PLANNING AND DESIGN GUIDELINES
B. Building height and form
Building Height
These guidelines ensure that the scale of the project is compatible with adjacent buildings, and tall buildings
do not overwhelm smaller scale buildings or block access to light and sun.
B-1 Design buildings to be respectful of adjacent buildings, and create transitions of appropriate height and
scale.
B-2 Locate the taller portions of residential projects away from adjoining properties, in order to provide height
transitions between taller and lower buildings, and to maximize light, air, and privacy for units.
B-3 In low and medium density residential zones, reduce the visual and shadow impact of upper stories by
using one or more of the following design strategies:
• Locate upper stories in the center of the property,
• Step back the upper stories from the stories below,
• Tuck the upper stories inside a pitched roof,
• Use pitched roofs with dormer windows for upper story rooms.
B-4 In areas where the prevailing development is single-story, step back the upper stories along the public
street frontage to maintain compatibility with the single-story character.
B-5 In hillside areas, design buildings to step down the hillside, following the slope of the land, rather than
having tall down-slope walls that are highly visible from surrounding properties and which are not consistent
in scale with existing neighborhoods.
Building Form and Bulk
These guidelines ensure that continuous buildings with attached or stacked units on deep narrow lots do not
end up being overly long and bulky, creating an incompatible institutional character within residential neigh
borhoods.
B-6 Design residential projects to avoid large box-like forms with continuous unrelieved surfaces.
B-7 Include articulation at a minimum along the public and private street frontage, and project side and rear
yards, such that the bulk as seen from existing neighbors is reduced. (See Building Articulation.)
B-8 Minimize the bulk of the buildings by limiting building length, or designing buildings with two or more of
the following special features to break up building bulk, including:
• Horizontal and vertical setbacks and stepbacks (instead of a long flat wall),
• Changes in roof form and height,
• Major full-height recesses (typically at least 10 feet deep) along the length of the building that successfully
break the building into smaller discrete masses.
B-9 Ground level parking podiums and lobbies can be continuous without a break if the above guidelines are
met.
C. Building relationship to
the street
Front Yards
These guidelines ensure that landscaped front yards in residential neighborhoods create an attractive
neighborhood character and “curb appeal” along the street to increase the value of homes throughout the
neighborhood.
C-1 Design front yard setbacks to provide a pedestrian scale and enhance the street, with setback dimensions
that are generally consistent with the other buildings on the block.
C-2 Maximize front yard landscaping, through the following strategies:
• Limit paved areas to those which are necessary for auto circulation and pedestrian access to the front door.
• Use narrow paved wheel strips instead of wide paved driveways.
• Narrow driveways at the street and widen them closer to the garage entrance.
• Minimize driveway apron widths; they can be as narrow as 16 feet for a 20 foot wide garage.
• Provide walkways to front doors that are no more than four feet wide. Incorporate landscaping into the
walkway (if feasible given handicapped access needs.)
• Use permeable paving for pedestrian walkways.
• Use permeable paving for driveway aprons.
Building Orientation, Entrances, and Street
Facing Facades
These guidelines ensure that projects create an attractive street appearance that contributes to neighborhood
character, establishes a sense of community, and fosters social interaction among neighbors.
C-3 Design the street-facing façade to orient towardsthe public street, or private street if lot does not about
public street. Incorporate a front porch, front door, primary living space windows, building articulation
elements (such as cornices, brackets, overhangs, shutters, window boxes, etc.), and extensive front yard
landscaping to create an attractive street appearance that enhances the surrounding neighborhood.
C-4 Locate the primary front entrance of residential units to face public, or private streets if lot does not about
public street.
• Where it is not feasible to locate the front door facing the street due to topography or other physical
constraints, provide a trellis or landscaped courtyard entry to signal the route to the entry. Use accent
landscaping and special landscape elements, such as feature planting, including free-standing columns or
trellises with vines for vertical accent, to give visual expression to site circulation, especially at entrances and
exits.
C-5 In areas where the prevailing character is singlefamily detached development, design the public street
facing facade to “read” like single unit structures. Examples include shifting the units in section, varying the
design treatment for individual units, and incorporating individual unit entrances along the facade.
D. Building design
These guidelines seek to create unified and harmonious building compositions, promote quality architecture,
and visual diversity. No official architectural style is dictated or preferred.
Architectural Style
D-1 Design projects with a consistent design integrity, exhibited by all building components including, but not
limited to, building mass and articulation, roof forms, windows (proportion and design), building materials,
facade details (doors and entrances), fencing, and landscaping.
D-2 Avoid combining structural and decorative characteristics from different architectural styles into a single
building.
Building Materials
D-3 Use building materials that convey a sense of durability and permanence. Use high quality materials that
will last for the life of the building. Install materials so that building facades do not stain or deteriorate quickly.
