Determining the Development Potential for an R-1 zoned Property

Here are examples to determine the Development Potential of different types of lots in an R-1 zone using the Development Controls under Rules 7&8 of the Revised IRR of PD 1096 or the National Building Code of the Philippines (NBCP).

Example No. 1:

• SINGLE DETACHED HOUSE
• R-1 ZONED PROPERTY
• TOTAL LOT AREA (TLA): 301 SQ. METERS
• INSIDE LOT
• 14-METER WIDE FRONTAGE FACING SOUTH
• 12-METER WIDE ROAD

Example No. 2:

• SINGLE DETACHED HOUSE
• R-1 ZONED PROPERTY
• TOTAL LOT AREA (TLA): 365.5 SQ. METERS
• THROUGH LOT
• 17-METER WIDE FRONTAGE 
• 12-METER WIDE ROAD AT THE NORTH & SOUTH SIDES

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Zoning as a Tool for Plan Implementation

Zoning is an exercise of the police power: the inherent power of a sovereign government to legislate for the health, welfare, and safety of the community (Cullingworth)

Zoning is the division of a community into zones or districts (e.g. commercial, residential, industrial, etc.) according to present and potential uses of land to maximize, regulate and direct their use and development in accordance with the Comprehensive Land Use Plan of the community (HLURB). These definitions point to zoning as a regulatory tool to control the use of the land for the interest of the public.

Components of Zoning

Zoning Map which shows graphically the designation, location and boundaries of the different “zones” or districts into which the community is divided.

Zoning Ordinance or text that specifies in detail what may be constructed in each zone and to what uses structures may be put. It also contain provisions on what steps to do to obtain zoning permits or clearance to use and develop their land and what remedies are available to them should they find some regulations contained therein as too restrictive or difficult to comply with.

Who enacts zoning regulations?
Zoning is enacted in the same manner as other local ordinances which are promulgated by the local legislative body (Sangguniang Panglunsod or Sangguniang Pambayan) and signed into law by the Mayor of the city or municipality.

What is the source of power of the local legislative bodies to enact zoning?
The power to zone is derived from the police power of the State which vests on the legislative body the power to make and establish reasonable laws, statutes or ordinances which shall promote the general welfare of its inhabitants.

What does zoning regulate?
Use – residential, commercial, etc.
Off-street parking – to ensure that new or proposed developments make provisions for some of their own parking needs to prevent congestion and heavy traffic.
Building bulk – requiring setback provisions on the front and side, rear yards; limiting building heights and limiting the proportion or amount of an area that may be covered by buildings
Population density – specifying minimum required size for each lot, limiting the number of families per hectare or setting a minimum required lot area for each family.
Others – landscaping signs, appearance of building, loading and unloading, and view protection

Types of Zoning

Traditional (Euclidian) Zoning – originally vested on the motion of hierarchy or pyramid of land uses, with “lower” uses assured to have harmful effects on “higher” uses. Zoning was justified on the economic premise that the unregulated use of land produces harmful consequences when incompatible uses are located near one another. Rigid and restrictive. Segregation of noxious activities out of residential areas and into their own districts.

“The New York City Comprehensive Zoning Ordinance in 1916” – first comprehensive zoning ordinance; model ordinance

Non-Cumulative Zoning – each successive district admits the uses of all the more restricted districts. One district exclusively for residential, second district (commercial) admits also residential uses. The industrial district, being the lowest class district, is open to all uses. Commercial and industrial districts enjoy the same exclusiveness accorded only to residences.

Special Use Zoning – this technique retain the usual residential, commercial and industrial zones, specifying the uses permitted in each zone. For each zone, however, special areas are also established which are permitted within the zone only if approved by the zoning board on the governing legislative body.

Spot Zoning – process of singling out a small parcel of land for a use classification totally different from that of the surrounding area, for the benefit of the owner of such property and to the detriment of the owners of the others. Spot zoning is the very antithesis of planned planning. A kind of ad-hoc zoning that allows a small piece of land to deviate from the approved zone of the area.

Bonus or Incentive Zoning – will allow increase residential densities if developers will include some units earmarked for low and moderate-income tenants. A particular zone can be permitted to increase from 8 to 10 units if 15% of the units are reserved for low and moderate-income tenants. It will also permit additional height for office development if developer will provide certain amenities at ground level – for example, a plaza in front of the entrance of the building, a direct entrance to a subway station, or “vest pocket” park or sitting area.

Transfer of Development Rights – intent is to concentrate development areas where it is wanted and to restrict it in areas where it is not. A sending area and a receiving area are designated. Priority owners in the sending and receiving areas who do not develop their properties to the full extent permitted by law may sell their unused rights to property areas in receiving areas. This technique is used to preserve open space, limit development in an ecologically fragile area, or to achieve historic preservation goals among others.

Inclusionary Zoning – developers who builds more than a specified number of units must include a certain percentage for low and moderate income households or some other designated group of households. It differs from the incentive or bonus approach in that the inclusion of low and moderate-income units is not discretionary.
It is the same, however, in that it shifts some of the costs of housing such households to developer. He or she in turn, is likely to shift at least some of that cost to the other buyers or renter.

Planned Unit Development – the entire community is zoned in a conventional manner. However, the law provides that a property owner with a minimum number of acres, say 20, has the option of applying to develop his or her holdings as a PUD.
In this case, the property is subject to different set of controls. The density permitted may or may not be the same as that stipulated by the conventional ordinance and the uses permitted may or may not be the same. The entire site plan will be reviewed as a single entity under a review specified by the PUD ordinance.

Cluster Zoning – another technique to free the site designer from the rigidity of conventional Euclidian zoning while still letting the community retain control of the over-all effects of development. Cluster ordinances, which generally apply to residential development, permit the building of houses on smaller lots, provided that the space saved is used for community purposes. Completed development shall have no more houses in it than it could contain if developed with the original requirement.

Performance Zoning/Flexible Zoning – stipulates what or may not be done in terms of end results instead of giving detailed regulations on the exact form of development. It can be regarded as an attempt to achieve the same goals as conventional zoning but in a more flexible manner. Hallmark is the use of performance standards to determine appropriate uses and development designs for parcels of land. Flexible zoning ordinances therefore incorporate performance standards for land uses, site design, and building characteristics and provide administrative mechanisms that minimize discretionary actions by public officials.

Development Agreements – a municipality may pass enabling legislation that permits municipal governments to enter into “development agreements”. These bypass the existing zoning, though they must be in conformity with the comprehensive plan. The contract between the developer and the municipality specifies what the developer may do and also what he or she is required to do within the project area. The developer benefits by being permitted to do things not permitted under the existing zoning.

Exactions – the exaction technique may be used to achive similar results as incentive zoning. For example, a municipality, instead of using exactions, offers density bonuses to office developers who build downtown housing. Both the exaction and the bonus technique will work best where growth pressures are strong and land availability limited. If the community is hungry for development, it will not burden developers with the additional costs of exactions, nor will density bonuses be particularly attractive. Rather than demanding exactions, the municipality may be offering subsidies or tax abatements.

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DPWH D.O. 37-2009: ENFORCEMENT OF THE ACCESSIBILITY LAW (BP 344) ALONG NATIONAL ROADS

DPWH D.O. 37-2009: ENFORCEMENT OF THE ACCESSIBILITY LAW (BP 344) ALONG NATIONAL ROADS

In order to ensure the proper and uniform implementation of accessibility features for use of persons with disabilities along national roads pursuant to Batas Pambansa Blg. 344, otherwise known as the Accessibility Law, and its Implementing Rules and Regulations (as amended), all implementing offices of the Department shall adopt the attached standard drawings containing the following minimum requirements for accessibility:
a. Figure 1
b. Figure 2
c. Figure 3
d. Figure 4
e. Figure 5
Dropped Curbs
Curb Cut-outs
Walkways, Handrails and Open Spaces
Signages
Crossings

All heads of implementing offices are directed to be vigilant in the enforcement of the aforecited law by making sure that construction plans of national roads to be constructed/improved/repaired are provided with accessibility requirements in accordance with the aforesaid standard drawings. The Quality Assurance Units of the Department shall include in their inspection the compliance
to said requirements.

All District Engineering Offices (DEOs) are also enjoined to monitor the implementation of the accessibility features along local roads. Coordination shall be made with the concerned City/Municipal Engineer/Local Building Official for any non-compliance of the requirements as set forth in this Department Order. Copies of this Order shall be furnished by the DEOs to said local engineering offices within their areas of jurisdiction for their information and reference.

This Order shall take effect immediately.

HERMOGENES E. EBDANE, JR.

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IRR of BP 344

IRR of BP 344
“AN ACT TO ENHANCE THE MOBILITY OF DISABLED PERSONSBY REQUIRING CERTAIN BUILDINGS, INSTITUTIONS, ESTABLISHMENTS AND PUBLIC UTILITIES TO INSTALL FACILITIES AND OTHER DEVICES.”

Joint Promulgated By:
The Department of Public Works and Highways Port Area, Manila
The Department of Transportations and Communications Pasig, Metro Manila
in coordination with:
The National Council for the Welfare of Disabled Persons
(Accessibility Sector on the Magna Carta for Disabled Person) Diliman, Quezon City

RULE I – SCOPE AND APPLICATION

1. Purpose:
The Rules and regulations set forth herein provide for minimum requirements and standards to make buildings, facilities and utilities for public use accessible to disabled persons, pursuant to the objectives of Batas Pambansa Bilang 344, An Act to Enhance the Mobility of Disabled Persons by Requiring Certain Buildings, Institutions, Establishments and Public Utilities to Install Facilities and Other Devices.

2. Definition of Terms:
For the purpose of these Rules and Regulations, the words, terms and phrases enumerated in Annex A  hereof shall have the meaning as provided therein.

