Zoning Ordinance 2013-2023 of Makati City

8/20/2019 Zoning Ordinance 2013-2023 of Makati City

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REPUBLIC OF THE PHILIPPINESSANGGUNIANG PANLUNGSOD

CITY OF MAKATI

PRESENT:

Councilor FERDINAND T. EUSEBIO – Temporary Presiding OfficerCouncilor MARIEALETHEA S.J. CASAL-UYCouncilor MA. THERESA N. DE LARACouncilor MANUEL MONSOUR T. DEL ROSARIO IIICouncilor VIRGILIO V. HILARIO, JR.Councilor ARNOLD C. MAGPANTAYCouncilor LEONARDO M. MAGPANTAYCouncilor ROMEO C. MEDINA

Councilor NELSON S. PASIACouncilor TOSCA CAMILLE T. PUNO-RAMOSCouncilor VINCENT T. SESECouncilor MARY RUTH C. TOLENTINOCouncilor MA. CONCEPCION M. YABUTCouncilor NEMESIO S. YABUT, JR. ABC President ARLENE M. ORTEGA – Sectoral Representative

ABSENT:

Vice Mayor ROMULO V. PEÑA, JR.Councilor HENRY A. JACOME – Sick Leave

Councilor SALVADOR D. PANGILINAN – On Official BusinessS.K. President KARIS ISRAELLE S. CRUZADO – Vacation Leave-----------------------------------------------------------------------------------------------------------------By unanimous vote of the Sangguniang Panlungsod members present, the followingCity Ordinance was enacted on third and final reading:

CITY ORDINANCE NO. 2012 –102

Authors: Councilors L.M. Magpantay, F.T. Eusebio, A.C. Magpantay,N.S. Yabut, Jr., V.T. Sese, M.A. SJ. Casal-Uy, M.T.N. de Lara,

V.V. Hilario, Jr., H. A. Jacome, R.C. Medina, N.S. Pasia,M.R.C. Tolentino, M.C.M.Yabut, M.M.T. del Rosario III,

T.C.T. Puno-Ramos,V.T. Sese, and M.A.M. Ortega

AN ORDINANCE ADOPTING THE NEW ZONING REGULATIONS FORMAKATI AND PROVIDING FOR THE ADMINISTRATION,ENFORCEMENT AND AMENDMENT THEREOF AND FOR THEREPEAL OF ALL ORDINANCES IN CONFLICT THEREWITH.

WHEREAS, the City of Makati cannot rest on its laurels and should continue toupdate its policies and regulations to be attuned to current local situations and needsand the changing times in order to remain competitive and to maintain its foothold asthe country’s premier business center of the country;


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WHEREAS, towards this end, The New Makati Comprehensive Land UsePlan (2013 – 2023) was adopted by City Ordinance No. 2012-101 and this willbe enforced through the enactment of regulatory measures to translate theplanning goals and objectives into reality.

WHEREAS, the Zoning Ordinance is the regulatory measure which is animportant tool for the implementation of the Comprehensive Land Use Plan;

WHEREAS, the Local Government Code authorizes local government units toenact zoning ordinances subject to and in accordance with existing laws;

NOW THEREFORE, BE IT ENACTED, AS IT IS HEREBY ENACTED BYTHE SANGGUNIANG PANLUNGSOD OF MAKATI, METRO MANILA, BYVIRTUE OF THE POWERS VESTED IN IT BY LAW, IN SESSIONASSEMBLED, THAT:

Article ITITLE

SECTION 1. Title of the Ordinance. This Ordinance shall be known as theNew Zoning Ordinance of the City of Makati and shall be referred to as theOrdinance.

Article II AUTHORITY ANDPURPOSE

SECTION 2. Authority. This Ordinance is enacted pursuant to the provisions

of the New Local Government Code, RA 7160 Sections 458 a.2 (7-9) and 447a.2 (7-9) dated 10 October 1991, “Authorizing the City/Municipality throughthe Sangguniang Panglunsod/Bayan to adopt Zoning Ordinance subject to theprovisions of existing laws,” and in conformity with EO No. 72.

SECTION 3. Purposes. This ordinance is enacted to achieve the followingpurposes:

1. Guide, control and regulate future growth and development of the Cityof Makati in accordance with “The New Comprehensive Land Use Plan(2013-2023)”.

2. Protect the character and stability of residential, commercial,institutional, parks and recreational spaces, and other functional areaswithin the locality and promote the orderly and beneficial developmentof the same.

3. Promote and support the revitalization of areas with high growthpotentials and in most need of upgrade.

4. Enhance vibrancy of the communities using spatial strategies to create

spaces and allowable uses for people to interact.


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5. Support and ensure the continued growth of Makati as a globalbusiness and financial center in a manner that benefits the broadestsegment of the population.

6. Promote and protect the health, safety, peace, comfort, convenience

and general welfare of inhabitants in the City.

7. Regulate the location, use, and density of buildings and land in such amanner as to avoid unnecessary congestion and demand on utilitiesand services, and to enhance convenience of access to property and tosafety from disaster, fire and other dangers.

8. Mainstream disaster risk reduction and climate change in developmentprocess such as policy formulation, land use and urban planning,infrastructure and housing, among others.

9. Enhance the participation of the City’s constituents in the developmentof their communities.

SECTION 4. General Zoning Principle. This Ordinance is based on theapproved ‘The New Makati Comprehensive Land Use Plan (2013-2023) asper City Ordinance No. 2012-101 dated December 10, 2012.

Article IIIDEFINITION OF TERMS

SECTION 5. Definition of Terms. Words and phrases used in this Ordinanceare hereby defined in Annex A, which is attached herewith and made anintegral part of this Ordinance.

SECTION 6. Construction and Interpretation of Terms. The words andterms employed in this Ordinance shall be interpreted as follows:

1. Generic terms, such as others, and the like, etc. shall be construed tomean as including all specific terms similar to or compatible with thoseenumerated;

2. The singular includes the plural, subject to density regulations;3. The present tense includes the future tense;

4. The word "person" includes both natural and juridical persons;

5. The word "lot" includes the phrase plot or parcel;

6. The term "shall" is always mandatory; and

7. The word "used" or "occupied" as applied to any land or building shall

be construed to include the words "intended," "arranged," designed tobe "used or occupied."


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Article IV ZONE CLASSIFICATIONS AND BOUNDARIES

SECTION 7. Division into Zones and Subzones. To effectively carry out the

objectives of this Zoning Ordinance, the City is hereby divided into thefollowing zones and subzones as shown in the Official Zoning Map.

1. Residential Zones:

a. Low Density Residential Zone (R-1)b. Medium Density Residential/Mixed-Use Zone (R-2)c. High Density Residential/Mixed-Use Zones (R-3, composed of

R-3A, R-3B and R-3C subzones)

2. Commercial Zones:

a. Low Density Commercial/Mixed-Use Zone (C-1, composed of C-1A and C-1B subzones)

b. Medium Density Commercial/Mixed-Use Zone (C-2, composedof C2A and C-2B subzones)

c. High Density Commercial/Mixed-Use Zone (C-3, composed ofC-3A, C-3B, C-3C, and C-3D subzones)

d. Central Business District Zone (C-4, composed of C-4A, C-4B,C-4C, C-4D, C-4E, C-4F, C-4G, C-4H, C-4I, C-4Jand C-4Ksubzones)

3. Planned Unit Development Zone (PUD)

4. Special Mixed-Use Zone (SMU)

5. Special Precincts for Urban Redevelopment (SPUR) Zone

6. Disaster Resiliency Initiative for Vulnerable Enclaves (DRIVE) Zone

7. Heritage Preservation Zone (HPZ)

8. Riverside Development Zone (RDZ)

9. Government Center Zone (GCZ)

10. Institutional Zone (INS)

11. Recreational Zones:

a. General Park Zone (REC-1)b. Institutional Recreational Zone (REC-2)


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c. Sports Club Recreational Zone (REC-3)d. Residential/Commercial Recreational (RCR)

12. Open Space (OPN)

13. Utility Zone (UTL)

14. Cemetery Zone (CEM)

SECTION 8. Zoning Map. It is hereby adopted as an integral part of thisOrdinance, the New Official Zoning Map for Makati City, wherein thedesignation, location, and boundaries of the zones and subzones hereinestablished are shown and indicated. Such Official Zoning Map shall besigned by the City Mayor and duly authenticated by the HLURB/SangguniangPanlungsod. The Official Zoning Map has six (6) components:

1. The New Makati City Zoning Map

2. The New Makati City Residential Subzones Map

3. The New Makati City Commercial Subzones Map

4. The New Makati City Special Development Zones Map

5. The New Makati City Institutional, Recreational, Open Space,Cemetery, UtilityZones/Subzones Map

6. The New Makati City Overlay Map for Special Development Zones

SECTION 9. Zone Boundaries. The location and boundaries of the abovementioned zones are hereby defined in the list of Zone Boundaries, which isherewith attached as AnnexB and made an integral part of this Ordinance.

SECTION 10. Interpretation of Zone Boundaries. In the interpretation of theboundaries of any of the zones indicated on the Zoning Map, the followingrules shall apply:

1. Unless otherwise stated in this Ordinance and/or in the official ZoningMap, zone boundaries follow lot boundaries.

2. Where zone boundaries are so indicated that they approximately followthe center of streets or highways, the street or highway right-of-waylines shall be construed to be the boundaries.

3. Where zone boundaries are so indicated that they are approximatelyparallel to the centerlines or right-of-way lines, such boundaries shallbe construed as being parallel thereto and at such distance there fromas indicated in the zoning maps. If no distance is given, such

dimension shall be determined by the use of the scale shown in saidzoning maps.


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4. Where the boundary of a zone follows approximately a railroad line,such boundary shall be deemed to be the railroad right-of-way.

5. Where the boundary of a zone follows a river, stream or creek, such

boundary line shall be deemed to be at the limit of the political jurisdiction of the city, unless otherwise indicated. Boundaries indicatedas following the bank or side of a river, stream or creek, shall beconstrued to follow such banks or sides, provided that uses along suchboundaries shall comply with the required easements and setbacks.For rivers, the required easement is ten (10) meters while for creeksand other tributaries, three (3) meters. Should there be a change in theexisting banks or sides of rivers or creeks, the boundaries shall beconstrued as moving with the actual banks or sides.

6. Where a lot is divided by a city boundary line, only that portion falling

within the city boundary line shall be covered by this Ordinance.

7. Unless otherwise stated in this Ordinance, a lot of one ownership, as ofrecord at the effective date of this Ordinance, that is divided by a zoneboundary line shall be treated as separate lots, in terms of theprovisions of this Ordinance, wherein the boundary between the lotsshall be determined as shown in, and/or measured by scale from, theOfficial Zoning Map.

8. A zone boundary that is described as one lot deep shall be interpretedas a general description of the depth of the zone such that the actualnumber of lots included within the depth of the zone may exceed onelot. The actual number of lots included within the depth of the zoneshall be as shown in the Official Zoning Map.

