DESIGN EXAM REVIEW

RESIDENTIAL PROBLEMS (R3, R4, R5)

 For questions or corrections, email:
arch.pedrosantosjr@gmail.com
DESIGN EXAM
INTRODUCTION + FAQs
What to expect
• About 200 questions, give or take
• About 10 problems, give or take
• 10 hours to answer (8am - 6pm)
• Just words, no illustrations in questionnaire
• Multiple choice, no drawing
• 40% of your total score
What to bring
Everything you brought on Day 1,
+ Lunch
+ Drawing instruments
+ Graphing paper
+ NBC Rules 7 and 8
The questionnaire
• About 10+ problems, 200 questions
• The 10+ problems are given first, the 200
questions follow
• The 200 questions are arranged randomly, and
not according to the order of the 10+ problems
• Question #1 may be about Problem #3, while
Question #2 may be about Problem #11
The Board
• Rolando Cordero (November 2012)
• Yolanda Reyes (March 2013)
• Fidel Siapno (March 2013)
What the exam covers
• Most questions come from three areas:
• Building laws
• Design
• Estimates
Building laws
• National Building Code
• Accessibility Law
• BP 220
• PD 957
• Fire Code
Estimates
• Quantities of construction materials, such as:
– Concrete
– Paint
– CHB
– Tiles
– Plywood
Design
• Space sizing
• Furniture sizing
• Parking design
• Selection of finishes
• Building character
PART 1
BUILDING LAWS
NOTE: These provisions were handpicked
for R3, R4, and R5 problems only.
Relevant Provisions
NATIONAL BUILDING CODE
Occupancy vs. zoning
• Occupancies are assigned to buildings, while
zones are assigned to land.
Occupancy classifications
• A- Residential dwellings
• B – Residentials, hotels, apartments
• C – Education + recreation
• D – Institutional
• E – Business + mercantile
• F - Industrial
Occupancy classifications
• G – Storage and hazardous
• H – Assembly for less than 1,000
• I – Assembly for 1000 or more
• J – Accessory
A versus B
• A: Residential dwelling
– A.1: Dwelling for one family
– A.2: Dwelling for 10 or less people (including duplex
and townhouses)
• B: Residentials, hotels, apartments
– Multiple dwelling units, such as: apartment buildings,
rowhouses, hotels, etc. each of which accomodates
more than 10 persons
Residential zones
• R1: Single-family, single-detached
• R2
– Basic R2: Duplex, 1-3 floors
– Maximum R2: Low-rise multi-level, 3-5 floors
• R3:
– Basic R3: Rowhouses, 1-3 floors
– Maximum R3: Medium-rise multilevel, 6-12 storeys
Residential zones
• R4: Low-rise townhouses
• R5: Medium-rise to high-rise condominiums
Townhouse vs. rowhouse
• According to the NBC, a townhouse unit is a
building on an individual lot. “R4” generally
refers to the series or rows of townhouses (R4
buildings).
• According to BP 220, rowhouses are three or
more dwellings that abut each other at the sides,
with independent access and use of land.
Townhouse vs. rowhouse
• “Townhouse” and “rowhouse” are both used to
refer to dwellings that are part of a terraced
development, BUT
– “Townhouse” typically refers to more upscale
developments
– “Rowhouse” typically refers to lower-cost housing
that is generally smaller and less luxurious
Access to 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.
Eaves over windows
• Eaves over required windows shall at least be
750mm from the side and rear property lines.
Firewalls
• A fireproof barrier used to prevent the spread of
fire between or through buildings
• Why are firewalls important? Because when
they are built, the building or parts of the
building extends into the setbacks.
Allowable firewalls
• R1: Not allowed
– However, an
abutment up to 3.20m
high is OK for carports
provided that above
1.50m, the abutment
shall be constructed of
perforated concrete
blocks.
Allowable firewalls
• R2: One side only
– Maximum 80% of the
length of side property
line.
Allowable firewalls
• R3: Two configurations are allowed:
– Option A: Two sides
• Maximum 85% of each side
• Total should not exceed 65% of lot perimeter
• Two storeys high only
– Option B: One side + Rear
• 90% of side or rear (up to 100% for rear if only 4m)
• Total should not exceed 50% of lot perimeter
• Two storeys high for side, 3.20m high for rear
Allowable firewalls
• R4: Two sides
