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REPUBLIC OF THE PHILIPPINES

SANGGUNIANG PANLUNGSOD
CITY OF MAKATI
PRESENT:
Councilor
Councilor
Councilor
Councilor
Councilor
Councilor
Councilor
Councilor
Councilor
Councilor
Councilor
Councilor
Councilor
Councilor
ABC President

FERDINAND T. EUSEBIO Temporary Presiding Officer


MARIEALETHEA S.J. CASAL-UY
MA. THERESA N. DE LARA
MANUEL MONSOUR T. DEL ROSARIO III
VIRGILIO V. HILARIO, JR.
ARNOLD C. MAGPANTAY
LEONARDO M. MAGPANTAY
ROMEO C. MEDINA
NELSON S. PASIA
TOSCA CAMILLE T. PUNO-RAMOS
VINCENT T. SESE
MARY RUTH C. TOLENTINO
MA. CONCEPCION M. YABUT
NEMESIO S. YABUT, JR.
ARLENE M. ORTEGA Sectoral Representative

ABSENT:
Vice Mayor
ROMULO V. PEA, JR.
Councilor
HENRY A. JACOME Sick Leave
Councilor
SALVADOR D. PANGILINAN On Official Business
S.K. 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. 2012102


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 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 countrys 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 I
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 II
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 demand 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.

9.

Enhance the participation of the Citys 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 III
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.

Residential Zones:
a.
b.
c.

2.

Low Density Residential Zone (R-1)


Medium Density Residential/Mixed-Use Zone (R-2)
High Density Residential/Mixed-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 C1A and C-1B subzones)

b.

Medium Density Commercial/Mixed-Use Zone (C-2, composed


of C2A and C-2B subzones)

c.

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-4I, C-4Jand C-4K
subzones)

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.
b.

General Park Zone (REC-1)


Institutional Recreational Zone (REC-2)


c.
d.

Sports Club Recreational Zone (REC-3)


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 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 (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 above


mentioned zones are hereby defined in the list of Zone Boundaries, which is
herewith attached as AnnexB 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 and/or 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 shown in said
zoning maps.

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 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.

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 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.

8.

A zone boundary that is described as one lot deep shall be interpreted


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.

9.

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 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:

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 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.

3.

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.

4.

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.

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. 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.

6.

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.)

7.

Maximum lot coverages are prescribed for General Park Zone (REC1), 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.

8.

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.

9.

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.

MULTI-FAMILY 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.
ii.
iii.
iv.
v.
vi.
vii.

Block 6, Lots 1-7, (LRC) Psd-12510 (Barangay


Magallanes)
Block 14, Lots 10, 11, 12, 29, 30, 31, (LRC) Psd-12510
(Barangay Magallanes)
Block 20, Lots 6, 7, 8, 23, 24, 25, (LRC) Psd-12510
(Barangay Magallanes)
Block 21, Lots 8, 9, 10, 28, 29, 30, (LRC) Pcs-1310
(Barangay Dasmarinas)
Block 38, Lots 6, 7, 8, 22, 23, 24, (LRC) Pcs-1310
(Barangay Dasmarinas)
Block 24, Lot 16, Psd-39328 (Barangay San Lorenzo)
Block 20, Lot 11, (LRC) Psd-5014 (Barangay Urdaneta)


viii.
ix.
x.
e.

2.

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:
a.

PRE-SCHOOL/KINDERGARTEN SCHOOL (maximum of two


classrooms)

b.

DAY CARE CENTER

c.

HOME OFFICE (in all R-1 except in Forbes Park Village),


provided that:
i.

ii.

iii.

3.

Block 7, Lot 14, 15, 16, 29, 30, 31, (LRC) Psd-6108 and
Lots 1, 2, 3, Pcs-00-07360 (Barangay Bel-Air)
Block 14, (LRC) Psd-7933 (Barangay Bel-Air)
Block 14, (LRC) Psd-9590 (Barangay Forbes Park)

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;
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.
The activity will not alter the physical character of the
area/structure as residential zone.

d.

PLACE OF RELIGIOUS WORSHIP

e.

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.

4.

Maximum Number of Dwelling Units in Forbes Park Village lot: The


maximum number of dwelling units in a Forbes Park Village lot shall be
determined as follows:


A = B x 0.0016
Where:B = 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.

b.

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).
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).

5.

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.

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 be
used 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 of
its immediate residentialcommunity. This Principal Use shall be
the only Principal Use allowed in the following lots (RCR):
i.

Lots 1-E and 1-F, (LRC) Psd-70463 (Barangay


Guadalupe Viejo)

10


ii.
iii.

iv.
v.

vi.
c.
d.
e.
f.
g.
h.
i.
j.
k.
l.
m.
n.
o.
p.
q.
2.

DUPLEX
MULTI-FAMILY DWELLING
BOARDING/PENSION HOUSE, DORMITORY, APARTMENT
TOWNHOUSE
RESIDENTIAL INN/APARTELLE/CONDOTEL/CONDOMINIUM
DAYCARE CENTER
PRE-SCHOOL, KINDERGARTEN SCHOOL, ELEMENTARY
SCHOOL, HIGH SCHOOL
COMMUNITY/VILLAGE ASSOCIATION OFFICE
LIBRARY, MUSEUM, EXHIBIT AREA, ART GALLERY
FIRE/SECURITY STATION
WELFARE/CHARITABLE INSTITUTION
PLACE OF RELIGIOUS WORSHIP
UTILITY INSTALLATION FOR USE OF ZONE/LOT
OCCUPANTS
PUBLIC UTILITY FACILITY
GOVERNMENT FACILITY

Accessory Uses:
a.
b.
c.
d.
e.
f.
g.
h.
i.

Block 2, Psd-8851 (Barangay Poblacion)


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)
Lots 2 and 3, (LRC) Pcs-6928 (Barangay Valenzuela)
Block 6, Lot 1, 2, 3, 22, 23, (LRC) Pcs-1514 and Lot 24-B
(portion of Lot 24), Block 6, (LRC) Pcs-1514 (Barangay
Valenzuela)
Lot 1, (LRC) Psd-30582

SPECIALTY SCHOOL/TRAINING FACILITY


HEALTH CENTER/CLINIC/SPORTS CLUB, GYM
CLUBHOUSE, MULTI-PURPOSE HALL/ROOM
DANCE/VOICE/MUSIC, OTHER SPECIALTY STUDIO
SPORTS/RECREATIONAL FACILITY
SHOWROOM/DISPLAY 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 disrupt 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,

11


visual or audible interference in any radio, television or
other electronic home device or appliance, or causes
fluctuation in line voltage of the premises.
j.
k.
l.
m.

n.
o.
p.
q.
r.
s.
t.
3.

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
PAWNSHOP/ONE-STOP PAYMENT SHOP
TELECOM STATION
WELLNESS CENTER
SPORTING GOODS, SOUVENIR SHOP
OFFICE

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 (noexterior
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 CAAP.

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.

R-3A and R-3B:


i.
ii.

iii.
iv.

v.
vi.

RESIDENTIAL INN/APARTELLE/CONDOTEL/
CONDOMINIUM
HOTEL, where it shall be allowed as a Principal Use in
the following lots only: R-3A Lot 2, (LRC) Pcs-17679; R3B Lots 1-E and 1-F, (LRC) Psd-277514
OFFICE/EMBASSY, where it shall be allowed as a
Principal Use in R-3B ONLY
PARKS, POCKET PARKS, PARKWAY, PROMENADE,
PLAYGROUND, PLAYLOTS, SPORTS FIELD/COURT,
GARDEN
PARKING STRUCTURE
GOVERNMENT FACILITY

12

b.

R-3C
i.
ii.

iii.
2.

Accessory Uses:
a.

R-3A and R-3B:


i.
ii.
iii.
iv.
v.

vi.
vii.
viii.
ix.

x.
xi.

b.

PLACE OF RELIGIOUS WORSHIP


HEALTH CENTER/CLINIC/SPORTS CLUB, GYM
CLUBHOUSE, MULTI-PURPOSE HALL/ROOM
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
DAY CARE CENTER
PERSONAL SERVICE/REPAIR
UTILITY INSTALLATION FOR USE OF ZONE/LOT
OCCUPANTS
CONVENIENCE/RETAIL STORE/FOOD
STORE/CART/KIOSK/STALL (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

R-3C:
i.
ii.
iii.
iv.
V.

vi.
vii.
viii.
ix.

RESIDENTIALINN/APARTELLE/CONDOTEL/
CONDOMINIUM
PARKS, POCKET PARKS, PARKWAY, PROMENADE,
PLAYGROUND, PLAYLOTS, SPORTS FIELD/COURT,
GARDEN
GOVERNMENT FACILITY

PLACE OF RELIGIOUS WORSHIP


HEALTH CENTER/CLINIC/SPORTS CLUB, GYM
CLUBHOUSE, MULTI-PURPOSE HALL/ROOM
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

13


x.

xi.
3.

CONVENIENCE/RETAIL STORE/FOOD
STORE/CART/KIOSK/STALL (neighborhood only), where
total GFA shall not exceed three percent (3%) of the total
GFA of the structure
ATM

Maximum Floor Area Ratio


a.

R-3A: sixteen (16)

b.

R-3B:
i.
ii.
iii.

c.

Office/Embassy: eight (8)


Residential (Residential Inn, Apartelle, Condotel,
Condominium, Hotel): sixteen (16)
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.

R-3C: 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 MixedUse and commercial developments on a local scale.
1.

Principal Uses:
a.

C1-A:
i.
ii.
iii.
iv.

PRINCIPAL USES ALLOWED IN R-2 AND R-3 ZONES


HOTEL
COLLEGE/UNIVERSITY, CULTURAL/EDUCATIONAL
CENTER
SPECIALTY SCHOOL/TRAINING FACILITY

14


v.