3. Scope:
The provisions of these Rules and Regulations shall apply to the following:
3.1 Public and private buildings and related structures for public use and which shall be constructed repaired or renovated.
3.2 Streets and highways and public utilities
3.2.1 Streets and highways
3.2.2 Public transport vehicles which shall include:
a). Passenger buses and jeepneys
b). Passengers trains, including those of the Light Rail Transit Authority (LRTA)
c). Domestic inter-island vessels
d). Domestic aircraft of air carriers
3.2.3 Public Telephones
3.3 Public transport
terminals including those of LRTA

4. Application:

4.1 Public and private buildings and related structures for public use.
No permit for the construction, repair or renovation of public and private buildings and related structures for public use, whether owned or leased, shall be granted or issued, unless the owner thereof shall have provided in the places and specifications submitted for approval barrier-free facilities and accessibility features as provided in these Rules and in accordance with the followings criteria:

4.1.1 Building and related structures to be constructed

a). At the space where the primary function is served and where facilities and ingress/egress of the building or structure are located, as to make such space accessible to the disabled persons; provided, however, that where the primary function can be served at the ingress level and where such level is provided with facilities, requirements for accessibility at other levels may be waived.
b). Ten percent (10%) of the total number of units of government-owned living accommodations shall be accessible and fully usable by the disabled persons with any fractional part in excess of one-half (1/2) in the computation thereof, to be considered as one unit; for privately-owned living accommodations the number of accessible units shall be as provided in Section 3 of Rule III thereof.
c). Ingress/egress from the street to the building or structure shall be made accessible.
d). Accessible slots in parking areas shall be located as near as possible to ingress/egress spaces of the building or structure.

4.1.2 Building and related structures to be repaired or renovated including those proposed for a change of occupancy. If feasible , barrier-free facilities and accessibility and accessibility features shall be provided in accordance with the requirements under Subsection 4.1.1 (1), (c ) and (d): feasibility of incorporation of barrier-free facilities and accessibility features shall be determined from all the following conditions:

a). When the repair or renovation work is to be done in the space where the primary function is served;

b). When the facilities can be made accessible at any other level which is accessible by means of an elevator with a minimum width of 800 mm;

c). When the space allotted for the primary function will not be diminished by more than ten percent (10%) of its original area;

d). When the capacity or strength of any major structural component, such as slabs, beams, girders, columns, bearing walls and footing of the building or structure will not be diminished;

e). When the cost (exclusive of the exception provided below) of such repair or renovation work is in excess of twenty percent (20%) of the total cost of the building or structure, based upon the computation of permit fees as provided under Rule III of the Implementing Rules and Regulations promulgated pursuant to P.D. 1096 entitled: The National Building Code of the Philippines;

f). When there is no legal constraint which would not allow compliance with these regulations:

EXCEPTION: Repair or renovation work which consists only of heating, ventilating and air conditioning systems, including those which may be required only with respect to fire panic and explosion safety for existing spaces, shall not be subject to the requirements for barrier-free facilities and accessibility features.

4.2.1 Streets, highways and transport related structures to be constructed – Streets, highways and transport related structures shall be provided with the following barrier-free facilities and accessibility features at every pedestrian crossing: ramps and other accessible features in buildings of the Sectoral offices and attached agencies of DOTC; transportation terminals and passenger waiting areas for use of disabled person;
a) Cut-out curbs and accessible ramps at the sidewalks.
b) Audio-visual aids for crossing

EXCEPTION: Requirements for accessibility at pedestrian grade separations or overpasses and underpasses may be waived.

4.2.2 Existing streets and highways to be repaired and renovated the accessibility requirements shall be provided where the portion of existing streets and highways to be repaired or renovated includes part or the entire pedestrian crossing.

4.2.3 Transport vehicles for public use
a) No license or franchise for the operation of public buses, passenger boats, ships and domestic airplanes shall be granted or issued unless the owner or operator thereof shall have provided and designated the number of seats and shall have placed audio-visual aids.
b) Government instrumentalities operating passenger trains including the Light Rail Transit Authority shall have provided the number of seats for disabled persons.
c) Government instrumentalities operating passenger airplanes shall provide and designate the number of seats for disabled persons and shall likewise place the audio-visual aids

4.2.4 Existing Public Transport Vehicles – The minimum accessibility requirements shall apply to all existing units of public transport vehicles, and including those units, which are to be repaired and renovated.

4.2.5 Public Telephones – At least one unit of public telephones for every four (4) units shall be accessible to disabled persons and shall be provided with visual aids required, provided that if only (1) public telephone is to be installed in a particular place the same shall be accessible to disabled persons.

4.2.6 Public Transport Terminals – The criteria and accessibility requirements, provided for public and private buildings and related structures for public use shall apply to public transport terminals.

5. Special Standards of Accessibility:
Where the requirements for accessibility in the Rules will create an unreasonable hardship in design/construction, special standards of accessibility through the use of other methods and/or materials shall be allowed if better facilities can be provided subject to the approval of the National Council for the Welfare of Disabled Persons..

RULE II – MINIMUM REQUIREMENTS FOR ACCESSIBILITY

1. Design Criteria:

1.1 CATEGORIES OF DISABLED PERSONS. The categories of disability dictate the varied measures to be adopted in order to create an accessible environment for the handicapped. Disabled persons under these Rules may be classified into those who have:
1.1.1 Impairments requiring confinement to wheelchairs; or
1.1.2 Impairments causing difficulty or insecurity in walking or climbing stairs or requiring the use of braces, crutches or other artificial supports; or impairments caused by amputation, arthritis, spastic conditions or pulmonary, cardiac or other ills rendering individuals semi-ambulatory; or
1.1.3 Total or partial impairments of hearing or sight causing insecurity or like hood of exposure to danger in public places; or
1.1.4 Impairments due to conditions of aging and in coordination;
1.1.5 Mental impairments whether acquired or congenital in nature.

1.2 ANTHROPOMETRICS AND DIMENSIONAL DATA AS GUIDES FOR DESIGN.
The minimum and maximum dimensions for spaces in the built environment should consider the following criteria:
1.2.1 The varying sizes and statures of persons of both sexes, their reaches and their lines of sight at both the standing and sitting positions.
1.2.2 The dimensional data of the technical aids of disabled persons. Included in the second consideration are the dimensions of wheelchairs; the minimum spaces needed for locking and unlocking leg braces plus the range of the distance of crutches and other walking aids from persons using such devices. By applying at this very early stage dimensional criteria which take into account wheelchair usage, the physical environment will ultimately encouraged and enable wheelchair users to make full use of their physical surroundings.
1.2.3 The provision of adequate space for wheelchair maneuvering generally insures adequate space for disabled persons equipped with other technical aids or accompanied by assistants. In determining the minimum dimensions for furniture and fixtures accessible to disabled persons, the following anthropometrics data shall serve as guides for design: The length of wheelchairs varies from 1.10 m to 1.30 m . The width of wheelchairs is from 0.60 m to 0.75 m. A circle of 1.50 m in diameter is a suitable guide in the planning of wheelchair turning spaces. The comfortable reach of persons confined to wheelchairs is from 0.70 m to 1.20 m above the floor and not less than 0.40 m from room corners. The comfortable clearance for knee and leg space under tables for wheelchair users is 0.70 m. Counter height shall be placed at a level comfortable to disabled persons reach.

1.3 BASIC PHYSICAL PLANNING REQUIREMENTS. No group of people shall be deprived of full participation and enjoyment of the environment or be made unequal with the rest due to any disability. In order to achieve this goal adopted by the United Nations, certain basic principles shall be applied:
1.3.1 ACCESSIBILITY. The built environment shall be designed so that it shall be accessible to all people. This means that no criteria shall impede the use of facilities by either the handicapped or nondisabled citizens.
1.3.2 REACHABILITY. Provisions shall be adapted and introduced to the physical environment so that as many places or buildings as possible can be reached by all.
1.3.3 USABILITY. The built environment shall be designed so that all persons, whether they be disabled or not, may use and enjoy it.
1.3.4 ORIENTATION. Finding a persons way inside and outside of a building or open space shall be made easy for everyone.
1.3.5 SAFETY. Designing for safety insures that people shall be able to move about with less hazards to life and health.
1.3.6 WORK ABILITY AND EFFICIENCY. The built environment shall be designed to allow the disabled citizens to participate and contribute to developmental goals

RULE III – SPECIFIC REQUIREMENTS FOR BUILDINGS AND RELATED STRUCTURES FOR PUBLIC USE

1. CLASSIFICATION OF BUILDING BY USE OF OCCUPANCY:

1.1 Occupancy classified by categories enumerated in Section 710 of the National Building Code (PD 1096) are hereby adapted
1.1.1 Category I “Residential“ This shall comprise Group A and partly Group b Buildings
1.1.2 Category II “Commercial and Industrial“ This shall comprise partly Groups B, C, E, F, G, H, AND I Building
1.1.3 Category III “Educational and Industrial“ This shall comprise partly Group C, D, E, and H Buildings
1.1.4 Category IV “Agriculture“ This shall comprise partly Group J Buildings.
1.1.5 Category V “Ancillary“ This shall comprise partly Group J Buildings.

2. ARCHITECTURAL FEATURES AND FACILITIES: Where the following features and facilities are: architectural design requirements in accordance with generally accepted architectural practice, the same include the corresponding graphic signs.
2.1 Architectural facilities and features:
2.1.1 A – Stairs
2.1.2 B – Walkways
2.1.3 C – Corridors
2.1.4 D – Doors and Entrance
2.1.5 E – Washrooms and Toilets
2.1.6 F – Lifts/Elevator
2.1.7 G – Ramps
2.1.8 H – Parking Areas
2.1.9 I – Switches, Controls, Buzzers
2.1.10 J – Handrails
2.1.11 K – Thresholds
2.1.12 L – Floor Finishes
2.1.13 M – Drinking Fountains
2.1.14 N – Public Telephones
2.1.15 O – Seating Accommodations

3. CATEGORY I The following requirements shall only apply to government-owned building:
3.1 Group A
3.1.1 Single detached. Ten percent (10%) of the total units to be constructed. Barrier-free facilities and features required in: A, B, C, D, E, G, H, I, J, K, and L.
3.1.2 Duplexes: Ten percent (10%) of the total units to be constructed. Barrier-free facilities and features required in: A, B, C, D, E, G, H, I, J, K, and L.
3.1.3 School or company staff housing units: One (1) unit for 26 to 50 units to be constructed and 1 additional unit for every 100 units thereafter. Barrier-free facilities and features required in: A, B, C, D, E, G, H, I, J, K, and M.

