AR 324 DESIGN 6

AAP|CDS

APPLICATION OF
DEVELOPMENT CONTROLS
Rule VII and VIII of National Building Code of the Philippines
 AR 324 DESIGN 6 AAP|CDS

DEVELOPMENT
CONTROL Defined as “the set of inter-
acting regulations
concerning the physical
utilization of a lot and
governing the
planning/design of spaces
and/or the use or occupancy
of a building to be
introduced on a lot.”
 AR 324 DESIGN 6 AAP|CDS

TOTAL LOT
AREA The Total Lot Area (TLA) is
the surface area of a
property on which a
proposed building is to be
constructed.
 AR 324 DESIGN 6 AAP|CDS

SETBACK AND YARD

The setback is the horizontal
distance measured 90° from
the outermost face of the
building to the property
lines which expressed in
meters.

The yard is the area of

required open space within
the lot which is essential to
allow the flow of light and
ventilation inside the
building.
 AR 324 DESIGN 6 AAP|CDS

TABLE VIII.2

TABLE VIII.3
 AR 324 DESIGN 6 AAP|CDS

ALLOWABLE
MAXIMUM The maximum portion of the lot
BUILDING that may be occupied by the
building at grade level after
FOOTPRINT
satisfying setback, yard and
court requirements.

The area of the AMBF is

measured from the outermost
face of the exterior walls of the
proposed building.
 AR 324 DESIGN 6 AAP|CDS

PERCENTAGE OF
SITE OCCUPANCY The Percentage of Site
Occupancy (PSO) is the
percentage of the maximum
allowable enclosed floor
area of any building in
relation to the Total Lot
Area.

It can be calculated by
dividing the area of the
building foot print by the lot
area (PSO = AMBF/TLA).
 AR 324 DESIGN 6 AAP|CDS

BUILDING HEIGHT
LIMIT BHL is the maximum height
allowed for building based on
their proposed use or
occupancy.
 AR 324 DESIGN 6 AAP|CDS

BUILDING HEIGHT
LIMIT BASED ON
TABLE VII.2
 AR 324 DESIGN 6 AAP|CDS

ALLOWABLE
MAXIMUM VOLUME The limit of the total volume of
OF BUILDING space that can be occupied
by a building above grade
level.

The AMVB is an imaginary

prism within the fully
enclosed areas and courts
of a proposed
building/structure shall fit

Expressed in cubic meters

 AR 324 DESIGN 6 AAP|CDS

TYPES OF AMVB
INITIAL AMVB

Initial AMVB also called the

footprint prism, can be
computed by multiplying the
AMBF by the BHL expressed
in meters.

Formula:
INITIAL AMVB = AMBF x
BHL
 AR 324 DESIGN 6 AAP|CDS

TYPES OF AMVB
FINAL AMVB

The final AMVB is equal to

the initial AMVB minus the
volume of the building
above the angular plane to
satisfy light and ventilation.
 AR 324 DESIGN 6 AAP|CDS

STEPS IN
CALCULATING • AMBF x BHL = initial AMVB
AMBV FOR (“prism”)
• Superimpose the angular plane
BUILDING
originating from the RROW onto
the “prism”
• Use the angular plane to reduce
the volume of the prism. This is
the Final AMVB.

▪ Angular Plane: a plane originating from the RROW that

establishes the outer limit for walls and building projections.
 AR 324 DESIGN 6 AAP|CDS

ANGULAR
PLANE
 AR 324 DESIGN 6 AAP|CDS

TABLE VII.G.3
TABLE OF
ANGLES/SLOPES
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INCREMENTAL
SETBACK The horizontal distance
between the outermost
building/line of a lower
floor and that of a higher
floor.
 AR 324 DESIGN 6 AAP|CDS

GROSS FLOOR AREA The total floor space within the

main and auxiliary buildings
primarily consisting of the GFA and
all other support areas.

Formula:
TGFA = GFA + NON-GFA AREAS
 AR 324 DESIGN 6 AAP|CDS

FLOOR TO LOT AREA The ratio between the gross

RATIO floor area of a building and the
total lot area of the lot on
which it stands.

Formula:
FLAR = GFA/TLA
 AR 324 DESIGN 6 AAP|CDS

TOTAL OPEN SPACE Total open space required for each

WITHIN LOT type of use/occupancy for a given
lot expressed as a percentage
of the total lot area.

Formula:
TOSL = TLA – PSO
TOSL = ISA + USA
 AR 324 DESIGN 6 AAP|CDS

The percentage of the maximum

IMPERVIOUS
allowable floor area on any paved,
SURFACE AREA tiled or hardscape surface at the
ground floor/grade level outside
the building in relation to the
TLA.

