REPUBLIC OF THE PHILIPPINES ‘SANGGUNIANG PANLUNGSOD CITY OF MAKATI PRESENT: ‘Councilor FERDINAND T. EUSEBIO— Temporary Presiding Officer ‘Councilor MARIE ALETHEA S.J. CASAL-UY ‘Councilor MA. THERESA N. DE LARA ‘Councilor MANUEL MONSOUR T. DEL ROSARIO Il ‘Councilor VIRGILIO V. HILARIO, JR. Councilor ARNOLD C. MAGPANTAY Councilor LEONARDO M. MAGPANTAY Councilor ROMEO C. MEDINA Councilor NELSON S. PASIA Councilor TOSCA CAMILLE T. PUNO-RAMOS ‘Councilor VINCENT T. SESE ‘Councilor MARY RUTH C. TOLENTINO ‘Councilor MA. CONCEPCION M. YABUT Councilor NEMESIO S. YABUT, JR. ABC President ARLENE M. ORTEGA - Sectoral Representative ABSEW Vive Mayor ROMULO V. PENA, JR. ‘Councilor HENRY A. JACOME ~ Sick Leave Councilor SALVADOR D. PANGILINAN — On Official Business SK. President KARIS ISRAELLE S, CRUZADO - Vacation Leave By unanimous vote of the Sangguniang Panlungsod members present, the following City Ordinance was enacted on third and final reading: CITY ORDINANCE NO. 2012-102 Authors: Councilors LM. Magpantay, F-T. Eusebio, AC. Magpantay, NS. Yabut. Jr, V.T, Sese, M.A. SJ. Casal-Uy, M.T.N. de Lara, V.V. Hilano, Jr, HA. Jacome, R.C. Medina, N.S. Pasia, M.RO. Tolentino, M.G.M.Yabut, MMT. del Rosario Il, T.CT. Puno-Ramos, V.T. Sese, and MAM. Ortega AN ORDINANCE ADOPTING THE NEW ZONING REGULATIONS FOR MAKATI AND PROVIDING FOR THE ADMINISTRATION, ENFORCEMENT AND AMENDMENT THEREOF AND FOR THE REPEAL OF ALL ORDINANCES IN CONFLICT THEREWITH. WHEREAS, the City of Makati cannot rest on its laurels and should continue to Update its policies and regulations to be attuned to current local situations and needs and the changing times in order to remain competitive and to maintain its foothold as the country's premier business center of the country;WHEREAS, towards this end, The New Makati Comprehensive Land Use Plan (2013 ~ 2023) was adopted by City Ordinance No. 2012-101 and this will be enforced through the enactment of regulatory measures to translate the planning goals and objectives into reality. WHEREAS, the Zoning Ordinance is the regulatory measure which is an important tool for the implementation of the Comprehensive Land Use Plan; WHEREAS, the Local Government Code authorizes local government units to ‘enact zoning ordinances subject to and in accordance with existing laws; NOW THEREFORE, BE IT ENACTED, AS IT IS HEREBY ENACTED BY THE SANGGUNIANG PANLUNGSOD OF MAKATI, METRO MANILA, BY VIRTUE OF THE POWERS VESTED IN IT BY LAW, IN SESSION ASSEMBLED, THAT: Article | TITLE SECTION 1. Title of the Ordinance. This Ordinance shall be known as the New Zoning Ordinance of the City of Makati and shall be referred to as the Ordinance. Article I AUTHORITY AND PURPOSE 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 447 a.2 (7-9) dated 10 October 1991, “Authorizing the City/Municipality through the Sangguniang Panglunsod/Bayan to adopt Zoning Ordinance subject to the provisions of existing laws,” and in conformity with EO No. 72 SECTION 3. Purposes. This ordinance is enacted to achieve the following purposes: 1. Guide, control and regulate future growth and development of the City of 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 areas within the locality and promote the orderly and beneficial development of the same. 3. Promote and support the revitalization of areas with high growth potentials 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.5. Support and ensure the continued growth of Makati as a global business and financial center in a manner that benefits the broadest segment 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 a manner as to avoid unnecessary congestion and derrand on utilities and services, and to enhance convenience of access to property and to safety from disaster, fire and other dangers. 8. Mainstream disaster risk reduction and climate change in development process such as policy formulation, land use and urban planning, infrastructure and housing, among others. 8. Enhance the participation of the City’s constituents in the development of their communities. SECTION 4, General Zoning Principle. This Ordinance is based on the approved ‘The New Makati Comprehensive Land Use Plan (2013-2023) as per City Ordinance No. 2012-101 dated December 10, 2012. Article Ill DEFINITION OF TERMS. SECTION 5. Definition of Terms. Words and phrases used in this Ordinance are hereby defined in Annex A, which is attached herewith and made an integral part of this Ordinance. SECTION 6. Construction and Interpretation of Terms. The words and terms employed in this Ordinance shall be interpreted as follows: 1, Generic terms, such as others, and the like, etc. shall be construed to mean as including all specific terms similar to or compatible with those enumerated; 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 to be "used or occupied."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 the following zones and subzones as shown in the Official Zoning Map. 1 10. ". Residential Zones: a. Low Density Residential Zone (R-1) b. Medium Density Residential/Mixed-Use Zone (R-2) c. High Density ResidentialMixed-Use Zones (R-3, composed of R-3A, R-3B and R-3C subzones) 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, composed of C2A and C-2B subzones) ¢. High Density Commercial/Mixed-Use Zone (C-3, composed of C-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-4l, C-4J and C-4K ‘subzones) Planned Unit Development Zone (PUD) Special Mixed-Use Zone (SMU) Special Precincts for Urban Redevelopment (SPUR) Zone Disaster Resiliency Initiative for Vulnerable Enclaves (DRIVE) Zone Heritage Preservation Zone (HPZ) Riverside Development Zone (RDZ) Government Center Zone (GCZ) Institutional Zone (INS) Recreational Zones: a. General Park Zone (REC-1) b, __ Institutional Recreational Zone (REC-2)©. Sports Club Recreational Zone (REC-3) d. _ ResidentialCommercial 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 this Ordinance, the New Official Zoning Map for Makati City, wherein the designation, location, and boundaries of the zones and subzones herein established are shown and indicated. Such Official Zoning Map shall be signed by the City Mayor and duly authenticated by the HLURB/Sangguniang Panlungsod. The Official Zoning Map has six (8) 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, Utility Zones/Subzones Map 6. The New Makati City Overlay Map for Special Development Zones SECTION 9, Zone Boundaries. The location and boundaries of the above mentioned zones are hereby defined in the list of Zone Boundaries, which is herewith attached as Annex B and made an integral part of this Ordinance. SECTION 10. Interpretation of Zone Boundaries. In the interpretation of the boundaries of any of the zones indicated on the Zoning Map, the following rules shall apply: 1, Unless otherwise stated in this Ordinance andor in the official Zoning Map, zone boundaries follow lot boundaries. 2. Where zone boundaries are so indicated that they approximately follow the center of streets or highways, the street or highway right-of-way lines shall be construed to be the boundaries. 3. Where zone boundaries are so indicated that they are approximately parallel to the centerlines or right-of-way lines, such boundaries shall be construed as being parallel thereto and at such distance there from as indicated in the zoning maps. if no distance is given, such dimension shall be determined by the use of the scale shovm in said zoning maps.Where the boundary of a zone follows approximately a railroad line, such boundary shall be deemed to be the railroad right-of-way. 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 indicated as following the bank or side of a river, stream or creek, shall be construed to follow such banks or sides, provided that uses along such boundaries shall comply with the required easements and setbacks. For rivers, the required easement is ten (10) meters while for creeks and other tributaries, three (3) meters. Should there be a change in the existing banks or sides of rivers or creeks, the boundaries shall be construed as moving with the actual banks or sides. 