Proposed Amendments to the Makati City Zoning Ordinance Proposed Amendments to the by biu27071

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									Proposed Amendments to the
Makati City Zoning Ordinance



          August 2006
OVERVIEW
 Previous plans adopted:
      MMC Ordinance 1981
      CLUP & Zoning Ordinance 2001-2010
 Impetus/Rationale:
      Current development is still within the projections in
       CLUP but certain areas have changed and may require
       plan adjustments.
      Need to respond to new internal developments,
       redevelopments as well as developments taking place
       outside the City but which could have significant impacts
       to the community as a whole.
      Need to identify ways to improve the implementation of
       current provisions, and define areas and provisions that
       require greater clarity.
OBJECTIVES OF ZONING REVIEW

 Provide clear linkage between plans & policies
 Incorporate additional mechanisms for enhancing &
  strengthening Makati’s position as the premier
  financial & business center, and the preferred
  residential address of the country
 Identify provisions that need to be revised;
  standards & procedures that can be improved; &
  innovations that can be introduced
 Improve regulatory framework in land use planning
  & provide clarity, finality & fairness in decision-
  making
                 PRINCIPLES & METHODOLOGY
                                                                CURRENT                    INITIAL
                              TYPES OF AMENDMENTS                STATUS/        ANALYSIS RECOMMEN-
                                                              RESTRICTIONS                DATIONS
SOURCES OF REVISION
                            • Changes in zoning
• Petitions/Requests to       classification
   MCZRC                    • Increase in FAR/height
• Appeals to MCZBAA
                            • Allowance of additional use
• Issues/Problem areas
• City initiatives/new      • Clarification on use
   legislation                limitations
• Suggestions to improve    • Other revisions (outdated,
   standards & procedures     erroneous entries,
   in implementation          ineffective in producing
                              desired results, difficult to
                              implement)


                                                                 • Technical and financial studies
                                                                 • Stakeholder consultations, community
                                                                   participation
                                                                 • Consistency with City’s plans and policies
                                                                 • Proactive in addressing develeopment
                                                                   impacts
   SUMMARY OF
RECOMMENDATIONS
     PER AREA
                                                                               PROPOSED LAND USE CHANGES
                                                                               & DENSITY INCREASES
                                                                               in Brgys. San Antonio, Bel-Air, Urdaneta
                                                 Current Zoning: C-4H, FAR 6
                                                 Proposed Amendment: FAR 8                    C-3C   FAR 8
                                                                                              C-4A   FAR 16
                                                                                              C-4B   FAR 16
                                                                                              C-4H   FAR 8
                                                                                              R-3A   FAR 16
                                                                                              R-3B   FAR 8/16




                                                                                                 Current Zoning: R-3B
                                                                                                 Proposed: Allow offices/embassy
                                                                                                 as one of the principal uses


Current Zoning: C-2B
Proposed Amendment: C-3C


Current Zoning: C-4A/C-4B
Proposed: Allow residential uses


                   Current Zoning: R-3A & R-3B
                   Proposed: Allow convenience
                   retail
                                                               PROPOSED LAND USE CHANGES
                              Current Zoning: R-2A/C-1A        & DENSITY INCREASES
                              Proposed Amendment: C-2B
                                                                in Brgys. Palanan, San Isidro, Pio del
                                                                Pilar, Bangkal, San Lorenzo, Magallanes
                                           Current Zoning: R-2A                        C-1A       FAR 4
                                           Proposed Amendment: C-1A                    C-2A       FAR 4/8
                                                                                       C-2B       FAR 6
                                                                                       C-3B       FAR 8/16
                                                                                       C-3D       FAR 8/12




Current Zoning: R-2A                                                  Current Zoning: C-3C/R-2A
Proposed Amendment: C-1A                                              Proposed Amendment:
                                                                      Conditional C-3D




Current Zoning: C-3C/R-2A
Proposed Amendment:
Conditional C-3B


Current Zoning: C-2A, FAR 4
Proposed Amendment:
Increase C-2A into FAR 4/8
                                     PROPOSED LAND USE CHANGES
                                     & DENSITY INCREASES
                                     in Brgys. Guadalupe Nuevo, Post Proper Northside
                                                       C-3D   FAR 8/12
                                                       SMU    As per approved Master Plan




Current Zoning: C-3C, FAR 8
Proposed Amendment: C-3D, FAR 8/12




    Current zoning: Varied zones
    Proposed: SMU/Update as per
    approved Master Plan
                                        Current Zoning: C-1A (Map) but C-1C (Text)                    PROPOSED LAND USE CHANGES
                                        Correction: Reconcile Map and Text
                                                                                                      & DENSITY INCREASES
                                                         Current Zoning: R-2A
                                                         Proposed Amendment: GCZ                      in Brgys. San Antonio, Bel-Air,
                                                         Current Zoning: R-2A
                                                                                                      Poblacion Guadalupe Viejo
                                                         Proposed Amendment: C-1C                                       C-1A     FAR 4
                                                                                                                        C-1C     14 meters
                                                                                                                        C-3D     FAR 8/12
                                                                                                                        GCZ      14 meters
                                                                                                                        R-3C     FAR 6
Current Zoning: R-2A
Proposed Amendment: C-1A




                                 Current Zoning: R-1
                                 Correction: C-1C

                       Current Zoning: C-1C
                       Proposed: Allow wellness center

                            Current Zoning: R-2A/C-1A                  Current Zoning: Rec-3   Current Zoning: C-1C
                            Proposed Amendment:                        Update to R-3C          Proposed: Allow wellness center
                            Conditional C-1A
                                                                                               Current Zoning: C-3C, FAR 8
                                                                                               Proposed Amendment: C-3D, FAR 8/12
PROPOSED LAND USE CHANGES & DENSITY INCREASES          Makati City
                                                C-1A   FAR 4
                                                C-2A   FAR 4/8
                                                C-2B   FAR 6
                                                C-3B   FAR 8/16
                                                C-1C   14 meters
                                                C-3C   FAR 8
                                                C-3D   FAR 8/12
                                                C-4A   FAR 16
                                                C-4B   FAR 16
                                                C-4H   FAR 8
                                                R-3A   FAR 16
                                                R-3B   FAR 8/16
                                                R-3C   FAR
                                                GCZ    14 meters
                                                SMU    As per approved Master Plan
OTHER AMENDMENTS IN THE ZONING ORDINANCE

     Clarifications
          Retail activities in hotel
          Redefinition of spa establishment/wellness center following DOT guidelines
          Subdivision/reconsolidation of lots
          Computation of dominant/accessory uses in C zone
     New city legislation
          Cellsites/antenna
     Innovations
          Granting of density bonuses
                TOD                               - Green spaces
                Land readjustment scheme          - Heritage zone
                TDR
     New Provisions
          Allowance of additional uses
                one-stop payment shop in R2-A, C1-C
                pawnshop in C1-C
          Zoning fees and charges
          Creation of Office of the Zoning Administrator
          Special Use Permits
                surface parking                   -   telecom facilities
                crematorium/colombarium           -   funeral service
                petrol filling station            -   auto-related shop
                welding/junk shop                 -   MRF
          Additional requirements & studies for areas identified within hazard zone

								
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