AUDITORIUM, THEATER, PERFORMANCE/CIVIC


CENTER
vi.
CONVENTION/MEETINGS FACILITY
vii.
CONVENT, SEMINARY AND RELATED USES
viii.
HEALTH CENTER/CLINIC/SPORTS CLUB, GYM
ix.
NURSING/CONVALESCENT HOME
x.
GENERAL/SPECIALIZED HOSPITAL, MEDICAL
CENTER
xi.
CLUBHOUSE/MULTI-PURPOSE HALL/ROOM
xii.
DANCE/VOICE/MUSIC, OTHER SPECIALTY STUDIO
xiii.
SPORTS/RECREATION FACILITY
xiv.
SPORTS STADIUM
xv.
NATURE CENTER, AVIARY
xvi.
SHOWROOM/DISPLAY STORE
xvii. 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
xxiii. COCKTAIL LOUNGE, DISCO, DANCE HALL,
KTV/MUSIC BAR
xxiv. ENTERTAINMENT/AMUSEMENT CENTER
xxv. CINEMA
xxvi. PERSONAL SERVICE/REPAIR
xxvii. WELLNESS CENTER
xxviii. GENERAL SERVICE/REPAIR
xxix. OFFICE SUPPORT SERVICE
xxx. BANK, ATM, FINANCE, INSURANCE, MONEY
EXCHANGE SERVICE
xxxi.PAWNSHOP/ONE STOP PAYMENT SHOP
xxxii. FUNERAL/MEMORIAL SERVICE
xxxiii.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
xxxviii.COMPUTER/INFORMATION TECHNOLOGY- RELATED
ACTIVITY
xxxix. RADIO/TELEVISION STATION
xl.
TRANSIT STATION/TERMINAL
xli.
WAREHOUSE/STORAGE FACILITY
xlii.
TELECOM STATION
xlii.
LYING-IN-CLINIC
xliv. EMBASSY
xlv.
HOME OFFICE
xlvi. MATERIALS RECOVERY FACILITY

15

b.

C1-B
i.
ii.
iii.
iv.
v.
vi.
vii.
viii.
ix.
x.
xi.
xii.
xiii.
xiv.
xv.
xvi.
xvii.
xviii.
xix.
xx.
xxi.
xxii.

Principal uses allowed in R-2 and R-3 Zones


CONVENIENCE/RETAIL STORE/FOOD
STORE/CART/KIOSK/STALL (neighborhood only)
SPORTING GOODS/SOUVENIR SHOP
SUPERMARKET/GROCERY
RESTAURANT, CANTEEN, OTHER FOOD SERVING
ESTABLISHMENT
HOME OFFICE
PERSONAL SERVICE/ REPAIR (including dress and
tailoring shop)
OFFICE SUPPORT SERVICE
SPECIALTY SCHOOL/TRAINING FACILITY
BANK, ATM, FINANCE, INSURANCE, MONEY
EXCHANGE SERVICE
DANCE/VOICE/MUSIC AND OTHER SPECIALTY
STUDIO
PAWNSHOP/ONE-STOP PAYMENT SHOP
WELLNESS CENTER
GENERAL SERVICE/REPAIR
KTV/MUSIC BAR
HEALTH CENTER, CLINIC, SPORTS CLUB, GYM
DAY CARE CENTER
CONVENTION, MEETINGS FACILITY
TELECOM STATION
SHOWROOM/DISPLAY STORE
SMALL SCALE HOME INDUSTRY
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)

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: 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;

16

b.

An environmental 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 ontraffic, accessibility, utilities, and other
environmental issues, and theidentification
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

c.

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. A high 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
crossing 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;
d. 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-2,


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

17

1.

Principal Uses:
a.
b.

2.

PRINCIPAL USES ALLOWED IN C-1 ZONE


SHOPPING CENTER

Maximum Floor Area Ratio:


a.

C-2A: four (4), provided that, if the owner/s of affected lots within
the C-2Asubzone provide the right-of-way to allow for the
widening of both sides of ChinoRoces Avenue by one vehicular
lane (at least 3.5 meters wide), then lots within the subzone will
be governed by the following:
i.
ii.
iii.

Non-residential: four (4)


Residential(Residential
Inn,
Apartelle,
Condotel,
Condominium,Hotel): eight (8)
MixedNon-residential and Residential: between four (4)
and eight (8), 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-UseZone (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

18

2.

Maximum Floor Area Ratio:


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 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 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.

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 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 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.
3.

Conditional C-3A Classification in Poblacion: Lot 41-A-1-A-5-1-A-2-A1, (LRC) Psd-7499, Lot 41-A-1-A-1, Psd-6655, Lot C-1, (LRC) Psd7498 and Lot 42-A, Psd-370 (formerly IS site) subject to the provisions
as contained in City Ordinance 2006-046.

4.

Conditional C-3B Classification in Pio del Pilar: The corner lots at Dela
Rosa St., Javier St. and Arnaiz Ave. at the western side of Chino
Roces Ave. shall be classified as a C-3B subzone subject to the
following conditions:
a.

A C-3B lot 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;

c.

Additional requirements shall be submitted such as


environmental impact study conducted by a reputable
consultingfirm/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. 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.

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


proposed building.

Non-compliance with these conditions means


subzoneclassification of the affected lots is retained.
5.

that

the

C-3C

Conditional C-3D Classification in Pio del Pilar: Lots at the western side
of Chino Roces Avenue from Dela Rosa St. to Arnaiz Avenue except
conditional C-3B lots, shall be classified as a C-3D subzone subject to
the 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 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


c.

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;

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 subzone


classification of the affected lots is retained.
SECTION 20. Central 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-4I, C-4J,
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.
1.

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:
a.
b.

OFFICE
BANK, ATM, FINANCE, INSURANCE, MONEY EXCHANGE
SERVICE/PAWNSHOP/ONE-STOP PAYMENT CENTER
c.
COLLEGE/UNIVERSITY, CULTURAL/EDUCATIONAL
CENTER
d.
SPECIALTY SCHOOL/TRAINING FACILITY
e.
PLACE OF RELIGIOUS WORSHIP
f.
GENERAL/SPECIALIZED HOSPITAL, MEDICAL CENTER
g.
AUDITORIUM/THEATER/PERFORMANCE/CIVIC CENTER
(not commercial cinema)
h.
LIBRARY, MUSEUM, EXHIBIT AREA, ART GALLERY
i.
CONVENTION/MEETINGS FACILITY
j.
PARKS, POCKET PARKS, PARKWAY, PROMENADE,
PLAYGROUND, PLAYLOTS, SPORTS FIELD/COURT,
GARDEN
k.
PARKING STRUCTURE
l. COMPUTER/INFORMATION TECHNOLOGY-RELATED SERVICE
ACTIVITY
m.
RADIO/TELEVISION STATION
n.
UTILITY INSTALLATION FOR USE OF ZONE/LOT
OCCUPANTS
o.
PUBLIC UTILITY FACILITY
p.
EMBASSY
q.
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 additional
Principal Use only in Lot 1, (LRC) Psd-293128 (Bel-Air);

21


ii.

b.

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

c.

C-4C:
i.
RESIDENTIAL
CONDOTEL
ii.
HOTEL

APARTELLE,

CONDOMINIUM,

C-4D:
i.
RESIDENTIAL INN, APARTELLE, CONDOMINIUM,
CONDOTEL
ii.
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-4F


i.
RESIDENTIAL INN, APARTELLE, CONDOMINIUM,
CONDOTEL
ii.
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:

ii.

g.

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-4I, C-4J and C-4K: PRINCIPAL USES ALLOWED IN C-3,


except lying-in clinic and funeral/memorial service

Principal Uses which shall be the only Principal Use allowed in the
following lots:
a.

INN,

d.

f.
i.

3.

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: MEDICAL CENTER, where it shall be the only Principal


Use allowed in Lot 2-A-1-A, (LRC) Psd 30865 (San Lorenzo)

22

b.

4.

C-4E and C-4F:


i.

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) Pcs6820 (Urdaneta); Lots 1,2, 3, and 4, (LRC) Pcs-1282
(Bel-Air)

ii.

CULTURAL AND EDUCATIONAL CENTER, where it


shall be the only Principal Use allowed in Lot 1, Block 14,
(LRC) Pcs-6254 (San Lorenzo); Lots 1-A and 13, Psd-13000232 (San Lorenzo)

iii.

COLLEGE/UNIVERSITY/EDUCATIONALRESEARCH
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


FIELD/COURT, 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)

Lot 3-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:
a.

RESIDENTIAL UNIT AT PENTHOUSE level only, where it shall


be allowed as an Accessory Use only in C-4G
b.
HEALTH CENTER/CLINIC/SPORTS CLUB, GYM
c.
CLUBHOUSE/MULTI-PURPOSE HALL/ROOM
d.
DANCE/VOICE/MUSIC, OTHER SPECIALTY STUDIO
e.
SPORTS/RECREATION FACILITY
f.
SHOWROOM/DISPLAY STORE
g. OFFICE SUPPORT SERVICE COMMUNITY/ASSOCIATION
OFFICE
h.
PERSONAL SERVICE/REPAIR
i.
PETROL FILLING KIOSK, with no other retail/service activity.
Except in lots where Petrol/filling station is allowed as a Principal
Use, 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 and
other safety regulations.
j.
TRANSIT STATION/TERMINAL
k.
DAY CARE CENTER

23


l.
m.
n.
o.

5.

WELLNESS CENTER
GOVERNMENT FACILITY, except in PARK, PLAYGROUND,
SPORTS FIELD/COURT, GARDEN
FIRE/SECURITY STATION, except in PARK, PLAYGROUND,
SPORTS FIELD/COURT, GARDEN
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:
a.
b.
c.
d.
e.

6.

PLACE OF RELIGIOUS WORSHIP


PARK, PLAYGROUND, SPORTS FIELD/COURT, GARDEN
PARKING STRUCTURE
UTILITY INSTALLATION FOR USE OF ZONE/LOT
OCCUPANTS
PUBLIC UTILITY FACILITY

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/GROCERY
STORE/FOOD STORE/CART/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, pedestrianbased 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-4Blots with frontage along Ayala


Avenue/Paseo de Roxas/Makati Avenue, the total FAR
shall not exceedFAR 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.

ii.

In C-4A and C-4B lots without frontage along Ayala


Avenue/Paseo de Roxas/Makati Avenue, C-4C, C-4D, C4E, 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 second floor

24


of a building.

7.

b.

Vehicular/service 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 thisNew Makati City
Zoning Ordinance.

c.

Existing retail stores or restaurants, canteens, or other foodserving 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.

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)
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 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

25


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; and
ii.
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).
e.

C-4I: sixteen (16)

f.

C-4J; eight (8)

g.

C-4K:
i.
ii.
iii.

h.