9. Unless otherwise stated in this Ordinance, if there is any discrepancybetween the zone boundaries indicated in Annex B and the zoneboundaries indicated on the Official Zoning Map, the latter shall govern.

Article V

LAND USE, DENSITY AND HEIGHT REGULATIONS SECTION 11. General Provisions. The allowable land uses and maximumbuilding densities/heights in the zones and subzones defined in thisOrdinance are enumerated in the succeeding Sections.

1. Allowable land uses are specified according to Principal Uses and Accessory Uses. Principal Uses define the dominant use of a zone/lotwhile Accessory Uses support the Principal Uses allowed in a zone/lot.

2. A Principal Use/s shall be the dominant use/s in a lot. The dominant

use of a lot shall be determined as follows:


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a. In Residential (R-1, R-2, R-3), Commercial (C-1, C-2, C-3),Central Business District (C-4A, C-4B, C-4C, C-4D, C-4E, C-4F,C-4G, C-4H, C-4I, C-4J, and C-4K), PUD, SMU, SPUR, DRIVE,HPZ, GCZ,INS, and Sports Club Recreational (REC-3) zones,the dominant use is the use that occupies the largest building

Gross Floor Area in a lot.

b. In lots in REC-1, REC-2, RDZ, OPN and in Residential andCommercial zones/subzones where park, playground, sportsfield/court, garden is the only principal use allowed, thedominant use is the use that occupies the largest area of the lot.

3. An Accessory Use shall be allowed only with the presence of aPrincipal Use in the same lot. In no case shall Accessory Use/soccupy more than forty-five percent (45%) of the Gross Floor Area ofthe structure located in the same lot including open yard if used for

commercial purpose.

4. A use or structure that is indicated in Article V as both an AccessoryUse and a Principal Use for a specific zone/lot shall be interpreted tobe a Principal Use.

5. Building density shall be controlled by a maximum Floor Area Ratio.Floor Area Ratio (FAR) is defined as the ratio between the Gross Floor Area (GFA) of a building and the area of the lot on which it is built. Thetotal GFA of any building or buildings in a lot should not exceed theprescribed maximum FAR multiplied by the lot area. Unless otherwiseprescribed in this Ordinance, prescribed maximum FARs shall applyonly to developable lots and not to roads and other lots or parcels ofland not intended for vertical development.

6. In zones where no maximum FAR is prescribed, building density islimited by maximum building height and yard/setback restrictions.(Maximum Densities and Building Heights for each zone aresummarized in a separate map.)

7. Maximum lot coverages are prescribed for General Park Zone (REC-

1), Institutional Recreational Zone (REC-2), R-1 (Forbes Park Villageonly), and part of the Riverside Development Zone (RDZ) in order topreserve the open character of these zones.

8. Allowable land uses, maximum FARs, maximum building heights, andmaximum lot coverages are summarized in Annex C, which is attachedherewith and made an integral part of this Ordinance.

9. Notwithstanding the designation of a zone as residential, commercial,institutional, or recreational, certain lots in such zones may be allowedonly specific uses as prescribed in this Ordinance.


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SECTION 12. Conforming Use. A lot shall be deemed to have a conforminguse that complies with the regulations of the zone in which it is located if useof the lot is consistent with the allowable Principal and/or Accessory Uses forsuch zone, pursuant to Article V of this Ordinance.

SECTION 13. Height Regulations. In all cases, building height must conformto the height restrictions and requirements of the Civil Aviation Authority of thePhilippines (CAAP) as well as the requirements of the National Building Code(NBC), the Structural Code of the Philippines as well as all laws, ordinances,design standards, rules and regulations related to land development andbuilding construction and the various safety codes.

SECTION 14. Low Density Residential Zone (R-1). An R-1 zone shall beused principally for single detached dwellings with customary ancillary uses,and compatible accessory uses on a neighborhood scale, except for Bel-Air,San Lorenzo and San Miguel Villages where duplexes may be allowed and in

Forbes Park Village where multi-family dwelling may be allowed.

1. Principal Use:

a. SINGLE DETACHED FAMILY DWELLING, with customaryancillary uses such as house employees’ quarter, privategarage, and guardhouse.

b. DUPLEX, where it shall be allowed as an additional PrincipalUse only in Bel-Air, San Lorenzo and San Miguel Villages;

c. MULTI-FAMILY DWELLING, with customary ancillary uses suchas house employees’ quarter, private garage, and guardhouse,where it shall be allowed as an additional Principal Use only inForbes Park Village.

d. PARKS, POCKET PARKS, PARKWAY, PROMENADE,GARDEN, PLAYGROUND, PLAYLOTS, SPORTSFIELD/COURT, GARDEN: for use of its immediate residentialcommunity. These shall be the only Principal Use allowed in thefollowing lots (RCR):

i. Block 6, Lots 1-7, (LRC) Psd-12510 (BarangayMagallanes)

ii. Block 14, Lots 10, 11, 12, 29, 30, 31, (LRC) Psd-12510(Barangay Magallanes)

iii. Block 20, Lots 6, 7, 8, 23, 24, 25, (LRC) Psd-12510(Barangay Magallanes)

iv. Block 21, Lots 8, 9, 10, 28, 29, 30, (LRC) Pcs-1310(Barangay Dasmarinas)

v. Block 38, Lots 6, 7, 8, 22, 23, 24, (LRC) Pcs-1310(Barangay Dasmarinas)

vi. Block 24, Lot 16, Psd-39328 (Barangay San Lorenzo)vii. Block 20, Lot 11, (LRC) Psd-5014 (Barangay Urdaneta)


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viii. Block 7, Lot 14, 15, 16, 29, 30, 31, (LRC) Psd-6108 andLots 1, 2, 3, Pcs-00-07360 (Barangay Bel-Air)

ix. Block 14, (LRC) Psd-7933 (Barangay Bel-Air)x. Block 14, (LRC) Psd-9590 (Barangay Forbes Park)

e. GOVERNMENT FACILITY, where it shall be allowed as anadditional Principal Use only in Lot 28, Block 13, Psd-39328(Barangay San Lorenzo)

2. Accessory Uses:

a. PRE-SCHOOL/KINDERGARTEN SCHOOL (maximum of twoclassrooms)

b. DAY CARE CENTER

c. HOME OFFICE (in all R-1 except in Forbes Park Village), provided that:

i. The amount of traffic generated by the office will notinconvenience or disrupt access to adjacent propertiesand its vicinity, and National Building Code parkingrequirements are followed;

ii. No equipment or process shall be used in such officewhich creates noise, vibration, glare, fumes, odors orelectrical interference detectable to the normal senses,visual or audible interference in any radio, television orother electronic home device or appliance, or causesfluctuation in line voltage of the premises.

iii. The activity will not alter the physical character of thearea/structure as residential zone.

d. PLACE OF RELIGIOUS WORSHIP

e. UTILITY INSTALLATION FOR USE OF ZONE/LOTOCCUPANTS

3. Maximum Building Height: ten (10) meters.

Exempted from the imposition of height regulations in R-1 zone arechurch structures, covered courts, utility and other structures notcovered by the height regulations of the NBC and/or the CAAP.

4. Maximum Number of Dwelling Units in Forbes Park Village lot: Themaximum number of dwelling units in a Forbes Park Village lot shall bedetermined as follows:


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A = B x 0.0016

Where:B = area in square meters of the R-1 Forbes Park Villagelot A = numerical product derived by multiplying the lot area

of the R-1 lot and the factor of 0.0016.

To derive the maximum number of dwelling units allowable in the R-1lot, the numerical product, A, shall be rounded off downwards to thenearest whole number, and it is this whole number that will equal themaximum number of dwelling units allowable in the R-1 lot. In no case,however, shall the maximum number of dwelling units that can be builtin an R-1 lot be less than two (2).

Examples of application of formula:

a. 1,800 square meter R-1 lot: 1,800 multiplied by 0.0016 is equalto 2.88; therefore the maximum number of dwelling units that canbe built in this lot is two (2).

b. 1,000 square meter R-1 lot: 1,000 multiplied by 0.0016 is equalto 1.6; however, since the maximum number of dwelling unitsthat can be built in an R-1 lot shall not be less than two (2), thenthe maximum number of dwelling units that can be built on thislot is two (2).

5. Maximum Number of Buildings in Forbes Park Village lot: Themaximum number of buildings that can be built in a Forbes Park Villagelot is one (1). One or main structures or dwelling units that areinterconnected shall be considered as one building.

6. Maximum Lot Coverage in Forbes Park Village lot: forty percent (40%)of lot area.

SECTION 15. Medium Density Residential Zone (R-2). An R-2 zone shall beused primarily for medium density housing, with support commercial, service,and institutional uses on a neighborhood or barangay scale.

1. Principal Uses:a. SINGLE DETACHED FAMILY DWELLING, with customary

ancillary uses such as house employees’ quarter, private garage,and guardhouse

b. PARKS, POCKET PARKS, PARKWAY, PROMENADE,PLAYGROUND, SPORTS FIELD/COURT, GARDEN: for use ofits immediate residentialcommunity. This Principal Use shall bethe only Principal Use allowed in the following lots (RCR):

i. Lots 1-E and 1-F, (LRC) Psd-70463 (BarangayGuadalupe Viejo)


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ii. Block 2, Psd-8851 (Barangay Poblacion)iii. Block 6, Lots 13, 14, 15, 34, 35, (LRC) Psd-8555 and Lot

36-A (portion of Lot 36), Block 6, (LRC) Psd-8555(Barangay Poblacion)

iv. Lots 2 and 3, (LRC) Pcs-6928 (Barangay Valenzuela)

v. Block 6, Lot 1, 2, 3, 22, 23, (LRC) Pcs-1514 and Lot 24-B(portion of Lot 24), Block 6, (LRC) Pcs-1514 (BarangayValenzuela)

vi. Lot 1, (LRC) Psd-30582

c. DUPLEXd. MULTI-FAMILY DWELLINGe. BOARDING/PENSION HOUSE, DORMITORY, APARTMENTf. TOWNHOUSEg. RESIDENTIAL INN/APARTELLE/CONDOTEL/CONDOMINIUMh. DAYCARE CENTER

i. PRE-SCHOOL, KINDERGARTEN SCHOOL, ELEMENTARYSCHOOL, HIGH SCHOOL

j. COMMUNITY/VILLAGE ASSOCIATION OFFICEk. LIBRARY, MUSEUM, EXHIBIT AREA, ART GALLERYl. FIRE/SECURITY STATIONm. WELFARE/CHARITABLE INSTITUTIONn. PLACE OF RELIGIOUS WORSHIPo. UTILITY INSTALLATION FOR USE OF ZONE/LOT

OCCUPANTSp. PUBLIC UTILITY FACILITYq. GOVERNMENT FACILITY

2. Accessory Uses:

a. SPECIALTY SCHOOL/TRAINING FACILITYb. HEALTH CENTER/CLINIC/SPORTS CLUB, GYMc. CLUBHOUSE, MULTI-PURPOSE HALL/ROOMd. DANCE/VOICE/MUSIC, OTHER SPECIALTY STUDIOe. SPORTS/RECREATIONAL FACILITYf. SHOWROOM/DISPLAY STOREg. CONVENIENCE/RETAIL STORE/FOOD