– Maximum 85% of each
side
– Total should not exceed
50% of lot perimeter
– Maximum height: three
storeys
Allowable firewalls
• R5: Two configurations allowed:
– Option A: Two sides
• Maximum 75% of each side
• Total should not exceed 50% of lot perimeter
• Maximum height: 8 storeys
– Option B: One side + Rear
• Maximum 65% of side and 50% of rear
• Total should not exceed 60% of lot perimeter
• Maximum height: 8 storeys for side, 14m for rear
Development controls
• How much of the site is occupied
• How big the building is
– Total area
– Height and bulk
Site occupancy controls
• AMBF
• PSO
• USA
• ISA
• MACA
Building size controls
• TGFA
• GFA
• BHL
• AMVB
Site occupancy controls
• TLA = Total lot area
• PSO = Percentage of site occupancy
– The part of the lot occupied by the building (A.K.A.
building footprint expressed in %)
• TOSL = Total open space within lot
– The part of the lot NOT occupied by the building
• TLA = PSO + TOSL
Site occupancy controls
• USA = Unpaved surface area
– The portion of the open space that is unpaved
• ISA = Impervious surface area
– The portion of the open space that is paved
• Since “open space” = TOSL,
• TOSL = USA + ISA
Site occupancy controls
• MACA = PSO + ISA
– Hence, TLA = MACA + USA
PSO + TOSL
PSO + ISA + USA
Building size controls
• AMBF = Allowable max. building footprint
– Footprint expressed in square meters
• GFA = Gross floor area
– Total enclosed floor area (including balconies)
– Excludes the following enclosed areas:
• Parking, services, utilities
• Vertical penetrations in parking floors if not used for
residential or commercial purposes
• Balconies exceeding 10sqm, uncovered areas, fire escape
structures, etc.
Development controls
• TGFA = Total gross floor area
– Includes all enclosed floor areas, no exceptions
• AMVB = Allowable max. volume of building
• OFB = Outer faces of the building
• FLAR = Floor and lot area ratio
Building bulk
• A volume quantity
• In the simplest sense,
Building bulk = Footprint x Height
• However, the Code prescribes several different
methods for determining this quantity
Light and ventilation
• Every building shall be designed, constructed,
and equipped to provide adequate light and
ventilation.
Lot types
• The Code defines seven lot types
– Inside lot
– Interior lot
– Corner lot
– Through lot
– Corner through lot
– Corner through lot abutting 3 or more streets
– End lot
Yard versus setback
• Yard: the required open space left between the
outermost face of the building and the property
lines
• Setback: the width of the yard
Setbacks
Courts
• Minimum dimension: 2.00m
• Hence, minimum area: 4.00sqm
• All inner courts shall be connected to a street or
yard by a passageway at least 1.20m wide
Courts
Joining of courts
• Minimum dimension may be reduced to 1.50m
in cluster living units with adjacent courts
• Mininum area per court: 3.00sqm
• Separation wall: 2.00m high maximum
Joining of courts
Joining of courts
Parking spaces/Carports
• If a carport is roofed, it will be considered part of
the building footprint and not the TOSL
• However, uncovered parking spaces, driveways,
and access roads may be considered part of the
open space if unroofed/open to the sky
Front yard as parking
• Only allowed for single family dwelling units
falling under the following zoning
classifications:
– Basic R-2
– Basic R-3
– R-4
Minimum ceiling heights
Artificially Naturally
ventilated ventilated
Ground floor 2.70m 2.70m
Second floor 2.40m 2.70m
Succeeding floors 2.10m 2.70m
Mezzanines 1.80m 1.80m
Minimum ceiling heights
Minimum room sizes
Min. area Min. dimension
Room for human 6.00sqm 2.00m
habitation
Kitchen 3.00sqm 1.50m
Toilet and bath 1.20sqm 0.90m
Minimum window sizes
Minimum area of Absolute
windows minimum
Habitable room 10% of floor area 1.00sqm
Bathrooms, 5% of floor area 240sq.mm.
laundry rooms,
etc.
Access to property
• Interior or rear lots shall have an access road
with a minimum width of 3.00m. Provide a
4.00m wide chaflan at the intersection with the
main RROW.
Access to property
Access to property
NBC Development Controls
DESIGN COMPUTATIONS
Tabs for Rules 7/8
Zones (48) Aerodromes (96)