4. Category II The following requirement shall apply to both government and privately owned buildings.

4.1 Group B
4.1.1 Accessories, tenement houses and/or row houses, apartment houses and/or town houses. One (1) unit for every 50 units up to 150 units and an additional unit for every 100 units thereafter. Barrier-free facilities and features required in: A, B, C, D, E, G, H, I, J, K, and L.
4.1.2 Hotels, motels, inns, pension houses and/or apartels. One (1) unit per every 50 units up to 150 units and additional unit for every 100 units at ingress level. In case there is no barrier-free elevators: at least one (1) unit shall be provided at ingress level. Barrier-free facilities and features required in: A, B, C, D, E, F, G, H, I, J, K, L, M, and N.
4.1.3 Private or off campus Dormitories: One (1) unit per every 50 unit up to150 units and additional dwelling unit for every 100 units thereafter at ingress level. Barrier-free facilities and features required in: A, B, C, D, E, G, H, I, J, K, L, M, and N.

4.2 Group C
4.2.1 Amusement Halls and Parlor Barrier-free facilities and features required in A, B, C, D, E, F, G, H, I, J, K, L, M, N, and O.
4.2.2 Massage and Sauna Parlors Barrier-free facilities and features required in A, B, C, D, E, F, G, H, I, J, K, L, and M.

4.3 Group E-1
4.3.1 Train Stations and Terminals Barrier-free facilities and features required in A, B, C, D, E, F, G, H, I, J, K, L, M, N, and O.
4.3.2 Bus depots and Terminals Barrier-free facilities required in A, B, C, D, E, F, G, H, I, J, K, L, M, N, and O.
4.3.3 Transportation Office Barrier-free facilities required in A, B, C, D, E, F, G, H, I, J, K, L, M, N, and O.
4.3.4 Airport terminal buildings, heliports Barrier-free facilities required in A, B, C, D, E, F, G, H, I, J, K, L, M, N, and O.
4.3.5 Ports and harbor facilities, landing piers, sheds, ferry landing stations Barrier-free facilities required in A, B, C, D, E, F, G, H, I, J, K, L, M, N, and O.

4.4 Group E-2
4.4.1 General wholesale and retail stores Barrier-free facilities and features required in A, B, C, D, E, F, G, H, I, J, K, L, and N.
4.4.2 Shopping centers and supermarkets and public markets Barrier-free facilities and features required in A, B, C, D, E, F, G, H, I, J, K, L, and N.
4.4.3 Restaurants, dining and drinking establishments Barrier-free facilities and features required in A, B, C, D, E, F, G, H, I, J, K, L, and N.
4.4.4 Office buildings Barrier-free facilities and features required in A, B, C, D, E, F, G, H, I, J, K, L, and N.
4.4.5 Financial Institutions Barrier-free facilities and features required in A, B, C, D, E, F, G, H, I, J, K, L, and N.
4.4.6 Funeral parlors, morgues and crematories Barrier-free facilities and features required in A, B, C, D, E, F, G, H, I, J, K, L, M, N, and O.
4.4.7 Memorial and Mortuary Chapels Barrier-free facilities and features required in A, B, C, D, E, F, G, H, I, J, K, L, M, N, and O.

4.5 Group H-I, Group H-4, and Group I
4.5.1 Theaters, Auditoriums and Convention Halls Barrier-free facilities and features required in: A, B, C, D, E, G, H, J, K, L, M, N, and O.
4.5.2 Concert Halls and Opera Houses Barrier-free facilities and features required in: A, B, C, D, E, G, H, J, K, L, M, N, and O
4.5.3 Colisea and Sports Complex and Stadiums Barrier-free facilities and features required in: A, B, C, D, E, G, H, J, K, L, M, N, and O

4.6 Group F
4.6.1 Dairies and Creameries Barrier-free facilities and features required in: A, B, C, D, E, G, H, I, J, K, L, and M.
4.6.2 Factories and workshops using incombustible or non-explosive materials Barrier-free facilities and features required in: A, B, C, D, E, G, H, I, J, K, L, and M.
4.6.3 Breweries bottling plants, canneries and tanneries Barrier-free facilities and features required in: A, B, C, D, E, G, H, I, J, K, L, and M.

4.7 Groups G-3
4.7.1 Wood working establishments, lumber and timber yards. Barrier-free facilities and features required in: A, B, C, D, E, G, H, I, J, L, L, and M.
4.7.2 Pulp, paper and paper board factories Barrier-free facilities and features required in: A, B, C, D, E, G, H, I, J, L, L, and M.
4.7.3 Textile and fiber spinning mills Barrier-free facilities and features required in: A, B, C, D, E, G, H, I, J, L, L, and M.
4.7.4 Garment and undergarment factories Barrier-free facilities and features required in: A, B, C, D, E, G, H, I, J, L, L, and M.

5. CATEGORY III

5.1 Group C
5.1.1 Educational institutions (schools, colleges, universities, vocational schools, seminaries and novitiates), including school auditoriums, gymnasia, reviewing stands, little theaters and concert halls. Barrier-free facilities and features required in: A, B, C, D, E, G, H, J, K, L, M, N, and O.
5.1.2 Libraries, museums, exhibition halls and art galleries Barrier-free facilities and features required in: A, B, C, D, E, G, H, J, K, L, M, N, and O.
5.1.3 Civil Centers Barrier-free facilities and features required in: A, B, C, D, E, G, H, J, K, L, M, N, and O.
5.1.4 Clubhouses lodges Barrier-free facilities and features required in: A, B, C, D, E, G, H, J, K, L, M, N, and O.

5.2 Group D-I
5.2.1 Mental hospitals, mental sanitaria, mental asylums Barrier-free facilities and features required in: A, B, C, D, E, G, H, I, J, K, L, and M.
5.2.2 Jails, prison, reformatories, correctional institutions Barrier-free facilities and features required in: A, B, C, D, E, G, H, I, J, K, L, and M
5.2.3 Rehabilitation Centers Barrier-free facilities and features required in: A, B, C, D, E, G, H, I, J, K, L, and M
5.2.4 Leprosaria Barrier-free facilities and features required in: A, B, C, D, E, G, H, I, J, K, L, and M

5.3 Group D-2
5.3.1 Homes for the Aged Barrier-free facilities and features required in: A, B, C, D, E, G, H, I, J, K, L, and M
5.3.2 Hospitals and Sanitaria Barrier-free facilities and features required in: A, B, C, D, E, G, H, I, J, K, L, and M

5.4 Group D-3
5.4.1 Nursing Homes for ambulatory patients Barrier-free facilities and features required in: A, B, C, D, E, G, H, I, J, K, L, and M
5.4.2 Orphanages Barrier-free facilities and features required in: A, B, C, D, E, G, H, I, J, K, L, and M

5.5 Group E-7
5.5.1 Police and fire stations Barrier-free facilities and features required in: A, B, C, D, E, G, H, I, J, K, L, and M

5.6 Group H
5.6.1 Churches, temples, chapels and similar places of worship Barrier-free facilities and features required in: A, B, C, D, E, G, H, I, J, K, L, M, and O.

6. CATEGORY IV
6.1.1 Agricultural buildings Barrier-free facilities and features required in: A, B, C, D, G, H, I, J, K, and L.

7. STANDARD OF ACCESSIBILITY FOR SPECIAL TYPE OF FACILITIES
7.1 The provision of this section shall apply to the specified type of facilities and identified specific requirements for accessibility and usability which shall be provided for each of the listed occupancy uses.
a) Seating for the disabled shall be accessible from the main lobby to primary entrances, together with related toilet facilities.
b) In all assembly places where seating accommodation is provided, there shall be spaces for the disabled persons as provided. Seating Capacity Wheelchair Seating Space
4 - 50 : 2
51 - 300 : 4
301 - 500 : 6
c) When the seating capacity exceeds 500 an additional wheelchair seating space shall be provided for each total seating capacity increase of 100 seats.
d) Readily removable seats may be installed in these spaces when such spaces are not required to accommodate wheelchair users.

8. COMPUTATION OF ACCESSIBLE UNITS
In the computation for the allocation of accessible units and seating capacity decimal greater than 0.5 shall be considered as one unit. In all cases a minimum of one (1) accessible unit shall be provided.

9. APPLICATION OF BARRIER-FREE FACILITIES AND FEATURES

9.1 Graphic signs shall be bold and conspicuously installed in every access from point of entry to connecting destination.
9.2 Walkways shall be provided with adequate passageway in accordance with provision.
9.3 Width of corridors and circulation system integrating both and vertical access to ingress/egress level of the building shall be provided.
9.4 Doors and entrances provided herein used as entry points at entrance lobbies as local points of congregation shall be designed to open easily or accessible from floor or to any point of destination.
9.5 Washroom and toilets shall be accessible and provided with adequate turning space.
9.6 Whenever elevator/s is required it should meet the requirements provide.
9.7 Ramps shall be provided as means of access to level of change going to entry points and entrances, lobbies influenced by condition of location or use.
9.8 Parking areas shall be provided with sufficient space for the disabled persons to allow easy transfer from car park to ingress/egress levels.
9.9 Height above the floor or switches and controls shall be in accordance with the provisions.
9.10 Handrails shall be provided at both sides of ramps.
9.11 Floors provided for every route of the wheelchair shall be made of nonskid material.
9.12 Water fountains shall be installed as required. (Refer to Appendix A for the illustrations of Rules II and III complementing Rule II of the previous implementing rules and regulations).

