Consideraciones previas 7.2 Normalización de las tuberías

The application of Article VII Specific Zone Guidelines shall be made with specific reference to the General Regulations (Article V), Performance Criteria (Article VI) and the Zoning Maps as set out in the LUGS. While the provisions of Article V and VI are unique for each zone.

Basic Zones

 Allowed Uses

As indicated in the General Regulations, proposals are classified according to eight General Land Use Classification (GLUC). According to zone, these are as follows:

Table 8. Allowable General Land Use Classification per Zone

Land Management Zone Allowed General Land Use Classification

Urban Core Zone General Residential Uses

General Commercial Uses General Institutional Uses Parks and Recreation Uses General Residential Development Zone-1 General Residential Uses

General Commercial Uses General Institutional Uses Parks and Recreation Uses General Residential Development Zone-2 General Residential Uses

General Commercial Uses General Institutional Uses Parks and Recreation Uses Low Density Residential Development Zone General Residential Uses

General Institutional Uses Parks and Recreation Uses

Socialized Housing Zone Per the requirements of BP 220 and CMP

Institutional Zone General Institutional Uses

Parks and Recreation Uses Tourism Development Zone Parks and Recreation Uses General Residential Uses General Commercial Uses Agricultural Uses

Entertainment Zone General Commercial Uses

Light Industrial Zone Light Industrial Uses

Military Zone Per the Armed Forces of the Philippines

Open Space Zone Per the guidelines of the Libingan ng mga Bayani, American Memorial, Heritage Park and PAF Golf

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Club

Under each general classification is a list of Specifically Allowed Land Uses (SALU). For example, detached family and multi-family dwellings are found under General Residential Uses. It should also be noted that the SALU may vary from zone to zone even if the GLUC is similar. This may be illustrated in the case of regional shopping centers that are classified under GCU in UCZ but is not included in GCU under GRDZ. These are zonal refinements of the Lugs that consider the development limitations present in certain areas in the municipality.

 Land Use Intensity Controls

The LUIC is applied as follows:

1. Maximum Allowable Building Area Per Floor in Square Meters = Lot Area x Allowable PLO

2. Maximum Allowable Gross Floor Area in Square Meters = Lot Area x Allowable Far 3. In determining the maximum number of floors per building, BHL regulations shall apply . For Planned Unit Development (PUD) schemes, residential subdivisions and the like, the LUIC shall apply to individual lot parcels.

For a parcel of land that has no lot/parcellary subdivisions, the LUIC shall apply to the gross area of the parcel and the gross floor area of the buildings to be put there. In the event that such a parcel of land is developed into individual lots as part of a planned unit/mixed use development, residential or commercial subdivision, LUIC shall apply as follow:

4. The FAR of all the individual lots in the PUD, derived by dividing the total gross floor area of the individual buildings in the PUD by their total gross land area, shall not exceed the maximum FAR that applies to the entire PUD as prescribed in the LUGS. In equation form

Total gross floor areas of

_Individual buildings in PUD_ ≤ Maximum FAR of entire PUD Total gross land area of

Individual lots in PUD

5. No individual lot shall exceed a FAR that is three times the maximum FAR that applies to the entire PUD.

6. The owner/developer of the subdivided PUD shall show and declared in the

7. development plan that it submits to the MZO that such subdivision is part of a PUD development.

8. PLO, BHL, AISAR and MPSAR controls shall apply to the PUD.

The LUIC per zone is shown in the following table

-22- Table 9. LUIC per Zone

Land Management Zone Land Use Intensity Control

Max PLO Max FAR BHL AISAR MAPSA

Low Density Residential

Development Zone 70 2.0 3 Socialized Housing Zone Per the requirements of BP 220 and CMP

Institutional Zone 75 3.0 4

Entertainment Zone 70

Light Industrial Zone 70

Armed Forces of the Philippines Open Space Zone

Per the requirements of the NBC and related laws and/or duly approved IDCs

A sample computation of the LUIC applied to an individual development is presented below:

Table 10. Sample LUIC Computation in GRDZ

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Zone Location Land Use Intensity Control Case 1: Condition of perfect fit