The portion of the lot that shall

UNPAVED SURFACE
be reserved for
AREA softscaping/planting.
 AR 324 DESIGN 6 AAP|CDS

TABLE VIII.1
ISA AND USA
 AR 324 DESIGN 6 AAP|CDS

The combined total of the

MAXIMUM
maximum allowable
ALLOWABLE percentage of site occupancy
CONSTRUCTION and the maximum allowable
AREA impervious surface.

Formula:
MACA = PSO + ISA
 AR 324 DESIGN 6 AAP|CDS

SAMPLE PROBLEM
A proposed high rise commercial building project on a project
site having a relatively flat slope.

STATEMENT OF THE PROBLEM

A privately owned company has decided that its C-3 zoned

property with a TLA of 2400 sq.m. located in an urban area in
Manila be developed into a high rise commercial building shall
have a firewall.

PROJECT SITE FEATURES

The project site is an inside lot with a 40m wide frontage facing
a 20m wide RROW with a 2m wide sidewalk on each side.
 AR 324 DESIGN 6 AAP|CDS

SAMPLE PROBLEM
A proposed high rise commercial building project on a project site
having a relatively flat slope.

STATEMENT OF THE PROBLEM

A privately owned company has decided that its C-3 zoned

property with a TLA of 2400 sq.m. located in an urban area in
Manila be developed into a high rise commercial building shall
have a firewall.

PROJECT SITE FEATURES

The project site is an inside lot with a 40m wide frontage facing a
20m wide RROW with a 2m wide sidewalk on each side.
 AR 324 DESIGN 6 AAP|CDS

QUESTION NO. 1
Table VIII.1
What is the maximum
allowable PSO based on
Table VIII.1 of PD 1096?

PSO = 90% of TLA

PSO = 2400 x 90%= 2160 sq.m.
 AR 324 DESIGN 6 AAP|CDS

QUESTION NO. 2

What is the allowable

maximum building
footprint?

For buildings WITH Firewall

 AR 324 DESIGN 6
Table VII.1 AAP|CDS

QUESTION NO. 2

What is the allowable

maximum building
footprint?

B. Using PSO in Table VII.1

AMBF = PSO x TLA

AMBF = 85% x 2400 sq.m
AMBF = 2040 sq.m.
 AR 324 DESIGN 6 AAP|CDS

Table VIII.G.6
QUESTION NO. 2

What is the allowable

C. Using Table VIII.G.6
maximum building
footprint?
TLA – TOSL (in percentage)
TOSL = 15%
100% - 15% = 85%

AMBF = PSO x TLA

AMBF = 85% x 2400 sq.m
AMBF = 2040 sq.m.
 AR 324 DESIGN 6 AAP|CDS

Table VIII.3
QUESTION NO. 2

What is the allowable

maximum building
footprint?

D. Using Setbacks (front and rear) Table VIII.3

W = 40.00 m
L = 60.00 m – 8.00 m
= 52.00 m

AMBF = 40.00m x 52.00 m

AMBF = 2080 sq.m.
 AR 324 DESIGN 6 AAP|CDS

Table VIII.3
QUESTION NO. 2

What is the allowable

maximum building
footprint?

D. Using Setbacks (front and side) Table

VIII.3

W = 40.00 m – 3.00 m AMBF = 37.00 m x 55.00 m

W = 37.00 m AMBF = 2035 sq.m.
L = 60.00 m – 5.00 m
L = 55.00 m
 AR 324 DESIGN 6 AAP|CDS

D. Using Setbacks (front and D. Using Setbacks (front and

QUESTION NO. 2
rear) rear)
What is the allowable
maximum building W = 40.00 m W = 40.00 m – 3.00 m
footprint? L = 60.00 m – 8.00 m W= 37.00 m
L = 52.00 m L = 60.00 m – 5.00 m
L= 55.00 m
AMBF = 40.00m x 52.00 m
AMBF = 2080 sq.m. AMBF = 37.00 m x 55.00 m
AMBF = 2035 sq.m.
 AR 324 DESIGN 6 AAP|CDS

E. Compare and Select the

QUESTION NO. 2
MOST STRINGENT.
What is the allowable
maximum building a. Table VIII.1
PSO = AMBF
footprint? AMBF = 2160 sq.m
TLA

b. Table VII.1
PSO = 2040
AMBF = 2040 sq.m
2400

c. Table VIII.G.6
PSO = 0.85 or 85%
AMBF = 2040 sq.m.

d. Table VIII.3
AMBF = 2080 sq.m.
 AR 324 DESIGN 6 AAP|CDS

Table VII.2
QUESTION NO. 3

What is the building

height limit based on
table VII.2 of NBC?

BHL = 180.00 m

Max. No. of Storey = 60

3.00 m floor to floor height

 AR 324 DESIGN 6 AAP|CDS

Table VII.G.1
QUESTION NO. 4

What is the maximum

GFA of the project?