STORE/CART/KIOSK/STALL (neighborhood service only)h. RESTAURANT, CANTEEN, OTHER FOOD-SERVINGESTABLISHMENT

i. HOME OFFICE, provided that:

• The amount of traffic generated by the office will notinconvenience or disrupt access to adjacent propertiesand its vicinity, and NBC parking requirements arefollowed;

• No equipment or process shall be used in such office

which creates noise, vibration, glare, fumes, odors orelectrical interference detectable to the normal senses,


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visual or audible interference in any radio, television orother electronic home device or appliance, or causesfluctuation in line voltage of the premises.

j. PERSONAL SERVICE/REPAIR

k. GENERAL SERVICE/REPAIRl. OFFICE SUPPORT SERVICEm. SMALL-SCALE HOME INDUSTRY, provided that such industry

conforms to the provisions of Section 15, (2-i) of this Ordinance,and all other government requirements

n. HARDWARE STORE without lumber, gravel and sando. COMPUTER/INFORMATION TECHNOLOGY - RELATED

ACTIVITYp. PAWNSHOP/ONE-STOP PAYMENT SHOPq. TELECOM STATIONr. WELLNESS CENTER

s. SPORTING GOODS, SOUVENIR SHOPt. OFFICE

3. Maximum Building Height: fourteen (14) meters

Conditional R-2. Structures within R-2 may be built up to a maximumbuilding height of eighteen (18) meters provided not less than50% of the ground floor area of the structure is left open (noexteriorand interior walls).

Exempted from the imposition of height regulations in R-2 zone arechurch structures, covered courts, utility and other structures notcovered by the height regulations of the NBC and/or the CAAP.

SECTION 16. High Density Residential Zone (R-3, composed ofsubzones R-3A, R-3B, and R-3C). An R-3 zone shall be used primarily forhigh-density/high-rise dwellings and limited service support activities.

1. Principal Uses:

a. R-3A and R-3B:

i. RESIDENTIAL INN/APARTELLE/CONDOTEL/CONDOMINIUM

ii. HOTEL, where it shall be allowed as a Principal Use inthe following lots only: R-3A Lot 2, (LRC) Pcs-17679; R-3B Lots 1-E and 1-F, (LRC) Psd-277514

iii. OFFICE/EMBASSY, where it shall be allowed as aPrincipal Use in R-3B ONLY

iv. PARKS, POCKET PARKS, PARKWAY, PROMENADE,PLAYGROUND, PLAYLOTS, SPORTS FIELD/COURT,GARDEN

v. PARKING STRUCTUREvi. GOVERNMENT FACILITY


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b. R-3C

i. RESIDENTIALINN/APARTELLE/CONDOTEL/CONDOMINIUM

ii. PARKS, POCKET PARKS, PARKWAY, PROMENADE,PLAYGROUND, PLAYLOTS, SPORTS FIELD/COURT,GARDEN

iii. GOVERNMENT FACILITY

2. Accessory Uses:

a. R-3A and R-3B:

i. PLACE OF RELIGIOUS WORSHIPii. HEALTH CENTER/CLINIC/SPORTS CLUB, GYM

iii. CLUBHOUSE, MULTI-PURPOSE HALL/ROOMiv. SPORTS/RECREATION FACILITYv. RESTAURANT, CANTEEN OR FOOD-SERVING

ESTABLISHMENT, provided that, except in hotels, suchrestaurant, canteen, or food-serving establishment is notlocated on the ground or basement floor

vi. DAY CARE CENTERvii. PERSONAL SERVICE/REPAIRviii. UTILITY INSTALLATION FOR USE OF ZONE/LOT

OCCUPANTSix. CONVENIENCE/RETAIL STORE/FOOD

STORE/CART/KIOSK/STALL (neighborhood only), wheretotal GFA shall not exceed three percent (3%) of the totalGFA of the structure

x. TELECOM STATIONxi. BANK, ATM, FINANCE, INSURANCE, MONEY

EXCHANGE SERVICE, where it shall be allowed as an Accessory Use in R-3B only

b. R-3C:

i. PLACE OF RELIGIOUS WORSHIPii. HEALTH CENTER/CLINIC/SPORTS CLUB, GYMiii. CLUBHOUSE, MULTI-PURPOSE HALL/ROOMiv. SPORTS/RECREATION FACILITYV. RESTAURANT, CANTEEN OR FOOD-SERVING

ESTABLISHMENT, provided that, except in hotels, suchrestaurant, canteen, or food-serving establishment is notlocated on the ground or basement floor

vi. PARKING STRUCTUREvii. TRANSIT STATION/TERMINALviii. UTILITY INSTALLATION FOR USE OF ZONE/LOT

OCCUPANTSix. TELECOM STATION


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x. CONVENIENCE/RETAIL STORE/FOODSTORE/CART/KIOSK/STALL (neighborhood only), wheretotal GFA shall not exceed three percent (3%) of the totalGFA of the structure

xi. ATM

3. Maximum Floor Area Ratio

a. R-3A: sixteen (16)

b. R-3B:

i. Office/Embassy: eight (8)ii. Residential (Residential Inn, Apartelle, Condotel,

Condominium, Hotel): sixteen (16)iii. Mixed Office/Embassy and Residential: between eight (8)

and sixteen (16), depending on the space allocated forOffice/Embassy and Residential use. The allowable GFAshall be determined as follows:• Compute maximum GFA of Office/Embassy space

on the basis of FAR 8;• Subtract actual GFA of Office/Embassy space

from the maximum GFA of Office/Embassy space,leaving a balance for Residential use (Note: actualGFA of Office/Embassy space should not exceedmaximum GFA of Office/Embassy space);

•

Apply a one-hundred-percent (100%) increase tothe remaining balance to arrive at the maximumGFA of Residential space. For this purpose, anylobby or other common area or support use notspecifically dedicated to Office/Embassy orResidential use shall be allocated to such uses inproportion to their GFA.

c. R-3C: six (6)

SECTION 17. Low Density Commercial/Mixed-Use Zone (C-1, composedof subzones C-1A, and C-1B). This zone shall be used primarily for Mixed-Use and commercial developments on a local scale.

1. Principal Uses:

a. C1-A:

i. PRINCIPAL USES ALLOWED IN R-2 AND R-3 ZONESii. HOTELiii. COLLEGE/UNIVERSITY, CULTURAL/EDUCATIONAL

CENTERiv. SPECIALTY SCHOOL/TRAINING FACILITY


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v. AUDITORIUM, THEATER, PERFORMANCE/CIVICCENTER

vi. CONVENTION/MEETINGS FACILITYvii. CONVENT, SEMINARY AND RELATED USESviii. HEALTH CENTER/CLINIC/SPORTS CLUB, GYM

ix. NURSING/CONVALESCENT HOMEx. GENERAL/SPECIALIZED HOSPITAL, MEDICALCENTER

xi. CLUBHOUSE/MULTI-PURPOSE HALL/ROOMxii. DANCE/VOICE/MUSIC, OTHER SPECIALTY STUDIOxiii. SPORTS/RECREATION FACILITYxiv. SPORTS STADIUMxv. NATURE CENTER, AVIARYxvi. SHOWROOM/DISPLAY STORExvii. CONVENIENCE/RETAIL STORE/FOOD

STORE/CART/KIOSKS/STALL

xviii. SPORTING GOODS/SOUVENIR SHOPxix. SUPERMARKET/GROCERYxx. WET/DRY MARKETxxi. WHOLESALE STORE/DISTRIBUTORxxii. RESTAURANT, CANTEEN, OTHER FOOD-SERVING

ESTABLISHMENTxxiii. COCKTAIL LOUNGE, DISCO, DANCE HALL,

KTV/MUSIC BARxxiv. ENTERTAINMENT/AMUSEMENT CENTERxxv. CINEMAxxvi. PERSONAL SERVICE/REPAIRxxvii. WELLNESS CENTERxxviii. GENERAL SERVICE/REPAIRxxix. OFFICE SUPPORT SERVICExxx. BANK, ATM, FINANCE, INSURANCE, MONEY

EXCHANGE SERVICExxxi.PAWNSHOP/ONE STOP PAYMENT SHOPxxxii. FUNERAL/MEMORIAL SERVICExxxiii.AUTO-RELATED SHOP(PARTS, SALES,

REPAIR/SERVICE)xxxiv. PETROL FILLING/SERVICE STATION

xxxv. SMALL SCALE HOME INDUSTRYxxxvi. MACHINE/WELDING/METAL/JUNK/FURNITURE SHOPxxxvii. HARDWARE WITH LUMBER, GRAVEL AND SANDxxxviii.COMPUTER/INFORMATION TECHNOLOGY- RELATED

ACTIVITYxxxix. RADIO/TELEVISION STATIONxl. TRANSIT STATION/TERMINALxli. WAREHOUSE/STORAGE FACILITYxlii. TELECOM STATIONxlii. LYING-IN-CLINICxliv. EMBASSY

xlv. HOME OFFICExlvi. MATERIALS RECOVERY FACILITY


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b. C1-B

i. Principal uses allowed in R-2 and R-3 Zonesii. CONVENIENCE/RETAIL STORE/FOOD

STORE/CART/KIOSK/STALL (neighborhood only)iii. SPORTING GOODS/SOUVENIR SHOPiv. SUPERMARKET/GROCERYv. RESTAURANT, CANTEEN, OTHER FOOD SERVING

ESTABLISHMENTvi. HOME OFFICEvii. PERSONAL SERVICE/ REPAIR (including dress and

tailoring shop)viii. OFFICE SUPPORT SERVICEix. SPECIALTY SCHOOL/TRAINING FACILITYx. BANK, ATM, FINANCE, INSURANCE, MONEY

EXCHANGE SERVICExi. DANCE/VOICE/MUSIC AND OTHER SPECIALTY

STUDIOxii. PAWNSHOP/ONE-STOP PAYMENT SHOPxiii. WELLNESS CENTERxiv. GENERAL SERVICE/REPAIRxv. KTV/MUSIC BARxvi. HEALTH CENTER, CLINIC, SPORTS CLUB, GYMxvii. DAY CARE CENTERxviii. CONVENTION, MEETINGS FACILITYxix. TELECOM STATIONxx. SHOWROOM/DISPLAY STORExxi. SMALL SCALE HOME INDUSTRYxxii. COMPUTER/INFORMATION TECHNOLOGY RELATED

ACTIVITY

Note: The allowable land uses in C-1B subzone shall not be interpretedto include any of the following: girlie bar, disco, beer garden, karaokebar with GRO, pub house, billiard hall, bowling alley, church and otherplace of worship, funeral parlor, mortuary, crematory.