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. Unless otherwise stated in this Ordinance, a lot of one ownership, as of record at the effective date of this Ordinance, that is divided by a zone boundary line shall be treated as separate lots, in terms of the provisions of this Ordinance, wherein the boundary between the lots shall be determined as shown in, and/or measured by scale from, the Official Zoning Map. A zone boundary that is described as one lot deep shall be interproted as a general description of the depth of the zone such that the actual number of lots included within the depth of the zone may exceed one lot. The actual number of lots included within the depth of the zone shall be as shown in the Official Zoning Map. Unless otherwise stated in this Ordinance, if there is any discrepancy between the zone boundaries indicated in Annex B and the zone boundaries 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 maximum building densities/heights in the zones and subzones defined in this Ordinance 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/lot while Accessory Uses support the Principal Uses allowed in a zonellot, A Principal Use/s shall be the dominant use/s in a lot. The dominant use of a lot shall be determined as follows: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-4l, 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 and Commercial zones/subzones where park, playground, sports field/court, garden is the only principal use allowed, the dominant use is the use that occupies the largest area of the lot. ‘An Accessory Use shall be allowed only with the presence of a Principal Use in the same lot. In no case shall Accessory Use/s ‘occupy more than forty-five percent (45%) of the Gross Floor Area of the structure located in the same lot including open yard if used for commercial purpose. A use or structure that is indicated in Article V as both an Accessory Use and a Principal Use for a specific zone/lot shall be interpreted to be a Principal Use. 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. The total GFA of any building or buildings in a lot should not exceed the prescribed maximum FAR multiplied by the lot area. Unless otherwise prescribed in this Ordinance, prescribed maximum FARs shall apply only to developable lots and not to roads and other lots or parcels of land not intended for vertical development. In zones where no maximum FAR is prescribed, building density is limited by maximum building height and yard/setback restrictions. (Maximum Densities and Building Heights for each zone are summarized in a separate map.) Maximum lot coverages are prescribed for General Park Zone (REC- 1), Institutional Recreational Zone (REC-2), R-1 (Forbes Park Village only), and part of the Riverside Development Zone (RDZ) in order to preserve the open character of these zones. Allowable land uses, maximum FARs, maximum building heights, and ‘maximum lot coverages are summarized in Annex C, which is attached herewith and made an integral part of this Ordinance Notwithstanding the designation of a zone as residential, commercial, institutional, or recreational, certain lots in such zones may be allowed only specific uses as prescribed in this Ordinance.SECTION 12. Conforming Use. A lot shall be deemed to have a conforming use that complies with the regulations of the zone in which it is located if use of the lot is consistent with the allowable Principal and/or Accessory Uses for such zone, pursuant to Article V of this Ordinance. SECTION 13. Height Regulations. In all cases, building height must conform to the height restrictions and requirements of the Civil Aviation Authority of the Philippines (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 and building construction and the various safety codes, SECTION 14, Low Density Residential Zone (R-1). An R-1 zone shall be used 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 customary ancillary uses such as house employees’ quarter, private garage, and guardhouse b. DUPLEX, where it shall be allowed as an additional Principal Use only in Bel-Air, San Lorenzo and San Miguel Villages; c. MULTIFAMILY DWELLING, with customary ancillary uses such as house employees’ quarter, private garage, and guardhouse, where it shall be allowed as an additional Principal Use only in Forbes Park Village. d. PARKS, POCKET PARKS, PARKWAY, PROMENADE, GARDEN, PLAYGROUND, PLAYLOTS, SPORTS FIELD/COURT, GARDEN: for use of its immediate residential community. These shall be the only Principal Use allowed in the following lots (RCR): i. Block 6, Lots 1-7, (LRC) Psd-12510 (Barangay Magallanes) ji, Block 14, Lots 10, 11, 12, 29, 30, 31, (LRC) Psd-12510 (Barangay Magallanes) li, 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) Pes-1310 (Barangay Dasmarinas) v. Block 38, Lots 6, 7, 8, 22, 23, 24, (LRC) Pos-1310 (Barangay Dasmmarinas) vi, Block 24, Lot 16, Psd-39328 (Barangay San Lorenzo) vii, Block 20, Lot 11, (LRC) Psd-5014 (Barangay Urdaneta)Block 7, Lot 14, 15, 16, 29, 30, 31, (LRC) Psd-6108 and Lots 1, 2, 3, Pes-00-07360 (Barangay Bel-Air) ik. Block 14, (LRC) Psd-7933 (Barangay Bel-Air) x. Block 14, (LRC) Psd-9590 (Barangay Forbes Park) GOVERNMENT FACILITY, where it shall be allowed as an additional Principal Use only in Lot 28, Block 13, Psd-39328 (Barangay San Lorenzo) Accessory Uses: PRE-SCHOOL/KINDERGARTEN SCHOOL (maximum of two classrooms) DAY CARE CENTER HOME OFFICE (in all R-1 except in Forbes Park Village), provided that: i. The amount of traffic generated by the office will not inconvenience or disrupt access to adjacent properties and its vicinity, and National Building Code parking requirements are followed; ji. No equipment or process shall be used in such office which creates noise, vibration, glare, fumes, odors or electrical interference detectable to the normal senses, visual or audible interference in any radio, television or other electronic home device or appliance, or causes fluctuation in line voltage of the premises. ili, The activity will not alter the physical character of the area/structure as residential zone PLACE OF RELIGIOUS WORSHIP UTILITY INSTALLATION FOR USE OF ZONE/LOT OCCUPANTS Maximum Building Height: ten (10) meters Exempted from the imposition of height regulations in R-1 zone are church structures, covered courts, utility and other structures not covered by the height regulations of the NBC and/or the CAAP. Maximum Number of Dwelling Units in Forbes Park Village lot: The maximum number of dwelling units in a Forbes Park Village lot shail be determined as follows:A=Bx 0.0016 Where: 8 = area in square meters of the R-1 Forbes Park Village lot ‘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-1 lot, the numerical product, A, shall be rounded off downwards to the nearest whole number, and it is this whole number that will equal the maximum number of dwelling units allowable in the R-1 lot. In no case, however, shall the maximum number of dwelling units that can be built in 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 equal to 2.88; therefore the maximum number of dwelling units that can be built in this lot is two (2). b. 1,000 square meter R-1 lot: 1,000 multiplied by 0.0016 is equal to 1.6; however, since the maximum number of dwelling units that can be built in an R-1 lot shall not be less than two (2), then the maximum number of dwelling units that can be built on this lot is two (2). Maximum Number of Buildings in Forbes Park Village lot: The ‘maximum number of buildings that can be built in a Forbes Park Village lot is one (1). One or main structures or dwelling units that are interconnected shall be considered as one building. 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 be used primarily for medium density housing, with support commercial, service, and institutional uses on a neighborhood or barangay scale. A. 