Firewalls (81) Parking (100)

TGFA (84) Group A Dwellings (116)

BHL (89) FLAR (119)

Tabs for Rules 7/8
GFA to TGFA (120.5) Cemeteries (128)

Formulas (123-125) PSO/USA/ISA (131)

GFA (124) Lot types (135)

TGFA (125) Setbacks (137)

Tabs for Rules 7/8
Side increments (141) RROW (152)

Front increments (159) Arcades (158)

Abutments (142) Sidewalks (160)

Easements (147) TOSL (166)

Tabs for Rules 7/8
Lot sizes (170)

Basements (173)
Crucial tabs
Setbacks (137) PSO USA ISA (131)

Firewalls (81) TGFA (84)

TOSL (166)
PSO + AMBF computation
1. Plot the required setbacks to determine AMBF.
Compute for PSO.
2. If building will have firewalls, plot the
allowable firewalls and extend footprint where
possible. Determine AMBF and PSO.
3. Check Table VIII.1 (PSO/USA/ISA). Get PSO and
determine AMBF.
PSO + AMBF computation
4. Check Table VII.1 (TGFA Table) on p.84. Get PSO
(percentage value without the multiplier).
Determine AMBF.
5. Check VII.G.6 (TOSL Table) on p.166. Use the
TOSL values to derive PSO. Compute AMBF.
6. Compare all values and use the most
restrictive requirement.
USA + ISA computation
1. Check PSO Table (p. 131). Determine value of
USA and ISA. This depends on zoning and
whether or not firewalls will be used.
2. If the PSO computation yields a value that is
lower than the value in the PSO table, the
remainder must be added to the USA because
ISA is a maximum value.
GFA computation
1. Determine the maximum FLAR designation
applicable to the project from the FLAR Table
on p.119.
2. Multiply TLA by FLAR to determine the GFA.
TGFA from Table VII.1
1. Get number of storeys and PSO from Table VII.1
on p.84.
2. Convert PSO to AMBF (% to square meters).
3. Multiply AMBF by the number of storeys. This
is the TGFA.
TGFA from GFA
1. Determine GFA using the TLA and FLAR
designation (TLA x FLAR = GFA).
2. Determine the GFA-TGFA conversion factor
applicable to the project from Table VII.G.2 on
p.120.5.
3. Multiply the GFA by the conversion factor.
This is the TGFA.
TGFA from AMBF
1. Determine the AMBF.
2. Obtain maximum number of storeys that will
be permitted for the project (BHL Table on p.89).
3. Multiply the AMBF by the number of storeys.
This is the TGFA.
Building bulk by AMBF projection
• Determine the AMBF
• Determine the BHL (in meters)
• AMBF x BHL = Building bulk
Building bulk from FLAR
• FLAR : Floor to lot area ratio
– Total floor area / lot area
– For example, a FLAR designation of 1.50 means
that a lot measuring 100sqm may accommodate
a building whose total floor area is 150sqm.
Building bulk from FLAR
• Bulk = Footprint x Height
• To get footprint:
– FLAR x TLA = Total floor area
– Total floor area/Number of storeys = Footprint
• Hence:
– [(FLAR x TLA)/number of storeys] x BHL
Building bulk from AMVB
1. AMBF x BHL = initial AMVB (“prism”)
2. Superimpose the angular plane originating
from the RROW onto the “prism”
– Angular plane: a plane originating from the
RROW that establishes the outer limit for
walls and building projections.
3. Use the angular plane to reduce the
volume of the prism. This is the AMVB.
Angular planes from RROW
Building bulk from AMVB
Building bulk from AMVB
Building bulk from AMVB
Building bulk from AMVB
NBC Development Controls
SAMPLE COMPUTATIONS
Sample problem #1
• Zoning: R-5
• Lot type: Inside lot
• TLA: 24,000 sqm.
• Frontage: 120m
• Determine PSO and AMBF, no firewall
Sample problem #2
• Zoning: R-5
• Lot type: Inside lot
• TLA: 1,000 sqm.
• Frontage: 20m
• Determine PSO and AMBF, no firewall
Sample problem #3
• Zoning: R-5
• Lot type: Inside lot
• TLA: 24,000 sqm.
• Frontage: 120m
• Determine PSO and AMBF, with firewall
PART 2
DESIGN
SOURCES
• Time Saver Standards for Building Types
• Time Saver Standards for Interior Design and
Space Planning
• Light in Design (www.ies.org)
DESIGN MODULE
ROOM/FURNITURE SIZING
Furniture sizing
• Furniture sizing questions appeared in January
2013
• Memorize the dimensions of common furniture,
such as:
– Tables (Round and rectangular)
– Beds
– Desks
Philippine bed sizes
Width Length
Single 36” (900mm) 75” (1900mm)
Twin 39” (990mm) 75” (1900mm)
Full/Double 54” (1350mm) 78” (1980mm)
Queen 60” (1500mm) 78” (1980mm)
King 76” (2000mm) 80”(2000mm)
California King 72” (1800mm) 84” (2100mm)