Lot Area Actual

Case 2: Condition of Deviation

Lot Area Actual

Note: the deviation condition in Case 2 is Actual BH

The following table illustrates the application of LUIC in LDRDZ:

Table 11. Sample LUIC Computation with BHL

Zone Location Land Use Intensity Control

Max PLO Max FAR BHL AISAR MAPSA

Low Density Residential

Development Zone 70 2.0 3

Case 1: Maximum requirements attained

Lot Area = 600 square meters

600 x

Case 2: Actual PLO reduce/Maximum FAR attained Lot Area = 600 square meters 300

Note: the derivation condition in case 2 is Actual BH.

The table below illustrates the application of LUIC to a PUD

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FAR 1.0

PLO 100% FAR 1.0

PLO 50%

Table 12. Sample LUIC Computation

Zone Location Land Use Intensity Control

Max PLO Max FAR BHL AISAR MAPSA

General Residential Development

Zone – 1 75 2.0 3 Case 1: Maximum limits of the development

Lot Area = 40, 000 square meters 30, 000

Case 2: Subdivide lots into 5 equal parcels On a lot-by-lot basis, individual lot area = 8,000 square meters

6, 000 Case 3: Build one high- rise with the rest as low-rise

One high-rise with 8,000 sq. m. lot;

maximum FAR increase of 3 times the base FAR of 2.0 ( resultant FAR = 6.0) single to three storey building for the four lots but not to exceed 3-storeys

Aside from the outline themes and the list of allowed uses, LMZs are further distinguished according to the allowed LUIC .Thus, LUIC rating are most liberal in growth areas to encourage large-scale and high-intensity development. Conversely, LUIC ratings are most stringent in the LDRDZ and TDZ due to the need to maintain low densities thereat. Figure 1 illustrates the effect of the simultaneous application of FAR and PLO to the building mass

Figure 1. Application of FAR and PLO

-25- Overlay Zones

The following shall be required for affected properties:

● Urban Corridor special Development Zone Allowed Uses

Allowed uses shall be according to those provided in the Basic Zone to which concerned properties are located.

Land Use Intensity Control Ratings

LUIC shall be according to those provided in the Basic Zone to with concerned properties are located.

Special Provision

All developments within the UCSDZ shall observe the following:

a. No parking facilities shall be located directly fronting C-5 or R-4 but shall be located at the each building/ property ; and

b. Abutment of building on property lines along C-5 or R04 shall be allowed subject to the requirements of the National Building Code.

● Local Growth Center Special Development Zone Allowed Uses

Allowed uses shall be according to those provided in the Basic Zone to with concerned properties are located.

Land Use Intensity Control Ratings

All properties within the LGCSDZ shall have a density bonus from the Basic Zone LUIC as follows:

Maximum M PLO

Maximum M FAR

Maximum M BHL

AISAR MAPSA

Plus 10%

Plus 10% Plus 1 floor

PLUS 10% of resultant PLO

Per zone

requirement Special Provision

All development within the LGCSDZ shall observed the following:

a. No parking facilities shall be located fronting concerned roads but shall be located at the back of each building/property: and

b. Abutment of building on property lines along concerned roads shall be allowed subject to the requirement of the National Building Code.

● Historical Special Development Zone

-26- Allowed Uses

Allowed uses shall be according to those provided in the basic Zone to with concerned properties are located.

Land Use Intensity Control Ratings

LUIC shall be according to those provided in the Basic Zone to with concerned properties are located.

Special Provision

All properties within the HSDZ shall comply with the requirement of the detailed master historic redevelopment plan that will be adopted by the Municipal Government of Taguig.

● Fish Port Special Development Zone Allowed Uses

Allowed uses shall be according to those provided in the Basic Zone to with concerned properties are located.

Land Use Intensity Control Ratings

LUIC shall be according to those provided in the Basic Zone to with concerned properties are located.

Special Provision

All properties within the FPSDZ shall comply with the requirement of the detailed master development plan that will be adopted by the Municipal Government of Taguig.