Avsv Pre Design Briefing (B11al11)

Residential Business Group
GoBeyond
PRE-DESIGN
BRIEFING
SECTOR 1, BLOCK 11A, LOT 11
MR. & MRS. BAUTISTA
May 6, 2024
Discussion Outline
• Objective
• Design Criteria
• Building Restrictions
• Salient Architectural Treatment
• Guide for House Construction
– Guide for House Construction Checklist
– House Construction Kits
• Schedule of Bonds & Fees
• Plan Submission Requirements
– Plan Submission Guide & Checklist
• Open Discussion
Discussion Outline
• Objective
• Design Criteria
• Open Discussion
Design Criteria
• Harmony with the Overall Village Design
The design of the Buildings is recommended to maintain a contextual relationship with the overall Village design established by the Declarant.
• Location and Impact on Neighbors
Primary concerns are the preservation of access, sunlight, ventilation, view, and drainage as well as the construction's impact on the privacy of adjacent Lots
and its Owners.
Design Criteria
• Objective
• Design Criteria
• Open Discussion
Type of Lot
• Typical lot
SECTOR 1, BLOCK 11A, LOT 11

Lot Markers
• Lot Markers/Monument
o Conduct Lot Survey Certification (Single
Lots)/ Consolidation (2 Lots)
o Put up Mojon stakes – 1meter high
o Paint Red for highest lot marker
o Paint Yellow for the remaining mojon
• Highest Lot Corner - reference
o Put up a fixed reference element
Lot Monument Division
• Lot Markers/Monument
o Removal of Mojon is NOT ALLOWED
o Mojon is shared between lots
ADJACENT LOT
ADJACENT LOT
ADJACENT LOT
Lot Monument Division
Land Management Bureau Law under DOLE, LB - ACT NO. 2259 “THE CADASTRAL
ACT” under Section 4.
Interference with surveys and monuments. Any person who shall interfere with the making of any survey undertaken by the Bureau of
Lands, or shall interfere with the placing of any monument in connection with any such survey, or shall deface, destroy, or remove any
monuments so placed, or shall alter the location of any such monument, or shall destroy or remove any notice of survey posted on the
land pursuant to law, shall be punished by a fine of not more than one hundred pesos or by imprisonment for not more than thirty days
or both. (As amended by Section 2753, Act No. 2711.)
Setbacks and Buildable Area
2.00 2.00
PROPERTY LINE
2.00
PROPERTY LINE
PROPERTY LINE
3.00
PROPERTY LINE
PLANTING STRIP
• Setbacks
o Minimum 3.00 meters on side/s fronting the street/parks
o Minimum 2.00 meters on side/s not fronting the street/park
Building Setback
Implementation for Block 11A, Lot 11
▪ Typical Lot
▪ Alley Lot BUILDING
▪ Easement Lot FOOTPRINT
▪ Entry Lot
▪ Park Lot
▪ Special Corner Lot
[FOR REFERENCE ONLY]
Typical Lot Expansion
TRISTA EXPANSION MACY EXPANSION
DOR, Annex B, Illustration 1a & 1B

Easement Lot Expansion
DOR, Annex B, Illustration 2

Alley Lot Expansion
• Restriction
o No abutment is allowed at the side of the

lot adjacent to an Alley.
o Any point of access shall not be installed
or constructed along the sides fronting
Alleys
DOR Article VI, Sec 6.18.1
DOR, Annex A, Illustration 4

Entry Lot Expansion
• Restriction
o No abutment shall be allowed at the

side adjacent to the fence constructed
by the declarant.

Park Lot Expansion
• Restriction
o No abutment shall be allowed at the

side of the lot adjacent to the Park.

Special Corner Lot Expansion
• Restriction
o No vehicular access is allowed on the

side of the 15-m wide spine road.