Source: Citibeds/Uratex
Kitchen design
• Keep the basic work area compact, even for
larger kitchens.
• Choose finishes that require minimal cleaning
and maintenance.
• Ensure adequate, even lighting. Minimize
shadows.
Kitchen design
• Provide adequate ventilation. Use exhaust fans
and range hoods if necessary.
• Provide adequate storage that is easy to reach
and access. Locate items in/near areas where
they are often used.
• Consider anthropometrics when deciding on
dimensions of various kitchen elements.
The kitchen work triangle
• Composed of the three most-used workstations
in the kitchen:
– Cooktop
– Sink
– Refrigerator
• These workstations must not be too far or too
near each other
The kitchen work triangle
• Rules of thumb:
– Each leg of the triangle should be between 1200mm
(4 feet) and 2700mm (9 feet).
– The total of the three legs should be between
3700mm (12 feet) and 8000mm (26 feet).
– No obstructions should intersect a leg of the triangle
(cabinets, islands, etc.)
– Household traffic should not flow through the
triangle.
Guidelines
• A sink should have a counter area of at least
600mm-wide on one side and at least 450mm-
wide on the other side.
• Allot 400mm-wide counters on both sides of the
stove.
• A refrigerator should have at least a 450mm-
wide counter either on the handle side or no
more than 1200mm across from the refrigerator.
Guidelines
• Provide a food prep area at least 900mm wide
located between the sink and the ref. If this is
located between the sink and the stove, it will
require more travel.
• Work aisles should be at least 1100mm for one
cook, or 1200mm for more than one cook.
Layout: Single line
• Ideal for small
apartments
• Works well with open
plans
Layout: Galley
• Highly efficient use of
space
• Not ideal if corridor is
open at both ends
(traffic congestion)
Layout: L-shape
• Ideal for family
kitchens, flexible
• Can easily
accommodate tables
and chairs in the same
room
Layout: U-shape
• Requires plenty of
space
• Affords large amounts
of countertop and
storage space
• Ideal if kitchen will be
used heavily
Dining room
• Principal factors to be considered:
– Number of persons to be seated
– Space for table and chairs
– Space for passage behind chairs
The dining table
• Minimum width: 36 inches
• Satisfactory width: 36-44 inches
Size of place setting
• Minimum width of 21 inches (533mm)
• Desirable width: 25 inches (635mm) to permit chairs 19
inches (482mm) wide to be placed 6 inches apart
• Minimum depth of place setting: 14.5 inches (368mm).
Passage behind chairs
• Minimum: 22 inches
• Satisfactory: 22-25 inches
• If passage behind chairs is not required, allot 5 inches of
space for pushing back the chair when leaving the table
Bedroom clearances
• 42 inches at one side or foot of the bed for dressing
• 6 inches between the side of the bed and side of dresser
• 36 inches in front of dresser, closet, or chest of drawers
• 22 inches on one side of the bed for circulation
Bathroom clearances
• Clear space in front of lavatory: 30”
• Maximum depth of lavatory: 18”
• Edge of lavatory to centerline of water closet: 14”
• Centerline of water closet to wall: 12”
• Clear space in front of water closet: 24”
Anthropometry/Ergonomics
• Anthropometry is the study and measurement
of the human body and its movements
• Ergonomics is the study of people and their
relationship with the environment around them
– When anthropometric data is used to make informed
design decisions for the built environment, this is
ergonomics.
Ergonomics (Time Saver Standards)
Dining table height 750mm
Place setting width 650mm
Place setting depth
-One side only 300mm
-Both sides 350mm
Ergonomics (Time Saver Standards)
Seat height 450mm
Seat width 400mm
Knee space 700mm
Backrest height 1300mm
Ergonomics (Time Saver Standards)
Bar height 925mm
Bar stool height 750mm
Counter 900mm
Max. vertical reach 1900mm
Crawl space height 750mm
DESIGN MODULE
APARTMENT DESIGN
Apartment design (Time Saver Standards)
• General design process
– Program development
– Site analysis
– Building planning
– Building design
Codes considerations
• Zoning
• Use
• Bulk
• Density
• Location
Building orientation
• Site
• View
• Sun path
• Prevailing winds