D-4 Use the highest quality and most durable materials at the base of buildings, because those can be most
impacted by landscaping, people, and automobiles.
D-5 Use exterior siding materials such as stucco, wood siding, masonry, tile, wood shingles, metal panels, and
glass panels. Scored plywood and aluminum siding are not permitted.
D-6 Use a complementary palette of materials on all four sides of buildings. Use building materials of similar
durability and quality throughout the project.
D-7 Locate material changes at interior corners as a return at least six feet from the external corners
or other logical terminations; and not at external corners.
Building Colors
D-8 Select a coordinated palette of complimentary colors, rather than a patchwork of competing colors.
D-9 Use bright colors only as accent colors on trim.
D-10 Do not use fluorescent or neon colors.
Building Articulation
D-11 Design doorways, columns, overhangs, and other architectural elements to be substantial in depth, in
order to create shadow and architectural relief. Incorporate at least three of the following features, consistent
in design style, that provide articulation and design interest consistently throughout the project:
• Decorative trim elements that add detail and articulation, such as door surrounds with at least a two-inch
depth, decorative eave detailing, belt courses;
• Pitched / variegated roof forms;
• Roof overhangs at least 18 inches deep;
• Variety in use of materials, especially at ground level stories, for detailing at porches / entry areas, paneling
at bays or at special parts of the building;
• Building base (typically bottom three feet) that is faced with a stone or brick material, or is delineated with a
channel or projection; and/or
• Railings with a design pattern and materials such as wood, metal, or stone which reinforces the architectural
style of the building.
D-12 Incorporate projections and recesses throughout the façade design to add architectural interest and a
visual play of light and shadow. Examples include: bay windows, chimneys, frontporches,balconies,overhangs,
brackets, and cornices.
D-13 Incorporate building projections that enhance the design and articulation of the building. These
mayproject into required front, side, and rear yards up to the limits allowed in the development standards.
Roof Forms
D-14 Incorporate variable roof forms into the building designs, to the extent necessary to avoid a boxy
appearance of residential buildings. This may be accomplished by changes in roof height, offsets, change in
direction of roof slope, dormers, parapets, etc.
D-15 Design roof forms such that no more than two side-by-side units are covered by one unarticulated roof.
Articulation may be accomplished by changing roof height, offsets, and direction of slope, and by introducing
elements such as dormers, towers, or parapets. Other alternative design approaches that achieve the same goal
of breaking down building masses into small individual units may also be acceptable, for exampleshifting the
units in section and varying the design treatment for individual units.
Windows
D-16 Design window patterns and proportions to enhance all facades of the building and add architectural
interest. Differentiate window designs (size, proportion) to reflect the different components of residential
units, (for example entrances, living areas, stairways, and bedrooms) while ensuring harmony within that
variety
D-17 Design windows recesses, window trim and other window elements to be substantial in depth to create
shadows and add architectural interest. Incorporate at least one of the following window features throughout
the project:
• Minimum depth of at least two inches from glass to exterior of trim;
• Minimum depth of at least six inches from glass to wall edge around windows if there is no trim (this is only
appropriate for certain architectural styles such as Spanish Revival or Modern);
• Decorative trim elements that add detail articulation, such as window surrounds with at least a two-inch
depth. They must be designed as an integral part of the design, and rnbhnot appear “tacked-on.”
Doors and Entrances
D-18 Emphasize building entrances with special architectural and landscape treatments.
D-19 Design building entrances so that they are not over-scaled relative to the size of the buildings, such that
they exaggerate the scale of the structure.
Remodeling and Additions
D-20 Design additions to existing buildings with consideration for the overall form of the resulting building;
additions must not mix styles or introduce incongruous design motifs to an existing building.
D-21 Design additions to have similar massing volumes consistent with the original building withsecondstory
additions stepped back from adjacent neighboring properties.
D-22 Design remodeling projects and additions such that the exterior appearance of the buildingdemonstrates
design integrity in the following ways:
• Use complementary materials for exterior facades;
• Use window types that are similar in size, shape and proportion of the windows on the original building;
• Use consistent roof materials and roof forms.
D-23 Do not close, move or enlarge exterior openings for doors and windows without consideration for the
overall composition of the building, including all other remaining exterior openings.
D-24 Do not remove or cover high quality original finish materials and ornamentation integral to the design
integrity of the building with new incompatible materials.
D-25 Design new windows and doors to match existing window, door and hardware materials, except when
the existing materials are of low quality, in which case they all shall be replaced with high quality materials.
E. building setbacks for light,
air, and privacy
The purpose of these guidelines is to ensure adequate setbacks for residential units in the project and ensure
the project respects the residential units in adjoining buildings.
E-1 Provide adequate light, air, and privacy for residential units in the project, as well as residential units in
adjoining buildings.