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 of its immediate residential community. This Principal Use shalll be the only Principal Use allowed in the following lots (RCR): i. Lots 1-E and 1-F, (LRC) Psd-70463 (Barangay Guadalupe Viejo)epgrR> 2p ji, 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) Pes-1514 and Lot 24-B (portion of Lot 24), Block 6, (LRC) Pcs-1514 (Barangay Valenzuela) vi. Lot 1, (LRC) Psd-30582 DUPLEX MULTI-FAMILY DWELLING BOARDING/PENSION HOUSE, DORMITORY, APARTMENT. TOWNHOUSE RESIDENTIAL INW/APARTELLE/CONDOTEL/ CONDOMINIUM. DAYCARE CENTER PRE-SCHOOL, KINDERGARTEN SCHOOL, ELEMENTARY SCHOOL, HIGH SCHOOL COMMUNITYIVILLAGE ASSOCIATION OFFICE, LIBRARY, MUSEUM, EXHIBIT AREA, ART GALLERY. FIREISECURITY STATION WELFARE/CHARITABLE INSTITUTION PLACE OF RELIGIOUS WORSHIP UTILITY INSTALLATION FOR USE OF ZONE/LOT OCCUPANTS PUBLIC UTILITY FACILITY GOVERNMENT FACILITY Accessory Uses: zs ene2ocD SPECIALTY SCHOOL/TRAINING FACILITY HEALTH CENTERICLINIC/SPORTS CLUB, GYM. CLUBHOUSE, MULTI-PURPOSE HALL/ROOM DANCE/VOICE/MUSIC, OTHER SPECIALTY STUDIO SPORTS/RECREATIONAL FACILITY SHOWROOMIDISPLAY STORE CONVENIENCE/RETAIL STORE/FOOD STORE/CART/KIOSK/STALL (neighborhood service only) RESTAURANT, CANTEEN, OTHER FOOD-SERVING ESTABLISHMENT HOME OFFICE, provided that: ‘+ The amount of traffic generated by the office will not inconvenience or distupt access to adjacent properties and its vicinity, and NBC parking requirements are followed; ‘+ No equipment or process shall be used in such office which creates noise, vibration, glare, fumes, odors or electrical interference detectable to the normal senses,visual or audible interference in any radio, television or other electronic home device or appliance, or causes fluctuation in line voltage of the premises. PERSONAL SERVICE/REPAIR GENERAL SERVICE/REPAIR OFFICE SUPPORT SERVICE ‘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 HARDWARE STORE without lumber, gravel and sand COMPUTER/INFORMATION TECHNOLOGY - RELATED ACTIVITY PAWNSHOPIONE-STOP PAYMENT SHOP TELECOM STATION WELLNESS CENTER SPORTING GOODS, SOUVENIR SHOP OFFICE n roerep Maximum Building Height: fourteen (14) meters Conditional R-2. Structures within R-2 may be built up to a maximum building height of eighteen (18) meters provided not less than 50% of the ground floor area of the structure is left open (no exterior and interior walls). Exempted from the imposition of height regulations in R-2 zone are church structures, covered courts, utility and other structures not covered by the height regulations of the NBC and/or the CAP. SECTION 16. High Density Residential Zone (R-3, composed of subzones R-3A, R-3B, and R-3C). An R-3 zone shall be used primarily for high-density/high-rise dwellings and limited service support activities. 1. Principal Uses: a. RAand R-3B: i RESIDENTIAL INN/APARTELLE/CONDOTEL/ CONDOMINIUM, ji, HOTEL, where it shall be allowed as a Principal Use in the following lots only: R-3A Lot 2, (LRG) Pes-17679; R- 3B Lots 1-E and 1-F, (LRC) Psd-277514 iii, | OFFICE/EMBASSY, where it shall be allowed as a Principal Use in R-3B ONLY iv. PARKS, POCKET PARKS, PARKWAY, PROMENADE, PLAYGROUND, PLAYLOTS, SPORTS FIELD/COURT, GARDEN v. PARKING STRUCTURE vi. | GOVERNMENT FACILITYb. R3C RESIDENTIALINN/APARTELLE/CONDOTEL/ CONDOMINIUM PARKS, POCKET PARKS, PARKWAY, PROMENADE, PLAYGROUND, PLAYLOTS, SPORTS FIELD/COURT, GARDEN GOVERNMENT FACILITY 2. Accessory Uses: a. R-3A and R-3B: vi vil vii. PLACE OF RELIGIOUS WORSHIP HEALTH CENTERICLINIC/SPORTS CLUB, GYM CLUBHOUSE, MULTI-PURPOSE HALL/ROOM SPORTSIRECREATION FACILITY RESTAURANT, CANTEEN OR FOOD-SERVING ESTABLISHMENT, provided that, except in hotels, such restaurant, canteen, or food-serving establishment is not located on the ground or basement floor DAY CARE CENTER PERSONAL SERVICE/REPAIR UTILITY INSTALLATION FOR USE OF ZONE/LOT OCCUPANTS CONVENIENCE/RETAIL STORE/FOOD STORE/CARTIKIOSKISTALL (neighborhood only), where total GFA shall not exceed three percent (3%) of the total GFA of the structure TELECOM STATION BANK, ATM, FINANCE, INSURANCE, MONEY EXCHANGE SERVICE, where it shall be allowed as an Accessory Use in R-3B only PLACE OF RELIGIOUS WORSHIP HEALTH CENTERICLINIC/SPORTS CLUB, GYM CLUBHOUSE, MULTI-PURPOSE HALLIROOM SPORTS/RECREATION FACILITY RESTAURANT, CANTEEN OR FOOD-SERVING ESTABLISHMENT, provided that, except in hotels, such restaurant, canteen, or food-serving establishment is not located on the ground or basement floor PARKING STRUCTURE TRANSIT STATION/TERMINAL UTILITY INSTALLATION FOR USE OF ZONE/LOT OCCUPANTS TELECOM STATIONx. CONVENIENCE/RETAIL STORE/FOOD STORE/CARTIKIOSKISTALL (neighborhood only), where total GFA shall not exceed three percent (3%) of the total GFA of the structure xi ATM 3. Maximum Floor Area Ratio a. RBA: sixteen (16) b | ROB: i. Office/Embassy: eight (8) ji. 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 for Office/Embassy and Residential use. The allowable GFA shall 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: actual GFA of Office/Embassy space should not exceed maximum GFA of Office/Embassy space); * Apply a one-hundred-percent (100%) increase to the remaining balance to arrive at the maximum GFA of Residential space. For this purpose, any lobby or other common area or support use not specifically dedicated to Office/Embassy or Residential use shall be allocated to such uses in proportion to their GFA. c. RSC: six (6) SECTION 17. Low Density Commercial/Mixed-Use Zone (C-1, composed ‘of 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 CIA: i PRINCIPAL USES ALLOWED IN R-2 AND R-3 ZONES i, HOTEL ii, | COLLEGE/UNIVERSITY, CULTURAL/EDUCATIONAL CENTER iv. SPECIALTY SCHOOL/TRAINING FACILITYv. AUDITORIUM, THEATER, PERFORMANCE/CIVIC CENTER vi. CONVENTION/MEETINGS FACILITY vi, CONVENT, SEMINARY AND RELATED USES vill. HEALTH CENTER/CLINIC/SPORTS CLUB, GYM ix. NURSING/CONVALESCENT HOME x. GENERAL/SPECIALIZED HOSPITAL, MEDICAL CENTER CLUBHOUSE/MULTI-PURPOSE HALL/ROOM DANCE/VOICE/MUSIC, OTHER SPECIALTY STUDIO SPORTSIRECREATION FACILITY SPORTS STADIUM NATURE CENTER, AVIARY xvi, SHOWROOMIDISPLAY STORE xvi, CONVENIENCE/RETAIL STORE/FOOD STORE/CART/KIOSKS/STALL xviii, SPORTING GOODS/SOUVENIR SHOP xix. SUPERMARKET/GROCERY xx, WET/DRY MARKET xxi, WHOLESALE STORE/DISTRIBUTOR xxii, RESTAURANT, CANTEEN, OTHER FOOD-SERVING ESTABLISHMENT xxii, COCKTAIL LOUNGE, DISCO, DANCE HALL, KTV/MUSIC BAR ENTERTAINMENT/AMUSEMENT CENTER, CINEMA PERSONAL SERVICE/REPAIR WELLNESS CENTER GENERAL SERVICE/REPAIR OFFICE SUPPORT SERVICE BANK, ATM, FINANCE, INSURANCE, MONEY EXCHANGE SERVICE xxxi, PAWNSHOPIONE STOP PAYMENT SHOP xxii, FUNERAL/MEMORIAL SERVICE, xxii, AUTO-RELATED SHOP (PARTS, SALES, REPAIR/SERVICE) xxxiv, PETROL FILLING/SERVICE STATION xxxv. SMALL SCALE HOME INDUSTRY xxxvi, MACHINE/WELDING/METAL/JUNK/FURNITURE SHOP, xxxvii, HARDWARE WITH LUMBER, GRAVEL AND SAND xxvii, COMPUTER/INFORMATION TECHNOLOGY- RELATED ACTIVITY xxxix, RADIO/TELEVISION STATION xl TRANSIT STATION/TERMINAL xl, WAREHOUSE/STORAGE FACILITY xl, TELECOM STATION xl, LYING-IN-CLINIC. xliv. EMBASSY xlv. HOME OFFICE xvi, MATERIALS RECOVERY FACILITYi, Principal uses allowed in R-2 and R-3 Zones ii. CONVENIENCE/RETAIL STORE/FOOD STORE/CARTIKIOSKISTALL (neighborhood only) ili, SPORTING GOODS/SOUVENIR SHOP iv, SUPERMARKET/GROCERY v. _ RESTAURANT, CANTEEN, OTHER FOOD SERVING ESTABLISHMENT vi, HOME OFFICE vi, PERSONAL SERVICE/ REPAIR (including dress and tailoring shop) vil. OFFICE SUPPORT SERVICE ix, SPECIALTY SCHOOL/TRAINING FACILITY x. BANK, ATM, FINANCE, INSURANCE, MONEY EXCHANGE SERVICE xi, DANCE/VOICE/MUSIC AND OTHER SPECIALTY STUDIO xii, PAWNSHOP/ONE-STOP PAYMENT SHOP. xiii, WELLNESS CENTER xiv. GENERAL SERVICE/REPAIR xv. KTV/MUSIC BAR xvi, HEALTH CENTER, CLINIC, SPORTS CLUB, GYM xvii, DAY CARE CENTER xviii, CONVENTION, MEETINGS FACILITY xix. TELECOM STATION xx, SHOWROOM/DISPLAY STORE xxi, SMALL SCALE HOME INDUSTRY xxii, COMPUTER/INFORMATION TECHNOLOGY RELATED ACTIVITY Note: The allowable land uses in C-1B subzone shall not be interpreted to include any of the following: girlie bar, disco, beer garden, karaoke bar with GRO, pub house, billiard hall, bowling alley, church and other place of worship, funeral parlor, mortuary, crematory. 