Building shape
• The building shape should be such that
expensive exterior walls are minimized in ratio
to enclosed walls, and that breaks and direction
changes in the perimeter are minimized.
Wind bracing
• Wind bracing becomes a structural
consideration in buildings beyond the 10 to 12-
storey range.
• Typically addressed through structural
measures, but the requirement may be reduced
if the building shape itself contributes to wind
bracing.
Structural systems
• Cast in place concrete, or steel
• Advantages of concrete
– Service lines may be embedded in the concrete,
eliminating the need for a hung ceiling. This may
reduce floor to floor and overall building height.
– More flexible grid that adapts well to the need for
irregular modules in apartment buildings
Program elements
Low-cost Medium cost High-end
Living Minimum Larger room Generous
areas, sizes room sizes,
combined separate entry
living, dining, foyer, separate
and entry dining room
areas
Program elements
Low-cost Medium cost High-end
Kitchen Minimum Additional Ample
countertop countertop workspace
and storage, and storage, and storage,
minimal standard more
appliances appliances appliances,
eat-in kitchen
Program elements
Low-cost Medium cost High-end
Bedrooms Minimum Standard Walk-in
closet space closet space closets
Baths Minimal Higher- Baths with
bathroom with quality stall showers
standard fixtures, and custom
fixtures, finishes cabinets,
minimum powder room,
finishes luxury
finishes
Support facilities
Low-cost Medium cost High-end
In Few extras Intercom, Doorman ,
apartments limited to door signal, large
security balconies, balconies,
aircon service
entrance,
servant’s
quarters
Support facilities
Low-cost Medium cost High-end
In building Laundry Commercial Attended
facilities, space, parking, service
minimum community elevators, CCTV,
lobby room, CCTV valet service,
meeting rooms,
gym, swimming
pool
Support facilities
Low-cost Medium cost High-end
Site Open Secure open or Gardens,
parking sheltered recreation areas
parking
Elevators
• Four variables involved in elevator selection:
– Travel distance
– Elevator speed
– Elevator capacity
– Building population
Plumbing
• Vertical plumbing stacks are expensive
• Reduce number of stacks by wisely locating
bathrooms and kitchens
Ventilation
• Ventilation/exhausting is a primary concern for:
– Bathrooms
– Kitchens
– Corridors
Artificial cooling
• In most cases, planning and spatial layouts are
not significantly influenced by cooling units
and their lines of supply
Access to outdoors
• Ideally, each space in an apartment should have
exposure to the outdoors, but this is almost
always impractical
• Therefore, baths, foyers, and often kitchens and
dining areas are developed as interior spaces
and require exhaust
Typical floor plans
• It is generally desirable to group vertical services
such as the elevator, garbage chute, standpipes,
and service stairs
• Multibedroom apartments are best located at
corners because larger units lay out more
compactly with two exposures. This also can cut
down on required corridors.
Typical floor plans
• It is desirable to position similar ducts where
possible. This often means that kitchens and
bathrooms are placed back to back.
Exhausts
• Kitchen exhausts should be located near the
range
• Bathroom exhausts should be located away
from the door in order to pull out as much air as
possible
Commercial facilities
• Shops and service facilities at the ground floor
are often advantageous
• However, a balance must be struck when
designing access to such shops
– Facing the shops away from lobby is good for
security but often defeats the purpose of having
commercial facilities in the first place
– But easy circulation between the lobby and a
commercial establishment may cause security issues
Special Fire Code provisions
• The Fire Code (RA 9514) has a special set of
provisions for high-rise structures
High-rise building
• A building in which the distance between the
floor of the topmost storey and the ground level
is 15 meters or more.
• Building height shall be measured from the
lowest level of fire department vehicle access to
the floor of the highest occupiable storey.
Smoke control
• Smoke concentration shall be regulated in the