Non-residential: eight (8)


Residential (Residential Inn, Apartelle, Condotel)
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 Non-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, shall 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.
b.

c.

d.
e.

Minimum lot size of 10,000 sq.m;


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
environmentalimpact study conducted by a reputableconsulting
firm/s that recommends such classification given an assessment
of the impact of the classification on traffic, accessibility,utilities,
and other environmental issues;
Interior parking must be provided within the property; and
A minimum of 2 service parking docks shall be required foreach
proposed building;

Non-compliance with these conditions means


subzoneclassification of the affected lots is retained.
9.

that

the

C-4J

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


each proposed building.

e.

Additional
requirements
shall
be
submitted
such
asenvironmental impact study conducted by a reputable
consulting firm/s that recommends such classification givenan
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

27


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.

A buffer 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
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.

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
innovative/visionary 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 UDDfor evaluation, Master Development Plan for their proposed
project/s. 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 citys inventory of commercial spaces.
It is 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 a 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 Guidelinesprescribing 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 Section68 shall prepare the IRR in the form of
development guidelinesto 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
and/or 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 68intends 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 sites 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 Street/Guadalupe-Pateros Road, A.
Bonifacio Street, and future extensions of A. Bonifacio Street. The rest of RDZ
zone shall feature a medium density recreational, entertainment, pedestrianand tourism-oriented 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 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.

ii.
iii.
iv.
v.
vi.
vii.
viii.
ix.
b.

2.

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
DAY CARE CENTER
FIRE/SECURITY STATION
PLACE OF RELIGIOUS WORSHIP
SPORTS/RECREATION FACILITY
TRANSIT STATION/TERMINAL
UTILITY INSTALLATION FOR USE OF ZONE/LOT
OCCUPANTS
PUBLIC UTILITY FACILITY

For lots in the rest of the zone:


i.
PRINCIPAL USES ALLOWED IN R-2 ZONE

Additional Principal Uses that may be allowed subject to their


conformity with an officially approved RDZ master development plan:

31

a.

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:
i.
ii.
iii.
iv.
v.
vi.
vii.
viii.

b.

SPECIALTY SCHOOL/TRAINING FACILITY


AUDITORIUM, THEATER, PERFORMANCE/CIVIC
CENTER
LIBRARY, MUSEUM, EXHIBIT AREA, ART GALLERY
HEALTH CENTER/CLINIC/SPORTSCLUB, GYM
CLUBHOUSE/MULTI-PURPOSE HALL/ROOM
DANCE, VOICE, MUSIC, OTHER SPECIALTY STUDIO
SPORTING GOODS/SOUVENIR SHOP
RESTAURANT, CANTEEN, OTHER FOOD SERVING
ESTABLISHMENT

For lots in the rest of the zone:


i.
HOTEL
ii.
SPECIALTY SCHOOL/TRAINING FACILITY
iii.
AUDITORIUM, THEATER, PERFORMANCE, CIVIC
CENTER
iv.
HEALTH CENTER/CLINIC/SPORTS CLUB, GYM
v.
CLUBHOUSE/MULTI-PURPOSE HALL/ROOM
vi.
DANCE/VOICE/MUSIC, OTHER SPECIALTY STUDIO
vii.
SPORTS/RECREATIONAL FACILITY
viii.
NATURE CENTER, AVIARY
ix.
SHOWROOM/DISPLAY STORE
x.
CONVENIENT RETAIL STORE/FOOD STORE / CART /
KIOSK /STALL
xi.
RESTAURANT, CANTEEN, OTHER FOOD-SERVING
ESTABLISHMENT
xii.
COCKTAIL LOUNGE, DISCO, DANCE HALL, KTV /
MUSIC BAR
xiii.
ENTERTAINMENT/AMUSEMENT CENTER
xiv.
CINEMA
xv.
DAY CARE CENTER
xvi.
OFFICE
xvii. PERSONAL SERVICE/REPAIR
xviii. GENERAL SERVICE/REPAIR
xix.
OFFICE SUPPORT SERVICE
xx.
WELLNESS CENTER
xxi.
BANK, ATM, FINANCE, INSURANCE, MONEY
EXCHANGE SERVICE
xxii
PAWNSHOP/ONE-STOP PAYMENT SHOP
xxiii AUTO-RELATED SHOP (PARTS, SALES,
REPAIR/SERVICE)
xxiv PETROL FILLING/SERVICE STATION
xxv. PARKING STRUCTURE
xxvi SMALL-SCALE HOME INDUSTRY

32


xxvii MACHINE/WELDING/METAL/JUNK/FURNITURE SHOP
xxviii COMPUTER/INFORMATIONTECHNOLOGY-RELATED
ACTIVITY
xxix RADIO/TV STATION
xxx. TRANSIT STATION/TERMINAL
xxxi. WAREHOUSE/STORAGE FACILITY
3.

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.
ii.
iii.

b.

4.

5.

LIBRARY, MUSEUM, EXHIBIT AREA, ART GALLERY


HEALTH CENTER/CLINIC/SPORTS CLUB, GYM
CLUBHOUSE/MULTI-PURPOSE HALL/ROOM

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
andother structures not covered by the height regulations of the
NBC and/or CAAP.

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.
BonifacioStreet, and future extensions of A. Bonifacio Street: twentyfive percent (25%).

SECTION 27. Institutional Zone (INS): This zone shall be used primarily for
government, religious, cultural, educational, medical, civic, residential and
supporting commercial and service uses.
1.

Principal Uses:
a.
b.
c.
d.
e.

PRINCIPAL USES ALLOWED IN R-2 ZONE


COLLEGE/UNIVERSITY, CULTURAL/EDUCATIONAL CENTER
SPECIALTY SCHOOL/TRAINING FACILITY
AUDITORIUM, THEATER, PERFORMANCE/CIVIC CENTER
(not commercial cinema)
CONVENTION/MEETINGS FACILITY

33


f.
g.
h.
i.
j.
k.
l.
m.
n.
o.
p.
q.
r.
2.
b.

3.

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/INFORMATIONTECHNOLOGY-RELATED
ACTIVITY
RADIO/TV STATION
TRANSIT STATION/TERMINAL

Accessory Uses:
a.
SHOWROOM/DISPLAY STORE
CONVENIENCE/RETAIL STORE/FOOD STORE/CART/KIOSK/STALL
(not department store or shopping center)
c.
RESTAURANT, CANTEEN, OTHER FOOD-SERVING
ESTABLISHMENT
Maximum Floor Area Ratio: four (4)

SECTION 28. Government Center Zone (GCZ): This zone shall be used
primarily 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.
b.
c.
d.
e.
f.
g.
h.

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)

3.

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

4.

Maximum Building Height: fourteen (14) meters, which shall apply to


the area of the GCZ zone not covered by a maximum FAR.

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

34


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.

i.

2.

ii.

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
ii.
SPECIALTY SCHOOL/TRAINING FACILITY
iii.
HEALTH CENTER/CLINIC/SPORTS CLUB, GYM
iv.
CLUBHOUSE/MULTI-PURPOSE HALL/ROOM
v.
DANCE/VOICE/MUSIC, OTHER SPECIALTY STUDIO
vi.
SPORTS/RECREATION FACILITY
vii.
SPORTS STADIUM

Accessory Uses:
a.

REC-1:
i.
COMMUNITY/VILLAGE ASSOCIATION OFFICE
ii.
FIRE/SECURITY STATION
iii.
PLACE OF RELIGIOUS WORSHIP
iv.
CLUBHOUSE, MULTI-PURPOSE HALL/ROOM
v.
SPORTS/RECREATION FACILITY
vi.
DAY CARE CENTER
vii.
UTILITY INSTALLATION FOR USE OF ZONE/LOT
OCCUPANTS
viii.
PUBLIC UTILITY FACILITY
ix.
GOVERNMENT FACILITY

b.

REC-2 and REC-3:


i.
ACCESSORY USES ALLOWED IN REC-1 ZONE
AUDITORIUM, THEATER, PERFORMANCE/CIVIC
CENTER
iii.
LIBRARY, MUSEUM, EXHIBIT AREA, ART GALLERY
iv.
SPORTING GOODS/SOUVENIR SHOP
v.
RESTAURANT, CANTEEN, OTHER FOOD-SERVING
ESTABLISHMENT
vi.
PERSONAL SERVICE/REPAIR
vii.
WELLNESS CENTER
x.
PARKING STRUCTURE

3.

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

4.

Maximum Building Height:

35


a.
b.

REC-1: ten (10) meters


REC-2: fourteen (14) meters

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


zones are church structures, covered courts, utility andother structures
not 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 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.
1.

Principal Uses:
a.
b.
c.

PARKS OR POCKET PARKS, GARDENS


PARKWAYS, BIKEWAYS, AND PROMENADES
PLAYGROUND AND PLAYLOTS except in lots traversed by
WVF

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 Citys comprehensive, responsive and proactive Disaster


Risk Reduction (DRR) 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 WVF trace, as certified by
PHIVOLCS, whether transected by the WVF or not, are also declared
as OPN Zone. All structures existing at the time ofeffectivity 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.
b.
c.

CEMETERY, with customary ancillary uses such as cemetery


administration, service, and maintenance facilities
CREMATORIUM
PLACE OF RELIGIOUS WORSHIP

36


d.
e.
f.

3.

Accessory Uses:
a.
b.
c.
d.

3.

MAUSOLEUM
COLUMBARIUM
PARKS, POCKET PARKS, PARKWAY, PROMENADE,
GARDEN, AVIARY, AND OTHER NATURE CENTER

PARKING STRUCTURE
FIRE/SECURITY STATION
UTILITY INSTALLATION FOR USE OF ZONE/LOT
OCCUPANTS
PUBLIC UTILITY FACILITY

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.
1.

Principal Uses:
a.
b.
c.
d.
e.

2.

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

Accessory Uses:
a.

b.

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 and
other safety regulations.
FIRE/SECURITY STATION

Article VI
GENERAL ZONE REGULATIONS
SECTION 33. Area Regulations. Area regulation in all zones shall conform to
the minimum requirements of the following statutes and regulations:
1.

PD 957 - the Subdivision and Condominium Buyers Protective Law

37

2.

3.
4.
5.
6.