House Expansion Guideline
• All Village House Models, horizontal and vertical expansions to
two storeys are allowed only on one side facing the carport or
garage, and a single storey horizontal expansion on the rear
setback.
• Expansion are allowed, however, construction within 3.00m

setback facing a street, and 2.00m setback on the opposite side
of the carport is not allowed.
• There should be a court with a min. dimension of 2.00 x 2.00m

“within the two-storey expansion”, bound by at least one
property line.
• One and two Storey expansion provision are applicable for both
Village House Models and Custom-Designed Houses.
Court DOR Article VI, Sec 6.19.2
• How to measure Building Setback

o Shall be measured from the property line to the nearest finished wall/window or column or any
projection from the said wall/window or column.
o Minimum 3.00 meters on side/s fronting the street/park
o Minimum 2.00 meters on side/s NOT fronting the street/park
DOR Article VI, Sec 6.3. Building Setbacks

Roof/Eaves Setback
1.00 M
• Roof Setback Implementation

o Minimum 2.00 meters on sides fronting the street/ park
o Minimum 1.00 meter on sides not fronting the street/park
o It shall be measured up to the outermost edge of the roof eaves material/gutter
DOR. Article VI, Sec. 6.4. Roof and Eaves

Basement Setback
• Basements
o or other habitable structures fully located below the ground floor finished floor line
shall only be allowed for lots fronting a road with a minimum Road Right of Way
width of 10.00 meters.
DOR Article VI, Sec 6.8
• Cutting and Filling.
o All cuts and fills made within a Lot shall be contained using retaining walls, rip-rap or
other slope protection measures
o the cuts and fills are not allowed to exceed one (1) meter measured vertically from
the highest Lot Corner.
DOR, Annex C, Illustration 6

Allowable Basement Map
Building Height
• Building Height
o A building or any structure on the lot shall have a maximum height of nine (9.00) meters, measured vertically from the Highest Lot Corner up to the
apex of the roof.
DOR Article VI Sec.6.2.

Fence Restriction
• Fronting the Street Fence

o Shall NOT exceed 2.00 m from the finish ground elevation
o The Fence fronting the street shall be 50% solid and 50% porous or see through
design
• Sides & Rear Fence

o Sides NOT fronting a street/park shall NOT exceed 2.50m from finish ground
elevation
o The maximum height for the solid fence shall not exceed 2.00 m and 0.50
remaining will be porous/ see through.
DOR Article VI Sec.6.13.6

Fence Design as per Design
Pattern Book
Allowed Not Allowed

Firewall Restriction
• Firewall
o Windows, opening or apertures shall not be allowed on any Firewall on the boundaries of Lot.
o Vertical Offset (From Roof Edge) – 400 mm (as per NBC)
o Horizontal Offset (Building Edge) – 600 mm (as per NBC)
DOR Article VI Sec.6.11

Balcony and Bay Windows
• Balconies
o Shall not be located less than a minimum distance of 2.00 meters away from all Property Lines.
o No Balconies shall abut the front and rear property lines. Balconies may be allowed on one side of the property if it
complies with prescribe firewall standards and limitation.
• Bay Windows
o shall not be located less than a minimum distance of 3.00 meters away from any Property Line fronting or adjacent
to a Street, and less than a minimum distance of 2.00 meter away from any side or rear Property Line
DOR Article VI, Sec. 6.7.

Balcony with or without Roof
• Balconies with or without Roof
o For Balconies abutting a property line, the firewall

must be extended 1.50 Meters vertically from the
balcony finished floor line.
o For Balconies with portion of its roof abutting the
property line, Firewall must extend 400 mm vertically
above the roof of the balcony.

Carport Restriction
• Parking and Carport
o Minimum parking space dimension of 3.00 meters by 5.00 meters by each lot.
o No carport roof shall be higher than 4.20 meters measured vertically from the Ground
Finished Floor Line to the highest part of the carport roof.

Vehicular Entrances and Driveways
Parking and Carport

o Sidewalk, curb and gutter elevation should NOT be altered
DOR Article VI, Sec. 6.12.1

Parking and Carport
o Each lot (non-consolidated lot), shall be allowed one driveway

max. width of seven (7) meters and prior to consolidated lots it
0.30m shall maintain the allowable max. aggregate width per lot.
o Lot owners are allowed to install grass pavers in their driveways