RULE IV - REQUIREMENTS FOR PUBLIC TRANSPORTATION
1. Classification of public conveyances by mode of transport shall be as follow:
1.1 Land Transportation - This shall refer to buses having a minimum seating capacity of 50 persons for regular buses and 40 persons for airconditioned buses. This shall include regular city buses, regular provincial buses, air-conditioned by city buses (Love Bus and Pag-ibig Bus) and air conditioned tourist and provincial buses.
1.2 Rail Transportation – This shall refer to the three railways systems in the country, the Philippine National Railways (PNR) operating in Luzon, the Panay Railways Corporation (PRC) operating in the island of Panay and the Light Rail Transit Authority (LRTA) operating in Metro Manila.
1.3 Water Transportation – This shall refer to domestic passenger ships, ferryboats and other water transportation vessels.
1.4 Air Transportation – This shall refer to the domestic passenger airplanes.
2. No franchise or permit to operate public transportation units shall be granted issued or renewed unless such units are constructed or renovated in accordance with the requirements.
3. If feasible, all owners or operators of existing public transport utilities shall modify or renovate their units to accommodate disabled persons.
4. The construction or renovation of public transport utilities covered by these rules shall be subject to compliance with the body designs and specifications as provided under existing rules and regulations.
5. Posters or stickers shall be conspicuously displayed inside the units.
6. Public transportation shall have designated seats for disabled persons.
6.1 Regular buses shall have at least five (5) designated seats for disabled persons near exit/entrance doors.
6.2 First class, premiere and air-conditioned buses shall have at least four (4) designated seats for disabled persons near the door.
6.3 Passenger trains shall have at least six (6) designated seats per car for disabled persons nearest to the door.
6.4 Passenger airplanes shall have at least two (2) designated seats for disabled persons near the front exit/entrance door on a per aircraft-type basis.
6.5 For regular and air-conditioned city buses, other passengers may use these designated seats if not occupied and yield them to incoming disabled persons whenever the occasion arises.
6.6 For provincial buses, regular and air-conditioned buses, passenger trains and airplanes, the designated seats for disabled persons may be occupied by other passengers only if no disabled persons shall occupy these seats at the start of the trip.
6.7 Jeepneys shall have at least two (2) seats; preferably the front seats as designated seats for disabled persons.
6.8 For jeepneys, other passengers may be use these designated seats if not occupied and yield them to incoming disabled passengers only if the yielding passenger can still be accommodated at the back
6.9 In domestic shipping, each vessel shall:
a. Allocate on a per class-basis, areas for disabled passengers. These areas shall be nearest to the entrance and/or exit doorways of the vessels.
b. Give priority to disabled passengers embarkation and disembarkation through the assignment of  time windows. Disabled passengers shall be given a twenty (20) minute period to embark ahead of the three (3) hour embarkation time prior to the ships departure; and shall be allocated a maximum of one (1) hour for disembarkation after the ships arrival.
7. The designated seats shall be identified by the International Symbol of Access.
8. Owners or operators of city buses operating in highly urbanized cities shall install in their units audiovisual aids such as buzzer, bell, flashing light to inform the driver of any alighting passenger.
9. At least one deck in passenger ships shall be provided with accessible ramps, passageway, access to gangways, galleys, safety equipment and bunks/berths/cabins with dimensions conforming with the requirements.

RULE V - ADMINISTRATION AND ENFORCEMENT
1. Responsibility for Administration and Enforcement
The administration and enforcement of the provision of these Rules and Regulations shall be vested in the Secretary of Public Works and Highways and the Secretary of Transportation and Communications, in accordance with the functions and jurisdiction of their respective Departments as provided for by laws as follows.
1.1 The Secretary through the Heads of attached agencies of the Department of Public Works and Highways, with the technical assistance of the Building Research Development Staff, shall administer and enforce the provisions of these Rules and Regulations through the City/Municipal Engineer who shall also act as Local Building Official pursuant to Section 477 of R.A. 7160, otherwise known as the Local Government Code of 1991 and as applied for the following:
1.1.1 Buildings and related structures including public transport terminals
1.1.2 Streets and Highways
1.2 The Secretary of transportation and Communication shall administer and enforce the provisions of these Rules and Regulations through the Heads of Line and Attached Agencies of the Department as follows:
1.2.1 Land Transportation Franchising and Regulatory Board - In respect to the issuance of Certificate of Public Convenience (CPC) and Provisional Authority (PA) for the operation of public road transportation utilities or services.
1.2.2 Land Transportation Office – In respect to the registration of buses and jeepneys and enforcement of regulations related to land transport.
1.2.3 Philippine National Railways and the Light Rail Transit Authority – For the operation of passenger trains and including stations and terminals.
1.2.4 Maritime Industry Authority – In respect to the development promotion, and regulation of all enterprises engaged in business of designing, constructing, manufacturing, acquiring, operating, supplying, repairing and/or maintaining vessels or components thereof; of managing and/or operating shipping lines, shipyards, dry docks, marine railways, marine repair shops, shipping and freight forwarding agencies and similar enterprises; issuance of license to all water transport vessels.
1.2.5 Philippine Ports Authority – In respect to the planning, development, financing, construction, maintenance and operation of ports, port facilities, port physical plants, and all equipment used in connection with the operation of a port.
1.2.6 Civil Aeronautics Board – In respect to the supervision and regulation of, the jurisdiction and control over air carriers, general sales agents, cargo sales agents and airfreight for warders, and issuance of certificates/licenses to aircrafts.
1.2.7 Air Transportation Office – In respect to the maintenance, operation and development, of all government airports (other than the NAIA, Mactan International Airport) as well as air navigation facilities (excluding meteorology).
2. Criminal Liability
As stipulated in Section 46 of R.A. 7277, otherwise known as the Magna Carta for Disabled Persons
(a), any person who violates any provision of the rules and regulations of this Act shall suffer the following penalties:
1) For the first violation, a fine of not less than Fifty thousand pesos (P50, 000.00) but not exceeding One hundred thousand pesos (P100, 000.00) or imprisonment of not less than six (6) months but not more than two (2) years, or both at the discretion of the court; and
2) For any subsequent violation, a fine of not less than One hundred thousand pesos (P100, 000.00) but not exceeding Two hundred thousand pesos (P200, 000.00) or imprisonment for not less than two (2) years but not more than six (6) years, or both at the discretion of the court.
(b) Any person who abuses the privileges granted herein shall be punished with imprisonment of not less than six (6) months or a fine of not less than Five thousand pesos (P50, 000.00), or both, at the discretion of the court.
(c) If the violator is a corporation, organization or any similar entity, the officials thereof directly involved shall be liable therefore.
(d) If the violator is an alien or a foreigner, he shall be deported immediately after service of sentence without further deportation proceedings.

PERSONS/INDIVIDUALS LIABLE FOR ANY VIOLATION OF THE ACT
For Buildings/Establishment/Structure
Owner or Operator of the Building, Establishment or Structure
Contractor
Architect
Engineer
Building Official or Other Public Official in-charge with the issuance of building permit, registration, certification and/or inspection of the building, establishment or structure
For Air, Land and Sea Transportation
Owner/Operator of Public Transportation
Body builders
Safety Officers/Engineering/Managers
Drivers/Conductors/Conductresses
Public Official in-charge with the issuance of permits, registration, certification and inspection of the public transportation

EFFECTIVITY
These Rules shall take effect thirty (30) days After the date of publication in the Official Gazette

(SGD) JESUS B. GARCIA, JR.
Secretary
(SGD) GREGORIO R. VIGILAR
Secretary
Department of Public Works and Highways
In coordination with:
The NATIONAL COUNCIL FOR THE WELFARE OF DISABLED PERSONS
By:
(SGD) CORAZON ALMA G. DE LEON
Chairman

BP344 IRR Amended

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Useful Definitions for Building and Construction

Administration, Building - a range of activities connected with organizing and supervising the way that the building and grounds function, including oversight on operations and maintenance (O&M) activities.

AFSU - amenities, facilities, services and utilities, whereby:

1. an amenity may be a feature that increases attractiveness or value of a site or a building / structure or its grounds / site. This may include but are not limited to a special space of a highly public nature but which require huge investments in material and equipment such as an urban designed plaza, fountain, public sculpture, an auditorium, an infinity pool, a lush deck roof garden, a revolving restaurant, an executive lounge, an entertainment area and similar upscale provisions or spacious but expensive architectural design features such as oversized spaces, full automation including closed-circuit television (CCTV), very tall ceilings, large insulated or light-sensitive windows, glass floors, embedded luminaires on walls and floors, use of high-grade finishing materials such as very expensive alloys such as titanium, furniture / fixtures / fittings / equipment, large slabs of natural granite, and the like; 
2. a facility may be a site and / or building / structure provision to serve a particular function and to make movements in and out of a site and / or a building / structure faster but also comfortable for the user / occupant e.g. place marker / identifier, wayfinding devices, signages, covered parking and driveways, loading ramps / platforms, freight / service elevators, paved walks under a canopy of shade or ornamental trees, graphics and way-finding devices, adequate lighting for all envisioned tasks and for general safety and security, and the like; 
3. a service is a site and / or building / structure provision to serve a particular function and to make movements in and out of a site and / or a building / structure faster but also comfortable for the user / occupant e.g. covered parking and driveways, loading ramps / platforms, freight / service elevators, paved walks under a canopy of shade or ornamental trees, graphics and way-finding devices, adequate lighting for all envisioned tasks and for general safety and security, and the like; and 
4. utilities are the outdoor and / or indoor electrical, electronics, mechanical, sanitary, plumbing and related components of a building / structure as supported by their external counterpart components introduced on the grounds / site and linked to other counterpart components found at the RROW / street. 

AMBF (Allowable Maximum Building Footprint): the resultant area established at grade level upon which the proposed building / structure may be erected.

Aerodrome - a defined area on land or water (including any building, installation or equipment) used either wholly or in part for the arrival, departure and surface movement of aircraft (fixed wing and rotary)

Air Right - the right to physically develop and subsequently benefit or profit from the continued use of the air space above the road right-of-way (RROW) or other rights-of-way (ROWs) or mandated legal easements (MLEs) or private/ public property outside or along such ROWs or easements, subject to the payment of lease to the appropriate party for availing of such rights. The upper limit of the air rights is the airways navigational path such as the clearance limits of aerodrome and flight patterns as defined by the Civil Aviation Authority of the Philippines (CAAP).

Allowable Impervious Surface Area Ratio (AISAR) - the ratio between the coverage of ground level impervious surfaces to the total lot area (TLA). This is expressed as a percentage (%) over and above the resultant Percentage of Site Occupancy (PSO) for each development, i.e. the structure/ building footprint. The computation of impervious surface area coverage shall include spaces outside the structure/ building envelope (or walls), such as driveways, walks, parking areas, etc.