2. Maximum Floor Area Ratio: For C-1A: five (5)3. Maximum Building Height: For C1-B: eighteen (18) meters

4. Maximum Lot Coverage: For C1-B: eighty-five percent (85%)

5. Conditional C-1A Classification in Guadalupe Viejo Area: Thesouthwest portion of the R-2 zone bounded by C-1A lot (north), CamiaStreet (east), Gumamela Street (south), and Estrella Street (west) shallbe classified as a C-1A subzone subject to the following conditions:

a. Estrella Street is widened by minimum of two lanes (one eachside) from Gumamela Street up to J.P. Rizal Avenue;


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b. An environmental impact study of the classification of the R-2 lotsinto C-1A lots shall be conducted by a reputable consultingfirm/s.

Such study should include an assessment of the impact of theclassification ontraffic, accessibility, utilities, and otherenvironmental issues, and theidentification of appropriatemitigation measures such as restriction/regulation of lot accessfrom Estrella Street, additional road widening, protection ofexisting trees, creation of appropriate buffer zones with adjacentresidential lots, and specific land use controls; and

c. The results and recommendations of the study shall be used as abasis for further consultation with affected residents, and the

formulation of a master development plan that is acceptable tothe affected residents and community and will guide the actualredevelopment of the area.

Non-compliance with these conditions means that the R-2 zoneclassification of the affected lots is retained.

6. Conditional C1-B Classification in Urdaneta Village: Lot deep on thesoutheastern side of Paseo De Roxas and south of Sen. Gil Puyat Avenue from Lot 1 Block 20 LRC Psd-5014 at Potenciana Street up toLot 9 Block 1 LRC Psd-5014 shall be classified as Conditional C1-Bsubzone subject to the following conditions:

a. A high perimeter wall fence shall be constructed to physicallysegregate it from the R-1 zone;

b. Owners of lot/s herein classified as Conditional C1-B shallprovide a 6-meter wide service road from Potenciana Streetcrossing Cruzada Street up to Senator Gil Puyat Avenuewhich shall be annotated in their respective titles;

c. No loading and unloading zone shall be allowed alongPaseo De Roxas and Gil Puyat Avenues. The property

described as (LRC) PCN – 95 shall not be allowed to haveentrance and exit along Real Street;d. Parking and internal circulation must be provided within the

property and shall conform with the provisions of theNational Building Code; and

e. Observance of applicable laws, ordinance and restrictions.

Non-compliance with these conditions means that the R-1 zoneclassification of the affected lots is retained.

SECTION 18. Medium Density Commercial/Mixed-Use Zone (C-2,

composed of subzones C-2A and C-2B). This zone shall be used primarilyfor medium density mixed-use and commercial developments.


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1. Principal Uses:

a. PRINCIPAL USES ALLOWED IN C-1 ZONE

b. SHOPPING CENTER

2. Maximum Floor Area Ratio:

a. C-2A: four (4), provided that, if the owner/s of affected lots withinthe C-2Asubzone provide the right-of-way to allow for thewidening of both sides of ChinoRoces Avenue by one vehicularlane (at least 3.5 meters wide), then lots within the subzone willbe governed by the following:

i. Non-residential: four (4)

ii. Residential(Residential Inn, Apartelle, Condotel,Condominium,Hotel): eight (8)

iii. MixedNon-residential and Residential: between four (4)and eight (8), depending on the space allocated forResidential and Non-residential use. The allowable GFAshall be determined as follows: Compute maximum GFA of Non-residential space

on the basis of FAR 4; Subtract actual GFA of Non-residential space from

the maximum GFA of Non-residential space,leaving a balance for Residential use (Note: actualGFA of Non-residential space should not exceedmaximum GFA of Non-residential space);

Apply a one-hundred-percent (100%) increase tothe remaining balance to arrive at the maximumGFA of Residential space. For this purpose, anylobby or other common area or support use notspecifically dedicated to Non-residential orResidential use shall be allocated to such uses inproportion to their GFA.

However, the area allocated for the road widening in each lotshall be included in the computation of the maximum FAR of thelot.

b. C-2B: six (6)

SECTION 19. High Density Commercial/Mixed-UseZone (C-3, composedof subzones C-3A, C-3B, C-3C, and C-3D). This zone shall be used primarilyfor high density mixed-use and commercial developments on a metropolitanscale of operations.

1. Principal Uses:PRINCIPAL USES ALLOWED IN C-2 ZONE exceptLUMBER YARD AND GRAVEL/SAND DEALER


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a. C-3A: sixteen (16)

b. C-3B:i. Non-residential: eight (8)ii. Residential (Residential Inn,Apartelle, Condotel,

Condominium, Hotel): sixteen (16)iii. Mixed Non-residential and Residential: between eight (8)

and sixteen (16), depending on the space allocated forResidential and Non-residential use. The allowable GFAshall be determined as follows:• Compute maximum GFA of Non-residential space

on the basis of FAR 8;• Subtract actual GFA of Non-residential space from


• Apply a one-hundred-percent (100%) increase tothe remaining balance to arrive at the maximumGFA of Residential space. For this purpose, anylobby or other common area or support use notspecifically dedicated to Non-residential orResidential use shall be allocated to such uses inproportion to their GFA.

c. C-3C: eight (8)

d. C-3D:i. Non-residential: eight (8)ii. Residential (Residential Inn, Apartelle, Condotel,

Condominium, Hotel): twelve (12)iii. Mixed Non-residential and Residential: between eight (8)

and twelve (12), depending on the space allocated forResidential and Non-residential use. The allowable GFA

shall be determined as follows: Compute maximum GFA of Non-residential spaceon the basis of FAR 8;

Subtract actual GFA of Non-residential space fromthe maximum GFA of Non-residential space,leaving a balance for Residential use (Note: actualGFA of Non-residential space should not exceedmaximum GFA of Non-residential space);

Multiply the remaining balance by one hundredthirty-three percent (133%) to arrive at themaximum GFA of Residential space. For this

purpose, any lobby or other common area orsupport use not specifically dedicated to Non-


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residential or Residential use shall be allocated tosuch uses in proportion to their GFA.

3. Conditional C-3A Classification in Poblacion: Lot 41-A-1-A-5-1-A-2-A-1, (LRC) Psd-7499, Lot 41-A-1-A-1, Psd-6655, Lot C-1, (LRC) Psd-

7498 and Lot 42-A, Psd-370 (formerly IS site) subject to the provisionsas contained in City Ordinance 2006-046.

4. Conditional C-3B Classification in Pio del Pilar: The corner lots at DelaRosa St., Javier St. and Arnaiz Ave. at the western side of ChinoRoces Ave. shall be classified as a C-3B subzone subject to thefollowing conditions:

a. A C-3B lot shall have a minimum lot size of 1,200 sq.m. withfrontage along Santillan St.;

b. Santillan St. and its laterals are widened by a minimum of 2.5meters;

c. Additional requirements shall be submitted such asenvironmental impact study conducted by a reputableconsultingfirm/s that recommends such classification given anassessment of the impact of the classification on traffic,accessibility, utilities, and other environmental issues;

d. Interior parking must be provided within the property. Onlyparking entrance may be allowed along Don Chino Roces Avenue; parking exit shall only be on the side street or alongSantillan St ; and

e. A minimum of 2 service parking docks shall be required for eachproposed building.

Non-compliance with these conditions means that the C-3Csubzoneclassification of the affected lots is retained.

5. Conditional C-3D Classification in Pio del Pilar: Lots at the western side

of Chino Roces Avenue from Dela Rosa St. to Arnaiz Avenue exceptconditional C-3B lots, shall be classified as a C-3D subzone subject tothe following conditions:

a. A C-3D lot shall have a minimum lot size of 1,200 sq.m;

b. Additional requirements shall be submitted such asenvironmental impact study conducted by a reputable consultingfirm/s that recommends such classification given an assessmentof the impact of the classification on traffic, accessibility, utilities,and other environmental issues;


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c. Interior parking must be provided within the property. Onlyparking entrance may be allowed along Don Chino Roces Avenue; parking exit shall be along Santillan Street;

d. A minimum of 2 service parking docks shall be required for each

proposed building;

Non-compliance with these conditions means that the C-3C subzoneclassification of the affected lots is retained.

SECTION 20. Central Business District Zone (C-4, composed ofsubzones C-4A, C-4B, C-4C, C-4D, C-4E, C-4F, C-4G, C-4H, C-4I, C-4J,and C-4K). This central business district zone shall be used primarily for highdensity office and residential developments on a metropolitan scale ofoperations, with miscellaneous support uses.

1. Principal Uses allowed in C-4 zone, except that for certainsubzones/lots, Section 20 (2 and 3) shall govern the Principal Uses towhich such subzones/lots shall be devoted:

a. OFFICEb. BANK, ATM, FINANCE, INSURANCE, MONEY EXCHANGE

SERVICE/PAWNSHOP/ONE-STOP PAYMENT CENTERc. COLLEGE/UNIVERSITY, CULTURAL/EDUCATIONAL

CENTERd. SPECIALTY SCHOOL/TRAINING FACILITYe. PLACE OF RELIGIOUS WORSHIPf. GENERAL/SPECIALIZED HOSPITAL, MEDICAL CENTERg. AUDITORIUM/THEATER/PERFORMANCE/CIVIC CENTER

(not commercial cinema)h. LIBRARY, MUSEUM, EXHIBIT AREA, ART GALLERYi. CONVENTION/MEETINGS FACILITY j. PARKS, POCKET PARKS, PARKWAY, PROMENADE,

PLAYGROUND, PLAYLOTS, SPORTS FIELD/COURT,GARDEN

k. PARKING STRUCTUREl. COMPUTER/INFORMATION TECHNOLOGY-RELATED SERVICE

ACTIVITYm. RADIO/TELEVISION STATIONn. UTILITY INSTALLATION FOR USE OF ZONE/LOT

OCCUPANTSo. PUBLIC UTILITY FACILITYp. EMBASSYq. GOVERNMENT FACILITY

2. Additional Principal Uses allowed in specific C-4 subzones/lots:

a. C-4A:

i. HOTEL, where it shall be allowed as an additionalPrincipal Use only in Lot 1, (LRC) Psd-293128 (Bel-Air);


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ii. RESIDENTIAL INN, CONDOMINIUM, APARTELLE,CONDOTEL, where it shall be allowed as an additionalPrincipal Use only in lots without frontage to Ayala Avenue/Paseo De Roxas/Makati Avenue.

b. C-4B:i. HOTEL, where it shall be allowed as an additionalPrincipal Use only in Lots 2-A-2-A and 2-A-2-B, (LRC)Psd 215710 and Lots 1 and 2, Pcs-00-007133 (SanLorenzo;)

ii. RESIDENTIAL INN, APARTELLE, CONDOMINIUM,CONDOTEL, where it shall be allowed as an additionalPrincipal Use only in lots without frontage to Ayala Avenue.