7.

and its revised implementing rules and regulations;


BP 200 - Promulgation of Different Levels of Standards and Technical
Requirements for Economic and Socialized Housing Projects and its
revised implementing rules and regulations;
PD 1096 - National Building Code and its Implementing Rules and
Regulations;
Fire Code; Sanitation Code; Plumbing Code; Structural Code;
EO 648; and regulations promulgated by the national agencies
concerned;
The Clean Air Act, Ecological Solid Waste Management Act and other
applicable laws and regulations promulgated by the national agencies
concerned.
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 shall conform to the
followingregulations:
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
ii.
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
Valero and De La Rosa Streets and the access roads leading thereto,

38


must be constructed flush with the property lines. The building footprint
thus defined should rise to a minimum height of fifteen (15) meters.
However, indentations may be permissible on the ground floor for the
purpose of making display windows more effective. In case of lots in
these 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 along
Paseo de Roxas and Makati Avenue, the building may be set back
from any boundary of the lot, provided that a minimum setback of two
(2) meters from the common boundaries with adjoining properties is
observed. The setback shall be measured from the property line to the
nearest projection of the building.
2.

In R-3A, R-3B, C-4C, C-4D, C-4E, C-4F, and C-4G subzones, the
building may be built flush with the property line fronting a street and/or
flush with the common boundaries with adjoining properties. If the
building will be built away from the common boundaries with adjoining
properties then in such case, a minimum setback of two (2) meters
from the property line must be observed. The setback shall be
measured from the property line to the nearest projection of the
building.

3.

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

4.

In R-3A, R-3B and C-4 zone/subzones, underground basements may


be constructed up to the property line subject to the easement in favor
of public utilities and services. The top or roof of the underground
basement where there are setbacks should be properly landscaped
and made to look like part of the natural ground.

5.

In R-1 (Forbes Park Village lots only), the minimum setback from a
boundary fronting a street shall be eight (8) meters. The minimum
setback 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, rulesand
regulations shall be applied in all zones. The following provisions shall also be
applied:
1.

The banks of rivers throughout their entire length, are subject to ten
(10) meter easement and in tributaries, three (3) meters. No person
shall be allowed to stay in this zone longer than what is necessary for
space or recreation, navigation, floatage, fishing or salvage or to build
any other structure of any kind.

39

2.

A mandatory five (5) meter easement on both sides of the WVF and
such other fault traces on the ground identified by PHIVOLCS or its
successor agency.

3.

All buildings and structures shall be subject to a permanent easement


in favor of duly authorized public utility or service entities, their
successors and assigns, for the installation of electric poles and metal
alley arms and all the accessories and appurtenances connected
therewith for the exclusive purpose of carrying utility lines (electric,
telephone, etc.) including free access for repairs, inspections, and all
other acts necessary to public safety and preservation of the utility
lines.

SECTION 38. Parking, Vehicular Entrance and Exit, and Service


EntranceRegulations. Except for buildings and structures located in R-3, C1B, 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, access
street, vehicular entrance and exit, and service entrance requirements
specified 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 following
requirements:
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 must
comply with the following requirements:
i.
ii.

iii.

iv.
v.

For Residential or Office use: minimum 1.0 parking slot


per 100 square meters (sqm) of GFA.
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 of
meeting 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.
For Convenience Retail Stores, Restaurants, Canteens,
and other Food Serving Establishments where these are
allowed as defined in ArticleV, Section 20 (6): minimum
1.25 parking slot per 100 square meters (sqm) of GFA.
For other uses: NBC provisions.
For buildings in lots where three or more Principal Uses
are permitted, the parking requirements specified in this

40


Section may be adjusted to take into account the timing
differences in the parking needs of the individual uses
through application of the provisions of Rule XIX of the
NBC wherein 100% of the parking requirements of the
dominant use and only 50% of the parking requirements
of each of the non-dominant uses shall be provided. If the
dominant use is not subject to parking requirements, then
100% of the parking requirements of the next most
dominant use and only 50% of the parking requirements
of each of the other non-dominant uses shall be provided.
b.

Buildings and structures located in R-3Csubzone must comply


with 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 below
100 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 GFA
iv. For Retail use (including retail outlets, cinemas, restaurants,
etc.): 1.0 parking slots per 100 sqm GFA
v. For Hotel use: minimum 1.0parking slot per 10 guest rooms
c. The automobile parking slot should not be less than 12.5 sqm in
area, measuring 2.5 meters by 5.0 meters for perpendicular or
diagonal parking, and 2.15 meters by 6.0 meters for parallel
parking. Service driveways should provide unobstructed ingress
and egress to and from the parking slot at all times. However,
tandem parking for two (2) cars only may be permitted. Dropped
curb (mountable-sidewalk) parking slots that are directly
accessed from the street without entering an internal driveway
shall not be permitted.
d. Temporary surface parking may be allowed in any lot.

e.

Parking buildings and structures, podiums or basements used


for parking may be constructed flush with the property line up to
the maximum lot area allowed under the National Building Code.

f.

Loading and unloading platforms, if any, must have a minimum


setback of ten (10) meters from any street. Ramps to parking

41


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 de
Roxas. However, in Block 4, (LRC) Psd-6132 and Plan LRC)
Pcs-1332 along Paseo de Roxas and Makati Avenue, vehicular
entrances (but not exits) may be allowed on the side of the lot
facing Paseo de Roxas or Makati Avenue. Vehicular exits of
buildings in C-4A and C-4B in every case must always be along
a Side Street, the Access Road within each block De La Rosa
Street or Valero Street.

b.

In C-4C, vehicular entrances and exits may be allowed on any


side 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 vehicular
entrance (but not exit) on the side of the lot facing Gil Puyat
Avenue, but the exit must always be along an Access Road
within C-4D, or along Makati Avenue or Paseo de Roxas.

d.

In C-4E and C-4F, vehicular entrances may be allowed along a


Principal Street or Service Road, but exits must always be along
a Service Road. However, a lot in these areas which faces a
Principal Street but does not have a frontage along a Service
Road may have a vehicular exit along a Principal Street,
provided the lack of access to a Service Road is not due to a
consolidation and re-subdivision of lots. Vehicular entrances
from and exits to Gil Puyat Avenue shall not be allowed.

e.

In C-4G, vehicular entrances (but not exits) are allowed along


Gil Puyat Avenue; entrances and exits are allowed along a
Service 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 exits
are allowed along Jupiter Street and Malugay St.

g.

In R-3A, vehicular entrances and exits shall not be allowed


along Ayala Avenue.

h.

In R-3B, vehicular entrances and exits shall not be allowed


along Makati Avenue.

i.

In all cases, vehicular entrances and exits shall not be allowed


along curves, street corners, and street intersections.

j.

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

42


Street (north), R-1 lots (west), EDSA (south), vehicular access
to the lots shall be allowed only from a rear service road, which
shall connect to Estrella Street by a maximum of two vehicular
driveways between EDSA and Amapola Street.

3.

k.

In the C-1B subzone bounded by Nicanor Garcia Street (east),


CEM zone (north and west), Jupiter Street (south), vehicular
access shall be limited to aninternal service road, with one
entrance/exit driveway each from Nicanor GarciaStreet and
Jupiter Street.

l.

For C-4 subzones, streets or roads designated herein as


Principal Streets, Service Roads, Access Roads or Side Streets
(as the case may be) are listed in Annex B.

m.

In R-1, no vehicular entrances to and exits from lots along EDSA


shall be allowed.

n.

In R-1, no vehicular entrances to and exits from lots along


McKinley Road shall be allowed except for those that are
already existing as of the time that this Ordinance takes effect.

Service Entrances: All the service entrances for utilities shall be


conducted into the building by means of underground conduits or pipes
from the main service lines. A water pump directly connected to the
water main is not allowed. However, a water pump may be installed to
draw water from a ground storage tank of adequate capacity supplied
by natural pressure from the water main.

SECTION 39.Building Projections, Signs, Eaves, Canopies, and Covered


Walkway Regulations. Signs to be displayed or put up for public view, and
the construction and location of eaves, canopies, casings, porte cochere or
covered walkways, foundations, and other building projections must comply
with the NBC and other applicable laws, rules, and regulations. The following
provisions shall also apply:

1.

In R-1 zone, no Advertising, Business, or Roof Sign shall be allowed.

2.

In R-2 zone, no Roof Sign shall be allowed.

3.

In R-3 and C-4A, C-4B, C-4C, C-4D, C-4E, C-4F, C-4G, and C-4H
zones/subzones:
a.

Advertising and Business Signs, eaves, canopies, casings or


any similar architectural or structural features shall not be
allowed to project outside the property line. Large Advertising
and Business Signs that are painted on walls of buildings shall
not be allowed.

b.

Porte cochere or covered walks from the main entrance of the

43


building proper to the street curb shall be allowed, but shall in no
case be permanent in nature or be considered an appropriation
of the air space so as to serve as a basis for prescription. Such
porte cochere or covered walk shall be removed by the owner if
and when the same shall stand in the way of street widening,
installation or repair of utilities underneath the sidewalk,
installation of ground-level or elevated covered walkways, or any
similar improvements.

c.

Foundations or footings of a building in any area which are close


to a creek, drainage canal or existing culvert shall not be less
than two (2) meters deep, and shall be at least two (2) meters
away from the creek, drainage canal or culvert.

d.

Foundations or footings of a building on the side where the


faade of the building coincides with the property line, shall not
be allowed to project beyond the property line, except in C-4A,
C-4B, C-4C, C-4D, where the foundations or footings of a
building on the side fronting Ayala Avenue, Paseo de Roxas or
any other street where the faade of the building coincides with
the property line, shall be allowed to project up to 55 centimeters
outside the property line. Such allowable projections outside the
property shall, however, be at the building owners risk and shall
in no way vest the owner with the ownership or right to the use
and occupancy of the ground and space projected upon.

SECTION 40. Exemption of Covered Walkways from GFA Computation.


Inzones/lots covered by a maximum FAR, the GFA of a covered ground-level,
elevated, or underground walkway (pedestrian underpass) that should be
included in the computation of GFA as defined in Annex A, shall be excluded
from the computation of the maximum allowable GFA of the lot where such
walkway is built, provided that the walkway fulfills all of the following
requirements:

1.

The walkway links directly and is part of an existing or planned local


(city-, zone-, or district-wide) pedestrian network;

2.

