CE 20 2.
3 Site Planning with Code Standards
EnP./Engr. Jefferson R. Vallente Jr., M.Eng.
Instructor V, Civil Engineering Dept.
Xavier University - Ateneo de Cagayan
Topic Learning Outcome
1. To understand the basic requirements of the building code.
2. Present the code requirements for spacing and spatial planning.
3. To understand the concepts behind easements and other spatial terms.
4. To design a site development plan using code requirements.
References:
● Fire Code of the Philippines
● National Building Code of the Philippines
Fire Zones
● Section 501. Fire zones are areas within which only certain types of
buildings/structures are permitted to be constructed based on their use or
occupancy, type of construction, and resistance to fire.
Source: IRR of PD 1096, https://www.firesafesonoma.org/wp-content/uploads/firewise-home-ignition-zones.jpg
Fire Zones
● SECTION 502. Buildings Located in More Than One Fire Zone . A
building/structure which is located partly in one (1) fire zone and partly
in another shall be considered to be in the more highly restrictive fire
zone, when more than one third (1/3) of its total floor area is located in
such zone.
Zone 2
Zone 1
Proposed
Building
Fire Zones
● SECTION 504. Temporary Buildings/Structures
1. Temporary buildings such as reviewing stands and other
miscellaneous structures conforming to the requirements of the Code,
and sheds, canopies and fences used for the protection of the public
around and in conjunction with construction work, may be erected in the
fire zones by special permit from the Building Official for a limited period of
time, and such buildings or structures shall be completely removed upon
the expiration of the time limit stated in such permits.
Fire Zones
2. Erection of temporary buildings/structures to be located in restrictive and
highly restrictive zones and which do not conform with the type of
construction allowed or permitted within such zones may be allowed by
the Building Official for a given period of time provided that, fire
protective/preventive measures and fire suppression facilities are adequate
Fire Zones
● SECTION 505. Center Lines of Streets. The center line of adjoining
street or alley may be considered an adjacent property line. Distances
shall be measured at right angles to the street or alley.
● SECTION 506. Restrictions on Existing Buildings (see code req.)
Fire Zones
● SECTION 507. Designation of Fire Zones. The legislative body of the
LGU may enact ordinances for the purpose of designating fire zones
based on the parameters and guidelines set forth in this Section.
Designation of Fire Zones is purposely for management, prevention,
control and suppression of conflagration that may occur in
population centers.
● Commentary: There are no specific zones in any city in the country that
one can find any space designated as solely for ‘fire zones’. Perhaps
‘Divisoria’ in CdeO can be considered as one example which was later
on converted into a park. What we have are easements and setbacks
(to be discussed later).
Fire Zones
● SECTION 601. Fire- Resistive Rating Defined Fire-resistive rating
means the degree to which a material can withstand fire as determined
by generally recognized and accepted testing methods.
● SECTION 602. Fire- Resistive Time Period Rating Fire-resistive time
period rating is the length of time a material can withstand being burned
which may be one- hour, two- hours, four- hours, etc.
Fire Zones
● SECTION 603. Fire-
Resistive Standards All
materials of construction,
and type of materials and
assemblies or
combinations thereof shall
conform to the following
fire-resistive ratings:
Fire Zones
● SECTION 604. Fire- Resistive Regulations The Secretary shall prescribe standards and
promulgate rules and regulations on the testing of construction materials for flame-spread
characteristics:
○ tests on fire damages,
○ fire tests of building construction and materials,
○ door assemblies and tinclad fire doors and window assemblies,
○ the installation of fire doors and windows and smoke and fire detectors for fire protective signaling system,
○ application and use of controlled interior finish,
○ fire-resistive protection for structural members,
○ fire resistive walls and partitions,
○ fire-resistive floor or roof ceiling,
○ fire-resistive assemblies for protection of openings and fire-retardant roof coverings.