1.00m 1.20m intersecting the Planting Strip.
DOR Article V, Sec. 2.4.1

Parking and Carport
o Driveways for all Lots shall be

located not less than a minimum
distance of 300 millimeters away
from any side Property Line
o Driveways for Corner lots shall

not be allowed on the circular
curves
DOR Article VI, Sec. 6.12.1

Utilities
Air-condition Unit Installation Generator Set
o No air-conditioning equipment, including fans, ventilators, or o The installation of any power generating set shall require the
similar devices shall be placed on the roof or Façade of the prior written approval of the Declarant or the Association.
Building facing a Street, and shall, in any case, be concealed from DOR Article VII, Sec. 7.6.3
public view through planting and/or screening.
DOR Article VII, Sec. 7.6.1 o Only silent-type, gas-powered, and low-emission generator sets
shall be allowed for use or operation within the Lot.
o No utility ledge shall be less than a minimum distance of 1.00
meter from the side or rear Property Line. DOR Article VII, Sec. 7.6.4
DOR Article VII, Sec. 7.6.2
Solar Collectors, Antenna,
Satellite Dish
Solar Collectors
o which is installed on a pitched roof must lie flat on the roof and be placed so that the edges
are parallel and perpendicular to the roof ridge and edges. No part of the installation should
be visible from the ridge
Antenna and Satellite Dish

o Structures designed to be used as electrical
or telecommunication connections as well
as exterior radio are prohibited from being
installed within the Lot.
Outdoor Detached Structures
o Any outdoor, detached, or freestanding permanent landscape structure such as, but not limited to, pool cabana,
barbecue area, trellis, gazebo, play equipment, and the like, which is not intended for habitation, may be
constructed or installed on a Lot; provided that, it complies with the minimum Building Setback requirements.
o Outdoor and Detached Structures abutments on the Property Line may be allowed if it complies with the
prescribed Firewalls standards and limitation, Special Lot Restrictions, and Building Expansion Guidelines of the
Planning and Design Framework of this Deed of Restrictions in accordance with the Fire Code and the National
Building Code of the Philippines.
o Outdoor Pools, Jacuzzi, or the like shall not be constructed or installed within the portion of the Lot directly
fronting a Street and shall be less than 2.00 meters from any Property Line. Any elevated permanent structure
appurtenant to a swimming pool such as, but not limited to, a diving board or water slide shall not exceed 1.10
meters in height measured from the finished pool coping elevation and shall be constructed at not less than 2.00
meters from the Property Line not fronting a Street.
• Objective
• Design Criteria
• Open Discussion
Architectural Theme
MODERN CONTEMPORARY
DGPB, Article II, Illustration 2

Architectural Treatment
Exterior Wall Base Color
Beige White Off White o Recommended to use the three exterior wall colors used
on the Village House Models, or colors similar to it.
DGPB, Article II, Illustration 7 & 8
Exterior Wall Accent Color

Golden Accent - 54-6108 Powder Puff -11-14044 Head For Beach - 8480
Macy’s Accent color (Macy & Trista Exterior) Trista’s Accent Color (Exterior)
(Exterior) Trista’s Accent Color o Unorthodox colors, such as, but not limited to; bright pink,
neon green, & electric blue are not recommended.
Mudpie – 54-3802 Ornamental Grass – 7837

Macy & Trista (Exterior) Trista’s Accent color
(Exterior)
Roof Form
Hip Type Cone Dome Curve
Gable Type Oriental Thatched Spire
Allowable Roof Type Not Recommended Roof Type

o Gable and Hip type roof is the allowable type of roofing.
o Recommended Roofing Materials: o Roof decks or Open Balcony above the 2nd floor are also Not Allowed.
1. Metal Sheet Roofing with Stone Coated
2. Flat Cement Roof Tiles DGPB, Article II, Illustration 14 & 15
Window Treatment
Allowable Window Type Not Recommended Window Type

o Glass Blocks o Foils & Tracery
o Full Height o Truncated or Lancet
o Corner Windows o Lattice
o Irregular Shape o Rose window
o Protruding o Oriel
o Stained Glass
DGPB, Article II, Illustration 17 & 18 DGPB, Article II, Illustration 17 & 18
Balcony Treatment
Allowable Balcony Type Not Recommended Balcony Type
o Simple and Straight forward o Intricate & Decorative

o Modern Contemporary Design o Not considered as Modern Contemporary Design
DGPB, Article II, Illustration 21 & 22 DGPB, Article II, Illustration 21 & 22
Column Treatment
Allowable Column Type Not Recommended Column Type
o Rectangular o Classical Orders

o Circular
o Articulated DGPB, Article II, Illustration 21 & 22
o Cladding
CORINTHIAN COMPOSITE IONIC
Fence, Railing and Grillwork
Treatment
Allowable Type
o Simple
o Modern Contemporary
Not Recommended Type

o Intricate and decorative
o Not Allowed to put grille works on window only if its on the exterior.