c. C-4C:

i. RESIDENTIAL INN, APARTELLE, CONDOMINIUM,CONDOTEL

ii. HOTEL

d. C-4D:i. RESIDENTIAL INN, APARTELLE, CONDOMINIUM,

CONDOTELii. HOTEL, where it shall be allowed as an additional

Principal Use only in Lots 1 and 2, (LRC) Pcs-18131(Urdaneta); and Lot 4-B-1, Psd-00-034959 (Urdaneta)

e. C-4E and C-4Fi. RESIDENTIAL INN, APARTELLE, CONDOMINIUM,

CONDOTELii. PETROL FILLING/SERVICE STATION, where it shall be

allowed as an additional Principal Use only in lotsfronting Gil Puyat Avenue, Amorsolo Street, or Arnaiz Avenue

f. C-4H:i. RESIDENTIAL INN, APARTELLE, CONDOMINIUM,

CONDOTELii. PETROL FILLING/SERVICE STATION, where it shall beallowed as an additional Principal Use only in lots frontingEdsa or Gil Puyat Avenue

g. C-4I, C-4J and C-4K: PRINCIPAL USES ALLOWED IN C-3,except lying-in clinic and funeral/memorial service

3. Principal Uses which shall be the only Principal Use allowed in thefollowing lots:

a. C-4B: MEDICAL CENTER, where it shall be the only PrincipalUse allowed in Lot 2-A-1-A, (LRC) Psd 30865 (San Lorenzo)


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b. C-4E and C-4F:

i. PLACE OF RELIGIOUS WORSHIP, where it shall be theonly Principal Use allowed in: Lot 1 Pcs-00-007739 (San

Lorenzo); PCN-13-000023 (Bel-Air); Lot 1, Block 13,(LRC) Pcs-8496 (Bel-Air); Lot 9, Block 15, (LRC) Pcs-6820 (Urdaneta); Lots 1,2, 3, and 4, (LRC) Pcs-1282(Bel-Air)

ii. CULTURAL AND EDUCATIONAL CENTER, where itshall be the only Principal Use allowed in Lot 1, Block 14,(LRC) Pcs-6254 (San Lorenzo); Lots 1-A and 13, Psd-13-000232 (San Lorenzo)

iii. COLLEGE/UNIVERSITY/EDUCATIONALRESEARCH

CENTER, where it shall be the only Principal Use allowedin Lots 1-9 Block 17, (LRC) Pcs-8081 (San Lorenzo) ; Lot2 Pcs-00008307 (Bel-Air)

iv. PARKING STRUCTURE, PLAYGROUND, SPORTSFIELD/COURT, GARDEN, UTILITY FACILITY, where itshall be the only Principal Use allowed in the followinglots (RCR):• Lot 1, Psd-007602-029408-D (San Lorenzo)• Lot 2, Psd-007602-029408-D (San Lorenzo)• Lot 1, (LRC) Psd-209535 (San Lorenzo)• Lot 3-A, Psd-13-012797 (Bel-Air)

4. Accessory Uses in C-4A, C-4B, C-4C, C-4D, C-4E, C-4F, C-4G, C-4Hsubzones:

a. RESIDENTIAL UNIT AT PENTHOUSE level only, where it shallbe allowed as an Accessory Use only in C-4G

b. HEALTH CENTER/CLINIC/SPORTS CLUB, GYMc. CLUBHOUSE/MULTI-PURPOSE HALL/ROOMd. DANCE/VOICE/MUSIC, OTHER SPECIALTY STUDIO

e. SPORTS/RECREATION FACILITYf. SHOWROOM/DISPLAY STOREg. OFFICE SUPPORT SERVICE COMMUNITY/ASSOCIATION

OFFICEh. PERSONAL SERVICE/REPAIRi. PETROL FILLING KIOSK, with no other retail/service activity.

Except in lots where Petrol/filling station is allowed as a PrincipalUse, a Petrol filling kiosk, with no other service/retail activity,shall be allowed only within parking areas/structures. This Accessory Use shall be subject to applicable government andother safety regulations.

j. TRANSIT STATION/TERMINALk. DAY CARE CENTER


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l. WELLNESS CENTERm. GOVERNMENT FACILITY, except in PARK, PLAYGROUND,

SPORTS FIELD/COURT, GARDENn. FIRE/SECURITY STATION, except in PARK, PLAYGROUND,

SPORTS FIELD/COURT, GARDEN

o. SUPERMARKET/GROCERY where it shall be allowed in C-4Honly

5. Additional Accessory Uses allowed in C-4 lots where the Primary Useis limited to either medical center, place of religious worship, culturaland educational center, college/university/educational research center,or parking/parking structure, playground, sports field/court, garden,utility facility, as specified in Section 20 (3) of this Ordinance:

a. PLACE OF RELIGIOUS WORSHIPb. PARK, PLAYGROUND, SPORTS FIELD/COURT, GARDEN

c. PARKING STRUCTUREd. UTILITY INSTALLATION FOR USE OF ZONE/LOT

OCCUPANTSe. PUBLIC UTILITY FACILITY

6. Additional Accessory Uses allowed in C-4A, C-4B, C-4C, C-4D,C-4E,C-4F, C-4G, and C-4H lots: CONVENIENCE/RETAIL/GROCERYSTORE/FOOD STORE/CART/KIOSK/STALL (neighborhood scaleonly), and RESTAURANT, CANTEEN, OTHER FOOD-SERVINGESTABLISHMENT.

The additional accessory uses listed above (Article V, Section 20-6)are intended to encourage pedestrian traffic in lieu of vehicular trafficand, therefore, shall cater principally to its immediate, pedestrian-based community. These additional accessory uses shall be allowedsubject to the following conditions:

a. The total Gross Floor Area occupied by the additional accessoryuses are as follows:

i. In C-4A and C-4Blots with frontage along Ayala

Avenue/Paseo de Roxas/Makati Avenue, the total FARshall not exceedFAR 1, exclusive of the Gross Floor Areaoccupied by restaurants, canteens, and food-servingestablishments located at and/or above the second floorof a building.

ii. In C-4A and C-4B lots without frontage along Ayala Avenue/Paseo de Roxas/Makati Avenue, C-4C, C-4D, C-4E, C-4F, C-4G,and C-4H subzones, the total FAR shallnot exceed FAR 0.5, exclusive of the Gross Floor Areaoccupied by restaurants, canteens, and food-servingestablishments located at and/or above the second floor


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of a building.

b. Vehicular/service access required by these additional accessoryuses is limited to Access and Service Roads or, in the absenceof frontage to such Access or Service Roads, to Side Streets or

Principal Streets as defined in Annex B. In C-4H subzone,vehicular/service access to the additional accessory uses shallbe limited to Jupiter Street, Malugay Street and Metropolitan Avenue. Vehicular entrances and exits shall further comply withthe provisions of Article VI, Section 38(2) of thisNew Makati CityZoning Ordinance.

c. Existing retail stores or restaurants, canteens, or other food-serving establishments, except for those in Hotels, that exceedthe above-stated FAR limit, exclusive of restaurants, canteens,or other food serving establishments located at and/or above the

second floor of a building, shall be considered non-conforminguses and shall be subject to the provisions of Section 57 of thisOrdinance.


a. C-4A, C-4B, C-4C, and C-4D: sixteen (16)

b. C-4E and C-4F:i. Non-residential: eight (8)ii. Residential (Residential Inn, Apartelle, Condominium,

Condotel, Hotel):sixteen (16)iii. Mixed Non-residential and Residential: between eight (8)

and sixteen (16), depending on the space allocated forNon-residential and Residential use. In this case, theallowable GFA shall be determined as follows:• Compute maximum GFA of Non-residential space on

the basis of FAR 8;• Subtract actual GFA of Non-residential space from

the maximum GFA of Non-residential space, leavinga balance for Residential use (Note: actual GFA of

Non-residential space should not exceed maximumGFA of Non-residential space);• Apply a one-hundred-percent (100%) increase to the

remaining balance to arrive at the maximum GFA ofResidential space. For this purpose, any lobby orother common area or support use not specificallydedicated to either Non-residential or Residential useshall be allocated to such uses in proportion to theirGFA.

c. C-4G: twelve (12)

d. C-4H: six (6), provided that, if the owner/s of affected lots within


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the C-4H subzoneprovide the right-of-way to allow for:i. construction of an eight (8) meter width road rconnection

between Malugay and Jupiter Streets; andii. future widening of Malugay and Jupiter Streets by a

minimum of 4.5 meters;

The lots within C-4H subzone will be governed by a maximumFAR of eight (8). (However, the area allocated for the roadconnection and widening in each lot shall be included in thecomputation of the maximum FAR of the lot; provided that therelevant instrument allocating such area for road connection andwidening is annotated on the Certificate of Title for such lot.)

In the case of the lot/s directly affected by the future connectionof Jupiter St. to Malugay St., bonus incentives employing landreadjustment scheme shall be made available which shall be

made available as per Section 41 (4).

e. C-4I: sixteen (16)

f. C-4J; eight (8)

g. C-4K:

i. Non-residential: eight (8)ii. Residential (Residential Inn, Apartelle, Condotel)iii. Mixed Non-residential and Residential: between eight (8)

and twelve (12), depending on the space allocated forResidential and Non-residential use. The allowable GFAshall be determined as follows: Compute maximum GFA of Non-residential space

on the basis of FAR 8; Subtract actual GFA of Non-residential space from


Multiply the remaining balance by one hundredthirty three (133%) to arrive at the maximum GFAof Residential space. For this purpose, any lobbyor other common area or support use notspecifically dedicated to Non-residential orResidential use shall be allocated to such uses inproportion to their GFA.

h. For all lots in C-4 zone, the GFA devoted exclusively forpermanent use as theater/performance center (non-commercialcinema use), museum, and art gallery shall be excluded from

the computation of the maximum allowable FAR. In no case,however, shall the total area excluded from the computation of


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the maximum allowable FAR for this purpose exceed 0.5 FAR.

8. Conditional C-4K Classification in San Antonio Area: Blocks boundedMalugay and Yakal Streets from Ayala Extension to Mayapis Streetshall be classified as conditional C-4K subject to the following

conditions:

a. Minimum lot size of 10,000 sq.m; b. For lots with frontage along Don Chino Roces Avenue, Ayala

Avenue Extension, and Mayapis St., no vehicular entrances andexits are allowed in these roads.

c. Additional requirements shall be submitted such asenvironmentalimpact study conducted by a reputableconsultingfirm/s that recommends such classification given an assessmentof the impact of the classification on traffic, accessibility,utilities,and other environmental issues;

d. Interior parking must be provided within the property; ande. A minimum of 2 service parking docks shall be required foreach

proposed building;

Non-compliance with these conditions means that the C-4Jsubzoneclassification of the affected lots is retained.

9. Conditional C-4K Classification in Pio del Pilar Area: Lots along thewestern side of Amorsolo Street from Urban Avenue to Arnaiz Ave.,shall be classified as a C-4K subzone subject to the followingconditions:

a. A C-4K lot shall have a minimum lot size of 1,200 sq.m;

b. The 3 meter easement along creek shall be retained;

c. Interior parking must be provided within the property.

d. A minimum of two (2) serviceparking docks shall be required foreach proposed building.

e. Additional requirements shall be submitted suchasenvironmental impact study conducted by a reputableconsulting firm/s that recommends such classification givenanassessment of the impact of the classification on traffic,accessibility, utilities, and other environmental issues;

Non-compliance with these conditions means that the C-4J subzoneclassification of the affected lots is retained.