For details, see Table VII.1. Schedule of Principal, Accessory and Conditional Use/Occupancy of Building/Structure of IRR of NBCP
For details, see Table VII.1. Schedule of Principal, Accessory and Conditional Use/Occupancy of Building/Structure of IRR of NBCP
For details, see Table VII.1. Schedule of Principal, Accessory and Conditional Use/Occupancy of Building/Structure of IRR of NBCP
Location on Property
● SECTION 704. Location on Property
1. General
a. 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.
b. For the purpose of this Section, the centerline of an adjoining street or
alley shall be considered an adjacent property line.
c. Eaves over required windows shall not be less than 750 millimeters
from the side and rear property lines.
Location on Property
2. Fire Resistance of Walls Exterior walls shall have fire resistance and
opening protection in accordance with the requirements set forth by the
Secretary. Projections beyond the exterior wall shall not exceed beyond a
point one third the distance from an assumed vertical plane located where
the fire-resistive protection of openings is first required to the location on
property whichever is the least restrictive. Distance shall be measured at
right angles from the property line. When openings in exterior walls are
required to be protected due to distance from property line, the sum of the
areas of such openings in any storey shall not exceed 50% of the total area
of the wall in that storey.
Location on Property
3. Buildings on Same Property and Buildings Containing Courts For the
purpose of determining the required wall and opening protection, buildings
on the same property and court walls shall be assumed to have a property
line between them. When a new building is to be erected on the same
property with an existing building, the assumed property line from the
existing building shall be the distance to the property line for each
occupancy as set forth by the Secretary; Provided, that two or more
buildings on the same property may be considered as one building if the
aggregate area of such building is within the limits of allowable floor areas
for a single building, and when the buildings so considered, house different
occupancies or are of different types of construction, the area shall be that
allowed for the most restrictive occupancy or construction.
Building Footprint and Firewall Requirements
● The following rules shall be observed in the determination of the
Allowable Maximum Building Footprint (AMBF) for buildings and related
habitable structures. If the stated rules are compared with (1) Rule VIII
Table VIII.1.-Reference Table on Percentage of Site Occupancy and
Maximum Allowable Construction Area (MACA); (2) Rule VIII Tables
VIII.2. and VIII.3. (setbacks, yards and courts); or (3) with the applicable
stipulations under this Rule and with the applicable stipulations of the
Fire Code, the more stringent but applicable regulation out of the
aforementioned rules should be observed;
Building Footprint and Firewall Requirements
● If without a firewall, the footprint of a proposed building/structure shall
be measured horizontally from the property line to the outermost faces
of the exterior walls of the building/structure; Provided, that the distance
measured from the property line shall conform with the applicable
stipulations of this Rule and Rule VIII; The resultant area established at
grade level upon which the proposed building/structure may stand shall
be the AMBF;
Building Footprint and Firewall Requirements
● Footprint Based on Firewall Provisions
i. If with a firewall on one (1) side, the footprint of a proposed building/structure shall be measured
horizontally from the property line with a firewall to the outermost faces of the opposite exterior walls
of the building/structure; Provided, that the applicable stipulations of the Fire Code are strictly
followed;
ii. If with a firewall on two (2) sides or on one (1) side and the rear property line, the footprint of a
proposed building/structure shall be measured horizontally from the opposing property lines in case
of a firewall on two (2) sides or from the rear property line with a firewall to the outermost faces of
the opposite exterior walls of the building/structure; provided, that the applicable stipulations of the
Fire Code are strictly followed;
iii. iii. Absolutely no firewalls are allowed for a low density residential (R-1) uses or occupancies; an
abutment of up to 3.20 meters from established grade level may however be permitted but solely for
the purpose of supporting carport roof; provided further that such abutment shall be constructed of
perforated or decorative concrete blocks above 1.50 meters measured vertically from the
established grade level; such an abutment shall not be longer than 7.00 meters or 50% of the side
property line in total length, whichever is shorter.
