AR 319B

PROFESSIONAL
PRACTICE 01

INTRODUCTION
TO
DEVELOPMENT
CONTROLS
DEVELOPMENT CONTROLS

- Development Controls (DC), pertains to the

various limitations in design and construction.
- Under the National Building Code (PD 1096),
Development Controls is discussed under
RULE VII and VIII.
- “DC” is defined as “the set of interacting
regulations concerning the physical utilization
of a lot governing the planning/design of
spaces and/or the use or occupancy of a
building introduced on a lot.”
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- The restrictions set by the development controls
help define the carrying capacity and the
development potential of a particular lot.
- Development controls covers the following items:
a. Total Lot Area g. Incremental Setback
b. Setback and Yard h. Gross Floor Area
c. Percentage of Site i. Total Gross Floor Area
Occupancy j. Total Open Space within
d. Allowable Maximum Lot
Building Footprint k. Impervious Surface Area
e. Building Height Limit l. Unpaved Surface Area
f. Allowable Maximum m. Maximum Allowable
Volume of Building construction Area
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a. Total Lot Area (TLA)
- The TLA refers to the surface area of a
property on which a proposed building
is to be constructed.
- If the proposed building is erected on
two or more properties, the TLA shall be
equal to the surface area of such
number of lots.
- In the case of sloping properties, the DC
is applied on the horizontal surface area
of the property under study.
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b. Setback and Yard
- Is the horizontal distance measured 90
degrees from the building to the property
lines. Though directly related to each other,
the setback should not be confused with the
yard.
a. Setback – is the measured distance
expressed in meters
b. Yard – refers to the open space a result
of the setback expressed in square
meters
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b. Setback and Yard
- The yard is the area of a required open space within
the lot which is essential to allow the flow of light and
ventilation inside the building.
2.a. Section 804 of Rule VIII of NBC
- Contains the minimum setbacks for different
types of occupancies.
2.b. Table VIII.2
- Setback requirements for residential buildings
2.c. Table VIII.3
- Setback requirements for commercial, industrial,
institutional, and recreational buildings.
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b. Setback and Yard
2.d. For Corner Lots
- The setback
requirement is
applicable on all side of
the lot facing the road.
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c. Percentage of Site Occupancy (PSO)
- The PSO is the percentage of the maximum
allowable enclosed floor area of any building in
relation to the TLA expressed in percentage
- It is computed by dividing the area area of the
building footprint by the TLA (PSO = AMBF/TLA).

c.1. Table VII.1 and VIII.1 of the NBC

- Describes the maximum allowable PSO for
each Type of LOT.
- The PSO is also used to determine the AMBF
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d. Allowable Maximum Building Footprint
(AMBF)
- The AMBF is the maximum allowable portion of
the lot that may be occupied by the building at
GRADE LEVEL.
- The AMBF is measured at the outermost face of
the exterior wall of the building.
- It can be measured in two ways:
1. Determine max PSO and use the formula
AMBF=PSO x TLA
2. Determine setbacks to define boundaries and
subtract it from the TLA (AMBF=TLA-TOSL).
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e. Building Height Limit (BHL)
- The BHL is the “maximum height to be allowed
for buildings based on their occupancy.”
- The BHL shall be generally the distance between
the established grade line and the topmost
portion of the building.
- BHL is taken from Table VII.2 of the NBC-IRR
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e. Building Height Limit (BHL)
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e. Building Height Limit (BHL)
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f. Allovable Maximum Volume of Building
(AMVB)
- The AMVB is the limit of the total space that can
be occupied by a building above grade which is
expressed in cubic meters.
- There are two (2) types of AMVB:
• The Initial AMVB – called the footprint prism,
the result of the AMBF multiplied the BHL
• The Final AMVB – the result of the initial
AMVB minus the volume of the building above
the angular plane to satisfy light and
ventilation
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f. Allovable Maximum Volume of Building
(AMVB)
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g. Incremental Setback (IS)
- Defined as the horizontal distance between the
outermost building/line of the outer wall of a lower
floor and of the higher floor – where the
outermost building line of a higher floor is farther
from the property line.
- In Table VII.G.3 of PD 1096, it presents the
angles/slopes to satisfy light and ventilation
requirements which requires the incremental
setbacks for the front side of a building.
- But only angles/slopes of R-1 and C-3
developments are shown in the NBC.
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g. Incremental Setback (IS)
- Expanded interpretation
of incremental setbacks
of other building
Occupancy was released
by the PRBoA on 2007.
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g. Incremental Setback (IS)
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g. Incremental Setback (IS)
- The incremental setback was
further illustrated under RULE
VIII but is only for the Rear of a
C-3 development.
- IS can also be calculated
mathematically using the
tangent function, given the angle
assuming the floor to floor
height of 3 meters with the IS
starting at the 3rd floor of the
building.
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h. Gross Floor Area (GFA)
- The total floor area within the perimeter of the
permanent external building walls (inclusive of the
main and auxiliary buildings) such as office areas,
corridors, lobbies, etc. It excludes:
a. Parking Areas, Driveways and Service Areas
b. Vertical Penetrations
c. Other Uncovered Areas of Buildings including
balconies more than 10 sq meters in floor
area.
- The Maximum GFA of a building can be
computed as GFA=TLAxFLAR.
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h. Floor to Lot Area Ratio (FLAR)
- The FLAR is the ratio between the GFA and
the TLA where it stands.
- It can be computed by FLAR=GFA/TLA.
- Table VII.G.1 of PD 1096 prescribes the
maximum FLAR than can be applied for a
particular type of building.
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i. Floor to Lot Area Ratio (FLAR)
Type of Building/structure FLAR Designation/Rights

