5

Land Use Plan

The Land Use Plan (Figure 39) is a detailed translation of the Physical Framework/ Conceptual Plans. The resulting land use distribution is summarized and compared to the corresponding distribution of the 1981 Zoning Ordinance in Table 61. As in the 1981 Ordinance, residential areas comprise the single largest land use in the city, followed by commercial/mixed use, and institutional use. There is a large drop in institutional land area with the breakup of Fort Bonifacio. Designated open spaces (as opposed to vacant or undeveloped areas) have more than tripled while recreational areas have increased slightly. Notably, no land area has been designated for traditional manufacturing activity, although small scale, non-pollutive and IT industries are allowed in some of the residential areas. Similarly, IT and related industries are encouraged in commercial land areas. As a whole, however, the numerical summary of the proposed land use distribution should be interpreted with caution because of the wider mix of uses allowed in most of the proposed land use categories, and because of land classification inconsistencies between the 1981 ordinance and the proposed land use plan. Table 61. Land Use Distribution, Makati City, 1981 Zoning Ordinance and Proposed Land Use Plan.
Land Use Residential/Mixed Use Commercial/Mixed Use Institutional Industrial Park/Open Space Recreational Roads Total 1981 Ordinance Area % 865.26 31.63 274.97 10.05 960.67 35.12 91.93 3.36 17.76 0.65 93.47 3.42 431.51 15.77 2,735.57 100.00 Proposed Area 1,182.70 556.39 339.03 0.00 67.15 97.22 493.08 2,735.57 % 43.23 20.34 12.39 0.00 2.45 3.55 18.02 100.00 =Proposed-1981 Area 317.44 281.42 -621.64 -91.93 49.39 3.75 61.57 % 36.69 102.35 -64.71 -100.00 278.10 4.01 14.27

As mentioned earlier, a key feature of the Plan is the application of density limits throughout the entire city. The Density Plan (Figures 40 and 44) indicates and graphically presents the maximum allowable densities. Except for the low and medium density residential areas and other uses that have unique or minimal vertical developments (open space/park, cemetery, utility zones), density limits are defined by Floor Area Ratios (FARs). The highest densities, which basically retain existing limits, are found in the core commercial/mixed use areas of the CBD and Fort Bonifacio. Following the strategy of maintaining the citys competitiveness with other cities, these existing limits are retained primarily to preserve the market advantage of these areas relative to other parts of the metropolis. These densities taper off into adjacent commercial areas. The lowest density limits are applied to existing low and medium density residential villages in the form of height and setback restrictions; height and setback restrictions are used instead of FARs to facilitate monitoring and compliance.

In order to appreciate the maximum densities prescribed in the Density Plan, it is useful to compare them with those of the 1981 Zoning Ordinance (Figures 41 and 45), 1998 existing densities (Figures 42 and 46), and 2020 estimated densities (Figures 43 and 47). We can describe these different density levels, in descending order:
1981 Zoning Ordinance This ordinance has virtually no density limits; indirect limits are applied only to low density residential zones, which are subject to height and setback restrictions. Under this ordinance, development densities are unlimited.

Proposed Density Plan The densities indicated in this Plan are the maximum allowable densities of the Land Use Plan. These densities are much lower than those that are theoretically or legally possible in the 1981 Ordinance.

2020 estimated densities These are estimates of densities by the year 2020, based on a growth forecast of 30%. The 30% factor is based on historical trends in the CBD. These densities are slightly lower than the limits prescribed in the Density Plan.

1998 existing densities These are estimates of actual densities in the city as of 1998. These densities were applied a 30% growth factor to arrive at the 2020 estimates.

The different scenarios described above show that unlike the 1981 Ordinance, the Density Plan provides density limits but allows for a historically-based 30% growth factor by year 2020. The other factor to consider in establishing the maximum allowable densities is capacity to support the estimated 30% growth. Based on existing conditions and trends of the transportation and various utility sectors in the city, we can assume that transportation or traffic congestion is the limiting service factor. Water supply, sewerage, drainage, power supply, and telecommunications services are at deficit or sub-optimum levels but these services are relatively simpler (but not necessarily cheaper) to improve. Further, improvements in the service levels of water, power, sewerage, and communication utilities are already programmed for implementation. Based on the traffic forecasts discussed in section 2.4, the citys road network is running at about an 85% VCR. In general, this suggests that the overall road network of Makati is close to congestion level, with hardly any spare capacity, the most of which is about

10-15%. Assuming proportional relationships between development density (gross floor area) and traffic generation, this suggests that a 30% growth scenario would require about an additional 15-20% additional road capacity. This is achievable given the road, transit, and pedestrianization projects under implementation or programmed in the transportation sector plan. It should be emphasized that the aforementioned assessment is a rough analysis intended only for broad estimates. Base descriptions of existing densities, traffic congestion and VCRs, and density growth are approximate at best and, therefore, resulting computations are similarly ballpark in nature. As suggested in section 2.4, specific and detailed ingress-outgress and traffic mitigation and management measures will be required as individual developments are implemented in the future.