GFA = TLA x FLAR

GFA = 2400 sq.m. x 34
GFA = 81, 600 sq.m.
 AR 324 DESIGN 6 AAP|CDS

MAXIMUM TGFA
QUESTION NO. 5

What is the maximum

TGFA of the project? DETERMINE THE ZONE & COMPUTE FOR THE MAX. USE THE FORMULA
TYPE OF THE LOT. KNOW GFA USING THE TGFA = BHL X AMBF
ALSO WHETHER THE FORMULA
BUILDING WILL HAVE A GFA = TLA X FLAR
FIREWALL OR NOT

REFER TO TABLE VII.1 TO CALCULATE THE MAX. DEDUCT THE AREAS

GET THE FORMULA FOR TGFA USING THE AFFECTED BY VARYING
THE MAX. TGFA MULTIPLIER TO CONVERT SETBACKS, INCREMENTAL
GFA TO TGFA SETBACKS & FIREWALL
HEIGHT LIMITATIONS

SELECT THE MOST

STRINGENT
 AR 324 DESIGN 6 AAP|CDS

Step 1: Determine the zone and type of the lot. Know also
QUESTION NO. 5
whether the building will have a firewall or not.
What is the maximum
TGFA of the project? *C-3 zoned property
*With Firewall

Step 2: Refer to Table VII.1

Formula:
TGFA = BHL x PSO x TLA

TGFA = 30 x 85% x 2400 sq.m.

TGFA = 61, 200 sq.m.
 AR 324 DESIGN 6 AAP|CDS

Table VII.G.2
QUESTION NO. 5

What is the maximum

TGFA of the project?

*GFA = 81, 600 sq.m.

Step 3: Refer to Table VII.G.2

Formula:
TGFA = GFA x MULTIPLIER
TGFA = 81, 600 sq.m. x 1.50
TGFA = 122, 400 sq.m.
 AR 324 DESIGN 6 AAP|CDS

Table VII.2
QUESTION NO. 5

What is the maximum

TGFA of the project?

Step 4: Refer to Table VII.2

*AMBF = 2040 sq.m.

Formula:
TGFA = AMBF x BHL (no. of floors)

TGFA = 2040 sq.m. x 60

TGFA = 122,400 sq.m.
 AR 324 DESIGN 6 AAP|CDS

Step 5: Compare and Select the MOST

QUESTION NO. 5
STRINGENT.
What is the maximum
TGFA of the project? • TGFA = 61,200 sq.m.

• TGFA = 122,400 sq.m.

• TGFA = 122,400 sq.m.

 AR 324 DESIGN 6 AAP|CDS

Table VIII.1
QUESTION NO. 6

What is the maximum ISA

of the project?

ISA = % of TLA
ISA = 5% of TLA
ISA = 0.05 x 2400 sq.m.
ISA = 120 sq.m.
 AR 324 DESIGN 6 AAP|CDS

Table VIII.1
QUESTION NO. 7

What is the maximum ISA

of the project?

USA = % of TLA
USA = 5% of TLA
USA = 0.05 x 2400 sq.m.
USA = 120 sq.m.
 AR 324 DESIGN 6 AAP|CDS

Table VIII.1
QUESTION NO. 8

What is the total open

space within lot?

TOSL = % of TLA
TOSL = 10% of TLA
TOSL = 0.10 x 2400 sq.m.
TOSL = 240 sq.m.
 AR 324 DESIGN 6 AAP|CDS

Table VIII.1
QUESTION NO. 9

What is the maximum

MACA?

Using Table VIII.1

MACA = PSO + ISA MACA = 95% of TLA

MACA = 90% + 5% MACA = 0.95 x 2400 sq.m.
MACA = 95% MACA = 2280 sq.m.
 AR 324 DESIGN 6 AAP|CDS

Table VII.G.1
QUESTION NO. 10

What is the Initial AMVB?

AMVB = AMBF x BHL

AMVB = 2040 sq.m. x 180 m
AMVB = 367, 200 cu.m.
 AR 324 DESIGN 6 AAP|CDS

Table VII.G.3
QUESTION NO. 11

At what floor shall the

front incremental setback
start to affect the
footprint prism of the
building?

Formula:
TAN θ = OPPOSITE
ADJACENT
 AR 324 DESIGN 6 AAP|CDS

QUESTION NO. 11 Formula:

TAN θ = OPPOSITE
At what floor shall the ADJACENT
front incremental setback
start to affect the
footprint prism of the TAN θ = y (vertical distance; unknown height)
building? x (horizontal distance; ½ RROW + front setback)

RROW = 10.00 m
Front Setback = 5.00 m

TAN 60 = y/ 10 + 5 25.98 m
TAN 60 = y/ 15 3.00 m (floor to floor height)
TAN = tan60 (15) = 8.66 m or 9th floor
TAN = 25.98 m
AR 324 DESIGN 6 AAP|CDS

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