following protected spaces:
– Stairwells
– At least one elevator shaft
– All floor spaces readily accessible to all occupants and
large enough to accommodate them
• The atmosphere in these spaces shall not include
more than 1% of contaminated air
Sprinkler systems
• High rise buildings are required to have
sprinkler systems designed in accordance with
NFPA 13
• The sprinkler system must protect all floor
spaces, particularly where combustible
materials are located
Fire Command Center
• Buildings 10 storeys or more shall have a fire
command center
– Emergency alarm communication system
– Fire detection and alarm system annunciator
– Sprinkler valve and water flow display panels
– Controls for unlocking stairway doors
simultaneously
– PA system
Stairwells
• Fire-safe enclosure
• All doors on stairwells shall be kept closed
• If stairway doors can be locked, they must be
provided with automatic unlocking from the
Fire Command Center
ROWHOUSE SAMPLE
MIDORI ROWHOUSE
(NORTH FIELD RESIDENCES)
Midori Rowhouse
• Floor area: 50sqm
• Lot area: 50sqm
• Address: North Field Residences, Mandaue City,
Cebu
• Developer: Colourfield Land
Developer’s description
• Feels like the home you’ve always known
• Simple clean lines accented with just the right
touch of aesthetics
• Contemporary Asian style: proud of its heritage
while evoking things altogether new yet
endearingly familiar
• Lush greens and wide open spaces
Ground floor (27sqm)
• Kitchen, living, dining: 16sqm
• Service area: 1.6sqm
• Common bathroom: 3.5sqm
• Hallway: 2.3sqm
• Stairs: 3.6sqm
Second floor (23sqm)
• Bedroom: 7.30sqm
• Master bedroom: 11.20sqm
• Common bathroom: 3.30sqm
• Hallway: 1.90sqm
Amenities
• Clubhouse
• Children’s playground
• Linear garden
• Asian-themed homes and landscapes
• 24-hour security
• 10-meter wide main roads
• Walking distance to a school
Price
• 2.2M – 2.8M, depending on lot size
HIGH-RISE SAMPLE (R5):
SORREL RESIDENCES (DMCI)
Features
• Balconies in all units
• Single-loaded corridors
• Landscaped atriums
• Scenic elevators
Outdoor amenities
• Lap pool
• Kiddie pool
• Sky park/roof deck
• Landscaped atriums
• Children’s playground
• Lounge area
Indoor amenities
• Business center
• Game room
• Shower area
• Gym
• Sky lounge
• Hotel-like lobby
Facilities
• Laundry station
• Perimeter fence
• 24-hour security
Prices
• Studio (29 sqm): 1.88M-2.05M
• 1-Bedroom (38.5 sqm): 2.50M-3.26M
• 2-Bedroom (48 sqm.): 3.26M-4.08M
• 3-Bedroom (77 sqm.): 5.23M-5.40M
TOWNHOUSE SAMPLE (R4):
THE ALVENDIA (Rockwell)
The Alvendia by Rockwell
• An exclusive 28-unit development in San Juan
• Will not only provide privacy and exclusivity,
but will also be a haven for individuals who
seek a home away from the busy city life
• Residents are assured of safety with a gated
entrance and 24-hour security
The Alvendia by Rockwell
• Very near establishments such as Wilson
Avenue restaurants, Greenhills Shopping
Center, Cardinal Santos Memorial Hospital, La
Salle Green Hills, Xavier High School,
Immaculate Concepcion Academy
Units
• Three-storey, three-bedroom townhouse units
• Each has family room, balcony and two-car
garage
• Unit size: 244 sqm. to 303 sqm.
Unit features/finishes
• Homogeneous floor tiles for living, dining,
kitchen
• Solid core, wood panel main door
• Modular cabinet system for kitchen
• Engineered wood flooring for bedrooms
• Homogeneous tiles for bathrooms
Unit features/finishes
• Built-in modular closets in bedrooms
• Maid’s/utility room with toilet and bath
• Provisions for voice, data, and cable TV
• Provisions for water heaters
• Power provision for split type aircon
• Provision for genset
Community features
• Exclusive gated entrance
• 24-hour security
• Perimeter street lighting
• 100% standby emergency power for common
area facilities
Amenities
• Gazebo
• Outdoor pool with kiddie pool
• Clubhouse
Price
• Approximately 20M
HIGH-RISE SAMPLE (R5):
THE SUITES
AT ONE BONIFACIO HIGH STREET
Unit types
• The Suites Collection
– Two-bedroom suite (130-200sqm)
– Three-bedroom suite (200-250sqm)
• The Sky Collection
– Begins at the 47th floor
– Three-bedroom or four-bedroom suites (200-325 sqm)
– Three-bedroom or four-bedroom villas (300-430 sqm)
2-Bedroom Suite

