Building and Zoning Regulations

RULE VII: CLASSIFICATION OF OCCUPANCY

Occupancy Types:

• A. Residential

• B. Residential

• C. Education & Recreation

• D. Institutional

• E. Business & Mercantile

• F. Industrial

• G. Storage or Hazardous

• H. Assembly: Less than 1000

• I. Assembly: More than 1000

• **J. Accessory

Table VII.1. Principal, Accessory, and Conditional Use/Occupancy

General Classification: Group A - Residential (Dwellings)

Division A-1 (R-1): Residential building/structure for single-family occupants

• Zoning Classification: Residential R-1 - Low-density residential zone characterized by single-family, single-detached dwellings with ancillary uses on a neighborhood scale.

Principal Use

1. Indigenous family dwelling units

2. Single-detached units

3. School or company staff housing

4. Single (nuclear) family dwellings

5. Churches or similar places of worship, including church rectories

6. Community facilities and social centers

7. Parks, playgrounds, pocket parks, parkways, promenades, and playlots

8. Clubhouses and recreational uses (golf courses, tennis courts, basketball courts, swimming pools) operated by government or private membership organizations.

Accessory Use

1. Customary accessory uses incidental to principal uses in Division A-1 (or R-1), excluding activities for monetary gain or commercial purposes.

   • Examples: Servants' quarters, private garages, guardhouses, home laundries, non-commercial garages, and pet houses (not more than $4.00 m^2$).

2. Auxiliary uses for professional practice in dwellings, such as offices for physicians, surgeons, dentists, architects, engineers, lawyers, and other professionals, provided they are family members residing in the premises.

Conditional Use

1. Preparatory schools, provided they do not exceed three (3) classrooms, are located at least $500$ meters from existing schools offering similar courses, and have adequate parking.

2. Neighborhood convenience stores selling miscellaneous items, provided they do not exceed $10$ of the gross floor area (GFA) of the dwelling unit and do not sell liquor.

3. Boarding houses with no more than eight (8) boarders.

4. Audio-video and computer rental shops, provided that such shops shall not exceed $10$ of the total floor area of the dwelling unit.

5. Home occupation engaging in an in-house business such as dressmaking, tailoring and baking.

ZONING CLASSIFICATIONS

• R1 (Low-Density Residential Zone): Characterized by single-family and single-detached dwellings.

• R2:

  • Basic R2: Single attached or duplex, 1-3 floors.

  • Maximum R2: Low-rise multi-level building, 3-5 floors.

  • Medium-Density residential zone; characterized by low-rise single-attached, duplex, or multilevel buildings for use as multiple family dwellings.

• R3:

  • Basic R3: Rowhouses, 1-3 stories high.

  • Maximum R3: Medium-rise multilevel structure 6-12 stories high.

  • High-density residential zone; characterized by low-rise or medium-rise buildings for use as multiple family dwellings; includes low-rise or medium-rise condominium buildings.

• R4: Medium to high-density residential zone; characterized by low-rise townhouses or buildings for use as multiple family dwellings; refers to structures on an individual lot (“townhouse”).

• R5: Very high-density residential zone; characterized by medium-rise to high-rise condominiums.

• C1:

  • Light Commercial

  • Neighborhood to community in scale

  • Low-rise buildings (1-3 storeys)

  • Low-intensity trade/activity

• C2:

  • Medium Commercial

  • City or municipal in scale

  • Medium-rise buildings (3-5 storeys)

  • Medium to high intensity trade

• C3:

  • Metropolitan Commercial

  • Metropolitan in scale

  • Medium to high-rise buildings (3-5 storeys)

  • Very high intensity trade

• GI:

  • General Institutional

  • Community to national level of institutional use

  • Low-rise to high-rise; includes education/recreation, medical/government.

• I-1:

  • Light industrial use

  • Low-rise but sprawling

  • Low intensity manufacturing

• I-2:

  • Medium industrial use

  • Low-rise but sprawling

  • Medium intensity manufacturing

• UTS (Utilities, Transportation, Services):

  • Utilitarian, functional uses

  • Low-rise to medium rise

  • Low to high-intensity community support

  • Clusters: Transport terminals, intermodals, depots, power/water generation/distribution, telcos, waste management facilities.