Landscape Design
Allowable Landscape Type
o Simple and Natural
o Employ different forms and layouts, and may use a variety of plant material
o Contrasting texture and color of materials used are encouraged
Not Recommended Landscape Type

o Formal, elaborate characters
o Tall hedges and other similar plants that would act as visual barriers but require high
maintenance are not recommended
o Fruit-bearing “Trees” are not allowed.
Objectives
• Objective
• Design Criteria
• Open Discussion
Owner’s Guide
Plan Evaluation Process
Objectives
• Objective
• Design Criteria
• Open Discussion
Guide for House Construction
Checklist
Checklist
Checklist
Objectives
• Objective
• Design Criteria
• Open Discussion
HOUSE CONSTRUCTION KIT CONTENTS
CONTENTS DATE TRANSMITTED
1. Owner’s Guide for House Construction Owner's Reference

2. Application Form for Construction / Renovation Permit Owner to file
3. Lot Info Plan (Provided to Owner upon turnover) Provided by Admin
4. Work Permit / Temporary Pass for Lot Surveyor For Geodetic Engineer
Pre-Design KIT 5. Pre-Design Meeting Handout Owner's Guide
6. Design Guide and Compliance Checklist Designer's self evaluation
7. Schedule of Fees and Bonds Timetable guide of payments
8. Deed of Restriction Designer's House Plan guide
9. Utility Application Form For Service connections
1. Deed of Undertaking For Owner's signature

2. Specimen Signature Admin to recognize signatures
3. Appointment Letter of Contractor Chosen Contractor (Proof)

4. Pre-Construction Meeting Handout Owner's Guide to Procedures
5. Request for Identification Card Issuance Proof as workers
6. Work Permit Admin Village rules
7. Overtime Work Permit Proof to extend work
Pre-Construction 8. Temporary Pass For sub-Contractors
KIT 9. Delivery Permit (Pre-numbered) For Contractors matl deliveries
10. Pull-out Permit (Pre-numbered) For Contractors matl hauling

11. Hot Work Permit For welding works
12. Adjacent Lot Permit Neighbor's permission to use
their lot
13. House Construction Monitoring Checklist Weekly Inspection at site
14. Village Construction Permit (VCP) Serves as NTP
Objectives
• Objective
• Design Criteria
• Open Discussion
Schedule of Bonds & Fees
Schedule of Bonds & Fees
Objectives
• Objective
• Design Criteria
• Open Discussion
Plan Submission Requirements
A. Preliminary Plans – A3 size & PDF file
o 2 sets of A3 size plan with the following contents:
o Cover Sheet
o Perspective (colored and fully rendered showing two (2) sides)
o Location Map
o Vicinity map (At least Half-Kilometer Radius)
o Site Development Plan showing the proposed bldg. footprint, fences, driveways, sidewalk,
planting strips, road right of way, and landscape
o Floor and Roof Plan with complete dimensions, showing property lines on all levels
o Elevation section with schedule of finishes and materials specifications
o Sections showing details of cut and fill
o Structural / Foundation Plans including fence, basement and cistern if applicable
o Actual connection of all utilities to the original location of tapping points with respect to the Lot
Information Plan (Electrical, Plumbing, Mechanical and Electronics if applicable).
Include this details:
o Red Dash Line – Building Setback Reference Line