E-2 Provide rear setbacks that have sufficient depth to create usable open space areas that can accommodate
chairs and tables, outdoor grills, gardening, and other outdoor activities.
E-3 Incorporate lower building heights and greater side and rear yard setbacks for portions of projects that are
adjacent to lower density residential zones.
E-4 Provide distance between buildings on the same project site that is adequate to ensure light, air and privacy
for adjacent residential units and to minimize shadows on open space.
E-5 Use design strategies to protect privacy, such as offsetting windows of adjacent units, locating minor
windows above eye level, and using opaque glass for minor windows.
NATIONAL BUILDING CODE OF THE PHILIPPINES
SECTION 101. Title This Decree shall be known as the “National Building Code of the Philippines” and
shall hereinafter be referred to as the “Code”.
SECTION 102. Declaration of Policy It is hereby declared to be the policy of the State to safeguard life,
health, property, and public welfare, consistent with the principles of sound environmental management
and control; and to this end, make it the purpose of this Code to provide for all buildings and structures, a
framework of minimum standards and requirements to regulate and control their location, site, design,
quality of materials, construction, use, occupancy, and maintenance.
SECTION 103. Scope and Application (a) The provisions of this Code shall apply to the design,location,
siting, construction, alteration, repair, conversion, use, occupancy, maintenance, moving, demolition of, and
addition to public and private buildings and structures, except traditional indigenous family dwellings as
defined herein.
(b) Buildings and/or structures constructed before the approval of this Code shall not be affected there by
except when alterations, additions, conversions or repairs are to be made therein in which case, this Code
shall apply only to portions to be altered, added, converted or repaired.
SECTION 104. General Building Requirements (a) All buildings or structures as well as accessory
facilities thereto shall conform in all respects to the principles of safe construction and must be suited to the
purpose for which they are designed.
(b) Buildings or structures intended to be used for the manufacture and/or production of any kind of article
or product shall observe adequate environmental safeguards.
(c) Buildings or structures and all parts thereof as well as all facilities found therein shall be maintained in
safe, sanitary and good working condition.
SECTION 105. Site Requirements The land or site upon which will be constructed any building or
structure, or any ancillary orauxillary facility thereto, shall be sanitary, hygienic or safe. In the case of sites
or buildings intended for use as human habitation or abode, the same shall be at a safe distance, as
determined by competent authorities, from streams or bodies of water and/or sources of air considered to
be polluted; from a volcano or volcanic site and/or any other building considered to be a potential source
of fire or explosion.
SECTION 106. Definitions As used in this Code, the words, terms and phrases enumerated in Annex “A”
hereof shall have the meaning or definition, correspondingly provided therein.
SECTION 201. Responsibility for Administration and Enforcement The administration and enforcement
of the provisions of this Code including the imposition of penalties for administrative violations thereof is
hereby vested in the Secretary of Public Works,
Transportation and Communications, hereinafter referred to as the “Secretary”.
SECTION 202. Technical Staff The Secretary is hereby authorized to constitute and provide in his
Department a professional staff composed of highly qualified architects, engineers and technicians who
possess diversified and professional experience in the field of building design and construction.
SECTION 203. General Powers and Functions of the Secretary under this Code For purposes of
carrying out the provisions of this Code, the Secretary shall exercise the following general powers and
functions:
(1) Formulate policies, plans, standards and guidelines on building design, construction, use, occupancy
and maintenance, in accordance with this Code.
(2) Issue and promulgate rules and regulations to implement the provisions of this Code and ensure
compliance with policies, plans, standards and guidelines formulated under paragraph 1 of this Section.
(3) Evaluate, review, approve and/or take final action on changes and/or amendments to existing Referral
Codes as well as on the incorporation of other referral codes which are not yet expressly made part of this
Code.
(4) Prescribe and fix the amount of fees and other charges that the Building Official shall collect in
connection with the performance of regulatory functions.
SECTION 204. Professional and Technical Assistance The Secretary with the assistance of his technical
staff shall provide such professional, technical, scientific and other services including testing laboratories
and facilities as may be required to carry out the provisions of this Code; Provided that the Secretary may
secure such services as he may deem necessary from other agencies of the National Government and
may make arrangement for the compensation of such services. He may also engage and compensate
within appropriations available therefore, the services of such number of consultants, experts and advisers
on full or part time basis, as may be necessary, coming from the government or private businesses, entities
or associations to carry out the provisions of this Code.
SECTION 205. Building Officials Except as otherwise provided herein, the Building Official shall be
responsible for carrying out the provisions of this Code in the field as well as the enforcement of orders and
decisions made pursuant thereto. Due to the exigencies of the service, the Secretary may designate
incumbent Public Works District Engineers, City Engineers and Municipal Engineers to act as Building
Officials in their respective areas of jurisdiction. The designation made by the Secretary under this Section
shall continue until regular positions of Building Official are provided or unless sooner terminated for causes
provided by law or decree.The National Building Code (P.D. 1096) 5
SECTION 206. Qualifications of Building Officials No person shall be appointed as a Building Official
unless he possesses the following qualifications:
1. A Filipino citizen and of good moral character.
2. A duly registered architect or civil engineer.
3. A member of good standing of a duly accredited organization of his profession for not less than two
years.