Land Use Zones

The Land Use Plan shows the different land use zones of the City, based on the Physical Framework Plan. Most of the zones feature a mix of uses, with a dominant character (e.g. residential, commercial, institutional, recreational) that is reflected in the zone classification. Zones within each major classification are differentiated by density and/or by specific land use characteristics that need to be accounted for (e.g. military base/reservation) and are described in greater detail in the accompanying Zoning Ordinance. 1. Residential Zones: Low Density Residential Zone Medium Density Residential/Mixed Use Zone High Density Residential/Mixed Use Zones 2. Commercial Zones: Low Density Commercial/Mixed Use Zone Medium Density Commercial/Mixed Use Zone High Density Commercial/Mixed Use Zone Central Business District Zone 3. Institutional Zones: General Institutional/Mixed Use Zone Military Institutional/Mixed Use Zone 4. 5. Government Center Zone Recreational Zones:

 General Park Zone Institutional Recreational Zone Sports Club Recreational Zone 6. 7. 8. 9. Riverside Development Zone Open Space Zone Cemetery Zone Utility Zone

Allowable Land Uses

Allowable land uses may be differentiated according to principal uses and accessory uses, wherein a principal use shall be the dominant use or activity in a lot and accessory uses support the principal uses allowed in a lot or in a zone. The following is a general list of principal and accessory uses, subject to further requirements and restrictions as defined in the Zoning Ordinance, for each zone. Low Density Residential Zone. This zone shall be used principally for single/multi family dwellings, with customary ancillary uses and compatible accessory uses on a neighborhood scale, which generally result in a density that does not exceed 20 dwelling units/hectare. Principal Uses
SINGLE/MULTI FAMILY DWELLING, with customary ancillary uses such as house employees quarter, private garage, and guardhouse PARK, PLAYGROUND, SPORTS FIELD/COURT, GARDEN for use of its immediate residential community.

Accessory Uses

PRE-SCHOOL/KINDERGARTEN SCHOOL (maximum of two classrooms) DAY CARE CENTER HOME OFFICE PLACE OF RELIGIOUS WORSHIP UTILITY INSTALLATION FOR USE OF ZONE/LOT OCCUPANTS

Medium Density Residential Zone. This zone shall be used primarily for mediumdensity housing, with support commercial, service, and institutional uses on a neighborhood or barangay scale, which generally result in a density that does not exceed 65 dwelling units/hectare. Principal Uses

PRINCIPAL USES ALLOWED IN LOW DENSITY RESIDENTIAL ZONE BOARDING/PENSION HOUSE, DORMITORY RESIDENTIAL INN/APARTMENT/CONDOTEL/CONDOMINIUM PRE-SCHOOL, KINDERGARTEN SCHOOL, ELEMENTARY SCHOOL, HIGH SCHOOL COMMUNITY/VILLAGE ASSOCIATION OFFICE LIBRARY, MUSEUM, EXHIBIT AREA, ART GALLERY FIRE/SECURITY STATION WELFARE/CHARITABLE INSTITUTION/REHABILITATION CENTER PLACE OF RELIGIOUS WORSHIP UTILITY INSTALLATION FOR USE OF ZONE/LOT OCCUPANTS PUBLIC UTILITY FACILITY