The walkway is open for the use of the general public at least during a
period that starts before and extends after regular working hours;

3.

The walkway has a minimum clear width of at least two (2) meters if it
is at the ground level, and three (3) meters if it is elevated or
underground;

4.

The walkway is well-lighted and secured throughout the period that it is


open for public use; and

5.

The walkway is used primarily for non-revenue public pedestrian

44


passage, provided that commercial advertising signs, business signs,
public payphones, newsstands, and other similar activities that do not
significantly disrupt pedestrian flow shall be allowed.
The covered ground-level, elevated, or underground walkway may also
be allowed to extend into prescribed setbacks provided that Section 36,
(1-5) of this Ordinance is met, and subject to the specific approval of
the Building Official.

SECTION 41. Additional FAR Provisions. Additional FAR beyond the


prescribed allowable maximum FAR can be availed through a combination of
the following development modes, provided the additional FAR will not exceed
25% of maximum allowable FAR:
1.

Transfer of Development Rights (TDR) through private


transactions. The maximum allowable GFA for any building on a lot
may be increased by transfer to such lot (hereinafter referred to as the
Recipient Lot) of GFA that is allowed under Article V of this Ordinance
but is not used by another lot (hereinafter referred to as the Source
Lot), provided that:
a.

The Recipient Lot and the Source Lot are located in the same R3, C-1A, C-2, C-3, C-4 subzone, GCZ or INS zone;

b.

The Source and Recipient Lots shall have the same type (FAR)
of density restrictions;

c.

The sum of the GFA in the Source Lot and the Recipient Lot
does not exceed the sum of the allowable maximum GFA of the
two lots, as defined in Article V of this Ordinance;

d.

The maximum GFA available for transfer to a Recipient Lot is


equal to the difference between the allowable maximum GFA of
the Source Lot, as defined in Article V of this Ordinance, and the
total GFA of the building/s on the Source Lot;

e.

The owner/developer of the Recipient Lot provides sufficient


technical basis, acceptable to the Zoning Administrator, to show
that the building/s resulting from the transfer will not cause
substantial congestion or inconvenience or disrupt access and
delivery of services to adjacent properties and the vicinity.
Among others, the proponent of a TDR shall, at its cost, have a
Traffic Impact Assessment (TIA) done by a reputable consulting
firm/entity acceptable to the City. The TIA shall assess the
impact of the TDR on the Recipient Lot and its vicinity, and
identify measures to mitigate any potential adverse impact/s.
The City may require other impact assessments to be done by
reputable consulting firms/entities acceptable to the City at the

45


cost of the proponent;

k.

2.

f.

The proponent of the TDR shall commit to implement and


shoulder the costs of the necessary mitigation measures
identified by the TIA and other impact assessments accordingly;

g.

In any case, the total FAR of a Recipient Lot, resulting from the
TDR from a Source Lot shall not exceed 125% of its original
maximum FAR;

h.

A proposed TDR may not be approved or the total GFA allowed


to be transferred may be less than the maximum defined in
herein item d if there is insufficient basis, according to the
assessment of the Zoning Administrator and based on the
above-mentioned impact assessments and/or other related
studies, accordingly;

i.

Except for the maximum FAR prescribed in Article V of this


Ordinance, the building/s resulting from the transfer complies
with the land use and all other provisions of the said ordinance;

j.

GFA that has been transferred to a Recipient Lot cannot be retransferred except to the original Source Lot; and
The resulting increase in the total GFA of a Recipient Lot
and
thecorresponding decrease in the total GFA of a Source Lot
shall beannotated on the respective titles of the Source Lot and
the Recipient Lot within sixty (60) working days after theTDR
hasbeen approved by the Zoning Administrator.

Transfer
of
Development
Rights
(TDR)through
theCity
Government.TDR as a mechanism may be employed by the City to
preserve and enhance heritage sites/structures, enhance and maintain
the character of riverside zone, move population away from possible
danger siteswhile simultaneously directing development to appropriate
locations. Likewise, the City may avail of other sources of GFA that can
cater to other developers needing additional FAR.
In order to accomplish these objectives, the City Government is
authorized to acquire development rights in the form of GFA from
Source Lots and transfer these development rights to Recipient Lots.
Source Lots shall be the lots within the OPN Zone transected by
theWVF, RDZ and HPZ, and other lots that can be identified by the City
based on technical studies. The City may also establish a TDR Bank
that will cater to those lots (Source Lots) that are willing to transfer
development rights, but currently no Recipient Lot/s is/are identified yet.
Recipient Lots shall be within the zones that are allowed to receive

46


additional FAR.
Funds generated from the transfer of development rights shall be
placed in a dedicated Trust Fund that will be used to finance City
investments and improvements in the identified areas needing
improvements.
A Special Body created under Section 68 will prepare the necessary
IRR to guide in detail the objectives, processes and management of
the TDR through the City Government. This Special Body shall
recommend to the Zoning Administrator the availment of TDR through
City Government.
3.

Transit-Oriented Developments (TOD). In all commercial zones (C-1,


C-2, C-3, C-4, SMU, SPUR), a building or structure that is within 400meter radius from an existing commuter rail/ferry station may be
allowed to apply for Additional FAR under TOD.
For every 200-meter length that the building owner or developer builds
and maintains at his cost, a direct, elevated covered walkway from his
building -- to the transit station, one (1) FAR may be awarded. The
length should be within the maximum of 600-meter walking distance.
For ferry station, at grade coveredwalkway shall be constructed.
However, if the alignment crosses a major road, the covered walkway
shall be a combination of at grade level and elevated walkway.

A Technical Working Group (TWG) is hereby created to evaluate and


recommend the approval of the TOD to the Zoning Administrator. The
TWG will be composed of the UDD, Office of the Building Official
(OBO), and the Makati Public Safety Assistance (MAPSA). The TWG,
depending on the concern may invite other stakeholders for
consultation.
As determined by the TWG and in consultation with concerned transit
authorities, this link must be of sufficient dimension to accommodate
public pedestrian volumes and must be kept open, safe, and welllighted for the use of the general public at least during a period that
extends before and after regular working hours.
4.

Bonus Incentives. Bonus incentives which may take the form of either
additional increase in the allowable FAR or other incentives, may be
made available to developments that provide facilities and amenities
which are of public benefit and deemed desirable by the City. These
facilities or amenities shall be in the form of:
a.
b.
c.

network of green and open spaces;


development employing land readjustment scheme;
public art/heritage facilities;

47


d.
e.

iconic spaces/landmarks; and


green architecture and technology as certified by a reputable
and recognized third party

The Special Body created under Section 68 shall prepare the IRR to
describe and guide in detail the objectives, eligibility of lots and
developments, processes and management of Bonus Incentives by the
City Government, including the creation and composition of a special
committee tasked to evaluate and recommend on applications for
Bonus Incentives.
SECTION 42. Unfinished Buildings with Approved Building Permits Prior
to 2001. With the goal of enhancing the competitiveness of the City to
maintain its premiere status, the City endeavors to continually improve its
overall urban environment and safeguard public health and safety. To
achieve these objectives, completion of an unfinished building with an
approved Building Permit prior toAugust 20, 2001 but which is no longer
compliant to current regulations on density/height shall be allowed to proceed
provided that:

1.

The property owner/developer submits documentary evidences (such


as certified Building Permitand approved Building Plan, Barangay
Clearance, Tax Declaration, and other permits issued by concerned
government agencies) to the Office of the Zoning Administrator UDD
that prove that the construction of the building started before August
20, 2001.

2.

The Office of the Zoning Administrator UDD accepts and approves


the documentary evidence as valid. The approved FAR will be
computed based on the approved Building Plan.

3.

If the approved Building Plan needs to be updated with the current


rules and regulations, the property owner/developer resubmits an
updated building plans to the Office of the Zoning Administrator
UDDand OBO. The updated plans shall show compliance with current
building and other applicable regulations, except the Zoning Ordinance
restriction on FAR/height. Impact studies of the development such as
but not limited to EIA, TIA,UIA and EGGAR shall also be required to be
submitted as part of the requirements for project approval. Included as
a requirement is a certification from a reputable/license structural
engineer testifying that the structure complies with the Structural Code
of the Philippines, its Amendments and IRR.

4.

The updatedbuilding plans and permits are approved by the UDD and
OBO. The building may be allowed to be built up to a maximum
FAR/height equivalent to the FAR/height indicated in the pre-2001
approved Building Permit subject to conditions required by the Office of
the Zoning Administrator UDD and OBO.

48


5.

The construction and operation of the building will not result in harmful
external impacts and will not substantially impair the use and
enjoyment of the other existing uses on the district.

6.

Office of the Zoning Administrator UDDand OBO favorably


recommends the application for final approval by MCZBAA.

7.

Owners/developers of the building shall be given one year from the


date the updated plan is approved to resume construction.

SECTION43. Performance Standards. All land uses, developments or


constructions shall conform to the noise, vibration, smoke, dust, dirt and fly
ash, odors and gases, glare and heat, industrial wastes, sewage disposal,
storm drainage, pollution control, and other similar environmental standards of
the NBC, the Clean Air Act, the Ecological Solid Waste Management Act, the
Structural Code of the Philippines,and other applicable laws, rules and
regulations.
SECTION44.Specific Provisions in the National Building Code and the
Structural Code of the Philippines. Specific provisions stipulated in the
National Building Code (P.D. 1096) and the Structural Code of the Philippines,
as amended and its implementing rules and regulations, thereto relevant to
traffic generators, erection of more than one principal structure, dwelling on
rear lots, access yard requirements and dwelling groups which are not in
conflict with the provisions of the Zoning Ordinance, shall be observed.

Article VII
INNOVATIVE TECHNIQUES
SECTION 45. Special Uses. In addition to conforming to the applicable
zoning regulations, additional locational clearance requirements may be
required for each of the following uses subject to the following conditions and
existing applicable laws:
1.

Telecommunication Facilities (which shall be subject to the


Implementing Rules and Regulations (IRR) of the New Makati Zoning
Ordinance)
a.

b.

c.

d.