SECTION 21. Planned Unit Development Zone (PUD): This zone shallspecifically refer to land development or redevelopment schemes for large

government lots or consolidated lots into one (1) title wherein the project sitemust have a Master Development Plan that permits flexibility in


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planning/urban design, building siting, complementary of building types andland uses, usable open spaces for general public use and the preservation ofsignificant natural land features, if feasible.

1. The proposed site must be free from any encumbrances and the

development must conform with the objectives of the New MakatiComprehensive Land Use Plan (2013-2023).

2. The Master Development Plan of the proposed development shall bereviewed by the Urban Development Department (UDD), Departmentof Engineering and Public Works (DEPW), and other concerneddepartments/agencies. The Master Development Plan shall be adoptedby the City through an Executive Order issued by the Mayor.

3. The development should provide for adequate open space and parkingareas. The internal circulation system and ingress/egress points with

external traffic flow must be well coordinated within the PUD.

4. A buffer zone must be established on the perimeter of the developmentwhere no structures are to be located and adequate landscaping will beestablished.

5. The Master Development Plan should comply with the rules andregulations related to NBC, Safety Code, and other applicable laws.Likewise, as part of the project approval requirements, there is a needto submit impact studies of the development such as but not limited toEIA, TIA, UIA and EGGAR. As well as other appropriate interventionsand mitigating measures recommended by the studies.

SECTION 22. Special Mixed-Use Zone (SMU): This zone shall specificallyrefer to planned mixed-use development in Fort Bonifacio area and thecommercial/mixed-use development along both sides of Chino Roces Avenuefrom Don Bosco Street in the north to the Maricaban Creek in the south.

The SMU in Fort Bonifacio is guided by a specific development guidelineprepared for this purpose.

The SMU along Chino Roces Avenue is envisioned to serve as platform forinnovative/visionary initiatives, incubator spaces for the development ofcreative economy, promising start-ups and sites for KPO to complement thecorporate nature of CBD. As a whole, it is intended to be a mixed-usedevelopment creating a good mix of vibrant residential and commercialactivities. Developers and/or lot owners are encourage to prepare and submitto the UDDfor evaluation, Master Development Plan for their proposedproject/s. The City Mayor, based on the technical evaluations conducted bythe UDD will recommend the approval of the Master Development Plan to theCity Council.

This approach gives more flexibility both to the City and to the developer, toallow more of a range of land uses, as long as their overall impact is positive;


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as well as to determine appropriate densities that could be supported by saiddevelopment. In addition, new technologies and more innovations can beincorporated in the project as agreed by both parties. This approach isperceived to foster better communication and collaboration between the publicand private sectors.

The SMU along Chino Roces Avenue is intended to preserve the naturalfeatures of the area, since the impacts of such developments are evaluateddirectly. Minimum requirements such as improvements in traffic circulation,pedestrian, open space and other facilities for public use will be required as acondition for any development within SMU. The Master Development Planshould comply with the rules and regulations related to NBC, Safety Code,and other applicable laws. Likewise, as part of the project approvalrequirements, there is a need to submit impact studies of the developmentsuch as but not limited to EIA, TIA, UIA and EGGAR. As well as otherappropriate interventions and mitigating measures recommended by the

studies.

The developers/lot owners have the option to develop their properties eitherby adopting the SMU or to conform with the overlay land use and zoningregulations for the area.

SECTION 23. Special Precincts for Urban Redevelopment Zone (SPUR). ASPUR Zone is intended to catalyze redevelopment in several identifiedlocations throughout the City. Most of these areas are less affluent than theirneighboring commercial/business zones. Nonetheless, these strategicallylocated areas have the potential to transform into higher value developmentsthat could nurture new business ventures, distribute economic opportunities tothe local community and add to the city’s inventory of commercial spaces.

It is envisioned to encourage more enterprising activities in a predominantlyresidential neighborhood in order to transform them into a more vibrant andattractive cluster with thematic developments (e.g. furniture/automotive districtin Evangelista, entertainment-based uses in Carmona-Olympia area,riverside/recreational development along Pasig River, etc.), improve theimage and sense of place of the neighborhood, and serve as an urbanrenewal model.

A SPUR Zone is also intended to provide a mechanism for private-public sector collaboration with respect to upgrading infrastructure and utilities, andother investments in the neighborhood. This may involve incentives granted toprivate sector proponents of redevelopment projects within a SPUR Zonesubject to the following conditions:

1. Development Guidelinesprescribing the general requirements in eachSPUR Zone is prepared and adopted by the City.


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2. A proponent for a redevelopment project within a SPUR Zone shallsubmit Master Development Plan that conforms to thethematic/functional character of the Zone.

3. A redevelopment project within a SPUR Zone has a minimum of 5,000

square meter land area.4. The proposed SPUR project will clearly benefit the neighbourhood and

the City in the form of increased safety and improvements in trafficcirculation, pedestrianization, open space provision and other publicservices and facilities.

In the absence of a Master Development Plan, the overlay land use andzoning regulations shall apply.

A Special Body created under Section68 shall prepare the IRR in the form ofdevelopment guidelinesto describe and guide in detail the objectives,

preparation and implementation of SPUR Zone Master Development Plans,including the application, approval and management of proposedredevelopment projects in a SPUR Zone. The IRR shall identify the form andamount of incentives that may be granted to SPUR project proponents.

Section 24. Disaster Resiliency Initiative for Vulnerable Enclave Zone(DRIVE):DRIVE Zones are designated in areas in most need of upgradeand/or redevelopment, owing to their environmental, geo-hazard and poorhabitation conditions, in order to mitigate hazards and reduce vulnerability.The City through the Special Body created under Section 68intends toprepare a Master Development Plan with a corresponding IRR for each

DRIVE Zone, and utilize a land readjustment scheme to improve livingconditions, reduce risks of hazards and disasters, and generate livelihoodopportunities. In no case shall any redevelopment be allowed in a DRIVEZone without the conduct of technical studies to assess the site’s suitability forfurther development.

In the absence of a DRIVE Master Development Plan, the overlay land useand zoning regulations in each DRIVE Zone shall apply.

SECTION 25. Heritage Preservation Zone (HPZ): This zone shall promotethe preservation of historic/heritage sites and structures as important assetsof the City. Such sites and structures shall be preserved and/or adaptivelyreused to enhance their heritage values. To the extent possible, they shall bemade accessible for the educational and cultural enrichment of the generalpublic.

To guide development and urban design in the area, a HPZ MasterDevelopment Plan and Historical Preservation Guidelines shall be prepared toensure that the objectives for which this Zone was designed are met. Theformulation of this Master Development Plan shall involve consultation withaffected lot owners and shall be based on a study conducted by the City. The

Special Body created under Section 68 will spearhead the formulation of theHPZ Master Development Plan. The City Mayor shall adopt the HPZ Master


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Development Plan through an Executive Order.

In the absence of the HPZ Master Development Plan and Historic

Preservation Guidelines, the overlay land use and zoning regulations of thearea shall apply.

SECTION 26. Riverside Development Zone (RDZ): This zone shall be usedprimarily for outdoor park and related activities and supporting commercial,cultural, entertainment, and tourist-oriented developments. Developments inRDZ zone shall conform to a Master Development Plan prepared for thiszone. The RDZ Master Development Plan shall feature and preserve anoverall park and open space character for the area of the RDZ zone frontingthe Pasig River, north of J.P. Rizal Street/Guadalupe-Pateros Road, A.Bonifacio Street, and future extensions of A. Bonifacio Street. The rest of RDZzone shall feature a medium density recreational, entertainment, pedestrian-and tourism-oriented character. The formulation of the RDZ MasterDevelopment Plan shall involve consultation with affected residents and shallbe based on a study conducted by a reputable consulting firm/s that assessesthe potential impact of proposed uses and structures on traffic, accessibility,utilities, and other potential environmental issues.

1. Principal Uses in the absence of an officially approved RDZ MasterDevelopment Plan:

a. For lots in the area of the zone fronting the Pasig River, north ofJ.P. Rizal Street/Guadalupe-Pateros Road, A. Bonifacio Street,and future extensions of A. Bonifacio Street:

i. PARKS, POCKET PARKS, PARKWAY, PROMENADE,PLAYGROUND, PLAYLOTS, GARDEN, AVIARY,NATURE CENTER, with customary park structures suchas park office and maintenance facilities, gazebo,amphitheater, clubhouse, and sports field/court

ii. COMMUNITY/VILLAGE ASSOCIATION OFFICEiii. DAY CARE CENTER

iv. FIRE/SECURITY STATIONv. PLACE OF RELIGIOUS WORSHIPvi. SPORTS/RECREATION FACILITYvii. TRANSIT STATION/TERMINALviii. UTILITY INSTALLATION FOR USE OF ZONE/LOT

OCCUPANTSix. PUBLIC UTILITY FACILITY

b. For lots in the rest of the zone:i. PRINCIPAL USES ALLOWED IN R-2 ZONE

2. Additional Principal Uses that may be allowed subject to theirconformity with an officially approved RDZ master development plan:


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a. For lots in the area of the zone fronting the Pasig River, north ofJ.P. Street/Guadalupe-Pateros Road, A. Bonifacio Street, andfuture extensions of A. Bonifacio Street:

i. SPECIALTY SCHOOL/TRAINING FACILITYii. AUDITORIUM, THEATER, PERFORMANCE/CIVICCENTER

iii. LIBRARY, MUSEUM, EXHIBIT AREA, ART GALLERYiv. HEALTH CENTER/CLINIC/SPORTSCLUB, GYMv. CLUBHOUSE/MULTI-PURPOSE HALL/ROOMvi. DANCE, VOICE, MUSIC, OTHER SPECIALTY STUDIOvii. SPORTING GOODS/SOUVENIR SHOPviii. RESTAURANT, CANTEEN, OTHER FOOD SERVING

ESTABLISHMENT

b. For lots in the rest of the zone:i. HOTELii. SPECIALTY SCHOOL/TRAINING FACILITYiii. AUDITORIUM, THEATER, PERFORMANCE, CIVIC

CENTERiv. HEALTH CENTER/CLINIC/SPORTS CLUB, GYMv. CLUBHOUSE/MULTI-PURPOSE HALL/ROOMvi. DANCE/VOICE/MUSIC, OTHER SPECIALTY STUDIOvii. SPORTS/RECREATIONAL FACILITYviii. NATURE CENTER, AVIARYix. SHOWROOM/DISPLAY STOREx. CONVENIENT RETAIL STORE/FOOD STORE / CART /

KIOSK /STALLxi. RESTAURANT, CANTEEN, OTHER FOOD-SERVING

ESTABLISHMENTxii. COCKTAIL LOUNGE, DISCO, DANCE HALL, KTV /

MUSIC BARxiii. ENTERTAINMENT/AMUSEMENT CENTERxiv. CINEMAxv. DAY CARE CENTER

xvi. OFFICExvii. PERSONAL SERVICE/REPAIRxviii. GENERAL SERVICE/REPAIRxix. OFFICE SUPPORT SERVICExx. WELLNESS CENTERxxi. BANK, ATM, FINANCE, INSURANCE, MONEY

EXCHANGE SERVICExxii PAWNSHOP/ONE-STOP PAYMENT SHOPxxiii AUTO-RELATED SHOP (PARTS, SALES,

REPAIR/SERVICE)xxiv PETROL FILLING/SERVICE STATION

xxv. PARKING STRUCTURExxvi SMALL-SCALE HOME INDUSTRY


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xxvii MACHINE/WELDING/METAL/JUNK/FURNITURE SHOPxxviii COMPUTER/INFORMATIONTECHNOLOGY-RELATED

ACTIVITYxxix RADIO/TV STATIONxxx. TRANSIT STATION/TERMINAL

xxxi. WAREHOUSE/STORAGE FACILITY

3. Accessory Uses in the absence of an officially approved RDZ masterdevelopment plan:

a. For lots in the area of the zone fronting the Pasig River, northof J.P. Rizal Street/Guadalupe-Pateros Road, A.