2. Maximum Floor Area Ratio: For C-1A: five (5) 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: The southwest portion of the R-2 zone bounded by C-1A lot (north), Camia Street (east), Gumamela Street (south), and Estrella Street (west) shall be classified as a C-1A subzone subject to the following conditions: a. Estrella Street is widened by minimum of two lanes (one each side) from Gumamela Street up to J.P. Rizal Avenue;b, — Anenvironmental impact study of the classification of the R-2 lots into C-1A lots shall be conducted by a reputable consulting firm's. Such study should include an assessment of the impact of the classification on traffic, accessibility, utilities, and other environmental issues, and the identification of appropriate mitigation measures such as restriction/regulation of lot access from Estrella Street, additional road widening, protection of existing trees, creation of appropriate buffer zones with adjacent residential lots, and specific land use controls; and The results and recommendations of the study shall be used as a basis for further consultation with affected residents, and the formulation of a master development plan that is acceptable to the affected residents and community and will guide the actual redevelopment of the area Non-compliance with these conditions means that the R-2 zone classification of the affected lots is retained. 6. Conditional C1-B Classification in Urdaneta Village: Lot deep on the southeastern side of Paseo De Roxas and south of Sen. Gil Puyat Avenue from Lot 1 Block 20 LRC Psd-5014 at Potenciana Street up to Lot 9 Block 1 LRC Psd-5014 shall be classified as Conditional C1-B subzone subject to the following conditions: a. Ahigh perimeter wall fence shall be constructed to physically segregate it from the R-1 zone; b. Owners of lot/s herein classified as Conditional C1-B shall provide a 6-meter wide service road from Potenciana Street ctossing Cruzada Street up to Senator Gil Puyat Avenue which shall be annotated in their respective titles: c. No loading and unloading zone shall be allowed along Paseo De Roxas and Gil Puyat Avenues. The property described as (LRC) PCN - 95 shall not be allowed to have entrance and exit along Real Street; 4. Parking and internal circulation must be provided within the property and shall conform with the provisions of the National Building Code; and e. Observance of applicable laws, ordinance and restrictions. Non-compliance with these conditions means that the R-1 zone classification of the affected lots is retained, SECTION 18. Medium Density Commercial/Mixed-Use Zone (C-% composed of subzones C-2A and C-2B). This zone shall be used primarily for medium density mixed-use and commercial developments.1, Principal Uses: a. PRINCIPAL USES ALLOWED IN C-1 ZONE b. SHOPPING CENTER Maximum Floor Area Ratio: a. _C-2A: four (4), provided that, if the owner/s of affected lots within the C-2A subzone provide the right-of-way to allow for the widening of both sides of Chino Roces Avenue by one vehicular lane (at least 3.5 meters wide), then lots within the subzone will be governed by the following: i. Non-residential: four (4) ji. Residential (Residential Inn, Apartelle, Condotel, Condominium, Hotel): eight (8) ili, Mixed Non-residential and Residential: between four (4) and eight (6), depending on the space allocated for Residential and Non-residential use. The allowable GFA shall 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: actual GFA of Non-residential space should not exceed maximum GFA of Non-residential space); = Apply a one-hundred-percent (100%) increase to the remaining balance to arrive at the maximum GFA of Residential space. For this purpose, any lobby or other common area or support use not specifically dedicated to Non-residential or Residential use shall be allocated to such uses in proportion to their GFA. However, the area allocated for the road widening in each lot shall be included in the computation of the maximum FAR of the lot. b. — C-2B: six 6) SECTION 19. High Density Commercial/Mixed-Use Zone (C-3, composed of subzones C-3A, C-3B, C-3C, and C-3D). This zone shall be used primarily for high density mixed-use and commercial developments on a metropolitan scale of operations. 1, Principal Uses: PRINCIPAL USES ALLOWED IN C-2 ZONE except LUMBER YARD AND GRAVEL/SAND DEALER2) Maximum Floor Area Ratio: a b. © 4 C-3A: sixteen (16) C-3B: i ii, Non-residential: eight (8) Residential (Residential Inn, Apartelle, Condotel, Condominium, Hotel): sixteen (16) Mixed Non-residential and Residential: between eight (8) and sixteen (16), depending on the space allocated for Residential and Non-residential use. The allowable GFA shall be determined as follows: * Compute maximum GFA of Non-residential space on the basis of FAR * Subtract actual GFA of Non-residential space from the maximum GFA of Non-residential space, leaving a balance for Residential use (Note: actual GFA of Norrresidential space should not exceed maximum GFA of Non-residential space); * Apply a one-hundred-percent (100%) increase to the remaining balance to arrive at the maximum GFA of Residential space. For this purpose, any lobby or other common area or support use not specifically dedicated to Non-residential or Residential use shall be allocated to such uses in proportion to their GFA. C-3C: eight (8) C-3D: i ii, Non-residential: eight (8) Residential (Residential Inn, Apartelle, Condotel, Condominium, Hotel): twelve (12) Mixed Non-residential and Residential: between eight (8) and twelve (12), depending on the space allocated for Residential and Non-residential use. The allowable 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 Nor-residential space, leaving a balance for Residential use (Note: actual GFA of Non-residential space should not exceed maximum GFA of Non-residential space); = Multiply the remaining balance by one hundred thirty-three percent (133%) to arrive at the maximum GFA of Residential space. For this purpose, any lobby or other common area or support use not specifically dedicated to Non- 19residential or Residential use shall be allocated to such uses in proportion to their GFA. 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 provisions as contained in City Ordinance 2006-048. Conditional C-3B Classification in Pio del Pilar: The comer lots at Dela Rosa St., Javier St. and Amaiz Ave. at the western side of Chino Roces Ave. shall be classified as a C-38 subzone subject to the following conditions: a. A C-3B [ot shall have a minimum lot size of 1,200 sq.m. with frontage along Santillan St.; b. Santillan St. and its laterals are widened by a minimum of 2.5 meters; Additional requirements shall be submitted such as. environmental impact study conducted by a reputable consulting firms that recommends such classification given an assessment of the impact of the classification on traffic, accessibility, utilities, and other environmental issues; d. Interior parking must be provided within the property. Only parking entrance may be allowed along Don Chino Roces Avenue; parking exit shall only be on the side street or along Santillan St; and e. Aminimum of 2 service parking docks shall be required for each proposed building Non-compliance with these conditions means that the C-3C subzone classification of the affected lots is retained, Conditional C-3D Classification in Pio del Pilar: Lots at the western side of Chino Roces Avenue from Dela Rosa St. to Araiz Avenue except conditional C-3B lots, shall be classified as a C-3D subzone subject to the following conditions: a. AC-3D lot shall have a minimum lot size of 1,200 sq.m; b. Additional requirements shall be submitted such as environmental impact study conducted by a reputable consulting firm's that recommends such classification given an