150 sqm
3-Bedroom Suite

200sqm
3-Bedroom Sky Suite
3-Bedroom Sky Villa
Pricing
• PHP25M-163M
HIGH-RISE SAMPLE (R5):
ONE SERENDRA (Ayala Land Premier)
One Serendra
• Developer: Ayala Land Premier
• Location: Bonifacio Global City
Description
• Distinctive, sprawling, human-scaled
development
• With low-rise, mid-rise, and high-rise sections
• Patterned after the bahay na bato
• The lowest density project inside Bonifacio
Global City (65% open space)
Location and vicinity
• Bonifacio Global City
– Wide roads
– Open, green spaces
– Unique restaurants
– Art installations
– Health institutions
• The Shops at Serendra
• Market! Market!
Features
• Situated within Serendra, a 12-hectare garden
condominium development
• Larger, more thoughtfully-planned living spaces
• 65% of hectares dedicated to open space/gardens
• Country-club-like amenities
• Access to urban amenities
Amenities
• Dedicated spa
• Underground badminton, basketball and
volleyball courts
• Gyms
• Dedicated admin offices and mailrooms
• Doorman
• Laundry service exclusive to residents
Amenities
• Dedicated spa
• Underground badminton, basketball and
volleyball courts
• Gyms
• Dedicated admin offices and mailrooms
• Doorman
• Laundry service exclusive to residents
Unit features
• Closets for bedrooms
• Walk-in closet for master bedroom
• Water heater provisions
• Insinkerator provisions
• Split-type aircon provisions
• Garbage chute on each floor
Prices and unit sizes
• Unit sizes: 68sqm-479sqm
– One bedroom
– Two bedroom
– Three bedroom
• Price range: 9M-71M
NBC Development Controls
SAMPLE COMPUTATIONS
Sample problem #4
Given: Compute:
• Zoning: R2 – Maximum
PSO/AMBF with
• Lot type: Inside lot
firewalls
• TLA: 2450sqm – GFA
• Frontage: 35m – TGFA from GFA
– Bulk from AMBF
Sample problem #5
Given: Compute:
• Zoning: Max R3 – Maximum
PSO/AMBF without
• Lot type: Inside
firewalls
• TLA: 6000 sqm – GFA
• Frontage: 120m – TGFA from AMBF
– Bulk from AMBF
Sample problem #6
Given: Compute:
• Zoning: R5 – Maximum
PSO/AMBF without
• Lot type: Corner
firewalls
• TLA: 6000 sqm – GFA
• Frontage: 120m – TGFA from GFA
– Bulk from FLAR
Sample problem #7
Given: Compute:
• Zoning: R4 – Maximum
PSO/AMBF with
• Lot type: Inside
firewalls
• TLA: 125sqm – GFA
• Frontage: 8.50m – TGFA from GFA
– Bulk from FLAR
APPLICATION
MOCK EXAMINATION