Building Footprint and Firewall Requirements
● Footprint Based on Firewall Provisions
iv. For medium density residential (R-2) uses or occupancies, a firewall can be erected on a maximum of 80% of
the total length of a side property line; provided that only one (1) side property line is used for a firewall in the
case of a R-2 structure; and provided further that the applicable stipulations of the Fire Code are strictly
followed;
v. For high-density residential (R-3) uses or occupancies, two (2) types of firewall construction may be
permitted:
(a) For a R-3 use or occupancy with a firewall on two (2) sides, a 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 65% of the total perimeter of the R-3 property, i.e., total length of all property lines; provided
that firewalls in R-3 lots shall only be allowed for a maximum two (2) storey component structure; and
provided further that all the applicable stipulations of the Fire Code are strictly followed; and
(b) For a R-3 use or occupancy with a firewall on one (1) 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 and
up to 100% in case the rear property line is only 4.00 meters wide; provided that all firewall
construction at the side property lines shall not exceed 50% of the total perimeter of the R-3 property,
i.e., total length of all property lines; provided that firewalls in R-3 lots shall only be allowed for a
maximum two (2) storey structure but not at the rear property line where the maximum allowed firewall
height shall only be 3.20 meters measured vertically from established grade; and provided further that
all the applicable stipulations of the Fire Code are strictly followed.
Building Footprint and Firewall Requirements
● Footprint Based on Firewall Provisions
vi. 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;
vii. For residential condominium (R-5) uses or occupancies, two (2) types of firewall construction may be permitted:
(a) For a R-5 use or occupancy with a firewall on two (2) sides, a firewall can be erected on a maximum of 75% of
the total length of each side property line; provided that all firewall construction at the side property lines shall not
exceed 50% of the total perimeter of the R-5 property, i.e., total length of all property lines; provided that side
firewalls in R-5 uses or occupancies shall only be allowed for a maximum eight (8) storey component structure,
i.e., the podium; and provided further that all the applicable stipulations of the Fire Code are strictly followed; and
(b) For a R-5 use or occupancy with a firewall on one (1) 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; provided that all firewall construction shall not exceed 60% of the total perimeter of the R-5
property, i.e., total length of all property lines; provided that the side firewalls in R-5 uses or occupancies shall
only be allowed for a maximum eight (8) storey component structure and that at the rear property line, the
maximum allowed firewall height shall only be 14.00 meters measured vertically from established grade; and
provided further that all the applicable stipulations of the Fire Code are strictly followed.
Building Footprint and Firewall Requirements
viii. All existing openings on all firewalls shall be sealed completely to
maintain the fire integrity of adjoining buildings/structures.
ix. The provision of a fully functional sprinkler system and the installation
of other fire-retardant or fire suppression devices in the case of
commercial, institutional and industrial buildings/structures may allow
firewall construction for up to 70% of the total perimeter of the property
lines provided that the prescribed setbacks, yards and courts fronting
the Road Right-Of-Way (RROW) are first fully complied with; and
provided further that all the applicable stipulations of the Fire Code,
particularly on the number, type and locations of fire exits are strictly
followed.
Allowable Flood Areas
1. TGFA Limitation. In Table VII.1. hereafter, the percentages (%)
indicated in the third (3rd) through eighth (8th) columns, but excluding
the multiplier numbers 3, 5, 12, 18, and 30 (which represent the number
of storeys/floors), are the percentages of the Total Lot Area (TLA) that
may be used to initially determine the Allowable Maximum TGFA for a
proposed building/structure.
2. Crosscheck of TGFA with Allowable Maximum Volume Building
(AMVB). The Allowable Maximum TGFA once established must be
thoroughly crosschecked with the AMVB to find out if the AMVB is not
exceeded. If exceeded, the necessary adjustments on the Maximum
Allowable TGFA must be made since the AMVB must always prevail.
Allowable Maximum Building Footprint of Residentials
Table VII.1. Allowable Maximum Total
Gross Floor Area (TGFA) Based on the
Allowed Percentage of Site Occupancy
(PSO) of the Total Lot Area (TLA)