assessment of the impact of the classification on traffic, accessibility, utilities, and other environmental issues; 20Interior parking must be provided within the property. Only parking entrance may be allowed along Don Chino Roces Avenue; parking exit shall be along Santillan Street; ‘A minimum of 2 service parking docks shall be required for each proposed building; Non-compliance with these conditions means that the C-3C subzone classification of the affected lots is retained, SECTION 20. Gentral Business District Zone (C-4, composed of subzones C-4A, C-4B, C-4C, C-4D, C-4E, C-4F, C-4G, C-4H, C-41, C-4W, and C-4K). This central business district zone shall be used primarily for high density office and residential developments on a metropolitan scale of ‘operations, with miscellaneous support uses. 4s Principal Uses allowed in C-4 zone, except that for certain subzones/lots, Section 20 (2 and 3) shall govern the Principal Uses to which such subzones/lots shall be devoted: oP OFFICE BANK, ATM, FINANCE, INSURANCE, MONEY EXCHANGE SERVICE/PAWNSHOP/ONE-STOP PAYMENT CENTER COLLEGE/UNIVERSITY, CULTURAL/EDUCATIONAL CENTER SPECIALTY SCHOOLITRAINING FACILITY PLACE OF RELIGIOUS WORSHIP GENERAL/SPECIALIZED HOSPITAL, MEDICAL CENTER AUDITORIUM/THEATER/PERFORMANCEICIVIC CENTER (not commercial cinema) LIBRARY, MUSEUM, EXHIBIT AREA, ART GALLERY. CONVENTION/MEETINGS FACILITY PARKS, POCKET PARKS, PARKWAY, PROMENADE, PLAYGROUND, PLAYLOTS, SPORTS FIELD/COURT, GARDEN PARKING STRUCTURE COMPUTER/INFORMATION TECHNOLOGY-RELATED SERVICE ACTIVITY RADIO/TELEVISION STATION UTILITY INSTALLATION FOR USE OF ZONE/LOT OCCUPANTS PUBLIC UTILITY FACILITY EMBASSY GOVERNMENT FACILITY Additional Principal Uses allowed in specific C-4 subzones/lots: a C-4A: i HOTEL, where it shall be allowed as an additional Principal Use only in Lot 1, (LRC) Psd-293128 (Bel-Air); aRESIDENTIAL INN, CONDOMINIUM, APARTELLE, CONDOTEL, where it shall be allowed as an additional Principal Use only in lots without frontage to Ayala Avenue/Paseo De Roxas/Makati Avenue. C-4B: i. HOTEL, where it shall be allowed as an additional Principal Use only in Lots 2-A-2-A and 2-A-2-B, (LRC) Psd 215710 and Lots 1 and 2, Pcs-00-007133 (San Lorenzo;) i, RESIDENTIAL INN, APARTELLE, CONDOMINIUM, CONDOTEL, where it shalll be allowed as an additional Principal Use only in lots without frontage to Ayala Avenue. c-4c: i RESIDENTIAL INN, APARTELLE, CONDOMINIUM, CONDOTEL i, HOTEL c-4D: i RESIDENTIAL INN, APARTELLE, CONDOMINIUM, CONDOTEL ji, HOTEL, where it shall be allowed as an additional Principal Use only in Lots 1 and 2, (LRC) Pes-18131 (Urdaneta); and Lot 4-B-1, Psd-00-034959 (Urdaneta) C-4E and C-4F i RESIDENTIAL INN, APARTELLE, CONDOMINIUM, CONDOTEL ji, PETROL FILLING/SERVICE STATION, where it shall be allowed as an additional Principal Use only in lots fronting Gil Puyat Avenue, Amorsolo Street, or Arnaiz Avenue C-4H: RESIDENTIAL INN, APARTELLE, CONDOMINIUM, CONDOTEL PETROL FILLING/SERVICE STATION, where it shall be allowed as an additional Principal Use only in lots fronting Edsa or Gil Puyat Avenue C-4l, C-4J and C-4K: PRINCIPAL USES ALLOWED IN C-3, except lying-in clinic and funeral/memorial service C-4B: Use allowed in Lot 2-A~ Principal Uses which shall be the only Principal Use allowed in the following lots: MEDICAL CENTER, where it shall be the only Principal (LRC) Psd 30865 (San Lorenzo) 22C-4E and C-4F: PLACE OF RELIGIOUS WORSHIP, where it shall be the only 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) Pes- 6820 (Urdaneta); Lots 1,2, 3, and 4, (LRC) Pos-1262 (Bel-Air) ii, | CULTURAL AND EDUCATIONAL CENTER, where it shall be the only Principal Use allowed in Lot 1, Block 14, (LRC) Pos-6254 (San Lorenzo); Lots 1-A and 13, Psd-13- 000232 (San Lorenzo) iii, COLLEGE/UNIVERSITY/EDUCATIONAL RESEARCH CENTER, where it shall be the only Principal Use allowed in Lots 1-9 Block 17, (LRC) Pcs-8081 (San Lorenzo) ; Lot 2 Pcs-00008307 (Bel-Air) iv. PARKING STRUCTURE, PLAYGROUND, SPORTS FIELDICOURT, GARDEN, UTILITY FACILITY, where it shall be the only Principal Use allowed in the following lots (RCR): * Lot 1, Psd-007602-029408-D (San Lorenzo) * Lot 2, Psd-007602-029408-D (San Lorenzo) * Lot 1, (LRC) Psd-209535 (San Lorenzo) + Lot3-A, Psd-13-012797 (Bel-Air) Accessory Uses in C-4A, C-4B, C-4C, C-4D, C-4E, C-4F, C-4G, C-4H subzones: i k, Fz empaos RESIDENTIAL UNIT AT PENTHOUSE level only, where it shall be allowed as an Accessory Use only in C-4G HEALTH CENTERICLINIC/SPORTS CLUB, GYM CLUBHOUSE/MULTI-PURPOSE HALLIROOM DANCE/VOICE/MUSIC, OTHER SPECIALTY STUDIO SPORTS/RECREATION FACILITY SHOWROOMIDISPLAY STORE OFFICE SUPPORT SERVICE COMMUNITY/ASSOCIATION OFFICE PERSONAL SERVICE/REPAIR PETROL FILLING KIOSK, with no other retail/service activity. Except in lots where Petrolflling station is allowed as a Principal Use, a Petrol filing kiosk, with no other service/retail activity, shall be allowed only within parking areas/structures. This Accessory Use shall be subject to applicable government and other safety regulations. TRANSIT STATION/TERMINAL, DAY CARE CENTER 23WELLNESS CENTER m. GOVERNMENT FACILITY, except in PARK, PLAYGROUND, ‘SPORTS FIELD/COURT, GARDEN n. _ FIRE/SECURITY STATION, except in PARK, PLAYGROUND, SPORTS FIELD/COURT, GARDEN 0. SUPERMARKET/GROCERY where it shall be allowed in C-4H only Additional Accessory Uses allowed in C-4 lots where the Primary Use is limited to either medical center, place of religious worship, cultural and 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: PLACE OF RELIGIOUS WORSHIP PARK, PLAYGROUND, SPORTS FIELD/COURT, GARDEN PARKING STRUCTURE UTILITY INSTALLATION FOR USE OF ZONE/LOT OCCUPANTS: fe. PUBLIC UTILITY FACILITY aoce Additional Accessory Uses allowed in C-4A, C-4B, C-4C, C-4D, C-4E, C-4F, C-4G, and C-4H lots: CONVENIENCE/RETAILIGROCERY STORE/FOOD STOREICART/KIOSK/STALL (neighborhood _ scale only), and RESTAURANT, CANTEEN, OTHER FOOD-SERVING ESTABLISHMENT. The additional accessory uses listed above (Article V, Section 20-6) are intended to encourage pedestrian traffic in lieu of vehicular traffic and, therefore, shall cater principally to its immediate, pedestrian- based community. These additional accessory uses shall be allowed subject to the following conditions: a, The total Gross Floor Area occupied by the additional accessory uses are as follows: i In C-4A and C-4B lots with frontage along Ayala Avenue/Paseo de Roxas/Makati Avenue, the total FAR shall not exceed FAR 1, exclusive of the Gross Floor Area occupied by restaurants, canteens, and food- serving establishments located at and/or above the second floor of a building ji, 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 shall not exceed FAR 0.5, exclusive of the Gross Floor Area occupied by restaurants, canteens, and food- serving establishments located at and/or above the 24second floor of a building, b. Vehiculariservice access required by these additional accessory Uses is limited to Access and Service Roads or, in the absence of 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 shall be limited to Jupiter Street, Malugay Street and Metropolitan Avenue. Vehicular entrances and exits shall further comply with the provisions of Article VI, Section 38(2) of this New Maka Zoning Ordinance. ¢. Existing retail stores or restaurants, canteens, or other food- serving establishments, except for those in Hotels, that exceed the 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-conforming uses and shall be subject to the provisions of Section 57 of this Ordinance. 