4. Has at least five years of diversified and professional experience in building design and construction.
SECTION 207. Duties of a Building Official In his respective territorial jurisdiction, the Building Official
shall be primarily responsible for the enforcement of the provisions of this Code as well as of the
implementing rules and regulations issued therefor. He is the official charged with the duties of issuing
building permits. In the performance of his duties, a Building Official may enter any building or itspremises
atall reasonable times to inspect and determine compliance with the requirements of this Code, and the
terms and conditions provided for in the building permit as issued.
When any building work is found to be contrary to the provisions of this Code, the Building Official may
order the work stopped and prescribe the terms and/or conditions when the work will be allowed to resume.
Likewise, the Building Official is authorized to order the discontinuance of the occupancy or use of any
building or structure or portion thereof found to be occupied or used contrary to the provisions of this Code.
SECTION 208. Fees Every Building Official shall keep a permanent record and accurate account of all fees
and other charges fixed and authorized by the Secretary to be collected and received under this Code.
Subject to existing budgetary, accounting and auditing rules and regulations, the Building
Official is hereby authorized to retain not more than twenty percent of his collection for the operating
expenses of his office. The remaining eighty percent shall be deposited with the city or municipal treasurer
and shall accrue to the General Fund of the province, city or municipality concerned.
SECTION 209. Exemption Public buildings and traditional indigenous family dwellings shall be exempt
from payment of building permit fees. As used in this Code, the term “traditional indigenous family dwelling”
means a dwelling intended for the use and occupancy by the family of the owner only and constructed of
native materials such as bamboo, nipa, logs, or lumber, the total cost of which does not exceed fifteen
thousand pesos.
SECTION 210. Use of Income from Fees Any provision of law to the contrary notwithstanding, the
Secretary is hereby authorized to prescribe the procedures for the use of all net income realized by the
office of the Building Official from the collection of fees and charges not exceeding twenty percent thereof
in accordance with Section 208. Such income may be used to cover necessary operating expenses
including the purchase of equipment, supplies and materials, traveling expenses, obligation expenses and
sheriff’s fees and payment of other prior years’ obligations not adequately funded, subject to existing
budgetary and auditing rules and regulations.The National Building Code (P.D. 1096) 6
SECTION 211. Implementing Rules and Regulations In the implementation of the provisions of this
Code, the Secretary shall formulate necessary rules and regulations and adopt design and construction
standards and criteria for buildings and other structures. Such standards, rules and regulations shall take
effect after their publication once a week for three consecutive weeks in a newspaper of generalcirculation.
SECTION 212. Administrative Fines For the violation of any of the provisions of this Code or any of the
rules or regulations issued ther eunder, the Secretary is hereby empowered to prescribe and impose fines
not exceeding ten thousand pesos.
SECTION 213. Penal Provisions It shall be unlawful for any person, firm or corporation, to erect ,construct,
enlarge, alter, repair, move, improve, remove, convert, demolish, equip, use, occupy, or maintain any
building or structure or cause the same to be done contrary to or in violation of any provision of this Code.
Any person, firm or corporation who shall violate any of the provisions of this Code and/or
commit any act hereby declared to be unlawful shall upon conviction, be punished by a fine of not
more than twenty thousand pesos or by imprisonment of not more than two years or by both such fine
and imprisonment: Provided, that in the case of a corporation firm, partnership or association, the
penalty shall be imposed upon its officials responsible for such violation and in case the guilty party is
an alien, he shall immediately be deported after payment of the fine and/or service of his sentence.
SECTION 214. Dangerous and Ruinous Buildings or Structures Dangerous buildings are those which
are herein declared as such or are structurally unsafe or not provided with safe egress, or which constitute
a fire hazard, or are otherwise dangerous to human life, or which in relation to existing use, constitute a
hazard to safety or health or public welfare because of inadequate maintenance, dilapidation,
obsolescence, or abandonment; or which otherwise contribute to the pollution of the site or the community
to an intolerable degree.
SECTION 215. Abatement of Dangerous Buildings When any building or structure is found or declared
to be dangerous or ruinous, the Building Official shall order its repair, vacation or demolition depending
upon the degree of danger to life, health, or safety. This is without prejudice to further action that may be
taken under the provisions of Articles 482 and 694 to 707 of the Civil Code of the Philippines.
SECTION 216. Other Remedies The rights, actions and remedies provided in this Code shall be in addition
to any and all other rights of action and remedies that may be available under existing laws.
