 meter in width.

2. Rise and Run. Stairs shall have a maximum riser height of 0.20 m. and minimum tread width of 0.25 m. Stairs shall be exclusive of nosing and/or other projections. The maximum variation in the height of risers and the width of treads in any one flight shall be 5 m.

3. Landings. Every landing shall have a dimension measured in the direction of travel equal to the width of the stairway, however, such dimension need not exceed 1.20 meters when the stair has a straight run. Landings shall not be reduced in width by more than 100 millimeters by a door when fully opened.

4. Basement Stairways. When a basement stairway to an upper storey terminate in the same exit enclosure, an approved barrier shall be provided to prevent persons from continuing on to the basement. Directional exit signs shall be provided.

5. Distance between Landings. There shall not be more than 3.60 meters vertical distance between landings.

6. Handrails. Stairways less than 3.00 m. in width shall have at least one handrail on one side, provided there is a guard or wall on the other side. Stairways measuring 3.00 m. to 3.50 m. in width shall have two handrails. Stairways more than 3.50 m. wide shall have at least one intermediate handrail for every 3.00 m. of required width. Intermediate handrails shall be spaced approximately equal within the entire width of the stairway. Except that stairways having less than four (4) risers need not have handrails and stairs with either a guard or wall on one end need not be provided with a handrail on that end.

7. Handrail Details. Handrails shall be placed not less than 0.80 m. nor more than 1.00 m. above the nosing or treads. Ends of handrails shall terminate in newel pests or safety terminals.

8. Distance to Stairs. Per floors above the first storey, the maximum travel distance from the exit door of a living unit to the stairway shall be 24.00 meters.

9. Stairway to Roof. In every building four or more storeys in height, one stairway shall extend to the roof unless the roof has a slope greater than 1 in 3.

10. Headroom. Every common stairway shall have a headroom clearance of not less than 2.00 meters. Such clearance shall be established by measuring vertically from a plane parallel and tangent to the stairway tread nosing to the soffit above all points.

e. Utilities and Services. To ensure healthful and livable conditions in the project, basic utilities and services shall be provided, the minimum requirements of which shall be:

1. Water Supply. Water supply shall be adequate in amount and reasonably free from chemical and physical impurities; a main service connection and a piping system with communal faucets to serve the common areas like the garden, driveways, etc. shall be provided. Pipes branching out from the main water line shall service the individual units which shall be provided with individual water meters.

2. Power Supply/Electrical Service. If available in the vicinity, a main power service shall be provided with a main circuit to service common lighting as well as common power needs of the dwelling. Like the water system, however, branch circuits with separate meters shall service the individual living units.

3. Drainage System. Surface run-offs shall be channeled to appropriate repositories.

4. Sewage Disposal System. Sewage disposal may be accomplished by any of the following means:

a. Discharge to an existing public sewerage system.

b. Treatment in a community disposal, plant, or communal septic tank.

c. Treatment in individual septic tanks with disposal by absorption field or leaching pit.

5. Garbage Disposal System. There shall be provided adequate services for the regular collection and disposal of garbage and rubbish.

C. General Construction Requirements

1. Structural Requirements

All construction shall conform with the provisions of the latest edition of the Philippine Structural Code.

2. Electrical Requirements

All electrical systems, equipment and installation shall conform with the provisions of the latest edition of the Philippine Electrical Code and the requirements of the electric utility that serves the locality.

3. Sanitary Requirements

All sanitary systems, equipment and installation shall conform with the provisions of the latest edition of the National Plumbing Code.

4. Construction Materials

The use of indigenous materials for site development and construction of dwellings shall be encouraged, as long as these are in conformity with the requirements of these Rules and ensures a building life span of at least 25 years, or in a correspondence to loan terms of payment.