Accessory Uses

ACCESSORY USES ALLOWED IN LOW DENSITY RESIDENTIAL ZONE SPECIALTY SCHOOL/TRAINING FACILITY HEALTH CENTER/CLINIC/CLUB, GYM CLUB, MULTI-PURPOSE HALL/ROOM DANCE/VOICE/MUSIC, OTHER SPECIALTY STUDIO SPORTS/RECREATIONAL FACILITY SHOWROOM/DISPLAY CONVENIENCE RETAIL STORE (neighborhood service only) RESTAURANT, CANTEEN, OTHER FOOD-SERVING ESTABLISHMENT DAY CARE CENTER HOME OFFICE PERSONAL SERVICE/REPAIR GENERAL SERVICE/REPAIR OFFICE SUPPORT SERVICE AUTO-RELATED SHOP (PARTS, SALES, SERVICE/REPAIR) SMALL-SCALE HOME INDUSTRY MACHINE/METAL/WELDING/METAL/JUNK/FURNITURE SHOP CONSTRUCTION MATERIALS STORE (except lumber yard and gravel/sand dealer) COMPUTER/INFORMATION TECHNOLOGY-RELATED ACTIVITY

High Density Residential Zone. This zone shall be used primarily for highdensity/high-rise dwellings and limited service support activities. Principal Uses

RESIDENTIAL INN/APARTMENT/CONDOTEL/CONDOMINIUM HOTEL OFFICE/EMBASSY PARK, PLAYGROUND, SPORTS FIELD/COURT, GARDEN PARKING STRUCTURE

Accessory Uses

PLACE OF RELIGIOUS WORSHIP HEALTH CENTER/CLINIC/CLUB, GYM CLUB, MULTI-PURPOSE HALL/ROOM SPORTS/RECREATION FACILITY RESTAURANT, CANTEEN OR FOOD-SERVING ESTABLISHMENT DAY CARE CENTER

PERSONAL SERVICE/REPAIR UTILITY INSTALLATION FOR USE OF ZONE/LOT OCCUPANTS PARKING STRUCTURE TRANSIT STATION/TERMINAL SHOWROOM/DISPLAY NEIGHBORHOOD RETAIL GENERAL SERVICE/REPAIR OFFICE SUPPORT SERVICE BANK, FINANCE, INSURANCE, MONEY EXCHANGE SERVICE

Low Density Commercial/Mixed Use Zone. This zone shall be used primarily for mixed use and commercial developments on a local scale. Principal Uses

PRINCIPAL USES ALLOWED IN RESIDENTIAL ZONES HOTEL PRE-SCHOOL, KINDERGARTEN SCHOOL, ELEMENTARY SCHOOL, HIGH SCHOOL COLLEGE/UNIVERSITY, CULTURAL/EDUCATIONAL CENTER SPECIALTY SCHOOL/TRAINING FACILITY GOVERNMENT FACILITY AUDITORIUM, THEATER, PERFORMANCE/CIVIC CENTER CONVENTION/MEETINGS FACILITY CONVENT, SEMINARY AND RELATED USES HEALTH CENTER/CLINIC/CLUB, GYM SANITARIUM, NURSING/CONVALESCENT HOME GENERAL/SPECIALIZED HOSPITAL, MEDICAL CENTER CLUB/MULTI-PURPOSE HALL/ROOM DANCE/VOICE/MUSIC, OTHER SPECIALTY STUDIO SPORTS/RECREATION FACILITY SPORTS STADIUM/RACETRACK ZOO, OTHER NATURE CENTER SHOWROOM/DISPLAY RETAIL STORE SPORTING GOODS/SOUVENIR SHOP SUPERMARKET/FOOD STORE WET/DRY MARKET WHOLESALE STORE/DISTRIBUTOR RESTAURANT, CANTEEN, OTHER FOOD-SERVING ESTABLISHMENT NIGHT CLUB, DISCO, DANCE HALL, VIDEOKE/KARAOKE ENTERTAINMENT/AMUSEMENT CENTER CINEMA DAY CARE CENTER OFFICE PERSONAL SERVICE/REPAIR MASSAGE/SAUNA/BATHHOUSE ESTABLISHMENT GENERAL SERVICE/REPAIR OFFICE SUPPORT SERVICE BANK, FINANCE, INSURANCE, MONEY EXCHANGE SERVICE LOTTERY STATION, AUTHORIZED BETTING/GAMBLING ACTIVITY PAWNSHOP FUNERAL/MEMORIAL SERVICE AUTO-RELATED SHOP (PARTS, SALES, REPAIR/SERVICE)

PETROL FILLING/SERVICE STATION SMALL SCALE HOME INDUSTRY MACHINE/WELDING/METAL/JUNK/FURNITURE SHOP CONSTRUCTION MATERIALS STORE, LUMBER YARD, GRAVEL/SAND DEALER COMPUTER/INFORMATION TECHNOLOGY-RELATED ACTIVITY RADIO/TELEVISION STATION, MEDIA SERVICE TRANSIT STATION/TERMINAL WAREHOUSE/STORAGE FACILITY