Cellular mobile telephone service, paging service, trunking


service, wirelesslocal loop service shall be located only within
the zone where public utility facilities are allowed;
Base stations shall conform to the setback requirements of the
NBC and the Radio Frequency Radiation Evaluation for the
Department of Health (DOH);
A perimeter fence as per specifications in the DOH Radiation
Protection Evaluation Report shall be constructed to prevent
access of the public to the antenna/tower and other
telecommunication facilities;
The sound maintenance of such station shall be the exclusive

49

e.

f.

2.

Crematorium
a.

b.
c.

d.
e.

3.

responsibilityof the proponent and/or persons operating them;


The proposed location, design, and method of operation of the
facilities will not have a detrimental effect on the privacy, quiet,
light and air of theneighborhood;
The proponent must comply with the IRR of the New Makati
Zoning Ordinance and other guidelines issued by HLURB, DOH,
and other governing agencies.

Environmental and site analyses shall be conducted to ensure


that the proposed crematorium is consistent with the adjacent
land uses and will not pose hazard to the community in general;
Proper maintenance of crematorium shall be the sole
responsibility of the proponent operating it;
Requirements set by Sanitation and Water Codes, and other
applicable guidelines issued by appropriate agencies must be
fully complied with;
Proper waste disposal, odor control and other abatement
procedures must be adopted; and
Other appropriate conditions and safeguards to minimize
adverse effects on the character of the surrounding area may
also be required from the proponent.

Columbarium (Allowed as accessory use provided it is within the same


structure of the place of religious worship. It should not occupy more
than 25% of the gross floor area of the place of religious worship.)
a.

b.
c.
d.
e.

Environmental and site analyses shall be conducted to ensure


that the proposed columbarium is consistent with the adjacent
land uses and will not pose hazard to the community in general;
Proper maintenance of columbarium shall be the sole
responsibility of the proponent operating it;
Requirements set by Sanitation and Water Codes must be fully
complied with;
Proper waste disposal, odor control and other abatement
procedures must be adopted;
Other appropriate conditions and safeguards to minimize
adverse effects on the character of the surrounding area may
also be required from the proponent.

4.Funeral/Memorial Service
a.
b.
c.

Proper waste disposal, odor control and other abatement


procedures must be adopted;
Other sanitary requirements by the City and the DOH shall be
complied with;
Other appropriate conditions and safeguards to minimize
adverse effects on the character of the surrounding area may
also be required from the proponent.

50

5.

Petrol filling station


a.
b.
c.

6.

Surface Parking in R2 zone


a.

b.
c.

d.

e.

f.

7.

8.

Surface parking may be allowed as an interim use in R-2 zone.


This shall not be interpreted to include towing/impounding yards
or temporary depository for towed vehicles;
Such parking spaces shall be used exclusively by the occupants
of the surrounding developments;
Public pay parking space may be allowed for certain time of the
day only depending on agreements that may be reached
between the proponent/lot owner and the Barangay;
Such use shall not create or contribute to traffic congestion and
the streets providing access to such use will be adequate to
handle the traffic to be generated;
The proponent shall obtain the formal consent of owners of
lands immediatelyadjacent to the proposed site signifying their
conformity to the proposed use;
Other appropriate conditions regarding general circulation,
operating time, use of water, and other safeguards to minimize
adverse effects on the character of the surrounding area may
also be required from the proponent.

Auto-repair shop
a.

Auto repair shop may be located within, C-1A, C-2, C-3, C4I, C4J and GCZ zones/subzones only, subject to applicable
conditions on dominant/accessory use;

b.

Such use shall not create or contribute to traffic congestion and


the streets providing access to such use will be adequate to
handle the traffic to be generated;

c.

Other appropriate conditions and safeguards to minimize


adverse effects on the character of the surrounding area may
also be required from the proponent.

Machine/Metal/Welding/Junk/Furniture Shop
a.

Petrol filling station must conform to the standards set by the


Department of Energy (DOE);
Adequate fire fighting and other safety equipment must be
provided to ensure that it will not pose hazards in the area;
Other appropriate conditions and safeguards to minimize
adverse effects on the character of the surrounding area may
also be required from the proponent.

Machine/Metal/Welding/Junk/Furniture Shop may be located


within, C-1A, C-2, C-3, C-4I, C-4J, INS, and GCZ

51


zones/subzones only, subject to applicable conditions on
dominant/accessory use;

9.

b.

It shall be allowed to operate on certain time of the day only


depending on agreements that may be reached between the
proponent/lot owner and the Barangay;

c.

Other appropriate conditions and safeguards to minimize


adverse effects on the character of the surrounding area.

Materials Recovery Facility (MRF)


a.

Materials recovery facility shall be located within a site duly


recommended by the Department of Environmental Services
(DES), subject to the applicable laws, ordinance and
Implementing Rules and Regulations of the New Makati City
Zoning Ordinance.

b.

Adequate fencing shall be put up to prevent undue scattering of


wastes;

c.

The general maintenance of the MRF shall be the sole


responsibility of the proponent;

d.

Provisions of RA 9003 (Ecological Solid Waste Management Act


of 2000) and other sanitary requirements of the City and the
Department of Health (DOH) shall be complied with;

e.

Other appropriate conditions and safeguards to minimize


adverse effects on the character of the surrounding area shall
be recommended by the Makati City Zoning Board of
Adjustments and Appeals and MCZRC subject to the
Implementing Rules and Regulations of the New Makati City
Zoning Ordinance.

10. Gaming Facility

a.

Gaming facilitysuch as internet gaming, lottery station,


authorized betting/gambling activity, casino may be allowed in
specific lots, subject to applicable conditions as determined by
the Special Body;

b.

The establishment, maintenance, and operation of any gaming


facility shall only be allowed in a properly regulated environment
where the gaming activities are within socially acceptable level,
will not be detrimental to general welfare of the community and
where the use andenjoyment of the surrounding property will not
be substantially impaired;

52


c.

Such use shall not create or contribute to traffic congestion and


the streets providing access to such use will be adequate to
handle the traffic to be generated;

d.

Other appropriate conditions and safeguards to minimize


adverse effects on the character of the surrounding area may
also be required from the proponent;

e.

A Special Body created under Section 68 shall prescribe other


appropriate conditions for the establishment of the gaming
facility.

SECTION 46. Innovative Techniques or Designs. Applications for projects


that promote urban renewal and restoration work, or introduce flexibility and
creativity in design or plan, such as but not limited to Historic Preservation
development, Planned Unit Development, etc., may be submitted for
approvalof the City Council provided that:

1.

The proposed Master Development Plan for the project supports the
overall vision and goals of the City.

4.

The project shall catalyze and contribute to the improvement of the


neighborhood/district where it is located. Such improvement shall
include, but are not limited to economic revitalization of the area;
employment generation; traffic mitigation and management; increased
transportation capacity and efficiency; pedestrianization;environment
and facilities improvement; arts/culture enhancement; disaster-risk
reduction- climate change adaptation; and green building/sustainability
initiatives
(e.g.
water
reuse
and
power
consumption
reduction/efficiency, use of renewable energy, solid waste
management, air quality improvement, etc.)

3.

The project benefits shall not only accrue to the proponent but to
surrounding neighborhood and the City in general.

4.

The proponent shall conduct studies such as EIA, UIA, TIA, EGGAR
and other plans or studies that may be required by the City, and based
on the results of these studies shall introduce mitigations and
interventions toaddress negative impacts, if any.

5.

The proposed development shall be designed and developed in


accordance to green building or sustainable design, with features but
not limited to sustainable site, water and energy efficiency,
atmosphere, materials and resources, and indoor environmental
quality.

6.

Necessary environmental clearances and other government approvals


are obtained.

7.

Developers and/or lot owners are encourage to prepare and submit to

53


the UDD for evaluation, Master Development Plan for their proposed
project/s. 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.

Article VIII
MISCELLANEOUS PROVISIONS
SECTION 47. Projects of National Significance. Projects may be declared
by the NEDA Board as Projects of National Significance pursuant to Section 3
of EO 72. When a project is declared by the NEDA Board as a Project of
National Significance, the locational clearances shall be issued by the HLURB
pursuant to EO 72.
SECTION 48. Traffic and Utilities Impact Study Requirement. The owner
or developer of a building or mixed-use development that has a GFA of at
least twenty-thousand (20,000) square meters shall be required to submit, as
part of the application for a Locational Clearance, a Traffic and Utilities Impact
study that indicates: the estimated volume and flow of vehicular traffic into and
out of the building or mixed-use development; the impact of such vehicular
traffic on the immediate vicinity; corresponding traffic management
procedures and mitigation devices; and the estimated impact of the building or
mixed-use development on existing utilities.
However, for business activities which are potential traffic generator, a TIA is
required even if the GFA is less than 20,000 square meters.
SECTION 49. Environmental Compliance Certificate with the
Corresponding Study. Projects within the scope of the Environmental
Impact Assessment System, those that are classified as Environmentally
Critical Projects or those that are located in Environmentally Critical Areas
shall not be commenced, developed, or operated unless the requirements of
the Environmental Compliance Certificate have been complied with and the
corresponding study have been submitted to the Office of the City Zoning
Administrator UDD.
SECTION 50. Additional Studies. Projects in specific areas within but not
limited to West Valley zone and areas prone to liquefaction and other hazards
as may be deemed necessary may be required to submit additional studies
i.e. Engineering Geological Geophysical Assessment Report (EGGAR.

Article IX
MITIGATING DEVICES
SECTION 51. Deviation. Deviations from the provisions of this Ordinance
may be allowed by the Makati City Zoning Board of Adjustments and Appeals
(MCZBAA) in form of a Variance or an Exception, only when all the following
terms and conditions are fulfilled:

54

1.

A Variance shall be granted subject to the condition that the property is


unique and different from other properties in the adjacent locality and
because of its uniqueness, the property owner cannot obtain a
reasonable return on the property. This condition shall include the
following provisions:
a. Conforming to the provisions of the Ordinance will cause undue
hardship on the part of the owner or occupant of the property
due to the physical conditions of the property (topography,
shape, etc.) which is not self-created.

2.

b.

The proposed variance is the minimum deviation necessary to


permit reasonable use of the property;

c.

The variance will not alter the essential character of the


zonewhere the property for which the variance is sought is
located, and will not substantially or permanently injure the use
of other properties in the same district or zone.

d.

The variance will be in harmony with the intent and objectives of


this Ordinance; it will not weaken the general purposes of this
Ordinance and will not adversely affect public health, safety and
welfare.