Bonifacio Street, and future extensions of A. Bonifacio Street:

i. LIBRARY, MUSEUM, EXHIBIT AREA, ART GALLERYii. HEALTH CENTER/CLINIC/SPORTS CLUB, GYM

iii. CLUBHOUSE/MULTI-PURPOSE HALL/ROOM

b. For lots in the rest of the zone: ACCESSORY USES ALLOWEDIN R-2 ZONE

4. Maximum Building Height:

a. For lots in the area of the zone fronting the Pasig River, north ofJ.P. Rizal Street/Guadalupe-Pateros Road, A. Bonifacio Street,and future extensions of A. Bonifacio Street: ten (10) meters

b. For lots in the rest of the zone: fourteen (14) meters.Exempted from the imposition of height regulations in RDZ zoneare church structures, covered courts and theaters, utilityandother structures not covered by the height regulations of theNBC and/or CAAP.

5. Maximum Lot Coverage: For lots in the area of the zone fronting thePasig River, north of J.P. Rizal Street/Guadalupe-Pateros Road, A.BonifacioStreet, and future extensions of A. Bonifacio Street: twenty-five percent (25%).

SECTION 27. Institutional Zone (INS): This zone shall be used primarily forgovernment, religious, cultural, educational, medical, civic, residential andsupporting commercial and service uses.

1. Principal Uses:

a. PRINCIPAL USES ALLOWED IN R-2 ZONEb. COLLEGE/UNIVERSITY, CULTURAL/EDUCATIONAL CENTERc. SPECIALTY SCHOOL/TRAINING FACILITYd. AUDITORIUM, THEATER, PERFORMANCE/CIVIC CENTER

(not commercial cinema)e. CONVENTION/MEETINGS FACILITY


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f. CONVENT, SEMINARY, AND RELATED USESg. HEALTH CENTER/CLINIC/SPORTS CLUB, GYMh. NURSING/CONVALESCENT HOMEi. GENERAL/SPECIALIZED HOSPITAL, MEDICAL CENTER j. CLUBHOUSE/MULTI-PURPOSE HALL/ROOM

k. SPORTS/RECREATION FACILITYl. SPORTS STADIUMm. NATURE CENTER, AVIARYn. OFFICE SUPPORT SERVICEo. PARKING STRUCTUREp. COMPUTER/INFORMATIONTECHNOLOGY-RELATED

ACTIVITYq. RADIO/TV STATIONr. TRANSIT STATION/TERMINAL

2. Accessory Uses:

a. SHOWROOM/DISPLAY STOREb. CONVENIENCE/RETAIL STORE/FOOD STORE/CART/KIOSK/STALL

(not department store or shopping center)c. RESTAURANT, CANTEEN, OTHER FOOD-SERVING

ESTABLISHMENT

3. Maximum Floor Area Ratio: four (4)

SECTION 28. Government Center Zone (GCZ): This zone shall be usedprimarily for Makati City government functions, institutional and civic activities,and supporting local community uses.

1. Principal Uses: PRINCIPAL USES ALLOWED IN INS ZONE

2. Accessory Uses:

a. ACCESSORY USES ALLOWED IN INS ZONEb. OFFICEc. PERSONAL SERVICE/REPAIRd. GENERAL SERVICE/REPAIRe. BANK, ATM, FINANCE, INSURANCE, MONEY EXCHANGE

SERVICEf. PAWNSHOP/ONE-STOP PAYMENTg. FUNERAL/MEMORIAL SERVICEh. AUTO-RELATED SHOP (PARTS, SALES, REPAIR/SERVICE)

3. Maximum Floor Area Ratio: four (4), which shall apply only to the grossland area of Makati City government property in the GCZ zone.

4. Maximum Building Height: fourteen (14) meters, which shall apply tothe area of the GCZ zone not covered by a maximum FAR.

SECTION 29. Recreational Zones (REC-1, REC-2, and REC-3): These


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zones shall be used primarily for recreational uses.

1. Principal Uses:

a. REC-1: PARKS, POCKET PARKS, PARKWAY, PROMENADE,

GARDEN, PLAYGROUND, PLAYLOTS, AVIARY, NATURECENTER, with customary park structures such as park office,gazebo, clubhouse, and sports field/court

i.b. REC-2 and REC-3

PARKS, POCKET PARKS, PARKWAY, PROMENADE,GARDEN, PLAYGROUND, PLAYLOTS, AVIARY,NATURE CENTER, with customary park structures suchas park office, gazebo, clubhouse, and sports field/court

ii. SPECIALTY SCHOOL/TRAINING FACILITYiii. HEALTH CENTER/CLINIC/SPORTS CLUB, GYM

iv. CLUBHOUSE/MULTI-PURPOSE HALL/ROOMv. DANCE/VOICE/MUSIC, OTHER SPECIALTY STUDIOvi. SPORTS/RECREATION FACILITYvii. SPORTS STADIUM

2. Accessory Uses:

a. REC-1:i. COMMUNITY/VILLAGE ASSOCIATION OFFICEii. FIRE/SECURITY STATIONiii. PLACE OF RELIGIOUS WORSHIPiv. CLUBHOUSE, MULTI-PURPOSE HALL/ROOMv. SPORTS/RECREATION FACILITYvi. DAY CARE CENTERvii. UTILITY INSTALLATION FOR USE OF ZONE/LOT

OCCUPANTSviii. PUBLIC UTILITY FACILITYix. GOVERNMENT FACILITY

b. REC-2 and REC-3: i. ACCESSORY USES ALLOWED IN REC-1 ZONE

ii. AUDITORIUM, THEATER, PERFORMANCE/CIVICCENTERiii. LIBRARY, MUSEUM, EXHIBIT AREA, ART GALLERYiv. SPORTING GOODS/SOUVENIR SHOPv. RESTAURANT, CANTEEN, OTHER FOOD-SERVING

ESTABLISHMENTvi. PERSONAL SERVICE/REPAIRvii. WELLNESS CENTERx. PARKING STRUCTURE

3. Maximum Floor Area Ratio: REC-3: four (4)

4. Maximum Building Height:


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a. REC-1: ten (10) metersb. REC-2: fourteen (14) meters

Exempted from the imposition of height regulations in REC-1and REC

zones are church structures, covered courts, utility andother structuresnot covered by the height regulations of the NBC and/or theCAAP.

5. Maximum Lot Coverage: REC-1 and REC-2: twenty-five percent (25%).The 25% maximum lot coverage shall apply to the total land area of aspecific REC-1 or REC-2 zone. However, a REC-1 or REC-2 zone thatexceeds this maximum lot coverage prior to August 20, 2001 shall beallowed to maintain but not expand its lot coverage.

SECTION 30. Open Space (OPN): This zone shall be used as open spacefor parks and playgrounds. It includes, but is not limited to, waterway

easements as well as high disaster-risk areas.

1. Principal Uses:

a. PARKS OR POCKET PARKS, GARDENSb. PARKWAYS, BIKEWAYS, AND PROMENADESc. PLAYGROUND AND PLAYLOTS except in lots traversed by

WVF

2. Vertical structures: Except for minor structures that are integral to apark or playground, no vertical structures shall be allowed in this zone.

3. As part of the City’s comprehensive, responsive and proactive DisasterRisk Reduction (DRR) strategy, and in order to avoid potentialdisasters and other related hazards, all lots transected by West ValleyFault (WVF) are designated as OPN Zone. Further, all lots that arepartially or totally within the area covered by the five (5) metermandatory easement from both sides of the WVF trace, as certified byPHIVOLCS, whether transected by the WVF or not, are also declaredas OPN Zone. All structures existing at the time ofeffectivity of thisOrdinance within an OPN Zone, except for minor structures that are

integral to a park, shall be declared as Non-Conforming Structure andin no case shall renovation or expansion of any of these existingstructures be allowed.

SECTION 31. Cemetery Zone (CEM): This zone shall be used primarily forburial and related activities.

1. Principal Uses:

a. CEMETERY, with customary ancillary uses such as cemeteryadministration, service, and maintenance facilities

b. CREMATORIUMc. PLACE OF RELIGIOUS WORSHIP


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d. MAUSOLEUMe. COLUMBARIUM

f. PARKS, POCKET PARKS, PARKWAY, PROMENADE,GARDEN, AVIARY, AND OTHER NATURE CENTER

3. Accessory Uses:

a. PARKING STRUCTUREb. FIRE/SECURITY STATIONc. UTILITY INSTALLATION FOR USE OF ZONE/LOT

OCCUPANTSd. PUBLIC UTILITY FACILITY

3. Maximum Building Height: ten (10) meters Exempted from theimposition of height regulations in CEM zone are monuments, obelisks,and other commemorative structures, as well as church, utility and

other structures not covered by the height regulations of the NBCand/or the CAAP.

SECTION 32. Utility Zone (UTL): This zone shall be used primarily for utilityfunctions.

1. Principal Uses:

a. PUBLIC UTILITY FACILITYb. UTILITY INSTALLATION FOR

OCCUPANTSUSE OF ZONE/LOT

c. PARKING STRUCTUREd. TRANSIT STATION/TERMINALe. PARKS, POCKET PARKS, PARKWAY, PROMENADE,

PLAYLOTS, PLAYGROUND, GARDEN, AVIARY, AND NATURECENTER

2. Accessory Uses:

a. PETROL FILLING KIOSK, with no other retail/service activity,which shall be allowed only within parking areas/structures. This

Accessory Use shall be subject to applicable government andother safety regulations.b. FIRE/SECURITY STATION

Article VI GENERAL ZONE REGULATIONS

SECTION 33. Area Regulations. Area regulation in all zones shall conform tothe minimum requirements of the following statutes and regulations:

1. PD 957 - the “Subdivision and Condominium Buyers’ Protective Law”


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and its revised implementing rules and regulations;2. BP 200 - “Promulgation of Different Levels of Standards and Technical

Requirements for Economic and Socialized Housing Projects” and itsrevised implementing rules and regulations;

3. PD 1096 - National Building Code and its Implementing Rules and

Regulations;4. Fire Code; Sanitation Code; Plumbing Code; Structural Code;5. EO 648; and regulations promulgated by the national agencies

concerned;6. The Clean Air Act, Ecological Solid Waste Management Act and other

applicable laws and regulations promulgated by the national agenciesconcerned.