Arcade - Any horizontal portion of a building at the ground floor, which may or may not integrate the sidewalk forming part of the road right-of-way (RROW), bound by the building face on one side, roofed to protect pedestrians against the elements and connected to other arcades forming part of adjoining buildings/ structures

Architectonics - is the science part of architecture, unifying the architectural, structural and utility plans / designs of a building / structure.

Architectural Design - a development or redevelopment concept that focuses on the components or elements of a building, structure or system and unifies them into a coherent and functional whole, utilizing the principles of strength, harmony and aesthetics in arriving at a solution to a spatial problem through the deft application of the arts and sciences, according to a particular approach, to achieve the development / redevelopment objective / s under the given constraints / limitations.

Architectural Documents - refer to architectural plans / designs, drawings, specifications and other outputs of a registered and licensed Architect (RLA), that only a RLA can sign and seal (Sec. 20.5 of R.A. No. 9266, The Architecture Act of 2004) and consisting, among others, of vicinity maps, site development plans, architectural program, perspective drawings, architectural floor plans, elevations, sections, ceiling plans, schedules, detailed drawings, technical specifications and cost estimates, and other instruments of service in any form, appearing in drawing sheets / pages denominated as architectural (A) or architectural interior (AI) or site development plan (SDP).

Architectural Interiors (AI) - means the detailed planning and design of the indoor / enclosed areas of any proposed building / structure, including retrofit or renovation work and which shall cover all architectural and utility aspects, including the architectural lay-outing of all building engineering systems found therein, as forming part of the scope of work of RLAs by law; in Philippine law, the term architectural interiors only appears in R.A No. 9266, The Architecture Act of 2004

Architectural Plan - a two (2)-dimensional representation reflecting a proposed development / redevelopment of an enclosed / semi-enclosed or open area showing features or elements such as columns, walls, partitions, ceiling, stairs, doors, windows, floors, roof, room designations, door and window call-outs, the architectural layout of equipment, furnishings, furniture and the like, specifications callouts, elevation references, drawing references and the like; the architectural plan is the representation of a lateral section for a building / structure (running parallel to the ground) and at a height of from 1.0 to 1.5m above the finished floor; the term may also collectively refer to other architectural designs such as cross / longitudinal sections, elevations, roof plan, reflected ceiling plan; detailed sections and elevations showing architectural interiors, detailed architectural designs, door and window schedules, other architectural finishing schedules and the like.

Billboard, Non-Mobile (NMB) - means an attention-getting device consisting of a support structure, a display or message area, a lighting system and related components. The term also refers to all types of identification, description, illustration, images, pictures, display or device which is affixed to or represented directly or indirectly upon a portion of a building/ structure, support structure or land and which directs attention to a product, place, activity, person, institution, business, idea or belief. The term shall be generic and shall collectively refer to but not be limited to multi-media or tri-vision billboards, neon or other illuminated signs, painted signs and the like. A billboard positioned at a fixed location, usually along a national road right-of-way (RROW), where it can be readily and continuously viewed by the passing public

BHL (Building Height Limit) - means the maximum height to be allowed for a building / structure based on their proposed use / occupancy. The BHL is generally measured from the established grade line to the topmost portion of such a building / structure, inclusive of a non-mobile billboard mounted on top of such a building / structure. The BHL is generally determined after the application of other development controls (DC) and certain other parameters i.e. considerations of site conditions, view, etc. If applicable, the BHL must be subject to clearance requirements of the Civil Aviation Authority of the Philippines (CAAP) or of the concerned military / security authorities. The BHL excludes the height of permitted / allowed projections above the roof of the building / structure e.g. signage, mast, antenna, telecom tower, beacons and the like.

Low-rise Building (LRB) - a building that is from 1 to 5 storeys (i.e. 4.0 m up to 16.0 m) tall;
Medium-rise building (MRB) - a building that is from 6 to 15 storeys (i.e. 19.0 m up to 46.0 m) tall;
High-rise building (HRB) - a building that is from 16 to 60 storeys (i.e. 49.0 m up to 181.0 m) tall; and
Very tall building (VTB) - a building that taller than 60 storeys (i.e. taller than 181.0 m).

Building - any structure built for the support, shelter or enclosure of persons (for the purpose of human habitation), animals, chattels or property of any kind, consisting of two (2) archetypes, viz:
Habitable Building: a building mainly for active human activity or for the support of active human activity, to be based in such a building, for which the architectural plan / design is prepared, signed and sealed by a RLA; and
Non-habitable Building: a building mainly for non-human activity or for the support of non-human activity, to be based in such a building, for which the building plan / design is prepared, signed and sealed by the appropriate RLP.

Building Bulk - a volume quantity that is generally determined by the application of the Floor-Lot Area Ratio (FLAR), vertically projecting the Allowable Maximum Building Footprint (AMBF), establishing the Outermost Faces of Building (OFB) and quantifying the Allowable Maximum Volume of Building (AMVB). The building bulk may be ultimately governed by the width of the RROW and other applicable provisions for light and ventilation (including incremental setbacks as a result of satisfying natural light and ventilation requirements for RROW and front yards.

CAAP - shall mean the Civil Aviation Authority of the Philippines, an agency under the Department of Transportation and Communications (DoTC) which prescribes structure/ building height limits at approaches to the airport zone (aerodrome)

CLUP - Comprehensive Land Use Plan; - an LGU-wide short- through medium-term development plan based on the data contained in the LGU Comprehensive Development Plan (CDP), and which is the primary basis for the LGU Zoning Ordinance (ZO); the term CLUP is generic and also refers to a Comprehensive Land and Water Use Plan (CLWUP) or to a Comprehensive Land, Water & Air Use Plan (CLWAUP)

Carriageway (or Roadway) - the portion of the RROW/ street sited between gutters and which is for the exclusive use of vehicles. The use of the carriageway in any form by pedestrians such as laterally traversing the length of a busy carriageway (when there are sidewalks for pedestrians) must be considered a prohibited act. Being part of the public domain, any form of private use or enjoyment or any form of public use that violates its dedicated function for unauthorized vehicle use should all be prohibited.

Civil Liability - liability of a building (and grounds) designer and/or constructor as expressly stated in R.A. No. 386, the 1949 Civil Code of the Philippines (CCP), specifically under its Article 1723; also refers to liabilities under as service or construction contract, including project and construction management services;

Climate Change - a significant and lasting change in the statistical distribution of weather patterns over periods ranging from decades to millions of years. It may be a change in average weather conditions or the distribution of events around that average e.g. more or fewer extreme weather events. Climate change may be limited to a specific region/s in the Philippines or its western or eastern seaboard, or may occur across the entire country, the Pacific Basin or the West Philippine Sea

Climate Change Adaptation (CCA) - the response to climate change that seeks to reduce the vulnerability of biological systems to climate change effects, whereby adaptation involves changing infrastructure and practices to limit the risks posed by climate changes. Adaptation to the adverse effects of climate change is vital in order to reduce the impacts of climate change that are happening now and to increase resilience to future impacts. In the specific context of climate change, adapting means adjusting to a new set of climatic attributes, either new or unfamiliar from those already existing.

Constructor (same as Contractor) - a juridical entity that erects/ constructs/ finishes a building and its grounds, including the installation/ startup of capital equipment

Construction Manager - a natural or juridical entity, who represents the Building Owners’ interests, and is primarily tasked with time management, cost and quality control

Consultant - the Architect and / or Engineer selected by the Government (its Concessionaire, its Joint Venture partner, or by a private client which woeks for/ with the Government) to undertake the Consulting Services required for a building project;

26) Consulting Services - are services procured for the physical planning, design, construction, management and administration, and operation and maintenance of public buildings, to wit:
pre-feasibility and feasibility studies (PFS and FS);
land use planning (LUP) services at various levels i.e. conceptual and comprehensive, including the crafting of LGU zoning ordinances (ZOs);
master development planning (MDP) services at various levels i.e. conceptual, preliminary and detailed;
boundary and topographic survey (geodetic services);
geotechnical, hydrologic and related site investigation services;
architectural design (AD) services or architectural and engineering design (A&ED) services or architectural, engineering and allied design (A&E&AD) at various levels i.e. conceptual, preliminary and detailed, including periodic construction supervision (PCS) services;
environmental investigation services e.g. preparation of the initial environmental investigation (IEE) or of the environmental impact assessment (EIA); and
project and construction management (PCM) services, including fulltime construction supervision (FCS) services;

27) Copyright (or Copyright Ownership) - shall refer to the intellectual proprietary rights (IPR) retained by an Architect over any architectural documents / work that he / she prepares unless there is a written stipulation to the contrary; copyright in a work of architecture shall include the right to control the erection of any building which reproduces the whole or a substantial part of the work either in its original form or in any form recognizably derived from the original; however, the copyright in any such work shall not include the right to control the reconstruction or rehabilitation in the same style as the original of a building to which the copyright relates.

28) Danger Zone - an area that is legally non-buidable due to the physical dangers the site poses for any form of building occupancy or human habitation; examples are sites that are meters (5.0 m) away from fault lines, known sites for flash floods; embankments of waterways, sites in excess of 18% slope; and the like

29) Derivative Regulations (DRs) - are regulations that are in direct support of the NBCP, consisting of but not limited to the following executive issuances:
Memorandum Circulars (MCs) issued directly by the DPWH Secretary, in his capacity as the National Building Official (NBO) to all Local Building Officials (LBOs) nationwide, including the building officials of the Philippine Economic Zone Authority (PEZA) and the Tourism Industry Enterprise Zone Authority (TIEZA);
Official issuances or endorsements made by the DPWH or by the DPWH Secretary such as additional rules and regulations (ARRs), building design guidelines (BDG), sustainable building regulations (SBR), graphic interpretations of the NBCP, and the like;
Regulations and resolutions approved by the Professional Regulation Commission and/ or promulgated by its pertinent Professional Regulatory Boards (PRBs) on the matter of professional practices relating to the design, project/ construction management, construction and administration/ maintenance/ operation of a building, its grounds and their contents/ equipment;
Regulations promulgated by the Construction Industry Authority of the Philippines (CIAP) and its attached agencies/ offices insofar as the same pertain to all types of construction activity;
Department Administrative Orders (DAOs) of agencies such as the DENR and enforced through its Environmental Management Bureau (EMB); and
Similar executive issuances to implement and enforce valid and subsisting laws.