7. Maximum Floor Area Ratio: a. C-4A, C-4B, C-4C, and C-4D: sixteen (16) b. C-4E and C-4F: i. Non-residential: eight (8) ji, Residential (Residential Inn, Apartelle, Condominium, Condotel, Hotel): sixteen (16) Mixed Non-residential and Residential: between eight (8) and sixteen (16), depending on the space allocated for Non-residential and Residential use. In this case, the allowable 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, leaving a balance for Residential use (Note: actual GFA of Non-residential space should not exceed maximum GFA of Non-residential space); ‘+ Apply a one-hundred-percent (100%) increase to the remaining balance to arrive at the maximum GFA of Residential space. For this purpose, any lobby or other common area or support use not specifically dedicated to either Non-residential or Residential use shall be allocated to such uses in proportion to their GFA. c. C-4G: twelve (12) d. —_C-4H: six (6), provided that, if the owner's of affected lots within 28the C-4H subzone provide the right-of-way to allow for: i. construction of an eight (8) meter width road_rconnection between Malugay and Jupiter Streets; and ji, 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 maximum, FAR of eight (8). (However, the area allocated for the road connection and widening in each lot shall be included in the computation of the maximum FAR of the lot; provided that the relevant instrument allocating such area for road connection and widening is annotated on the Certificate of Title for such lot.) In the case of the lot's directly affected by the future connection of Jupiter St. to Malugay St., bonus incentives employing land readjustment scheme shall be made available which shall be made available as per Section 41 (4). C-4I: sixteen (16) C-4J; eight (8) C-4k: i. Non-residential: eight (6) ii. Residential (Residential Inn, Apartelle, Condotel) ili, Mixed Non-residential and Residential: between eight (8) and twelve (12), depending on the space allocated for Residential and Non-residential use. The allowable 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, leaving a balance for Residential use (Note: actual GFA of Nor-residential space should not exceed maximum GFA of Non-residential space); “Multiply the remaining balance by one hundred thirty three (133%) to arrive at the maximum GFA of Residential space. For this purpose. any lobby or other common area or support use not specifically dedicated to Non-residential or Residential use shall be allocated to such uses in proportion to their GFA. For all lots in C-4 zone, the GFA devoted exclusively for permanent use as theater/performance center (non-commercial cinema use), museum, and art gallery shall be excluded from the computation of the maximum allowable FAR. In no case, however, shaill the total area excluded from the computation of 26the maximum allowable FAR for this purpose exceed 0.5 FAR. 8. Conditional C-4K Classification in San Antonio Area: Blocks bounded Malugay and Yakal Streets from Ayala Extension to Mayapis Street shall 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 and exits are allowed in these roads. Additional requirements shall be submitted such as ‘environmental impact study conducted by a reputable consulting firm's that recommends such classification given an assessment of the impact of the classification on traffic, accessibility, utilities, and other environmental issues; d. Interior parking must be provided within the property; and e. Aminimum of 2 service parking docks shall be required for each proposed buildin Non-compliance with these conditions means that the C-4J subzone classification of the affected lots is retained. 9. Conditional C-4K Classification in Pio del Pilar Area: Lots along the western side of Amorsolo Street from Urban Avenue to Amaiz Ave., shall be classified as a C-4K subzone subject to the following conditions: AC-4K lot shall have a minimum lot size of 1,200 sq.m; b, The 3 meter easement along creek shall be retained: ©. Interior parking must be provided within the property. 4. Arminimum of two (2) service parking docks shall be required for each proposed building. ©. Additional requirements shall_be submitted such as environmental impact study conducted by a reputable consulting firm's that recommends such classification given an assessment of the impact of the classification on traffic, accessibility, utilities, and other environmental issues; Non-compliance with these conditions means that the C-4J subzone classification of the affected lots is retained. SECTION 21, Planned Unit Development Zone (PUD): This zone shall specifically refer to land development or redevelopment schemes for large government lots or consolidated lots into one (1) title wherein the project site must have a Master Development Plan that permits flexibility in a7planning/urban design, building siting, complementary of building types and land uses, usable open spaces for general public use and the preservation of significant 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 Makati Comprehensive Land Use Plan (2013-2023). 2. The Master Development Plan of the proposed development shall be reviewed by the Urban Development Department (UDD), Department of Engineering and Public Works (DEPW), and other concerned departments/agencies. The Master Development Plan shall be adopted by the City through an Executive Order issued by the Mayor. 3. The development should provide for adequate open space and parking areas. The internal circulation system and ingress/egress points with external traffic flow must be well coordinated within the PUD. 4. Abuffer zone must be established on the perimeter of the development where no structures are to be located and adequate landscaping will be established. 5. The Master Development Plan should comply with the rules and tegulations related to NBC, Safety Code, and other applicable laws. Likewise, as part of the project approval requirements, there is a need to submit impact studies of the development such as but not limited to EIA, TIA, UIA and EGGAR. As well as other appropriate interventions and mitigating measures recommended by the studies. SECTION 22. Special Mixed-Use Zone (SMU): This zone shall specifically refer to planned mixed-use development in Fort Bonifacio area and the commercial/mixed-use development along both sides of Chino Roces Avenue from Don Bosco Street in the north to the Maricaban Creek in the south. The SMU in Fort Bonifacio is guided by a specific development guideline prepared for this purpose. The SMU along Chino Roces Avenue is envisioned to serve as platform for innovativelvisionary initiatives, incubator spaces for the development of creative economy, promising start-ups and sites for KPO to complement the corporate nature of CBD. As a whole, it is intended to be a mixed-use development creating a good mix of vibrant residential and commercial activities. Developers and/or lot owners are encourage to prepare and submit to the UDD for evaluation, Master Development Plan for their proposed Projectis. The City Mayor, based on the technical evaluations conducted by the UDD will recommend the approval of the Master Development Plan to the City Council This approach gives more flexibility both to the City and to the developer, to allow more of a range of land uses, as long as their overall impact is positive; 28as well as to determine appropriate densities that could be supported by said development. In addition, new technologies and more innovations can be incorporated in the project as agreed by both parties. This approach is perceived to foster better communication and collaboration between the public and private sectors. The SMU along Chino Roces Avenue is intended to preserve the natural features of the area, since the impacts of such developments are evaluated directly. Minimum requirements such as improvements in traffic circulation, pedestrian, open space and other facilities for public use will be required as a condition for any development within SMU. The Master Development Plan should comply with the rules and regulations related to NBC, Safety Code, and other applicable laws. Likewise, as part of the project approval requirements, there is a need to submit impact studies of the development such as but not limited to EIA, TIA, UIA and EGGAR. As well as other appropriate interventions and mitigating measures recommended by the studies. The developers/lot owners have the option