7. The Implementing Rules and Regulations of the New Makati CityZoning Ordinance.

SECTION 34. Building or Structure Use. No building, structure, or land

shall hereafter be occupied or used and no building or structure or partthereof shall be constructed or structurally altered except in conformity withthe provisions of this Ordinance.

SECTION 35. Lot Use. Lot use for different zones shall conform to thefollowingregulations:

1. Two or more lots may be used for a single building.

2. Two or more lots may be consolidated into a single lot which may laterbe re-subdivided, provided that:

a. In R-1 zone, a lot cannot be subdivided. But two or more lots inthis zone may be consolidated into a single lot that the ownermay later re-subdivide into their original lot boundaries, asdefined in the approved subdivision plan where the lot islocated;

b. In R-3 and some C-4 zones/subzones, lots may be consolidatedand/or subdivided provided none of the lots resulting fromsubdivision or re-subdivision shall be smaller than the following

lot sizes:i. 1,200 square meters in R-3, C-4A, C-4B, C-4C, C-4D,and C-4G subzones

ii. 800 square meters in C-4E, C-4F and C-4H subzones

SECTION 36. Yard and Building Setback Regulations. Yard and buildingsetback regulations of the NBC and other applicable laws, rules andregulations shall be applied in all zones except:

1. In C-4A and C-4B subzones, the sides of the building facing

boundaries of adjoining properties or facing any street other thanValero and De La Rosa Streets and the access roads leading thereto,


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must be constructed flush with the property lines. The building footprintthus defined should rise to a minimum height of fifteen (15) meters.However, indentations may be permissible on the ground floor for thepurpose of making display windows more effective. In case of lots inthese areas that face side streets, driveways to parking areas inside

the property may be constructed through appropriate arcades.

However, in Block 4, (LRC) Psd-6132 and Plan (LRC) Pcs-1332 alongPaseo de Roxas and Makati Avenue, the building may be set backfrom any boundary of the lot, provided that a minimum setback of two(2) meters from the common boundaries with adjoining properties isobserved. The setback shall be measured from the property line to thenearest projection of the building.

2. In R-3A, R-3B, C-4C, C-4D, C-4E, C-4F, and C-4G subzones, thebuilding may be built flush with the property line fronting a street and/or

flush with the common boundaries with adjoining properties. If thebuilding will be built away from the common boundaries with adjoiningproperties then in such case, a minimum setback of two (2) metersfrom the property line must be observed. The setback shall bemeasured from the property line to the nearest projection of thebuilding.

3. In C-4H subzone, the building shall be built flush with the property lineson all sides of the lot, except along Jupiter Street where the buildingwill be set back by at least nineteen (19) meters measured from theJupiter Street property line to the nearest projection of the building.

4. In R-3A, R-3B and C-4 zone/subzones, underground basements maybe constructed up to the property line subject to the easement in favorof public utilities and services. The top or roof of the undergroundbasement where there are setbacks should be properly landscapedand made to look like part of the natural ground.

5. In R-1 (Forbes Park Village lots only), the minimum setback from aboundary fronting a street shall be eight (8) meters. The minimumsetback from all other boundaries shall be two (2) meters. Setbacks

shall be measured from the lot boundary to the nearest finished wall,column, eave, or projection of the building.

SECTION 37.River/Stream, Fault Line, and Utility Easement Regulations.Easement regulations of the NBC and other applicable laws, rulesandregulations shall be applied in all zones. The following provisions shall also beapplied:

1. The banks of rivers throughout their entire length, are subject to ten(10) meter easement and in tributaries, three (3) meters. No personshall be allowed to stay in this zone longer than what is necessary for

space or recreation, navigation, floatage, fishing or salvage or to buildany other structure of any kind.


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2. A mandatory five (5) meter easement on both sides of the WVF andsuch other fault traces on the ground identified by PHIVOLCS or itssuccessor agency.

3. All buildings and structures shall be subject to a permanent easementin favor of duly authorized public utility or service entities, theirsuccessors and assigns, for the installation of electric poles and metalalley arms and all the accessories and appurtenances connectedtherewith for the exclusive purpose of carrying utility lines (electric,telephone, etc.) including free access for repairs, inspections, and allother acts necessary to public safety and preservation of the utilitylines.

SECTION 38. Parking, Vehicular Entrance and Exit, and Service EntranceRegulations. Except for buildings and structures located in R-3, C-

1B, C-3D, and C-4A, C-4B, C-4C, C-4D, C-4E, C-4F, C-4G, C-4H subzones,all buildings and structures must provide for theminimum parking, accessstreet, vehicular entrance and exit, and service entrance requirementsspecified in the NBC and other applicable laws, rulesand regulations.Buildings and structures located in R-3, C-1B, C-3D, and C-4A, C-4B, C-4C,C-4D, C-4E, C-4F, C-4G, C-4H subzones must comply with the followingrequirements:

1. Parking:

a. Buildings and structures located in R-3A, R-3B, and C-4A, C-4B,C-4C, C-4D, C-4E, C-4F, C-4G and C-4H subzones mustcomply with the following requirements:

i. For Residential or Office use: minimum 1.0 parking slotper 100 square meters (sqm) of GFA.

ii. For Hotel use:• minimum 1.0 parking slot per 5 guest rooms;• minimum 1.0 parking slot per 15 sqm of seating

area in restaurants, coffee shops, ballroom and,miscellaneous food shops;

•

minimum 1.0 parking slot per 50 sqm of GFA ofmeeting rooms;• minimum 1.0 parking slot per 50 sqm of the GFA

of retail shops on Hotel premises; and• minimum 1.0 parking slot per 25 sqm of GFA of

the health club.iii. For Convenience Retail Stores, Restaurants, Canteens,

and other Food Serving Establishments where these areallowed as defined in ArticleV, Section 20 (6): minimum1.25 parking slot per 100 square meters (sqm) of GFA.

iv. For other uses: NBC provisions.

v. For buildings in lots where three or more Principal Usesare permitted, the parking requirements specified in this


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Section may be adjusted to take into account the timingdifferences in the parking needs of the individual usesthrough application of the provisions of Rule XIX of theNBC wherein 100% of the parking requirements of thedominant use and only 50% of the parking requirements

of each of the non-dominant uses shall be provided. If thedominant use is not subject to parking requirements, then100% of the parking requirements of the next mostdominant use and only 50% of the parking requirementsof each of the other non-dominant uses shall be provided.

b. Buildings and structures located in R-3Csubzone must complywith the following requirements:

i. For Residential use in R-3C zone:• minimum 1.0 parking slot perunit, where the size of

the unit is 100 sqm GFA and above;• minimum1.0 parking slot per 100 sqm GFA of

aggregate GFA, where the size of the unit is below100 sqm GFA.

ii. For Residential use in C-3D subzone:• minimum 1.0 parking slotper unit, where the size of

the unit is 100 sqm GFA and above;• maximum2.0 parking slots per unit, where the size of

theunit is over100 sqm GFA;• fixed 1.0 parking slot per 100 sqm of aggregate GFA,

where the size of the unit is below 100 sqm.iii. For Office use: minimum 1.0 parking slot per 100 sqm GFAiv. For Retail use (including retail outlets, cinemas, restaurants,

etc.): 1.0 parking slots per 100 sqm GFAv. For Hotel use: minimum 1.0parking slot per 10 guest rooms

c. The automobile parking slot should not be less than 12.5 sqm inarea, measuring 2.5 meters by 5.0 meters for perpendicular ordiagonal parking, and 2.15 meters by 6.0 meters for parallelparking. Service driveways should provide unobstructed ingressand egress to and from the parking slot at all times. However,

tandem parking for two (2) cars only may be permitted. Droppedcurb (mountable-sidewalk) parking slots that are directlyaccessed from the street without entering an internal drivewayshall not be permitted.

d. Temporary surface parking may be allowed in any lot.

e. Parking buildings and structures, podiums or basements usedfor parking may be constructed flush with the property line up tothe maximum lot area allowed under the National Building Code.

f. Loading and unloading platforms, if any, must have a minimumsetback of ten (10) meters from any street. Ramps to parking


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structures are excluded from this requirement.

2. Vehicular Entrances and Exits:

a. In C-4A and C-4B, vehicular entrances shall not be allowed on

the side of the property facing Ayala Avenue and Paseo deRoxas. However, in Block 4, (LRC) Psd-6132 and Plan LRC)Pcs-1332 along Paseo de Roxas and Makati Avenue, vehicularentrances (but not exits) may be allowed on the side of the lotfacing Paseo de Roxas or Makati Avenue. Vehicular exits ofbuildings in C-4A and C-4B in every case must always be alonga Side Street, the Access Road within each block De La RosaStreet or Valero Street.

b. In C-4C, vehicular entrances and exits may be allowed on anyside of the property facing Ayala Avenue, Paseo de Roxas, or

Makati Avenue.

c. In C-4D, a lot facing Gil Puyat Avenue may have its vehicularentrance (but not exit) on the side of the lot facing Gil Puyat Avenue, but the exit must always be along an Access Roadwithin C-4D, or along Makati Avenue or Paseo de Roxas.

d. In C-4E and C-4F, vehicular entrances may be allowed along aPrincipal Street or Service Road, but exits must always be alonga Service Road. However, a lot in these areas which faces aPrincipal Street but does not have a frontage along a ServiceRoad may have a vehicular exit along a Principal Street,provided the lack of access to a Service Road is not due to aconsolidation and re-subdivision of lots. Vehicular entrancesfrom and exits to Gil Puyat Avenue shall not be allowed.

e. In C-4G, vehicular entrances (but not exits) are allowed alongGil Puyat Avenue; entrances and exits are allowed along aService Road at the back of a lot.

f. In C-4H, vehicular entrances shall not be allowed along Gil

Puyat Avenue and Ayala Avenue Extension; entrances and exitsare allowed along Jupiter Street and Malugay St.

g. In R-3A, vehicular entrances and exits shall not be allowedalong Ayala Avenue.

h. In R-3B, vehicular entrances and exits shall not be allowedalong Makati Avenue.

i. In all cases, vehicular entrances and exits shall not be allowedalong curves, street corners, and street intersections.

j. In the C-1B subzone bounded by Estrella Street (east), Amapola


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Street (north), R-1 lots (west), EDSA (south), vehicular accessto the lots shall be allowed only from a rear service road

Zoning Ordinance 2013-2023 of Makati City

Documents

Transcript of Zoning Ordinance 2013-2023 of Makati City