30) Development - the acts of a Developer relating to assessing, planning, designing, managing, constructing/ finishing and delivering a building/ structure, including its site/ grounds and its fit-out (furniture / fixtures / fittings/ equipment, as applicable) to the intended user/ occupant/ beneficiary, and the subsequent acts relating to the administration, operation and maintenance of such a building / structure by its lawful Owner/ s.

31) Development Controls (DCs) - the body of State and local laws and the pertinent executive issuances that altogether limit the building bulk for any building / structure on a given project site. These include this Act, planning and environmental laws, development and construction laws, and their respective IRRs and DRs

32) Development Potential - the physical properties of a lot / property or building / structure allowing the same to fully evolve into a viable facility / setting for human habitation and related activities, as generally determined by the iterative interaction of applicable Development Controls (DCs). The Development Potential must be tempered by the carrying capacity of the setting (natural and built environments, including communities) to host a development (generally a building / structure)

33) Development Potential of a Lot, Maximum - the physical property of a lot / property allowing the same to host a fully evolved building / structure at maximum permitted development, and that is intended to act as a viable facility / setting for human habitation and related activities, as specifically determined by the iterative interactive application of Development Controls (DCs) on the Total Lot Area (TLA). The key DCs are the FLAR-GFA-TGFA combine, the PSO / AMBF combine, the BHL in relation to RROW / street width and the intended building use / occupancy, the OFB-AMVB combine in relation to the Angles / Slopes from RROW Centerlines (and the Angular Plane Along RROW), and the like. (reference the pertinent definitions of acronyms used). The Maximum Development Potential of a Lot must be tempered by the carrying capacity of the setting (natural and built environments, including communities), particularly the RROW / street and its utility systems, to host a development (generally a building / structure)

34) Disaster - a natural or man-made hazard that has come to fruition, resulting in an event of substantial extent causing significant physical damage or destruction, loss of life, or drastic change to the environment. A disaster is also defined as any tragic event with great loss of lives and properties, stemming from events such as earthquakes, floods, catastrophic accidents, fires, or explosions

35) Disaster Preparedness (or Emergency Management) - an interdisciplinary field of human endeavor dealing with the strategic organizational management processes used to protect critical assets of from hazard risks that can cause disasters or catastrophes, and to ensure the continuance of the organization within their planned lifetime. Assets are categorized as either living things, non-living things, cultural or economic. Hazards are categorized by their cause, either natural or human-made. The entire emergency management process is divided into four (4) sub-fields to aid in identification of the processes, normally dealing with risk reduction, preparing resources to respond to the hazard, responding to the actual damage caused by the hazard and limiting further damage e.g. emergency evacuation, quarantine, mass decontamination, etc., and returning conditions as close as possible to the state before the hazard incident. The definition necessarily encompasses the concepts of disaster response and mitigation

36) Disaster Resilience - the quality of a building / structure and its grounds / site or by its plans and designs, generally characterized by the reduced probability of failure of its architectonics, the reduced consequences due to the failure of its architectonics, and reduced time to the restoration of the architectonics to full operating / beneficial status

37) Dispersal Area, Safe - An area which will accommodate a number of persons equal to the total capacity of the stand and building / structure it serves, in such a manner that no person within the area need be closer than fifteen meters (15.0 m) from the stand or building / structure. Dispersal areas shall be based upon the area of not less than 0.28 m2 per person

38) Envelope, Building - the outer skin of a building e.g. cladding, curtain wall, and the like; also the physical separator between the outer and inner environments of a building including elements that provide resistance to air, water, heat, light, and noise penetration into the building interior; the building envelope acts as a weather/ climate seal, an air barrier and a thermal separator.39) Environment, Built - refers to the man-made surroundings that provide the setting for human activity, ranging in scale from personal shelter and buildings / structures to neighborhoods, communities, towns or cities that often include their supporting infrastructure, such as water supply or energy networks

40) Environment, Natural - the aggregate of the natural external surroundings and conditions, in contrast to the built environment;

41) Esplanade - a long, open, level area, usually next to a river or large body of water, which may be landscaped, and where people may walk and where wheeled manual and motorized conveyances (bicycles, cars, etc.) may pass alongside the walk. Esplanades are often on sea fronts, and allow walking whatever the state of the tide, without having to walk on the beach.

42) FLAR (Floor to Lot Area Ratio) - a development control (DC) that limits the designated right over the Gross Floor Area (GFA) that can be lawfully generated / developed for a given total lot area (TLA); same as Floor Area ratio (FAR);

43) Flood - the overflow of an expanse of water that submerges land; a temporary covering by water of land not normally covered by water; flooding may be due to excessive rain, storms and other extreme events such as tsunamis, massive surface water flows, non-percolation of land, inflow of the tide and/or river or lake overflows or dam/ dike/ polder/ levee breaks (whereby the result is that previously contained water escapes its usual boundaries/ containment structures)

44) Floor Plate (or Building Floor Plate) - the surface area of a floor or level of a building floor / level located above the ground floor / level, that is defined by the expanse of the main suspended slab i.e. measured up to the outer perimeter of a building, usually defined by the outer face of the building envelope at the said floor / level; it is also defined as the surface area of the subject floor / level slab inclusive of the thickness of the building envelope that fully encloses said floor / level; the building floor plate shall include all partially enclosed or unenclosed areas that are also supported by the main suspended slab or by cantilevered slabs and that are directly attached to the outer perimeter of the building i.e. balconies, ledges, planterboxes, utility decks / slabs, and the like; building floor plates shall exclude the surface area of sun-breakers, window ledges, railings, fins and similar architectural projections located above the suspended slab; the floor plate shall also exclude all vertical openings in the building interior i.e. open portions of stairwells, metal platforms and staircases (such as fire escape stairs, service ladders / stairs and utility platforms), elevator shafts, chutes, courts, and the like; being able to support weight, the stair slabs (which are also suspended slabs connected to the main suspended slabs) shall form part of the building floor plate; a deck roof measured up to the outer face of its ledges or enclosing parapet walls shall be considered a floor plate.

45) Footprint (or Building Footprint) - the surface area of a building where it meets the natural ground or the finished grade i.e. the outer perimeter of a building, usually defined by the outer face of the building envelope at the ground floor / level; it is also defined as the surface area of the ground floor / level slab inclusive of the thickness of the building envelope that fully encloses said ground floor / level; except for arcades (where there are fully enclosed spaces constructed directly above such arcades), the building footprint shall exclude all other partially enclosed or unenclosed areas that are paved / semi-paved and that are directly attached to the outer perimeter of the building i.e. porches, patios, lanais, covered walk, carports, and the like.

46) GFA (Gross Floor Area) - the total floor space within the perimeter of the permanent external building walls (inclusive of the main and auxiliary buildings) such as office areas, residential areas, corridors, lobbies and mezzanine level/s. The GFA shall also include building projections which may serve as floors or platforms that are directly connected to / integrated with areas within the building / structure e.g. balconies. The GFA specifically excludes the following:
Covered areas used for parking and driveways, services and utilities;
Vertical penetrations in parking floors where no residential or office units are present; and
Uncovered areas for helipads, air-conditioning cooling towers or air-conditioning condensing unit (ACCU) balconies, overhead water tanks, roof decks, laundry areas and cages, wading or swimming pools, whirlpools or Jacuzzis, terraces, gardens, courts or plazas, balconies exceeding 10m2, fire escape structures and the like

47) Gender and Development (GAD) - the mainstreaming of gender perspectives in the planning, design, construction, management of construction, administration/ operation/ maintenance of a building and its grounds that shall not unduly discriminate, prejudice or restrict the rights and privileges of women; for buildings, these may mean full access to spaces that allow women to perform their natural activities and biological functions; for the construction of buildings, this may mean provisions that shall allow women to actively participate in the construction and/or project/ construction management efforts at the jobsite.

48) Green Architectonics - the application / use of present-day and advanced (where applicable) sustainable planning and design concepts, materials, practices, technologies during the preparation of architectural, structural and utility plans / designs of a building / structure and during the implementation / execution of such plans / designs

49) Green Architecture - Architecture in which the plan / design is focused on making a building energy-efficient, so as to reduce its energy consumption, water consumption, solid and liquid waste management, operating costs and environmental impact

50) Green Building - a building that is sustainably planned, designed, used / occupied, managed and maintained. The passive design features of a Green Building require it to use less energy resources while maintaining a comfortable lifestyle for its occupants. Its active design features imply the use of equipment that run on renewable resources such as wind turbines, solar panels, and the like, that help conserve natural and non-renewable resources. The key principles of Green Buildings revolve around its site and surroundings, energy / water / material efficiency, indoor air quality, waste reduction and low operating / maintenance costs

51) Green Roof - also known as an eco roof, living roof, vegetated roof, or green roof, is one that is either partially or completely covered in vegetation and built on top of a man-made roof, deck roof, deck or other support structure; the green roof partially or substantially replaces the ground (vegetative) cover which is occupied by the building footprint.

52) Green Wall - also known as living walls, biowalls, ecowalls, or vertical gardens, is a wall or similar vertical support / element , that may be either free-standing or attached to an existing wall, and that may be partially, substantially or fully covered with vegetative cover, which may include a vegetation growth medium, such as soil, and which may also feature an integrated water delivery or controlled irrigation system.

53) Grounds, Building - the areas immediately surrounding a building/ structure that may be paved or may consist of natural ground with/ without ground cover

54) Impervious Surface - type of man-made surface resting on natural or graded land and which does not permit the percolation of surface water from above and its possible penetration from below. Impervious surfaces such as paved concrete do not have the capability to retard surface water flow, thereby contributing to flashfloods at at areas with lower elevations.

