SOLUTION - COMPUTATION OF DEVELOPMENT CONTROLS

PROJECT NO. 1:

A development company has decided that its property located in the better parts of Makati City with a
Total Lot Area of seven thousand seven hundred eighty-four square meter (7,784.00 sqm) regular lot
zoned as high-density housing (R3 max) shall be developed to host a medium rise apartment building.
Only two types of rentable apartment units shall be provided – a studio unit with twenty-two square
meter (22.00 sqm) gross floor area and One Bedroom units having a gross floor area of fifty square
meter (50.00 sqm). The project site is located along a 16.00m wide street (RROW), with a sixty-nine-
point five square meters (69.50 m) wide frontage facing north.

Solutions:

I. CLASSIFICATION
A. Occupancy – GROUP B, Division 1
B. Zoning – R3 max

II. ALLOWABLE MAXIMUM BUILDING FOOTPRINT

A. AMBF1 = PSO x TLA (based on Table VIII.1)
= 70% x 7,784 sqm
= 5,448.80 sqm
B. AMBF2 = 65.50 m x 102 m (based on setbacks)
= 6, 681 sqm
III. PERCENTAGE OF SITE OCCUPANCY
Since the AMBF that prevailed is the one from Table VIII.1, no need to compute for another PSO
A. PSO = AMBF ÷ TLA
= 5,448.80 sqm ÷ 7,784 sqm
= 70 %

IV. MAXIMUM IMPERVIOUS SURFACE AREA

Since the AMBF that prevailed is the one from Table VIII.1, no need to compute for another ISA
A. ISAmax = 20% x TLA
= 0.20 x 7,784 sqm
= 1,556.80 sqm

V. MINIMUM UNPAVED SURFACE AREA

Since the AMBF that prevailed is the one from Table VIII.1, no need to compute for another USA
A. USAmin = 10% x TLA
= 0.10 x 7,784 sqm
= 778.40 sqm

VI. TOTAL OPEN SPACE WITHIN LOT

Since the AMBF that prevailed is the one from Table VIII.1, no need to compute for another TOSL
A. TOSL = ISA + USA
= 20% + 10% = 30%
= 1,556.80 sqm + 778.40 sqm = 2,335.20 sqm

VII. MAXIMUM ALLOWABLE CONSTRUCTION AREA

A. MACA = PSO + ISA
= 70% + 20% = 90%
= 5,448.80 sqm + 1,556.80 sqm = 7,005.06 sqm

VIII. FLOOR TO LOT AREA RATIO

A. FLAR = 7.1 up to 8.10 (at a 12-storey or 36.00 m BHL)
IX. BUILDING HEIGHT LIMIT
A. BHL = 12 storeys; 36 meters above highest grade

X. GROSS FLOOR AREA

A. GFA = TLA x FLAR
= 7,784 sqm x 8.1
= 63,050.40 sqm
XI. TOTAL GROSS FLOOR AREA
A. TGFA1 = 12 x 80% of TLA (based on Table VII.1)
= 12 x 80% x 7,784 sqm
= 74,726.40 sqm
B. TGFA2 = GFA x Multiplier based on Table VII.G.2
= 63,050.40 sqm x 1.20
= 75,660.48 sqm

C. TGFA3 = GFA + Non-GFA areas – Incremental Setbacks

= a bit too complicated to be used for this exercise since we would still need to
compute for the incremental setbacks
PROJECT NO. 2:

A multimillionaire developing company has finally decided that its commercial property with a Total Lot
Area of eight thousand square meter (8,000 sqm), located in Paranaque, shall host a high-rise office
condominium building (C3). Only four (4.00) types of real estate products shall be provided by the
developer and these are all office units with Gross Floor Area (GFA) of:

a. Thirty square meters (30.00 sqm)

b. Sixty Square meters (60.00 sqm)
c. Ninety square meters (90.00 sqm)
d. One Hundred Twenty (120.00 sqm)

The project site is a rectangular corner lot. Its thirty meter (30.00m) wide frontage facing the south and
a 20.00m wide street (RROW), while its other side/frontage faces west and a 16.00m wide RROW.

Solutions:

I. CLASSIFICATION
A. Occupancy – GROUP E, Division 3
B. Zoning – C3

II. ALLOWABLE MAXIMUM BUILDING FOOTPRINT

A. AMBF1 = PSO x TLA (based on Table VIII.1)
= 80% x 8,000 sqm
= 6,400.00 sqm
 B. AMBF2 = 22 m x 259.67 m (based on setbacks)
= 5,712.74 sqm

III. PERCENTAGE OF SITE OCCUPANCY

A. PSO = AMBF ÷ TLA
= 5,712.74 sqm ÷ 8,000 sqm
= 71.41 %
IV. MAXIMUM IMPERVIOUS SURFACE AREA
A. ISAmax1 = 15% x TLA (based on Table VIII.1)
= 0.15 x 8,000 sqm
= 1,200 sqm

