CLARIFICATION ON PSO AND TGFA

As there are values from the Table for the PSO as against the Table for the TGFA,
the following is a clarification:

1. The Table for the PSO is for the allowable PSO according to the lot zoning.
2. The Table for the TGFA shows the PSO according to the type of structure
and lot location.
3. For example, a basic R-2 lot should be differentiated from a basic R-2
structure.
4. R-1 structures are not limited to single-detached houses as well as basic R-2
structures are not limited to single-attached and duplex structures (see
Section 701 – Occupancy Classification)
5. Basic R-2 lots can accept R-1 structures aside from basic R-2 structures like
single attached and duplex dwelling units (see Section 701 – Occupancy
Classification). Other type of structures (say, commercial and institutional)
that are non-residential MAY also be admitted but must follow the prescribed
maximum PSO according to the Table for PSO.
6. If basic R-2 structure is to be built on a basic R-2 lot, refer to the Table for
TGFA for the allowable maximum TGFA.
7. If a non-basic R-2 structure is to be built on a basic R-2 lot, refer to the Table
for PSO for maximum allowable PSO.
8. However, ALWAYS cross-checked PSO with actual requirements according
to minimum setbacks.
9. If actual exceeds maximum prescribed, use maximum prescribed.
10. If requirements are for residential structures on residential lots, follow Table
for TGFA for residential structures.

Examples:

A young investor wanted to venture into real estate development. For a start, he
bought a 1440 sqm property zoned as R-3. The development being considered is for
rowhouses. The inside through-lot has a frontage of 60 meters on both sides each
facing an 8meter RROW and the land is almost flat.
Each rowhouse unit will have a frontage of 6 meters and shall be three storeys high.

If only two sides of each rowhouse unit will be provided with firewalls, what will be the
allowable percentage of site occupancy (PSO) for each rowhouse lot?

1440/60 = 24 meters lot depth

If 20 lots each lot will have a 6m (w) x 12m (d) dimension
For each lot the following PSO shall apply:
PSO = AMBF/TLA
AMBF = 72sqm – (6x3) – (6x2) = 42 sqm

PSO = 42/72 = 58%

From Table of PSO, allowable PSO for basic R-3 lot with firewall is 70%
From Table of TGFA, the PSO for R-3 structure with firewall on an inside lot is 80%

Therefore PSO of 58% is the allowable because it is based on the actual setback
requirements.

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If four units will share common courts, what shall be the percentage of site
occupancy (PSO) for each rowhouse lot?
PSO = AMBF / TLA = 51 / 72 = 70.8%

From Table of TGFA, the max PSO for basic R-3 structure with firewall on an inside
lot is 80%
Therefore use PSO of 70.8% based on actual minimum setbacks and less than the
maximum.

A 2,400 sqm inside R-3 lot is to be developed into a multi-storey residential

development. The property has a frontage of 40meters facing a 15meter RROW on
the north. The site has a uniform 2% slope towards the street.
The housing units to be located at the upper floors starting at the second level will
have similar floor areas of 80 square meters each. A basement will be provided for
parking.

What will be the allowable maximum building footprint (AMBF) for the structure?

AMBF = 2400 – yards + add’l area for firewalls

= 2400 – (40*8)front – (40*2)rear + (50*2*2)2sides
= 2400 – 320 - 80 + 200
= 2,200

Check AMBF against allowable PSO:

From Table of PSO, the PSO for Max R-3 lot with firewall is 80%
From Table of TGFA, the PSO for Max R-3 structure with firewall is 80%

If PSO is 80%, the AMBF shall be:

AMBF = 80% of TLA = 80% of 2,400 sqm
= 1,920 sqm

Therefore, allowable AMBF is only 1,920sqm

Actual PSO of 91.67% based on minimum setbacks is greater than max PSO
required from Table of TGFA and Table of PSO.

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What will be the allowable maximum total gross floor area (TGFA) for the structure?

From Table of PSO, the PSO is 80% for R-3 lots with firewalls
From Table of TGFA, the PSO is 80% for R-3 structure with firewall on an inside lot
From actual AMBF, the PSO is:
AMBF = 2,200/2400 = 91.67% of TLA

Therefore, use 80% for PSO

TGFA = BHL (storeys) * AMBF (% of TLA)

= 12 x (80% of 2,400)
= 23,040 sqm

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What shall be the allowable building depth if the two sides would be provided with
firewalls?

AMBF = 1,920 sqm

Divide by lot frontage of 40 meters
=1,920 / 40 = 48 meters

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If the structure will have a ground level with firewalls on both sides, the second level
set back to the sides and the front and rear OFBs are similar from the lower floor up
to the topmost floor, how many storeys can be built?

Depth of building = 48 meters

Width of building = 40meters – 4 (setbacks at 2 sides) = 36
Area = 36 x 48 = 1,728 sqm

Max FLAR = 8.1

8.1 = ( (1,920sqm)ground flr. + (N x1,728sqm per floor) )

2,400

8.1 x 2,400 = 1,920 + (N x 1,728)

19,440 – 1,920 = N x 1,728
17,520 / 1,728 = N
10.14 storeys = N
Or 10 storeys only + ground floor = 11 storeys