to develop their properties either by adopting the SMU or to conform with the overlay land use and zoning regulations for the area. SECTION 23. Special Precincts for Urban Redevelopment Zone (SPUR). ‘A SPUR Zone is intended to catalyze redevelopment in several identified locations throughout the City. Most of these areas are less affluent than their neighboring commercial/business zones. Nonetheless, these strategically located areas have the potential to transform into higher value developments that could nurture new business ventures, distribute economic opportunities to the local community and add to the city's inventory of commercial spaces. Itis envisioned to encourage more enterprising activities in a predominantly residential neighborhood in order to transform them into a more vibrant and attractive cluster with thematic developments (e.g. furniture/automotive district in Evangelista, entertainment-based uses in Carmona-Olympia area, riverside/recreational development along Pasig River, etc), improve the image and sense of place of the neighborhood, and serve as an urban renewal model A SPUR Zone is also intended to provide @ mechanism for private-public sector collaboration with respect to upgrading infrastructure and utilities, and ‘other investments in the neighborhood. This may involve incentives granted to private sector proponents of redevelopment projects within a SPUR Zone ‘subject to the following conditions: 1. Development Guidelines prescribing the general requirements in each SPUR Zone is prepared and adopted by the City. 292. A proponent for a redevelopment project within a SPUR Zone shall submit Master Development Plan that conforms to the thematic/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 traffic circulation, pedestrianization, open space provision and other public services and facilities. In the absence of a Master Development Plan, the overlay land use and zoning regulations shall apply. A Special Body created under Section 68 shall prepare the IRR in the form of development guidelines to describe and guide in detail the objectives, preparation and implementation of SPUR Zone Master Development Plans, including the application, approval and management of proposed redevelopment projects in a SPUR Zone. The IRR shall identify the form and amount 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 upgrade andior redevelopment, owing to their environmental, geo-hazard and poor habitation conditions, in order to mitigate hazards and reduce vulnerability The City through the Special Body created under Section 68 intends to prepare a Master Development Plan with a corresponding IRR for each DRIVE Zone, and utilize a land readjustment scheme to improve living conditions, reduce risks of hazards and disasters, and generate livelihood ‘opportunities. In no case shall any redevelopment be allowed in a DRIVE Zone without the conduct of technical studies to assess the site’s suitability for further development, In the absence of a DRIVE Master Development Plan, the overlay land use and zoning regulations in each DRIVE Zone shall apply. SECTION 25. Heritage Preservation Zone (HPZ): This zone shall promote the preservation of historic/heritage sites and structures as important assets of the City. Such sites and structures shall be preserved and/or adaptively reused to enhance their heritage values. To the extent possible, they shall be made accessible for the educational and cultural enrichment of the general public. To guide development and urban design in the area, a HPZ Master Development Plan and Historical Preservation Guidelines shall be prepared to ensure that the objectives for which this Zone was designed are met. The formulation of this Master Development Plan shall involve consultation with affected 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 the HPZ Master Development Plan. The City Mayor shall adopt the HPZ Master 30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 the area shall apply. SECTION 26. Riverside Development Zone (RDZ): This zone shall be used primarily for outdoor park and related activities and supporting commercial, cultural, entertainment, and tourist-oriented developments. Developments in RDZ zone shall conform to a Master Development Plan prepared for this zone. The RDZ Master Development Plan shall feature and preserve an overall park and open space character for the area of the RDZ zone fronting the Pasig River, north of J.P. Rizal StreetGuadalupe-Pateros Road, A Bonifacio Street, and future extensions of A. Bonifacio Street. The rest of RDZ zone shall feature a medium density recreational, entertainment, pedestrian- and tourismoriented character. The formulation of the RDZ Master Development Plan shall involve consultation with affected residents and shall be based on a study conducted by a reputable consulting firm/s that assesses the 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 Master Development Pian: a. For lots in the area of the zone fronting the Pasig River, north of J.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 such as park office and maintenance facilities, gazebo, amphitheater, clubhouse, and sports field/court COMMUNITY/VILLAGE ASSOCIATION OFFICE iii, | DAYCARE CENTER FIRE/SECURITY STATION PLACE OF RELIGIOUS WORSHIP SPORTS/RECREATION FACILITY TRANSIT STATION/TERMINAL UTILITY INSTALLATION FOR USE OF ZONE/LOT OCCUPANTS ix. 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 their conformity with an officially approved RDZ master development plan: atFor lots in the area of the zone fronting the Pasig River, north of J.P. Street/Guadalupe-Pateros Road, A. Bonifacio Street, and future extensions of A. Bonifacio Street: SPECIALTY SCHOOL/TRAINING FACILITY AUDITORIUM, THEATER, PERFORMANCE/CIVIC CENTER LIBRARY, MUSEUM, EXHIBIT AREA, ART GALLERY HEALTH CENTERICLINIC/SPORTS CLUB, GYM. CLUBHOUSE/MULTI-PURPOSE HALLIROOM DANCE, VOICE, MUSIC, OTHER SPECIALTY STUDIO SPORTING GOODS/SOUVENIR SHOP RESTAURANT, CANTEEN, OTHER FOOD SERVING ESTABLISHMENT For lots in the rest of the zone: vil vi. xi. xi xi xiv. xv, XV. xvii xvii xix xx. Xx xxii xxii xxiv xxv, xvi HOTEL SPECIALTY SCHOOL/TRAINING FACILITY AUDITORIUM, THEATER, PERFORMANCE, CIVIC CENTER HEALTH CENTERICLINIC/SPORTS CLUB, GYM. CLUBHOUSE/MULTI-PURPOSE HALLIROOM DANCE/VOICE/MUSIC, OTHER SPECIALTY STUDIO SPORTS/RECREATIONAL FACILITY NATURE CENTER, AVIARY SHOWROOMIDISPLAY STORE CONVENIENT RETAIL STORE/FOOD STORE / CART / KIOSK / STALL RESTAURANT, CANTEEN, OTHER FOOD-SERVING ESTABLISHMENT COCKTAIL LOUNGE, DISCO, DANCE HALL, KTV/ MUSIC BAR ENTERTAINMENT/AMUSEMENT CENTER CINEMA DAY CARE CENTER OFFICE PERSONAL SERVICE/REPAIR GENERAL SERVICE/REPAIR OFFICE SUPPORT SERVICE WELLNESS CENTER BANK, ATM, FINANCE, INSURANCE, MONEY EXCHANGE SERVICE PAVWNSHOP/ONE-STOP PAYMENT SHOP AUTO-RELATED SHOP (PARTS, SALES, REPAIR/SERVICE) PETROL FILLING/SERVICE STATION PARKING STRUCTURE SMALL-SCALE HOME INDUSTRY 22xxvii_ MACHINE/WELDING/METAL/JUNK/FURNITURE SHOP. xxviii COMPUTER/INFORMATIONTECHNOLOGY-RELATED ACTIVITY, xxix RADIO/TV STATION xxx. TRANSIT STATION/TERMINAL xoxi, WAREHOUSE/STORAGE FACILITY Accessory Uses in the absence of an officially approved RDZ master development plan: a. For lots in the area of the zone fronting the Pasig River, north of J.P. Rizal Street/Guadalupe-Pateros Road, A. Bonifacio Street, and future extensions of A. Bonifacio Street: i LIBRARY, MUSEUM, EXHIBIT AREA, ART GALLERY i. | HEALTH CENTERICLINIC/SPORTS CLUB, GYM i CLUBHOUSE/MULTI-PURPOSE HALL/ROOM b. For lots in the rest of the zone: ACCESSORY USES ALLOWED. IN R-2 ZONE Maximum Building Height: a. For lots in the area of the zone fronting the Pasig River, north of J.