New Makati Land Use Plan Approved ( SPUR )

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here’s an article from http://www.bworldonline.com correspondent, Monica Joy Cantilero.   Take note that this rezoning will definitely reshape the land use of Makati peripheries and will also directly affect market values not just in Makati but it’s neighboring areas !

New Makati Land Use Plan Approved

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A new zoning ordinance expands the Makati Central Business District, approximately highlighted in blue. Epifanio Delos Santos Avenue is the yellow road on the left, and the South Luzon Expressway, the one on the right. (Imagery © 2013 Aerometrex, Cnes/Spot Image, DigitalGlobe, Map data © 2013 Google © 2010 Europa Technologies.)

THE HOUSING and Land Use Regulatory Board (HLURB) has approved the new zoning plan of Makati City to make the metropolis adaptable to disasters, according to a press release on Friday.

Vice-President Jejomar C. Binay, also HLURB chief, signed on June 28 the certificate of approval for Makati City’s 10-year Comprehensive Land Use Plan and new Zoning Ordinance, which will take effect on Aug. 8. The plan was published in a major newspaper earlier this month.

The ordinance grants an additional floor to buildings in commercial zones within 200 meters of an existing rail commuter station in order to optimize and create more useful spaces near transit nodes.

Additional perks will also be given for the development of green and open spaces which “would give the city a positive and distinct image,” the statement read.

To make the city disaster-resilient, developments in hazard zones will have to submit a geohazard assessment report.

Structures in medium density residential zones — areas with 21 to 65 housing units per 10,000 square meters — will be allowed to be 18 m high from 14 m, but the ground floor of such structures should have no walls, to adapt to flooding.

Areas within 5 m of the West Valley Fault Line, on both sides, are also designated open space. Affected residents will not be removed until a relocation site has been made available, but they will not be allowed anymore to build new structures or to renovate existing ones within the said area.

A 3-m easement on both sides of tributaries will also be reclaimed.

Aside from these, the ordinance also expands the Makati Central Business District (CBD) to include the following:

– both sides of Senator Gil Puyat Avenue, bounded by the South Luzon Expressway, Yakal Street, Ayala Avenue Extension, Urban Avenue, Amorsolo Street and Dela Rosa Street;
– the block bounded by Dela Rosa Street, Amorsolo Street, Arnaiz Avenue and Chino Roces Avenue;
– the block bounded by Makati Avenue, Ayala Avenue, Arnaiz Avenue and Epifanio Delos Santos Avenue (EDSA), and;
– blocks bounded by Legazpi Street, Dela Rosa Street, Makati Avenue, Arnaiz Avenue, and Paseo de Roxas Avenue.

Inclusion in the CBD will not change property taxes, according to a city official.

“No changes. Real property taxes will not be affected,” said Joselito “Joey” S.J. Salgado, Makati City public information chief, via text message.

Areas “less affluent” than their neighboring commercial zones but which have the potential to become “higher value developments that could nurture new business ventures” are now Special Precincts for Urban Redevelopment. The ordinance did not specify SPUR areas, but a special body will be created to provide more details on the implementation of the said zone.

Areas on both sides of Chino Roces Avenue have also been classified a Special Mixed-Use Zone, envisioned to provide spaces for start-ups and knowledge process outsourcing firms.

The ordinance also designated a Government Center Zone, a Riverside Development Zone, and a Heritage Preservation Zone.

In 2000, the city first adopted a land use plan, ratified by the HLURB in the following year. The plan was amended in 2006 to “align” with the “changing needs of the city.” Further changes will be made when the new zoning plan takes effect next month.

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Robert G. Sarmiento Properties
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