o Green Dash Line – Roof Eaves Setback Reference Line
o Labels on all sides either (Property Line, Perimeter fence, or Firewall). On all plans.
B. Final A3 Plan
o This shall only be submitted if there is a revision required from the preliminary plan
C. Seven (7) sets of the Final Building Plan Signed and Sealed – 20” x 30” blueprint ; scale -
1:100
• Architectural
o Perspective
o Vicinity Map
✓ 1.5 km radius from the site
o Site Development Plan (scale-1:200)
✓ With orientation
✓ With contour lines
✓ Showing all landscape features
✓ Showing actual relationship of site to
✓ Road Right of Way (RROW)
o Floor Plans (scale-1:100)
✓ Showing property lines on all levels
✓ Showing setback dimensions on all levels
✓ Showing roof edge on all levels
o Building Sections (scale-1:100)
✓ Showing the cut and fill portions of the site
✓ Showing the vertical dimensions and height of the highest roof point from the
reference point per Deed of Restrictions (DOR)
o Elevations (scale-1:100)
✓ Showing vertical dimensions and height of the roof point from the reference point
per DOR
✓ With materials finishes call outs
o Fence Plans and Details (if there’s any)
✓ Layout with property lines
✓ With contour lines
✓ Elevations with natural ground line (NGL) and finished grade line (FGL)
• Structural (signed and sealed by the Civil Engineer and Architect
o Foundation Plan
✓ Showing property lines
✓ Showing setback dimensions
o Floor Framing Plan
o Roof Framing Plan
o Retaining Wall Details (if applicable)
o Other Details
• Plumbing (signed and sealed by the Sanitary Engineer/Master Plumber)
o Water Line Layout
o Plumbing Layout
o Sewage and Sanitary Layout
o Other Details (if applicable i.e. grease trap, cistern tank, booster pump)
• Electrical
o Lighting Layout
o Power Layout
o Singe Line Diagram
o Load Schedule
• Mechanical and Electronics (if necessary)
• Others
o “Lot Survey Certification” signed & sealed by geodetic engr.
o Construction timetable (Gantt Chart)
o Cost estimates and specification
o All plans shall be signed and sealed
o Provide Black Tracing tube in submission of plans.
Objectives
• Objective
• Design Criteria
• Open Discussion
• Objective
• Design Criteria
• Open Discussion
Open Discussion
QUESTION AND QUERIES

PRE-DESIGN BRIEFING
PHASE 1, BLOCK 11A, LOT 11
THANK YOU
OWNER DESIGNER PROPERTY ARCHITECT
PROPERTY MANAGER

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Residential Business Group

• Harmony with the Overall Village Design

• Location and Impact on Neighbors

SECTOR 1, BLOCK 11A, LOT 11

▪ Easement Lot FOOTPRINT

TRISTA EXPANSION MACY EXPANSION

DOR, Annex B, Illustration 1a & 1B

DOR, Annex B, Illustration 2

o No abutment is allowed at the side of the

DOR, Annex A, Illustration 4

DOR, Annex B, Illustration 2

o No abutment shall be allowed at the

DOR Article VI, Sec 6.18.2

DOR, Annex A, Illustration 5

DOR, Annex B, Illustration 4

o No abutment shall be allowed at the

DOR Article VI, Sec 6.18.3

DOR, Annex A, Illustration 6

DOR, Annex B, Illustration 5

o No vehicular access is allowed on the

DOR Article VI, Sec 6.18.4

DOR, Annex A, Illustration 7

DOR, Annex B, Illustration 6

• Expansion are allowed, however, construction within 3.00m

• There should be a court with a min. dimension of 2.00 x 2.00m

• How to measure Building Setback

DOR Article VI, Sec 6.3. Building Setbacks

• Roof Setback Implementation

DOR. Article VI, Sec. 6.4. Roof and Eaves

DOR Article VI, Sec 6.14.1

DOR, Annex C, Illustration 6

DOR Article VI Sec.6.2.

DOR, Annex C, Illustration 1

• Fronting the Street Fence

• Sides & Rear Fence

DOR Article VI Sec.6.13.6

Allowed Not Allowed

DOR Article VI Sec.6.11

DOR Article VI, Sec. 6.7.

• Balconies with or without Roof

o For Balconies abutting a property line, the firewall

DOR Article VI, Sec. 6.7.

DOR, Annex C, Illustration 5

• Parking and Carport

DOR Article VI, Sec. 6.7.

Parking and Carport

DOR Article VI, Sec. 6.12.1

o Each lot (non-consolidated lot), shall be allowed one driveway

o Lot owners are allowed to install grass pavers in their driveways

DOR Article V, Sec. 2.4.1

o Driveways for all Lots shall be

o Driveways for Corner lots shall

DOR Article VI, Sec. 6.12.1

Air-condition Unit Installation Generator Set

Antenna and Satellite Dish

DGPB, Article II, Illustration 2

DGPB, Article II, Illustration 7 & 8

Exterior Wall Accent Color