An Exception shall be granted, subject to the condition that:


a.

The exception will not adversely affect public health, safety and
welfare and is in keeping with the general pattern of
development in the community;

b.

The proposed project shall support or will not conflict with local
development objectives and plans.

c.

The exception will not adversely affect the appropriate use of


adjoining and other properties in the same zone.

d.

The exception will not alter the essential character and general
purpose of the zone or district where the exception sought is
located.

In no case, however, will a Variance or an Exception be granted for


thepurpose of allowing a lot or building owner to exceed the FAR
restrictions and/or building height limitations under this Ordinance, or
for changing the land use requirements of this Ordinance.
SECTION 52. Procedures for Granting Exceptions and Variances. The
procedure for granting of exception and/or variances is as follows:
1.

A written application for an exception or variance shall be filed with the

55


MCZBAA citing the Section of this Ordinance under which the same
exception or variance is sought, stating the ground/s thereof, and
describingthe proposed exception or variance in terms of boundaries,
plans, nature of operation or use, and the like.
2.

3.
4.

Upon filing of application, a visible project sign (indicating the name


and nature of the proposed project) shall be posted at the project site.
The MCZBAA shall conduct preliminary studies on the application.
A written affidavit of non-objection to the project by the owners of the
properties adjacent to the project shall be filed by the applicant with the
MCZBAA at least fifteen (15) days prior to the decision for
exception/variance.

5.

In case of objection, the MCZBAA shall hold public hearing/s.

6.

At the hearing, any party may appear in person, or be represented by


agent/s. All interested parties shall be accorded the opportunity to be
heard and present evidences and testimonies.

7. The MCZBAA shall render a decision within thirty (30) days from the filing
of the application, exclusive of the time spent for the preparation of
written affidavit of non-objection and the public hearing in case of any
objection to the granting of exception/variance.

Article X
ADMINISTRATION AND ENFORCEMENT
SECTION 53. Locational Clearance. All owners/developers shall secure
locational clearances from the Office of Zoning Administrator - UDD or in
cases of variance and exceptions, from the MCZBAA prior to conducting any
business activity or construction on the lot.
SECTION 54.Building Permit. No building permit shall be issued by the
Makati City Building Official without a valid locational clearance in accordance
with this Ordinance. Approved Plans based on the Locational Clearance shall
not be altered or modified without the approval of the Office of the Zoning
Administrator UDD.
Any person/firm applying for permit for signboards/billboards shall secure a
locational clearance from the Office of the Zoning Administrator - UDD prior to
installation, construction or modification of the same.
The Locational
Clearance for the same shall be an indispensable requirement in the issuance
of other necessary permits and license. Application, installation, construction
or modification of billboards and signages shall conform with the Billboard
Masterplan approved by the City Council.
SECTION 55. Business Permit.

Any person/firm applying for a new

56


business permit shall secure a Conforming Locational Clearance from the
Office of the Zoning Administrator - UDD prior to the issuance of business and
license permit.
Existing businesses transferring to a new location must apply for a locational
clearance as if it is a new business.
For business located in a unit inside a permanent structure, application may
be filed directly with the Office of the Zoning Administrator - UDD. Otherwise,
pre-approval of the Office of the Building Official (OBO) should be required.
SECTION 56. Non-Use of Locational Clearance. Upon issuance of a
locational clearance, the grantee thereof shall have one (1) year within which
to commence or undertake the use, activity or development covered by such
clearance on his property. Non-use of said clearance within said period shall
result in its automatic expiration, cancellation and the grantee shall not
proceed with his project without applying for a new clearance.
SECTION 57. Existing Non-Conforming Uses and Buildings. The lawful
uses of any building, structure or land prior to August 20, 2001 may be
continued although such uses do not conform with the provisions of this
Ordinance provided that:

1.

No such non-conforming use/building shall be enlarged or extended to


occupy a greater area of land than that already occupied by such use
at the time of the adoption of this Ordinance, or moved in whole or in
part to any other portion of the lot or parcel of land where such nonconforming use/building exists at the time of the adoption of this
Ordinance.

2.

No such non-conforming use/building which has ceased operations for


more than one (1) year be again revived as non-conforming
use/building.

3.

An idle/vacant structure may not be used for non-conforming activity.

4.

Any non-conforming structure, or structures under one ownership that


has been damaged may be reconstructed and used as before provided
that suchreconstruction is not more than fifty percent (50%) of the
replacement cost.Should such non-conforming portion of the structure
be destroyed by any means, to an extent of more than fifty percent
(50%) of its replacement cost at the time of destruction, it shall not be
reconstructed except in conformity with the provisions of this
Ordinance.

5.

No such non-conforming use/building may be moved to displace any


conforming use/building.

6.

No such non-conforming structure may be enlarged or altered in a way


that increases its non-conformity, but any structure or portion thereof

57


may be altered to decrease its non-conformity.
7.

Should such non-conforming structure be moved for any reason to


whatever distance, it shall thereafter conform to the regulations of the
zone in which it is moved or relocated.

Manufacturing Firms/Industries already existing and operating prior to August


20, 2001 shall be allowed to continue its use as manufacturing or industrial
subject to the terms and conditions provided in the Implementing Rules and
Regulations of this Ordinance.
SECTION 58. Zoning Fees. Any fees related to zoning shall be paid to the
City Treasurer by the owners or contractors before any land development,
construction renovation or expansion projects and business activity can begin.
Fees shall be inaccordance with the following schedule:
1
.

Application Fee for:


a.
b.
c.
d.
e.
f.

2
.

Locational Clearance/Filing Fee


Inspection of Property
Motion for reconsideration
Petition/request for reclassification
Appeal
Filing complaint except those involving
pauper litigant which shall be free

PhP
200.00
300.00
1,000.00
2,000.00
1,000.00
1,500.00

Land Use Fee*


a.

Residential (single detached and duplex


type)

b.

c.

Commercial establishments including


duplexes, apartments, townhouses, parking
area, etc. constucted primarily for gain
Industrial establishment

d.

Institutional (church, etc)

e.

Cemeteries, crematorium, mausoleum,


columbarium

f.

Telecommunication Tower

g.

Special uses (helipad, landing area, petrol


filling/service, genset)

h.

Billboards **

3.00 per sq.m. of


total floor
area
10.00 per sq.m. of
total floor
area
10.00 per sq.m. of
total floor
area
7.00 per sq.m. of
total floor
area
4.00 per sq.m. of
total floor
area
10,000.00 per unit

10.00 per sq.m. of


total floor
area
10.00 per sq.m. of
display
surface

58

3
.

4
.

i.

Lots utilized for industrial purposes

j.

Lots utilized forcommercial purposes

k.

Lots utilized for institutional purposes

l.

Public Parks

m
.

Private Parks

n.

Recreational Facilities

o.

All types of renovation

Processing Fee

c.
d.

Zoning Certificate
Reprinting of Locational Clearance/Zoning
Certificate
Zoning Certificate for Thesis Purposes
Reprinting of Zoning Certificate for Thesis
Purposes

Renewal and Re-printing of Locational Clearance

400.00
400.00
100.00
100.00

300.00

Administrative Penalties - any applicant, proponent, proprietor, owner or


representative who commits any of the following acts shall after due notice be
punished by a fine in accordance with the following schedule:

6.1

0.25 of the
corresponding
prescribed
land use fee

Certificate Fee
a.
b.

5
.
6
.

5.00 per sq.m. of


total floor
area
5.00 per sq.m. of
total land
area
4.00 per sq.m. of
total land
area
1.00 per sq.m. of
total land
area
5.00 per sq. m.of
total floor
area
5.00 per sq.m. of
total land
area
5.00 per sq.m. of
total floor
area
0.75 of the
corresponding
prescribed
rate

Unauthorized expansion or alteration of any


activity formerly covered by a Certificate of
Non-Conformance.

a fine equivalent to 100%


of the prescribed
processing fee but in no
case be less than PhP
P2,000.00 nor more than
10,000.00

59


6.2

For committing fraud or misrepresentation


6.2.1 Fraud or misrepresentation as to use
6.2.2 Fraud or misrepresentation as to
location
6.2.3 Non-disclosure of any material fact
6.2.4 For submission of forged or fake
documents

5,000.00
5,000.00
2,000.00
5,000.00

6.3

6.4

7
.

For refusing admission within any premises


subject to inspection by a duly authorized
inspector.
6.3.1 First refusal not exceeding
6.3.2 Subsequent refusal

2,000.00
5,000.00

For failing or refusing, without justifiable


reason, to appear during a proceeding
before the Office of the Zoning Administrator
or her duly authorized officers - a fine of
not more than PhP 2,000.00.

Escalation Clause. Upon recommendation of the


Office of the Zoning Administrator, the City Council
may increase by not more than fifty percent (50%)
and not often than once a year, rates prescribed in
the in this Section.
* In no case, however, will the payment for locational clearance be lower than PhP 600.00.
** Billboard fees shall automatically follow the prescribed fees under the approved Signage and
Billboard Masterplan.

SECTION 59. Responsibility for Administration and Enforcement. This


Ordinance shall be enforced and administered by the Mayor through the
Office of the City Zoning Administration UDD.
SECTION 60. Powers and Functions of the Zoning Administrator.
Pursuant to the provisions of EO 72 implementing RA 7160 in relation to
Section 5, Paragraphs a and d, and Section 7 of EO 648 dated 07 February
1981 the Zoning Administrator shall perform the following functions, duties
and responsibilities:
1.

Enforcement:
a.

Act on all applications for locational clearances for all projects.


i. Issue Locational Clearance for projects conforming to zoning
regulations.
ii. Recommend to the MCZBAA the grant or denial of
applications for variances and exemptions and the issuance
of Certificate of Non-Conformance for non-conforming
projects lawfully existing at the time of the adoption of the
Zoning
Ordinance,
including
clearances
for

60


repairs/renovations on non-conforming uses consistent with
the guidelines thereof.

2.

b.

Coordinate with the City Legal Officer for other legal


actions/remedies concerning issues on locational clearance
applications;

c.

To revoke locational clearance on valid and reasonable


grounds;

d.

Inspect business premises or activity within reasonable business


hours upon application, opposition, complaints or report to
determine compliance or violation of the zoning ordinance;

e.

Review and recommend to the MCZBAA applications involving


Unfinished Buildings;

f.