• PRE (Parks, Recreational, Entertainment):

  • Low-rise to medium rise

  • Low to medium intensity recreational functions related to educational uses (Parks on campus, other recreational/assembly structures on campus).

• CUL (Cultural):

  • Community to national level of use or occupancy

  • Low to medium rise

• A (Agricultural):

  • Low to medium rise

  • Low to high intensity agricultural activity

  • Includes farms, but also offices and facilities for agricultural research and training.

• AI (Agroindustrial):

  • Low rise

  • Low to high intensity agroindustrial activity

  • Includes offices and facilities for agroindustrial education and research.

• PUD (Planned Unit Development): Land development or redevelopment schemes for a new project which has a CDMP (Comprehensive Development Masterplan) or equivalent.

Location on Property

• Every building should adjoin or have direct access to a public space, yard, or street on at least one side.

• The centerline of an adjoining street or alley is considered an adjacent property line.

• Eaves over required windows should be at least $750$ millimeters from the side and rear property lines.

Firewalls

• R-1: Absolutely no firewalls are allowed. An abutment of up to $3.20$ meters from established grade may be permitted for supporting a carport roof, constructed of perforated or decorative concrete blocks above $1.50$ meters. The abutment should not be longer than $7.00$ meters or $50$ of the side property line.

• R-2: A firewall can be erected on a maximum of $80$ of the total length of a side property line, with only one side property line used for a firewall, following the Fire Code stipulations.

• R-3:

  • With a firewall on two sides, a firewall can be erected on a maximum of $85$ of the total length of each side property line. All firewall construction should not exceed $65$ of the total perimeter of the R-3 property.

  • Firewalls in R-3 lots are allowed for a maximum two-storey component structure.

  • With a firewall on one side property line and at the rear property line, a firewall can be erected on a maximum of $90$ of the total length of the side and rear property lines, up to $100$ if the rear property line is only $4.00$ meters wide.

  • Firewall construction at the side property lines should not exceed $50$ of the total perimeter of the R-3 property. Firewalls in R-3 lots are allowed for a maximum two-storey structure, but not at the rear property line where the maximum allowed firewall height is $3.20$ meters.

• R-4: For townhouse residential (R-4) uses or occupancies, firewalls on the two (2) sides of each townhouse unit may be permitted. The R-4 firewall can be erected on a maximum of $85$ of the total length of each side property line, provided that all firewall construction shall not exceed $50$ of the total perimeter of each R-4 property, i.e., total length of all property lines; provided that firewalls in each R-4 use or occupancy shall be allowed for a maximum three (3) storey structure; and provided further that all the applicable stipulations of the Fire Code are strictly followed;

• R-5:

  • With a firewall on two sides, a firewall can be erected on a maximum of $75$ of the total length of each side property line. All firewall construction at the side property lines should not exceed $50$ of the total perimeter of the R-5 property. Side firewalls in R-5 uses or occupancies shall only be allowed for a maximum eight (8) storey component structure (podium)

  • With a firewall on one side and at the rear property line, a firewall can be erected on a maximum of $65$ of the total length of the side property line and on a maximum of $50$ of the total length of the rear property line. All firewall construction should not exceed $60$ of the total perimeter of the R-5 property. The side firewalls in R-5 uses or occupancies shall only be allowed for a maximum eight (8) storey component structure, and at the rear property line, the maximum allowed firewall height shall only be $14.00$ meters.

Building Height Limit (BHL)

• The maximum height allowed for buildings/structures based on their use or occupancy, determined after applying development controls (DC).

• Measured from the established grade line to the topmost portion of the building/structure.

• Subject to clearance requirements of the Air Transportation Office (ATO) or concerned military/security authorities.

• Excludes the height of permitted projections above the roof (signage, mast, antenna, telecom tower, beacons).