55) Hazard Zone - same as Danger Zone and No Occupancy Zone (NOZ)

56) Liquefaction - refers to the geologic process by which saturated, unconsolidated sediments are transformed into a substance that acts like liquid; earthquakes can cause soil liquefaction where loosely packed, water logged sediments come loose from the intense shaking by the earthquake

57) Local Building Official (LBO) - the natural person tasked with the implementation and enforcement of P.D. No. 1096, the 1977 National Building Code of the Philippines (NBCP) at the local government unit (LGU) level

58) Locational Clearance - a clearance issued to all types of development/ redevelopment projects that is allowed under the provisions of the LGU zoning ordinance (ZO) as well as other standards, rules and regulations on land use; this clearance is required prior to the issuance of a building permit

59) MLE (mandated legal easement) - are open spaces from the natural grade line (NGL) upward, as mandated by the P.D. No. 1067, the 1976 Water Code of the Philippines and by P.D. No. 1096, the 1977 NBCP, that form part of the public domain and is therefore not intended for any form of private use or enjoyment; these easements shall be mainly along the banks of waterways, beaches and similar locations and shall be for public use and enjoyment as well as for use as a security provision for the landside and as a maintenance access-way for the waterside; its width shall be as prescribed under the 2 laws mentioned;

60) Minimum Off-Street and On-Street Parking Requirement (MOOPR) - defined as the minimum parking provisions to be provided within property lines and along portions of the immediately affected road rights-of-way (RROWs) as provided for under P.D. No. 1096, the 1977 National Building Code of the Philippines (NBCP) and its 2004 Revised IRR

61) Minimum Off-street Parking Requirement (MOPR) - defined as the minimum parking provisions to be provided solely within property lines and which shall necessarily exceed the Minimum Off-street and On-street Parking Requirement (MOOPR) under the 1977 NBCP and its 2004 Revised IRR.

62) NBCP - the 1977 National Building Code of the Philippines, otherwise known as P.D. No. 1096, its 2004 Revised IRR, referral codes (RCs) and derivative regulations (DRs); the NBCP is a national development control; it is implemented and enforced by the DPWH through Acting Local Building Officials (ALBOs) at the LGU level; reference supplied definitions of IRR, RC and DR;

63) NBO (National Building Official) - the Secretary of the DPWH as per the NBCP;

64) NBZ (no-build zone) - refer to areas above the public domain (such as RROWs, ROWs and MLEs) and to areas above the adjoining front yards of properties, for which no part of any building are permitted; the NBZs are determined by setbacks (including incremental setbacks) and the BHL and are so designated to preserve the amount of natural light and ventilation that reaches the surfaces areas of the public domain and the front yards of properties.

65) No Occupancy Zone (NOZ) - same as Danger Zone and Hazard Zone

66) Occupant, Building - the natural persons and/or juridical entities physically and lawfully occupying a building and its grounds

67) Office of the Building Official (OBO) - the juridical entity tasked with the implementation and enforcement of P.D. No. 1096, the 1977 National Building Code of the Philippines (NBCP) at the local government unit (LGU) level; it is headed by the Local Building Official (LBO)

68) Open Space - shall primarily refer to prescribed setbacks, easements along waterways, buffer areas between conflicting zones, and the like. This classification may refer to road rights-of-way (RROWs) only if said RROWs are generally maintained free from pollution and free of all forms of physical obstructions that can impede visual access and the continuous flow of pedestrian and vehicular traffic. Open spaces must be accessible to the general public for their free use and enjoyment, must be safe, must be barrier-free, must be environment-friendly, preferably greened, pedestrian-friendly, disabled-friendly, sanitary, not used as a depository of waste matter or of vehicles for long term parking (in excess of 8 hours day or night), not roofed or arcaded, conducive for rest, outdoor recreational and entertainment activities and the like

69) Owner, Building - the natural persons and/or juridical entities lawfully controlling the beneficial use of a building and its grounds

70) Ownership - shall refer to proprietary rights to an architectural work such as plans, designs and other documents by a person / juridical entity who commissions the Architect and whose ownership of an architectural work by such a person / juridical entity shall only be confined to the use of the architectural documents for executing / implementing the work described therein for one (1) or the original project; ownership shall not apply to the use of a part of or of the entire architectural work / architectural documents to repetitions or to subsequent projects.

71) Parking - the act of stationing a wheeled man/ animal-powered or motorized transportation conveyance on any portion of the RROW/ street or within a private/ public parking facility, over a period of time, usually more than thirty (30) seconds, whether or not the driver stays in/on or out of or away from the vehicle.
(a) Parking, Extended - is an act by any person, considered as the deliberate private use or enjoyment of the public domain, which must be subject to an hourly fine plus towing of the offending vehicle, in addition to lawful detention of the driver/s or passengers as warranted or as the appropriate authorities may decide;
(b) Parking, Illegal - is a person’s act of parking in an area/ surface for which parking is prohibited or of extending parking well beyond the designated time;
(c) Parking, Off-Street - a parking facility away from the RROW/ street, usually in a private/ public lot or building/ structure.
(d) Parking, On-Street - a duly permitted parking facility on a lawfully designated portion of the RROW/ street used for periodic parking, and which must not be used for overnight parking
(e) Parking, Open - an uncovered area used for parking vehicles, where such vehicles and their users are exposed to the elements.

71) Parking Building/ Structure - a building/ structure of one or more levels in height which is used exclusively for the sheltered or covered parking or storage of passenger motor vehicles having a capacity of not more than twenty (20) seated passengers per vehicle. Parking buildings/ structures may be classified as either ramp access or mechanical access. Ramp access parking buildings/ structures are those employing a series of levels connected by ramps that permit the movement of vehicles under their own power from and to the street level. Mechanical access parking buildings/ structures are those employing parking machines, lifts, elevators or other mechanical services for vehicles moving from and to street level. Long-term public occupancies of any type above street level shall be prohibited.

72) Park - an area designed for open space recreational facilities and the maintenance of ecological balance of the community. It is characterized by a range of recreational land uses or building occupancies, that are housed/ sited mainly in a low-rise or medium-rise building/ structure for low to medium intensity recreational or entertainment functions related to educational uses e.g. structures on campuses or its component parks/ open spaces and all other kinds of recreational or assembly buildings/ structures on campus such as auditoria, mess halls, seminar facilities, gymnasia, stadia, arenas and the like

73) Percentage of Site Occupancy (PSO) - defined as a percentage (%) of the maximum allowable floor area of any building (at the ground floor/ level, not the basement level) to the TLA. This includes the main and auxiliary buildings, if any. In case of discrepancy between the specified PSO and the Light and Ventilation provisions of the 1977 NBCP and its 2004 Revised IRR, the lesser allowable floor area shall prevail i.e. the more stringent rule applies.

74) Physical Planning - the activities pertaining to the preparation of a physical layout of land or property on which vertical structures such as buildings, monuments and / or structures and horizontal developments such as rights-of-way (ROWs), open spaces and recreational/sports / establishments / tourism and related facilities are to be proposed. The term physical planning appears in R.A. No. 9266, The Architecture Act of 2004.

75) Planned Unit Development (PUD) - a land development scheme wherein a project site is comprehensively planned as an entity via unitary site plan which permits flexibility in planning, design, building siting, complementary building types and land uses, usable open spaces, and the preservation of natural land features; also defined as a land development or redevelopment scheme for a built-up or new project site wherein said project site must have a comprehensive development master plan (CDMP), prepared, signed and sealed by a duly (State-) registered and licensed Environmental Planner (EnP) who shall be professionally responsible and civilly liable for the CDMP, or its acceptable equivalent, duly approved by the LGU, if feasible; mixed used developments (MUD/ MXD), business parks, information technology (IT) parks, industrial parks, townships, settlements, housing sites, civic centers, tourism enterprises, economic zones, cultural complexes, amusement parks, transit-oriented developments (TODs), residential communities, large subdivisions, large campuses, large inter-modals/ port and airport complexes and the like are examples of PUDs.

76) Professional Responsibility - the responsibility before the State mandatorily assumed by a building designer (i.e. a natural person as a State regulated and licensed professional/ RLP), or by a design office (a juridical person represented by State RLPs who shall be held responsible) and/or a constructor as a juridical person (whereby the constructor is represented by State RLPs who shall be held responsible); the penalty in case guilt is established is the suspension and/or revocation of the concerned RLP’s license to practice a profession on Philippine soil

77) Program, Architectural - the integration of the space program with the definitive qualities/ characterization of the envisioned spaces; the architectural program results from an extensive research into the spatial requirements of the target/ intended building occupants

78) Project Manager - a natural or juridical entity, who represents the Building Owners’ interests, and is primarily tasked with management of the entire building effort from project conceptualization through delivery; the Project Manager may also be tasked with fund sourcing/ raising and fund management to fully ensure project delivery

79) Promenade - a long, open, level area, specifically intended for walking, which may be landscaped, and usually next to a waterway, river or large body of water, where people may safely walk for recreational purposes

80) Property Lines - are lines established by State-registered and licensed Geodetic Engineers (RLGEs) to designate the boundaries of a property in relation to other private/ public properties or the public domain. These comprise the outermost limits for lawful development or construction on a bounded property

81) Public Domain - land owned and controlled by the State or the LGU, common examples of which are the road rights-of-way (RROWs) and rights-of-way (ROW) and all components found therein, the mandated legal easements (MLEs) along waterways, to include public lands on which public buildings/ structures such as civic centers, hospitals, schools, health centers, fire and police stations, markets, terminals and the like are erected and operated/ maintained

82) Public Nuisance - a class of common law offense in which the injury, loss or damage is suffered by the local community as a whole rather than by individual victims