Acts on applications regarding Transit Oriented Development


(TOD) and TDR through private transactions;

g.

Approves Bonus Incentives and TDR through the City


Government based on the recommendations of the Special
Body; and

f.

Whenever required or deemed necessary, seek technical


assistance and advice from the MCZBAA and/or MCZRC for the
evaluation of applications and/or monitoring the compliance of
granted applications.

Planning: coordinate with the regional office of the HLURB regarding


proposed amendments to the Zoning Ordinance prior to adoption by
the Sangguniang Panlungsod.

SECTION 61. Staffing Pattern of the Proposed Zoning Administration


Division under the Urban Development Department (UDD). Taking into
consideration the financial capability and service requirements of the City in
the implementation and administration of this Ordinance, the staffing pattern
of the Zoning Administration Division is proposed as follows, subject to the
minimum standards and guidelines prescribed by the Civil Service
Commission:
Position

Salary
Grade
Assistant Department Head for Zoning 25
Administration (Zoning Administrator)
ZONING ADMINISTRATION DIVISION
Zoning Officer V
24
Zoning Officer IV
22
A. Processing Section

Step
1

1
1

61


Zoning Officer III
Zoning Officer II
Zoning Officer II
Zoning Officer I
Zoning Officer I
Zoning Officer I
Zoning Officer I
Zoning Officer I
Zoning Officer I
Computer Operator II
B. Enforcement Section
Zoning Officer III
Zoning Officer II
Zoning Officer II
Zoning Officer I
Zoning Officer I
Zoning Officer I
Zoning Officer I
Zoning Officer I
Zoning Officer I
Computer Operator II
C. Customer Service and Support
Section
Zoning Officer III
Zoning Officer II
Zoning Officer II
Zoning Officer I
Zoning Officer I
Zoning Officer I
Zoning Officer I
Computer Operator II
Computer Operator II

18
15
15
11
11
11
11
11
11
9

1
1
1
1
1
1
1
1
1
1

18
15
15
11
11
11
11
11
11
9

1
1
1
1
1
1
1
1
1
1

18
15
15
11
11
11
11
9
9

1
1
1
1
1
1
1
1
1

SECTION 62. Action on Complaints and Opposition. A complaint for


violations of any provision of the Zoning Ordinance or of any clearance or
permits issued pursuant thereto shall be filed with the MCZBAA. However,
oppositions to application for clearance, variance or exception shall be treated
as a complaint and dealt with in accordance with the provision of this Section.
SECTION63. Functions and Responsibilities of the Makati City Zoning
Board of Adjustment and Appeals (MCZBAA). There is hereby created a
MCZBAA which shall perform the following functions and responsibilities:
1.

Act on applications of the following nature:


a. Variances;
b. Exceptions;
c. Non-conforming uses;
d. Unfinished buildings;
e. Complaints and opposition to applications.

62

2.

Act on appeals on grant or denial of locational clearance by the Zoning


Administrator. In acting on an application or an appeal, the MCZBAA
shall consider, among other considerations: the development goals,
objectives, and strategies of the Comprehensive Land Use Plan; traffic,
utility (water, power, sewerage, drainage, waste disposal, etc),
environmental and other impacts of the proposal; and
consent/objections of neighborhood, homeowners or community
associations affected by the application or appeal.

SECTION 64.Composition of the Makati City Zoning Board of Adjustment


and Appeals.The City Development Council shall create a sub-committee
which shall act as the MCZBAA composed of the following members:
1.
2.
3.
4.
5.
6.
7.

8.

City Mayor, Chairman


City Legal Officer
City Assessor
City Engineer
City Urban Development Officer
City Zoning Administrator
Two representatives of the private sector, nominated by their
respective organizations and confirmed by the City Mayor. In the event
of non-availability of any of the officials enumerated above, the
Sangguniang Panlungsod shall elect the number of its members as
may be necessary to meet the total number above set forth, as
representatives.
Two representatives from non-government organizations, nominated
by their respective organizations and confirmed by the City Mayor. In
the event of non-availability of any of the officials enumerated above,
the Sangguniang Panlungsod shall elect the number of its members as
may be necessary to meet the total number above set forth, as
representatives.

SECTION 65.Review of the Zoning Ordinance. The City Development


Council shall create a sub-committee, the Makati City Zoning Review
Committee (MCZRC) that shall review the Zoning Ordinance considering the
Comprehensive Land Use Plan, as the need arises, based on the following
reasons/situations:
1.
2.
3.
4.

Change in local development plans


Introduction of projects of national significance
Petition for rezoning
Other reasons which are appropriate for consideration

SECTION 66.Composition of the Makati City Zoning Review Committee.


The MCZRC shall have the following composition:
1.
2.
3.

City Urban Development Officer, Chairman


City Health Officer
City Engineer

63


4.
5.
6.
7.

City Assessor
President, Association of Barangay Captains
Three private sector representatives
Two (2) non-government organization representatives For purposes of
policy coordination, said committee shall be attached to the City
Development Council.

SECTION 67.Functions of the Makati Zoning Review Committee. The


MCZRC shall have the following powers and functions:
1.

Review the Zoning Ordinance for the following purposes:


a.

b.

c.

Determine amendments or revisions necessary in the Zoning


Ordinance because of changes that might have been introduced
in the Comprehensive Land Use Plan.
Determine changes to be introduced in the Comprehensive
Land Use Plan in the light of permits given, and exceptions and
variances granted.
Identify provisions of the Ordinance difficult to enforce or are
unworkable.

2.

Evaluate proposals for amendments to the Zoning Ordinance.

3.

Recommend to the Sangguniang Panlungsod necessary legislative


amendments and to the Urban Development Department the needed
changes in the local development plan as a result of the review
conducted.

SECTION 68. Creation of the Special Body on Land Use and Zoning. The
City through an Executive Order shall create the Special Body on Land Use
and Zoning. The Special Body shall be composed of the following:
1. Chairman: City Mayor
2. Members:
a. City Urban Development Officer
b. City Building Official
c. City Legal Officer
d. City Councilor Chairperson of the Housing,
Development and Resettlement Committee
e. City Councilor President, Liga ng mga Barangay

Urban

The functions of this Body includes the following:

Formulate IRRs such as but not limited to development guidelines,


Master Development Plans, among others that will guide developments
in SPUR, DRIVE, HPZ, PUD.
Acts and Approves applications for Bonus Incentives, Gaming Facility,
and Transferrable Development Rights (TDR) through Government
Transactions.

64


The said IRRsto be formulated by the Special Bodyshall form part of this
Ordinance.Further, the Special Body is authorized to create Technical
Working Group/s as necessaryin the performance of its functions.
SECTION 69.Amendments to the Zoning Ordinance. Changes in the
Zoning Ordinance as a result of the review and evaluation by the MCZRC
shall be treated as an amendment, provided that any proposed amendment to
the Zoning Ordinance or provisions thereof shall be subject to public hearing
and review evaluation of the MCZRC. As a minimum, any proposal to amend
the Zoning Ordinance shall submit to, and for the evaluation of, the MCZRC
sufficient evidence and justification that: the proposal is consistent with the
development goals, objectives, and strategies of the Comprehensive Land
Use Plan; the traffic, utility (water, power, sewerage, drainage, waste
disposal, etc), environmental and other impacts of the proposal are
acceptable; and the proposal has the consent of affected neighborhood,
homeowners or community associations. Approval of any proposed
amendment shall require a three-fourths vote of approval by the Sangguniang
Panglunsod. Said amendment shall take effect only after ratification by
HLURB.
SECTION 70. Update of Zoning Map. Once all proposals have been
finalized and all amendments have been duly approved, the necessary
changes shall be reflected on the The New Makati Official Zoning Map.
SECTION 71. Violation and Penalty. Any person who violates any of the
provisions of this Ordinance, shall, upon conviction, be punished by a fine not
exceeding P5,000.00 or imprisonment not exceeding six (6) months, or both
at the discretion of the court. If the violation is committed by the firm,
corporation or partnership, the managing partners, directors or any person in
charge with the management thereof shall be held responsible. Professionals
who are in charge of the project, if found to be constructing or constructed any
structure in violation of the Makati City Zoning Ordinance and its
Implementing Rules and Regulations, shall be held liable and the case shall
be referred to the Professional Regulation Commission (PRC) for appropriate
action. Any person or government official if found to have committed any
violation of this Ordinance, directly or indirectly, shall be administratively and
criminally liable.
SECTION 72. Effect of Other Laws, Decrees, and Restrictions. The
provisions of this Ordinance shall be without prejudice to the application of
other laws, presidential decrees, letters of instruction and other executive or
administrative orders vesting national agencies with jurisdiction over specific
land areas, which shall remain in force and effect, provided that land use
decisions of the national agencies concerned shall be consistent with the
Comprehensive Land Use Plan of Makati City.
SECTION 73. Separability Clauses. (1) Should any Section or provision of
this Ordinance be declared by the courts to be unconstitutional or invalid,
such decision shall not affect the validity of the Ordinance as a whole or any
part thereof other than the part so declared to be unconstitutional or invalid.

65


Any portion thereof not affected by such declaration shall remain in full force
and effect. (2) If any provision/s of this Ordinance or any portion thereof may
be found in violation of any National Laws, Rules and Regulations, Legal
Orders and the like, the same is hereby declared invalid or null and void;
Provided further that it may be modified and/or amended accordingly.
SECTION 74. Repealing Clause. All ordinances, rules or regulations in
conflict with the provisions of this Ordinance are hereby repealed; provided
that the rights that are vested upon the effectivity of this Ordinance shall not
be impaired.
SECTION 75.Effectivity Clause. This Ordinance shall take effect after the
ratification of Housing and Land Use Regulatory Board (HLURB), posting in
public places, and fifteen (15) days after publication in at least one (1)
newspaper with general circulation.

ENACTED BY THE SANGGUNIANG PANLUNGSOD OF MAKATI, METRO


MANILA, in its special session held on December 14, 2012.

Certified true and correct by:

ATTY. ANA LUZ B. CRISTAL


Sanggunian Secretary

Attested by:

COUNCILOR FERDINAND T. EUSEBIO


Temporary Presiding Officer

Approved by:

JEJOMAR ERWIN S. BINAY, JR.


City Mayor

66

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