Table VII.2. Building Height Limit (BHL) by Type of Use or Occupancy

• Industrial 1 (I-1): $15.00$ meters (but not exceed the duly-approved building height limit in the major zone it is part of)

• Industrial 2 (1-2): $21.00$ meters (but not exceed the duly-approved building height limit in the major zone it is part of)

• Industrial 3 (1-3): $27.00$ meters (but not exceed the duly-approved building height limit in the major zone it is part of)

• Institutional: $15.00$ meters (or must follow the duly-approved building height limit in the major zone it is part of)

• Cultural: $30.00$ meters (or must follow the duly-approved building height limit in the major zone it is part of)

• Utility/Transportation/RROW/Services: $15.00$ meters (or must complement the duly-approved building height limit in the major zone it is part of)

• Parks and Open Recreational and Entertainment Spaces: $15.00$ meters (or must complement the duly-approved building height limit in the major zone it is part of)

• Agricultural/Agro-Industrial/Tourism: $15.00$ meters (or must complement the duly-approved building height limit in the major zone it is part of)

• Planned Unit Development (PUD):

  • PUD at a reclamation area close to an operating airport: 3-15 storeys, 10.00-45.00 meters (with ATO-prescribed BHL as needed)

  • PUD at a reclamation area: 3-30 storeys, 10.00-30.00 meters

  • PUD at a coastal area: 16-45 storeys, 48.00-135.00 meters

  • PUD at an inland area close to an operating airport: 3-25 storeys, 10.00-75.00 meters (with ATO-prescribed BHL as needed)

  • PUD at an inland area: 12-60 storeys, 36.00-180.00 meters

Establishing Grade

• For sloping grades where the difference in elevation of the building footprint running perpendicular to the RROW is less than $3.00$ meters, the highest adjoining natural or finished grade is considered the established grade elevation.

• For sloping grades where the difference in elevation is more than $3.00$ meters, the average grade level of the building footprint is considered the established grade elevation.

• Building height is measured from the highest adjoining public sidewalk (finished grade) or ground surface (natural grade). The height measured from the lowest adjoining surface should not exceed the maximum height by more than $3.00$ meters.

BHL & RROW Based-Limitations

• 3 storeys / $9.0$ meters: $6-7$ meters RROW

• $2.5$ storeys / $7.5$ meters: $4-5$ meters RROW

• 2 storeys / $6.0$ meters: $0-3$ meters RROW

• Exceptions: PUD

Parking Requirements

• Vehicle Parking Slot Dimensions:

  • Perpendicular “Car” parking: Width $2.50$ meters, Length $5.00$ meters

  • Parallel “Car” parking: Width $2.15$ meters, Length $6.00$ meters

  • Jeepney: Width $3.00$ meters, Length $9.00$ meters

  • Standard truck / bus: Width $3.60$ meters, Length $12.00$ meters

  • Articulated truck: Width $3.60$ meters, Length $18.00$ meters

• Occupancy: 1 Parking Slot : 8 Units (e.g. $300$ Units x $\frac{1 \text{Parking Slot}}{8 \text{ Units}}$=$37.5 / 38$ Parking Slots

• 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

RULE VIII: LIGHT AND VENTILATION

• Every building shall be designed, constructed, and equipped to provide adequate light and ventilation, subject to the provisions of the Civil Code of the Philippines on Easements of Light and View and the specific provisions of the Code.

PERCENTAGE OF SITE OCCUPANCY

• MAX PSO MAX

• ISA

• MIN USA

• TOSL

  • PSO: Percentage of Site Occupancy

  • ISA: Impervious Surface Area

  • USA: Unpaved Surface Area

  • TOSL: Total Open Space Within Lot

Percentage Open Space

• 50% Open Space: A,B,C,D & J Occupancies

• 20% Open Space: E,F,G,H & I Occupancies

Sizes and Dimension of Courts

• Minimum sizes of courts and yards and their least dimensions shall be governed by the use, type of construction, and height of the building, provided that the minimum horizontal dimension shall not be 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.

• Every court shall have a width of not less than $2.00$ meters for one (1) or two (2) storey buildings. However, if 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.