B. ISAmax2 = Y3 + Y4
= (3 m x 261.67 m) + (22 m x 2 m)
= 785.01 sqm + 44 sqm
= 829.01 sqm

V. MINIMUM UNPAVED SURFACE AREA

A. USAmin1 = 5% x TLA (based on Table VIII.1)
= 0.05 x 8,000 sqm
= 400 sqm

B. USAmin2 = Y1 + Y2
= (30 m x 5 m) + (261.67 m x 5 m)
= 150 sqm + 1,308.35 sqm
= 1,458.35 sqm

VI. TOTAL OPEN SPACE WITHIN LOT

A. TOSL = ISA + USA
= 829.01 sqm + 1,458.35 sqm = 2,287.36 sqm
= 2,287.36 sqm ÷ 8,000 sqm = 0.2859 = 28.59%

VII. MAXIMUM ALLOWABLE CONSTRUCTION AREA

A. MACA = PSO + ISA
= 5,712.74 sqm + 829.01 sqm = 6,541.75 sqm
= 6,541.75 sqm ÷ 8,000 sqm = 0.8177 = 81.77%
VIII. FLOOR TO LOT AREA RATIO
A. FLAR = 9 up to 34 (at a 60-storey or 180.00 m BHL)

IX. BUILDING HEIGHT LIMIT

A. BHL = 16-60 storeys; 48-180 meters above highest grade

X. GROSS FLOOR AREA

A. GFA = TLA x FLAR
= 8,000 sqm x 34
= 272,000 sqm
XI. TOTAL GROSS FLOOR AREA
A. TGFA1 = 30 x 80% of TLA (based on Table VII.1)
= 30 x 80% x 8,000 sqm
= 192,000 sqm
B. TGFA2 = GFA x Multiplier based on Table VII.G.2
= 272,000 sqm x 1.50
= 408,000 sqm

C. TGFA3 = GFA + Non-GFA areas – Incremental Setbacks

= a bit too complicated to be used for this exercise since we would still need to
compute for the incremental setbacks
PROJECT NO. 3:

A former race car driver decided to build on his unused, vacant 2,400.00 sqm lot an Auto Repair Shop, to
take advantage of the busy thoroughfare passing along the property. The site is in Quezon City; it is a
rectangular inside lot with a 40.0 m wide frontage at the north facing and sloping down by 1.5% towards
a 14.0 m RROW. The Property is classified as Industrial (zone 1) under zoning ordinance.

Solutions:

I. CLASSIFICATION
A. Occupancy – GROUP G, Division 4
B. Zoning – Industrial 1

II. ALLOWABLE MAXIMUM BUILDING FOOTPRINT

A. AMBF1 = PSO x TLA (based on Table VIII.1)
= 70% x 2,400 sqm
= 1,680 sqm

B. AMBF2 = 36 m x 53 m (based on setbacks)

 = 1,908 sqm

III. PERCENTAGE OF SITE OCCUPANCY

Since the AMBF that prevailed is the one from Table VIII.1, no need to compute for another PSO
A. PSO = AMBF ÷ TLA
= 1,680 sqm ÷ 2,400 sqm
= 70 %

IV. MAXIMUM IMPERVIOUS SURFACE AREA

Since the AMBF that prevailed is the one from Table VIII.1, no need to compute for another ISA
A. ISAmax = 20% x TLA (based on Table VIII.1)
= 0.20 x 2,400 sqm
= 480 sqm

V. MINIMUM UNPAVED SURFACE AREA

 Since the AMBF that prevailed is the one from Table VIII.1, no need to compute for another USA
A. USAmin = 10% x TLA (based on Table VIII.1)
= 0.10 x 2,400 sqm
= 240 sqm

VI. TOTAL OPEN SPACE WITHIN LOT

A. TOSL = ISA + USA
= 20% + 10% = 30%
= 480 sqm + 240 sqm = 720 sqm

VII. MAXIMUM ALLOWABLE CONSTRUCTION AREA

A. MACA = PSO + ISA
= 70% + 20% = 90%
= 1,680 sqm + 480 sqm = 2,160 sqm

VIII. FLOOR TO LOT AREA RATIO

A. FLAR = 1.50 up to 2.50

IX. BUILDING HEIGHT LIMIT

B. BHL = 15 meters but not exceed the duly-approved BHL in the major zone it is part of

X. GROSS FLOOR AREA

 A. GFA = TLA x FLAR
= 2,400 sqm x 2.50
= 6,000 sqm

XI. TOTAL GROSS FLOOR AREA

A. TGFA1 = BHL x 75% of TLA (based on Table VII.1)
= 5 x 75% x 2,400 sqm
= 9,000 sqm

B. TGFA2 = GFA x Multiplier based on Table VII.G.2

 = 6000 sqm x 1.33
= 7,980 sqm

C. TGFA3 = GFA + Non-GFA areas – Incremental Setbacks

= a bit too complicated to be used for this exercise since we would still need to
compute for the incremental setbacks