Residential 01 1.5

Residential 02 (Basic) 1.3 – 1.5

Residential 02 (Maximum) 2.1 – 3.0

Residential 03 (Basic) 1.8 – 2.1

Residential 03 (Maximum) 7.1 – 8.1

Residential 04 1.6 – 1.8

Residential 05 6.0 – 9.0

FLAR taken from Table VII.G.1 of PD 1096

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j. Total Gross Floor Area (TGFA)
- The TGFA refers to 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 the established
grade level that are physically attached to the
building which include the following:
• Parking area and driveways
• Services and Utilities
- The actual TGFA of a building may be determined
by TGFA=GFA+Non GFA areas – TOSL and IS on
all Floors
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j. Total Gross Floor Area (TGFA)
There are three (3) ways to solve for TGFA
1. At Table VII.1 TGFA = BHL x PSO x TLA
2. Use the Formula TGFA = GFA x Multiplier
(from Table VII.g.1 of PD 1096)
3. Or by using the Formula TGFA = BHL x AMBF
and deduct all the areas affected by the varying
floors, IS’s, and firewall height limitations
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Steps in Calculating Maximum TGFA
Maximum TGFA

Determine the zone Compute for the Use the formula

and type of the lot. maximum GFA using TGFA = BHL x AMBF
Check if firewall is the formula = TLA x
required. FLAR Deduct the areas
affected by varying
Calculate the setbacks at upper
Refer to table VII.1 to
maximum TGFA using floors, incremental
get the Formula for
the multiplier to convert setbacks and firewall
the maximum TGFA
GFA to TGFA height limitations.

Select the most

Stringent
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j. Total Gross Floor Area (TGFA)
Type of Building/structure FLAR Designation/Rights

Residential 01 1.5

Residential 02 (Basic) 1.25

Residential 03 (Basic)
Residential 04
Residential 02 (Maximum) 1.20
Residential 03 (Maximum)
Residential 05
Commercial 01 1.25

Commercial 02 1.33

Commercial 03 1.50

GFA to TGFA multiplier taken from Table

VII.G.2 of PD 1096
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k. Total Open Space within Lot (TOSL)
- TOSL pertains to the total Open Space required
for each type of use or occupancy for a given lot
expressed as a percentage of the TLA.
- It may be calculated by:
TOSL = TLA – PSO
- The percentage of TOSL in relation to the TLA
can also be found on Table VIII.1 of PD 1096
- It may also be computed by:
TOSL = ISA + USA
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l. Impervious Surface Area (ISA)
- ISA pertains to the percentage of maximum
allowable floor area of any paved, tiled, or
hardscaped surface at the ground floor/grade
level outside the building in relation to the TLA.
- It may also mean as the spaces in the lot that
does not allow water to infiltrate into the soil.
- Table VIII.2 of PD 1096 prescribes the
maximum ISA for a particular building type.
- For R-1 developments, the sum of the rear
and side yards will be the ISA.
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m. Unpaved Surface Area (USA)
- This is the portion of the lot that shall be
reserved for softscaping/planting.
- It is an open space that requires water to
infiltrate into the soil.
- For R-1 developments, the USA is the total
open space at the front yard of the property.
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n. Maximum Allowable Construction Area
(MACA)
- This will determine the total area of the lot that
can be paved, regardless whether it is
enclosed by a wall or not.
- Defined by the code as the Maximum
Allowable Percentage of site Occupancy and
the Maximum Allowable Impervious Surface
Area expressed as a percentage of the Total
Lot Area.
- Expressed as MACA = PSO + ISA
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Steps in Calculating AMBF for Buildings
without Firewall
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Steps in Calculating AMBF for Buildings
with Firewall
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Summary of Formulas:
• Allowable Maximum Building
Footprint (AMBF)
AMBF = PSO x TLA
AMBF = TLA – Yard Areas or
TOSL
• Percentage Site Occupancy (PSO)
PSO = AMBF/TLA
• Allowable Maximum Building
Volume (AMVB)
Initial AMVB = AMVB x BHL
in meters
Final AMVB = Initial AMVB –
Volume above angular Plane
• Maximum Gross Floor Area (GFA)
GFA = TLA x FLAR
•Total Gross Floor Area (TGFA)
TGFA = TLA x Multiplier
TGFA = (BHL x AMBF) –
areas to be deducted by
incremental setbacks
•Total Open Space within Lot
(TOSL)
TOSL = TLA x PSO
TOSL = ISA + USA
•Unpaved Surface Area (USA)
USA = TLA – PSO – ISA
•Maximum Allowable Construction
Area
MACA = PSO - ISA
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Sample Problem:
A LAWYER’S HOUSE
A Lawyer wants to build his two (2) storey
house beside a river; the property is an inside
lot located in an R-1 zone with a total lot area
of 300 sq. meters, with its longer side at 20
meters. The shorter side of the lot is facing the
main road to the southeast with rock formations
at the rear towards the north.
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Sample Problem:
Solve for the following:
a. AMBF, PSO, TOSL, ISA, USA
b. Using a Flat Roof with eaves of 1.20 meters,
what would be the total roof area to be
covered by roof sheets?
c. What would be the perimeter of the Fascia
Board all around the roof?
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PRESENTATION

THANK YOU!!!