Setbacks

Type of Residential Use/ Occupancy

• *Total setback only at grade (or natural ground) level, i.e., $3.00$ meters + $5.00$ meters = $8.00$ meters (to accommodate part of the minimum parking requirement outside the designated area for the front yard). The second and upper floors and mezzanine level shall thereafter comply with the minimum $3.00$ meters setback unless otherwise provided under the Code.

• Setbacks In cases where yards/setbacks are impossible to attain or where frontage and depth of lots are similar to that of Open Market or Medium Cost Housing Projects, abutments on the sides and rear property lines may be allowed and 1.50 meters front yard is left open as transition area.

Road Right-of-Way (RROW) Setbacks

• RROW = CARRIAGE WAY + SIDEWALK + PLANTING STRIPS

Incremental Setbacks

• For Commercial Building, Total incremental setback for 14-Storey and above. $0.30$ m incremental setback per storey above the second floor level

Exceptions for Light and Ventilation

• Variances, exceptions, or deviations from light and ventilation provisions may be allowed only when the following terms and conditions are fully complied with:

  • Variances: When the property is unique and different from other properties and because of its uniqueness, the owner cannot comply with the open space requirements, variances shall be applied to relax the application of the following provisions:

    • i. setback;

    • ii. ventilation and window opening requirements;

    • iii. percentage of site occupancy;

    • iv. floor area ratio; and

    • v. building height limit (BHL).

  • At least two (2) conditions must be satisfied for an exception to be granted.

Ceiling Heights

• Habitable rooms with artificial ventilation should have ceiling heights no less than $2.40$ meters, measured from floor to ceiling. For buildings with more than one storey, the minimum ceiling height of the first storey should be $2.70$ meters, the second story $2.40$ meters, and succeeding stories should have an unobstructed typical head-room clearance of no less than $2.10$ meters above the finished floor.

• Rooms with natural ventilation should have ceiling heights no less than $2.70$ meters.

• Mezzanine floors should have a clear ceiling height no less than $1.80$ meters above and below it.

Sizes and Dimensions of Rooms

• Rooms for Human Habitations: $6.00$ sq. meters with a least dimension of $2.00$ meters

• Kitchen: $3.00$ sq. meters with a least dimension of $1.50$ meters

• Bath and toilet: $1.20$ sq. meters with a least dimension of $900$ millimeters.

Air Space Requirements in Determining the Size of Rooms

• School Rooms - $3.00$ cu. meters with $1.00$ sq. meter of floor area per person;

• Workshop, Factories, and Offices - $12.00$ cu. meters of air space per person; and

• Habitable Rooms - $14.00$ cu. meters of air space per person.

Window Openings

• Rooms intended for any use, not provided with artificial ventilation system, shall be provided with a window or windows with a total free area of openings equal to at least $10$ of the floor area of the room, provided that such opening shall be not less than $1.00$ sq. meter.

• However, toilet and bath rooms, laundry rooms and similar rooms shall be provided with window or windows with an area not less than $\frac{1}{20}$ of the floor area of such rooms, provided that such opening shall not be less than $240$ sq. millimeters. Such window or windows shall open directly to a court, yard, public street or alley, or open watercourse

• There shall absolutely be no openings on/at/within/through all types of abutments (such as firewalls) erected along property lines except for permitted vent wells. This Rule strictly applies to all new and existing developments

Easement Esplanade

• Easement that includes a roadway/carriageway component on which vehicles can pass or temporarily park.

Easement Promenade

• Pedestrian access-ways located at/above/below the easement may also be developed for public use.

RROW Treatment

• Minimum width of planting strip (for grass and shrubs) is 200 millimeters for each side of the RROW. The minimum width of planting strip (for trees) is 300 millimeters for each side of the RROW.

Basement

• While basements may be developed for medium to very high density residential, commercial, institutional and mixed-use developments, its planning, design and construction shall observe the following limitations:

  • The minimum road right-of-way (RROW) width that services the lot on which the basement can be constructed should be at least 10.00 meters wide;

  • For basements to be allowed, the prescribed setbacks and yards must be satisfied for the building/structure above grade in as much as the very same setbacks shall apply below grade to determine the maximum depth or width of the basement level;