Medium Density Commercial/Mixed Use Zone. This zone shall be used primarily for medium density mixed use and commercial developments. Principal Uses
PRINCIPAL USES ALLOWED IN LOW DENSITY COMMERCIAL / MIXED USE ZONE SHOPPING CENTER/MALL

High Density Commercial/Mixed Use Zone. This zone shall be used primarily for high-density mixed use and commercial developments on a metropolitan/regional scale of operations, as well as miscellaneous support uses. Principal Uses
PRINCIPAL USES ALLOWED IN MEDIUM DENSITY COMMERCIAL / MIXED USE ZONE

Central Business District Zone. This zone shall be used primarily for high-density office and residential developments on a metropolitan/regional scale of operations, with miscellaneous support uses. Principal Uses

OFFICE BANK, FINANCE, INSURANCE, MONEY EXCHANGE SERVICE COLLEGE/UNIVERSITY, CULTURAL/EDUCATIONAL CENTER SPECIALTY SCHOOL/TRAINING FACILITY PLACE OF RELIGIOUS WORSHIP GENERAL/SPECIALIZED HOSPITAL, MEDICAL CENTER AUDITORIUM/THEATER/PERFORMANCE CENTER (not commercial cinema) LIBRARY, MUSEUM, EXHIBIT AREA, ART GALLERY CONVENTION/MEETINGS FACILITY PARK, PLAYGROUND, SPORTS FIELD/COURT, GARDEN PARKING STRUCTURE COMPUTER/INFORMATION TECHNOLOGY-RELATED SERVICE ACTIVITY RADIO/TELEVISION STATION, MEDIA SERVICE UTILITY INSTALLATION FOR USE OF ZONE/LOT OCCUPANTS PUBLIC UTILITY FACILITY HOTEL RESIDENTIAL CONDOMINIUM/CONDOTEL/APARTMENT PETROL FILLING/SERVICE STATION

 MEDICAL CENTER

Accessory Uses

RESIDENTIAL UNIT HEALTH CENTER/CLINIC/CLUB, GYM CLUB/MULTI-PURPOSE HALL/ROOM DANCE/VOICE/MUSIC, OTHER SPECIALTY STUDIO SPORTS/RECREATION FACILITY SHOWROOM/DISPLAY RESTAURANT, CANTEEN OR FOOD-SERVING ESTABLISHMENT DAY CARE CENTER OFFICE SUPPORT SERVICE PETROL FILLING KIOSK TRANSIT STATION/TERMINAL

Institutional/Mixed Use Zone: This zone shall be used primarily for government, religious, cultural, educational, medical, civic, residential and supporting commercial and service uses. Principal Uses

PRINCIPAL USES ALLOWED IN MEDIUM DENSITY RESIDENTIAL/MIXED USE ZONE PARK, PLAYGROUND, SPORTS FIELD/COURT, GARDEN COLLEGE/UNIVERSITY, CULTURAL/EDUCATIONAL CENTER SPECIALTY SCHOOL/TRAINING FACILITY GOVERNMENT FACILITY AUDITORIUM, THEATER, PERFORMANCE/CIVIC CENTER CONVENTION/MEETINGS FACILITY CONVENT, SEMINARY, AND RELATED USES HEALTH CENTER/CLINIC/CLUB, GYM SANITARIUM, NURSING/CONVALESCENT HOME GENERAL/SPECIALIZED HOSPITAL, MEDICAL CENTER CLUB/MULTI-PURPOSE HALL/ROOM SPORTS/RECREATION FACILITY SPORTS STADIUM, RACETRACK ZOO, OTHER NATURE CENTER DAY CARE CENTER OFFICE SUPPORT SERVICE PARKING STRUCTURE COMPUTER/INFORMATION TECHNOLOGY-RELATED ACTIVITY RADIO/TV STATION, MEDIA SERVICE TRANSIT STATION/TERMINAL MILITARY BASE/CAMP/RESERVATION

Accessory Uses

SHOWROOM/DISPLAY RETAIL STORE RESTAURANT, CANTEEN, OTHER FOOD-SERVING ESTABLISHMENT PETROL FILLING/SERVICE STATION SMALL-SCALE HOME INDUSTRY MACHINE/WELDING/METAL/JUNK/FURNITURE SHOP

 CONSTRUCTION MATERIALS STORE (except lumber yard, gravel/sand)