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 zone are church structures, covered courts and theaters, utility and other structures not covered by the height regulations of the NBC. and/or CAP. Maximum Lot Coverage: For lots in the area of the zone fronting the Pasig River, north of J.P. Rizal Street/Guadalupe-Pateros Road, A. Bonifacio Street, and future extensions of A. Bonifacio Street: twenty- five percent (25%) SECTION 27. Institutional Zone (INS): This zone shall be used primarily for government, religious, cultural, educational, medical, ci residential and ‘supporting commercial and service uses. 1. Principal Uses: PRINCIPAL USES ALLOWED IN R-2 ZONE COLLEGE/UNIVERSITY, CULTURAL/EDUCATIONAL CENTER SPECIALTY SCHOOLTRAINING FACILITY AUDITORIUM, THEATER, PERFORMANCEICIVIC CENTER {not commercial cinema) e. CONVENTION/MEETINGS FACILITY pecs 3SECTION 28. Government Center Zone (GCZ} popgrr CONVENT, SEMINARY, AND RELATED USES HEALTH CENTER/CLINIC/SPORTS CLUB, GYM. NURSING/CONVALESCENT HOME, GENERAL/SPECIALIZED HOSPITAL, MEDICAL CENTER CLUBHOUSE/MULTI-PURPOSE HALL/ROOM SPORTS/RECREATION FACILITY SPORTS STADIUM NATURE CENTER, AVIARY OFFICE SUPPORT SERVICE PARKING STRUCTURE COMPUTER/INFORMATION TECHNOLOGY-RELATED ACTIVITY RADIO/TV STATION TRANSIT STATION/TERMINAL Accessory Uses: a. b. SHOWROOMIDISPLAY STORE. CONVENIENCE/RETAIL STORE/FOOD STORE/CARTIKIOSKI/STALL (not department store or shopping center) RESTAURANT, CANTEEN, OTHER FOOD-SERVING ESTABLISHMENT Maximum Floor Area Ratio: four (4) ‘his zone shall be used primarily for Makati City government functions, institutional and civic activities, and supporting local community uses. 1 2. Principal Uses: PRINCIPAL USES ALLOWED IN INS ZONE Accessory Uses: Saoce ACCESSORY USES ALLOWED IN INS ZONE OFFICE PERSONAL SERVICE/REPAIR GENERAL SERVICE/REPAIR BANK, ATM, FINANCE, INSURANCE, MONEY EXCHANGE SERVICE PAWNSHOP/ONE-STOP PAYMENT FUNERAL/MEMORIAL SERVICE. AUTO-RELATED SHOP (PARTS, SALES, REPAIR/SERVICE) Maximum Floor Area Ratio: four (4), which shall apply only to the gross land area of Makati City government property in the GCZ zone. Maximum Building Height: fourteen (14) meters, which shalll apply to the area of the GCZ zone not covered by a maximum FAR. 34SECTION 29, Recreational Zones (REC-1, REC-2, and REC-3): These zones shall be used primarily for recreational uses. 1, Principal Uses: a. REC-1: PARKS, POCKET PARKS, PARKWAY, PROMENADE, GARDEN, PLAYGROUND, PLAYLOTS, AVIARY, NATURE CENTER, with customary park structures such as park office, gazebo, clubhouse, and sports field/court b. REC-2 and REC-3 PARKS, POCKET PARKS, PARKWAY, PROMENADE, GARDEN, PLAYGROUND, PLAYLOTS, AVIARY, NATURE CENTER, with customary park structures such as park office, gazebo, clubhouse, and sports field/court SPECIALTY SCHOOL/TRAINING FACILITY HEALTH CENTERICLINIC/SPORTS CLUB, GYM CLUBHOUSE/MULTI-PURPOSE HALL/ROOM DANCE/VOICE/MUSIC, OTHER SPECIALTY STUDIO SPORTSIRECREATION FACILITY SPORTS STADIUM 2. Accessory Uses’ a REC+4 b. REC-2 and REC-3 COMMUNITYIVILLAGE ASSOCIATION OFFICE FIRE/SECURITY STATION PLACE OF RELIGIOUS WORSHIP. CLUBHOUSE, MULTI-PURPOSE HALLIROOM SPORTSIRECREATION FACILITY DAY CARE CENTER UTILITY INSTALLATION FOR USE OF ZONE/LOT OCCUPANTS PUBLIC UTILITY FACILITY GOVERNMENT FACILITY ACCESSORY USES ALLOWED IN REC-1 ZONE AUDITORIUM, THEATER, PERFORMANCE/CIVIC CENTER LIBRARY, MUSEUM, EXHIBIT AREA, ART GALLERY SPORTING GOODS/SOUVENIR SHOP. RESTAURANT, CANTEEN, OTHER FOOD-SERVING ESTABLISHMENT PERSONAL SERVICE/REPAIR WELLNESS CENTER PARKING STRUCTURE, 3. Maximum Floor Area Ratio: REC-3: four (4) 364. Maximum Building Height: a. REC-1: ten (10) meters b, — REC-2: fourteen (14) meters Exempted from the imposition of height regulations in REC-1 and REC. zones are church structures, covered courts, utility and other structures not covered by the height regulations of the NBC and/or the CAAP. 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 a specific REC-1 or REC-2 zone, However, a REC-1 or REC-2 zone that exceeds this maximum lot coverage prior to August 20, 2001 shall be allowed to maintain but not expand its lot coverage. SECTION 30. Open Space (OPN): This zone shall be used as open space for parks and playgrounds. It includes, but is not limited to, waterway easements as well as high disaster-risk areas. Principal Uses: a. PARKS OR POCKET PARKS, GARDENS, b. PARKWAYS, BIKEWAYS, AND PROMENADES ¢. PLAYGROUND AND PLAYLOTS except in lots traversed by Wr 2. Vertical structures: Except for minor structures that are integral to a park or playground, no vertical structures shall be allowed in this zone. 3. As part of the City’s comprehensive, responsive and proactive Disaster Risk Reduction (ORR) strategy, and in order to avoid potential disasters and other related hazards, all lots transected by West Valley Fault (WVF) are designated as OPN Zone. Further, all lots that are partially or totally within the area covered by the five (5) meter mandatory easement from both sides of the WWF trace, as certified by PHIVOLCS, whether transected by the WVF or not, are also declared as OPN Zone. All structures existing at the time of effectivity of this Ordinance within an OPN Zone, except for minor structures that are integral to a park, shall be declared as Non-Conforming Structure and in no case shall renovation or expansion of any of these existing structures be allowed, SECTION 31. Cemetery Zone (CEM): This zone shall be used primarily for burial and related activities. 1, Principal Uses: a. CEMETERY, with customary ancillary uses such as cemetery administration, service, and maintenance facilities b. CREMATORIUM 36PLACE OF RELIGIOUS WORSHIP MAUSOLEUM COLUMBARIUM PARKS, POCKET PARKS, PARKWAY, PROMENADE, GARDEN, AVIARY, AND OTHER NATURE CENTER 3. Accessory Uses: a b. © 4. PARKING STRUCTURE FIRE/SECURITY STATION UTILITY INSTALLATION FOR USE OF ZONE/LOT OCCUPANTS PUBLIC UTILITY FACILITY 3. Maximum Building Height: ten (10) meters Exempted from the imposition 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 NBC and/or the CAAP. SECTION 32. Utility Zone (UTL): This zone shall be used primarily for utility functions. Principal Uses: PUBLIC UTILITY FACILITY UTILITY INSTALLATION FOR USE OF ZONE/LOT OCCUPANTS PARKING STRUCTURE TRANSIT STATION/TERMINAL PARKS, POCKET PARKS, PARKWAY, PROMENADE, PLAYLOTS, PLAYGROUND, GARDEN, AVIARY, AND NATURE CENTER 2. Accessory Uses: PETROL FILLING KIOSK, with no other retailiservice activity, Which shall be allowed only within parking areas/structures. This Accessory Use shall be subject to applicable government and other safety regulations FIRE/SECURITY STATION Article VI GENERAL ZONE REGULATIONS ‘SECTION 33. Area Regulations. Area regulation in all zones shall conformto the minimum requirements of the following statutes and regulations: 371. PD 987 - the “Subdivision and Condominium Buyers’ Protective Law” 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 its revised 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. E0648; 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 agencies concerned. 7. The Implementing Rules and Regulations of the New Makati City Zoning Ordinance. SECTION 34. Building or Structure Use. No building, structure, or land shall hereafter be occupied or used and no building or structure or part thereof shall be constructed or structurally altered except in conformity with the provisions of this Ordinance. SECTION 35, Lot Use. Lot use for different zones shalll conform to the following regulations: 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 later be re-subdivided, provided that: a. In R-1 zone, a lot cannot be subdivided. But two or more lots in this zone may be consolidated into a single lot that the owner may later re-subdivide into their original lot boundaries, as defined in the approved subdivision plan where the lot is located; b. In R-3 and some C-4 zones/subzones, lots may be consolidated and/or subdivided provided none of the lots resulting from subdivision 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 ji. 800 square meters in C-4E, C-4F and C-4H subzones SECTION 36. Yard and Building Setback Regulations. Yard and building setback regulations of the NBC and other applicable laws, rules and regulations 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 than 38