83) Referral Code (RC) - are laws or regulations that are in direct support of the NBCP, consisting of but not limited to the following laws, codes or their successor laws / codes:
R.A. No. 9514, otherwise known as the Fire Code of the Philippines (FCP) of 2008 and its latest implementing rules and regulations (IRR) and derivative regulations (DRs);
B.P. Blg. 344, An Act to Enhance the Mobility of Disabled Persons by Requiring Certain Buildings, Institutions, Establishments and Public Utilities to Install Facilities and Other Devices, and its latest IRR and DRs;
Latest version of the Architectural Code of the Philippines and its DRs;
Latest version of the Structural Code of the Philippines and its DRs;
Latest version of the Philippine Electrical Code and its DRs;
Latest version of the Mechanical Code of the Philippines and its DRs;
P.D. No. 856, Code on Sanitation and its latest IRR and DRs;
P.D. No. 1067, A 1976 Presidential Decree Instituting a Water Code, Thereby Revising and Consolidating the Laws Governing the Ownership, Appropriation, Utilization, Exploitation, Development, Conservation and Protection of Water Resources, otherwise known as The Water Code of the Philippines, and its latest IRR and DRs;
R.A. No. 9275, The Philippine Clean Water Act of 2004, and its latest IRR and DRs;
R.A. No. 9003, The Ecological Solid Waste Management Act of 2000, and its latest IRR and DRs;
R.A. No. 8749, The Philippine Clean Air Act of 1999 and its latest IRR and DRs;
P.D. No. 1586, Establishing an Environmental Impact Statement System, Including Other Environmental Management Related Measures and for Other Purposes, and its latest IRR and DRs;
the ICAO SARP and the CAAP MoS for Aerodromes in the case of airport (or heliport / helipad, as applicable) selection, planning, design, construction, administration, operation and maintenance; and
the various Professional Regulatory Laws (PRLs) such as R.A. No. 9266 (The Architecture Act of 2004), R.A. No. 544 (The Civil Engineering Law of 1950, as amended by R.A. No. 1582 of 1956), etc., including R.A. No. 8981, otherwise known as the Professional Regulation Commission (PRC) Modernization Act of 2000, and their latest IRR and DRs

84) RLA (Registered and Licensed Architect) - a State-Registered and Licensed Architect under R.A. No. 9266, the Architecture Act of 2004, its 2004 IRR and derivative regulations.

85) RLP (Registered and Licensed Professional) - a State-regulated development and / or construction professional who is a holder of a Certificate of Registration and of a license in the form of a professional identification (ID) card duly issued by the Professional Regulation Commission (PRC) for practice in the Philippines, in full accordance with the pertinent Professional Regulatory Law (PRL), its IRR and derivative regulations (DRs). Under this Act, the RLPs for certain classes / types of buildings / structures and their grounds / sites are:
RLA: Registered and Licensed Architect;
RLAE: Registered and Licensed Agricultural Engineer;
RLCE: Registered and Licensed Civil Engineer;
RLEE: Registered and Licensed Electronics Engineer;
RLEnP: Registered and Licensed Environmental Planner;
RLGE: Registered and Licensed Geodetic Engineer;
RLID: Registered and Licensed Interior Designer;
RLLA: Registered and Licensed Landscape Architect;
RLPE: Registered and Licensed Plumbing Engineer (or Master Plumber);
RLPEE: Registered and Licensed Professional Electrical Engineer;
RLPME: Registered and Licensed Professional Mechanical Engineer; and
RLSE: Registered and Licensed Sanitary Engineer.

86) ROW (right-of-way) - a public space that forms part of the public domain, including the airspace above such a ROW:
Drainage ROW: a dedicated land area reserved for the purpose of introducing and maintaining and drainage line leading to an outfall;
Private / Public ROW: a dedicated land area which may or may not be secured, and primarily reserved for the passage of persons, animals, vehicles, utilities, drainage and the like.
Railroad ROW (RRROW): consists of the railway / tramway / tracks on which trains pass, the buffer areas on either side of the railway for operational safety and fixed facilities for passenger exchanges, inclusive of the airspace above such a RRROW;
Utility ROW (UROW): the area on which public utility lines e.g. power, telecommunications, water supply, drainage, sewer, gas, etc. are allowed to pass, including buffer / safety zones, service / maintenance areas and the airspace above such a UROW;
Water ROW (WROW): found in inland waterways such as rivers, streams, lakes, canals and the like and consisting of the waterway / vessel-way on which boats / ships / barges pass, the embankments and portions of the shore areas used to access the waterway / vessel-way, including the airspace above such a WROW.

87) RROW (road right-of-way) - The surface / area existing between two (2) or more defined activity spaces / properties that afford such areas direct pedestrian and vehicular access. The RROW / street usually lies between two (2) or more parallel properties and its width is horizontally measured from opposite property lines. In particular, the RROW / street shall consist of the sidewalk, the curb and gutter (where present), the carriageway (roadway) and all of the other hard-scapes (including street furniture) and soft-scapes that may be initially introduced within the RROW limits; also defined as a public open space for the continuous flow of pedestrian and vehicular traffic, including the air space above such RROW, that must be free of all forms of prohibited physical obstructions:
Public RROW: Any access-way sited on a roadlot, which is designated as a public space and which has been dedicated or deeded to the public for continued use by both pedestrians and vehicles. A public RROW is part of the public domain and is usually paved and complete with the requisite facilities and elements, all financed by public funds. As such, the public RROW cannot be used for private use and enjoyment of any form, nor can it be used for any private commercial or business purposes. If temporary private use on the public RROW such as hourly parking is permitted, the appropriate parking fees shall apply and all collected fees shall accrue to the appropriate Government agency tasked with its maintenance;
Private RROW: Any access-way sited on a roadlot, which is designated as a public space and which has been dedicated or deeded for continued use by both pedestrians and vehicles. A private RROW, while considered part of the public domain, is usually paved and complete with the requisite facilities and elements, all financed by private funds. As such, certain portions of the private RROW may be used for duly-permitted private use and enjoyment, commercial or business purposes. If temporary private use on the private RROW such as hourly parking is permitted, the appropriate parking fees shall apply and all collected fees shall accrue to the entity that financed its construction and / or that spends for its maintenance.
The technical/ legal term RROW is the same as street.

88) Seepage, Water - water entering the lower level/s of a building and coming from the soil around and under said spaces

89) Sidewalk - the portion of the RROW/ street which is for the exclusive use of pedestrians. The use of the sidewalk in any form by vehicles such as laterally traversing the length of the sidewalk or parking on the sidewalk are prohibited acts. Being part of the public domain, any form of private use or enjoyment or any form of public use that violates its dedicated function for pedestrian use are all prohibited

90) Signs - a graphic device intended to convey instructions or directions to guide the general public.
1. Sign, Official - directional or information-conveying signs, in whatever form allowed under the IRR of this Act, that shall be officially issued and erected by or through the national or local government for the purpose of public service.
2. Sign, Temporary - a sign made of fabric/ cloth, vinyl/ plastic or similar light and/or combustible material, with or without frame i.e. streamers, bills, posters and the like that are installed within or outside a ROW for display/ public viewing for a limited period of time, subject to the issuance of the required permit/s.
3. Sign Structure - a structure that supports a large sign, usually a non-mobile billboard

91) Space Planning - an integral part of the architectural design process dealing with research on spatial needs (i.e. space planning surveys/ researches), the analyses of needs and possible/ applicable spatial solutions, the planning and design of spatial and occupancy requirements to meet a target budget, including, but not limited to the preparation of space programs (present, future and distant future), space plans, stacking plans and the like; in space planning, the concerned professional defines and categorizes the interior spaces, defines circulation patterns, and develops plans and layouts for furniture and equipment placements; in Philippine law, the term space planning only appears in R.A No. 9266, The Architecture Act of 2004

Standards, Minimum Building - refers to the building and grounds planning, design, review, construction, inspection and permitting standards set by the NBCP, its latest IRR, certain RCs and pertinent DRs; certain RCs such as the structural, electrical, mechanical, sanitary and architectural codes may actually already contain provisions that exceed (or are more stringent or stricter than) the NBCP provisions; while the NBCP minimum building standards can be exceeded, the same cannot be relaxed by the Government and all its instrumentalities, the LGUs, and the private sector for such shall constitute the violation of the NBCP.

Standards, Minimum Performance - building standards defining the desired performance characteristics of the building, its construction/ finishing quality, the level of building administration practices envisioned, mandated compliances and the like

Sustainable Design - is the philosophy of designing physical objects, the built environment and services to substantially comply with the principles of economic, social and ecological sustainability, without compromising natural and other resources that must be bequeathed to future generations

TGFA (Total Gross Floor Area) - the total floor space within a building (inclusive of extensions / additions to such a building / enclosed area) and its auxiliary buildings; the TGFA consists of the GFA and all other enclosed / partially enclosed support areas that are built up and / or paved (with an impervious surface) together with all other usable horizontal areas / surfaces above and below the finished grade line (FGL) that are all physically attached to such a building; areas such as open / semi-covered parking, walks / covered walks, courts, pools, ponds / grotto, generator shed / pump room / s and elevated platforms / view decks all form part of the TGFA; the TGFA also defined as 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 established grade level that are all physically attached to the building / s which shall consists of the following:
Covered areas used for parking and driveways, services and utilities. The TGFA specifically excludes provisions for courts above grade level;
Vertical penetrations in parking floors where no residential or office units are present;
Uncovered areas for helipads, air-conditioning cooling towers or ACCU balconies, overhead water tanks, roof decks, laundry areas and cages, wading or swimming pools, whirlpool or jacuzzis, terraces, gardens, courts or plazas, balconies exceeding 10m2, fire escape structures and the like; and
Other building projections which may additionally function as floors or platforms if properly reinforced e.g. the top surfaces of roof extensions / eaves, sun-breakers, large roofed or cantilevered areas such as porte cocheres, canopies and the like;

TLA (total lot area) - the total surface area of a lot / property as generally determined by the lengths of its frontage (usually along a RROW / street), sides and rear, with the area measurement taken at a common right angle and not parallel to the surface of the lot / property, particularly if the same is sloping (at an incline).

Urban Design - physical and systemic design undertaken by an Architect on a community and urban plane, more comprehensive than, and an extension of the architecture of buildings, spaces between buildings, entourage, utilities and movement systems.

ZO (zoning ordinance) - a local development control in the form of a local law for a specific LGU and its jurisdiction; with the NBCP only setting the minimum building standards, the ZO can readily exceed such minima to provide more stringent or stricter building regulations as part of the ZO IRR. Nothing follows.

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