Government Center Zone: This zone shall be used primarily for Makati City government functions, institutional and civic activities, and supporting local community uses. Principal Uses
PRINCIPAL USES ALLOWED IN INSTITUTIONAL / MIXED USE ZONE

Accessory Uses

ACCESSORY USES ALLOWED IN INSTITUTIONAL / MIXED USE ZONE OFFICE PERSONAL SERVICE/REPAIR GENERAL SERVICE/REPAIR BANK, FINANCE, INSURANCE, MONEY EXCHANGE SERVICE LOTTERY STATION, AUTHORIZED BETTING/GAMBLING ACTIVITY PAWNSHOP FUNERAL/MEMORIAL SERVICE AUTO-RELATED SHOP (PARTS, SALES, REPAIR/SERVICE)

Recreational Zones: This zone shall be used primarily for recreational uses. Principal Uses
PARK, PLAYGROUND, GARDEN, AVIARY, ZOO AND OTHER NATURE CENTER, with customary park structures such as park office, gazebo, clubhouse, and sports field/court SPECIALTY SCHOOL/TRAINING FACILITY HEALTH CENTER/CLINIC/CLUB, GYM CLUB/MULTI-PURPOSE HALL/ROOM DANCE/VOICE/MUSIC, OTHER SPECIALTY STUDIO SPORTS/RECREATION FACILITY SPORTS STADIUM, RACETRACK

Accessory Uses

COMMUNITY/VILLAGE ASSOCIATION OFFICE FIRE/SECURITY STATION PLACE OF RELIGIOUS WORSHIP DAY CARE CENTER UTILITY INSTALLATION FOR USE OF ZONE/LOT OCCUPANTS PUBLIC UTILITY FACILITY AUDITORIUM, THEATER, PERFORMANCE/CIVIC CENTER LIBRARY, MUSEUM, EXHIBIT AREA, ART GALLERY SPORTING GOODS/SOUVENIR SHOP RESTAURANT, CANTEEN, OTHER FOOD-SERVING ESTABLISHMENT PERSONAL SERVICE/REPAIR MASSAGE/SAUNA/BATHHOUSE FACILITY PARKING STRUCTURE

Open Space Zone: This zone shall be used primarily as open space for outdoor park and supporting recreational activities. Principal Uses
PARK, PLAYGROUND, GARDEN, AVIARY, ZOO AND OTHER NATURE CENTER, with customary park structures such as park office, maintenance facilities, and sports field. PUBLIC UTILITY FACILITY

Riverside Development Zone: 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 environment combined with a medium density recreational, pedestrian- and tourism-oriented character. Principal Uses
PARK, PLAYGROUND, GARDEN, AVIARY, ZOO AND OTHER 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 PRINCIPAL USES ALLOWED IN MEDIUM DENSITY RESIDENTIAL /MIXED USE ZONE

Accessory Uses

GOVERNMENT FACILITY SPECIALTY SCHOOL/TRAINING FACILITY AUDITORIUM, THEATER, PERFORMANCE/CIVIC CENTER LIBRARY, MUSEUM, EXHIBIT AREA, ART GALLERY HEALTH CENTER/CLINIC/CLUB, GYM CLUB/MULTI-PURPOSE HALL/ROOM DANCE, VOICE, MUSIC, OTHER SPECIALTY STUDIO SOUVENIR SHOP RESTAURANT ACCESSORY USES ALLOWED IN MEDIUM DENSITY RESIDENTIAL /MIXED USE ZONE

Cemetery Zone: This zone shall be used primarily for burial and related activities. Principal Uses
CEMETERY, with customary ancillary uses such as cemetery administration, service, and maintenance facilities CREMATORIUM

 PLACE OF RELIGIOUS WORSHIP MAUSOLEUM PARK, PLAYGROUND, GARDEN, AVIARY, ZOO AND OTHER NATURE CENTER

Accessory Uses

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

Utility Zone: This zone shall be used primarily for utility functions. Principal Uses

PUBLIC UTILITY FACILITY UTILITY INSTALLATION FOR USE OF ZONE/LOT OCCUPANTS PARKING STRUCTURE TRANSIT STATION/TERMINAL/DEPOT, TRANSPORTATION INFRASTRUCTURE PARK, PLAYGROUND, GARDEN, AVIARY, ZOO AND OTHER NATURE CENTER

Accessory Uses
PETROL FILLING KIOSK FIRE/SECURITY STATION