DEVELOPMENT

CONTROLS

AR 351 – ARCH32S2
SUBMITTED BY:
TABIQUERO, KIMBERLY ROSE V.
DESIGN PROBLEMS
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 (7,784.00sqm)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(50.00sqm).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.

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 the its other side/frontage
faces west and a 16.00m wide RROW.

PROJECT NO. 3:

A former race car driver decided to build on his unused, vacant 2,400.00sqm 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.
 DEVELOPMENT CONTROLS
SITE PLAN
PROJECT NO. 1
SITE DATA 2m

 TLA =7784 SQ. M

 LOT TYPE = REGULAR LOT
 ZONE = R3 (MAX) TLA = 7784 sq. m

 USE = MEDIUM RISE APARTMENT

 16 M WIDE RROW
 69.50 M FRONTAGE FACING
NORTH
2m 2m

112 m
CLIENT PREFERENCE:
 22 SQ. M STUDIO UNITS
 50 SQ. M ONE BEDROOM UNITS
AMBF BASED ON PSO:
5448.80 SQ. M
COMPUTATION: (WITHOUT FIREWALL)
AMBF BASED ON SETBACK: 6681 SQ. M
AMBF
BASED ON SETBACK: 8m
FRONT: 8 m SIDE: 2 m REAR: 2 m
AMBF = 65.5 X 102 = 6681 SQ. M

BASED ON PSO: 16 m RROW

AMBF = PSO X TLA

AMBF = 70% X 7784 SQ. M 69.50 m
AMBF = 5448.80 SQ. M

PSO
PSO = AMBF / TLA
PSO = 5448.80 / 7784 = 70%
FLAR = 8.10
ISA
ISA = 20% BHL = 36 M (12 STOREY)
ISA = 20% X TLA
ISA = 0.20 X 7784 GFA
ISA = 1556.80 SQ. M GFA = TLA X FLAR
GFA = 7784 SQ. M X 8.10
USA GFA = 63,050.40 SQ. M
USA = 10%
USA = 10% X TLA TGFA
USA = 0.10 X 7784 BASED ON PSO
USA = 778.40 SQ. M TGFA = PSO X BHL
TGFA = 5448.80 X 12
TOSL TGFA = 65,385.60 SQ. M
TOSL = 30%
TOSL = 0.30 X 7784 BASED ON MAX GFA
TOSL = 2335.20 SQ. M TGFA = MAX GFA X C.F.
TGFA = 63,050.40 SQ. M X 1.20
MACA TGFA = 75,660.48 SQ. M
MACA = PSO + ISA
MACA = 5448.80 + 1556.80
MACA = 70% + 20% = 90%
MACA = 7005.60 SQ. M
 DEVELOPMENT CONTROLS
SITE PLAN
PROJECT NO. 1
SITE DATA 2m

 TLA =7784 SQ. M

 LOT TYPE = REGULAR LOT
 ZONE = R3 (MAX) TLA = 7784 sq. m

 USE = MEDIUM RISE APARTMENT

 16 M WIDE RROW
 69.50 M FRONTAGE FACING
NORTH
2m 2m

112 m
CLIENT PREFERENCE:
 22 SQ. M STUDIO UNITS
 50 SQ. M ONE BEDROOM UNITS
AMBF BASED ON PSO:
6227.20 SQ. M
COMPUTATION: (WITH FIREWALL)
AMBF BASED ON SETBACK: 6681 SQ. M
AMBF
BASED ON SETBACK: 8m
FRONT: 8 m SIDE: 2 m REAR: 2 m
AMBF = 65.5 X 102 = 6681 SQ. M

BASED ON PSO: 16 m RROW

AMBF = PSO X TLA

AMBF = 80% X 7784 SQ. M 69.50 m
AMBF = 6227.20 SQ. M

PSO
PSO = AMBF / TLA
PSO = 6227.20 SQ. M/ 7784 SQ. M = 80%
FLAR = 8.10
ISA
ISA = 10% BHL = 36 M (12 STOREY)
ISA = 10% X TLA
ISA = 0.10 X 7784 GFA
ISA = 778.40 SQ. M GFA = TLA X FLAR
GFA = 7784 SQ. M X 8.10
USA GFA = 63,050.40 SQ. M
USA = 10%
USA = 10% X TLA TGFA
USA = 0.10 X 7784 BASED ON PSO
USA = 778.40 SQ. M TGFA = PSO X BHL
TGFA = 6227.20 X 12
TOSL TGFA = 74,726.40 SQ. M
TOSL = 20%
TOSL = 0.20 X 7784 BASED ON MAX GFA
TOSL = 1556.80 SQ. M TGFA = MAX GFA X C.F.
TGFA = 63,050.40 SQ. M X 1.20
MACA TGFA = 75,660.48 SQ. M
MACA = PSO + ISA
MACA = 6227.20 + 778.40
MACA = 80% + 10% = 90%
MACA = 7005.60 SQ. M
 DEVELOPMENT CONTROLS
PROJECT NO. 2 SITE PLAN
SITE DATA
 TLA =8000 SQ. M 3 m SETBACK
USA = 13.86%
 LOT TYPE = CORNER LOT TLA = 8000 sq. m
 ZONE = C3
 USE = HIGH RISE OFFICE
 16 M WIDE RROW (WEST)
 20 M WIDE RROW
 30 M FRONTAGE FACING SOUTH
CLIENT PREFERENCE:

16 m RROW

266.667 m
OFFICE UNITS: 5m 3m

 30 SQ. M
 60 SQ. M
 90 SQ. M
 120 SQ. M

COMPUTATION: (WITHOUT FIREWALL) AMBF BASED ON SETBACK:

AMBF 5690.96 SQ. M
ISA = 15%
BASED ON SETBACK: 5 m (FRONT SETBACK)
20 M RROW = FRONT: 5 m SIDE: 3
m REAR: 3 m 20 m RROW

16 M RROW = FRONT: 5 m SIDE: 2

m REAR: 2 m 30 m

AMBF = 258.68 X 22
AMBF = 5690.96 SQ. M
MACA
BASED ON PSO: MACA = PSO + ISA
AMBF = PSO X TLA MACA = 5690.96 SQ. M +1200
AMBF = 80% X 8000 SQ. M MACA = 71.14% + 15% = 86.14%
AMBF = 6400 SQ. M MACA = 6890.96 SQ. M
PSO FLAR = 9 UP TO 34
PSO = AMBF / TLA FLAR = 34
PSO = 5690.96 SQ. M
/ 8000 SQ. M = 71.14% BHL = 180 M (60 STOREYS)
ISA GFA
ISA = 15% GFA = TLA X FLAR
ISA = 15% X TLA GFA = 8000 SQ. M X 34
ISA = 0.15 X 8000 GFA = 272,000 SQ. M
ISA = 1200 SQ. M
TGFA
USA BASED ON PSO
USA = 13.86% TGFA = PSO X BHL
USA = 5% X TLA TGFA = 5690.96 X 60
USA = 0.05 X 8000 TGFA = 341,457.60 SQ. M
USA = 1108.80 SQ. M
BASED ON MAX GFA
TOSL TGFA = MAX GFA X C.F.
TOSL = 28.86% TGFA = 272,000 SQ. M X 1.50
TOSL = 0.2886 X 8000 TGFA = 408,000 SQ. M
TOSL = 2308.80 SQ. M
 DEVELOPMENT CONTROLS
PROJECT NO. 2 SITE PLAN
SITE DATA
 TLA =8000 SQ. M 3 m SETBACK
USA = 23.86%
 LOT TYPE = CORNER LOT TLA = 8000 sq. m
 ZONE = C3
 USE = HIGH RISE OFFICE
 16 M WIDE RROW (WEST)
 20 M WIDE RROW
 30 M FRONTAGE FACING SOUTH
CLIENT PREFERENCE:

16 m RROW

266.667 m
OFFICE UNITS: 5m 3m

 30 SQ. M
 60 SQ. M
 90 SQ. M
 120 SQ. M

COMPUTATION: (WITH FIREWALL) AMBF BASED ON SETBACK:

AMBF 5690.96 SQ. M
ISA = 5%
BASED ON SETBACK: 5 m (FRONT SETBACK)
20 M RROW = FRONT: 5 m SIDE: 3 m
REAR: 3 m 20 m RROW

16 M RROW = FRONT: 5 m SIDE: 2 m

REAR: 2 m 30 m

AMBF = 258.68 X 22
AMBF = 5690.96 SQ. M

BASED ON PSO: MACA

AMBF = PSO X TLA MACA = PSO + ISA
AMBF = 90% X 8000 SQ. M MACA = 5690.96 SQ. M + 400
AMBF = 7200 SQ. M MACA = 71.14% + 5% = 76.14%
MACA = 6090.96 SQ. M
PSO
PSO = AMBF / TLA FLAR = 9 UP TO 34
PSO = 5690.96 SQ. M FLAR = 34
/ 8000 SQ. M = 71.14% BHL = 180 M (60 STOREYS)

ISA GFA
ISA = 5% GFA = TLA X FLAR
ISA = 5% X TLA GFA = 8000 SQ. M X 34
ISA = 0.05 X 8000 GFA = 272,000 SQ. M
ISA = 400 SQ. M
TGFA
USA BASED ON PSO
USA = 23.86% TGFA = PSO X BHL
USA = 23.86% X TLA TGFA = 5690.96 X 60
USA = 0.2386 X 8000 TGFA = 341,457.60 SQ. M
USA = 1908.80 SQ. M
BASED ON MAX GFA
TOSL TGFA = MAX GFA X C.F.
TOSL = 28.86% TGFA = 272,000 SQ. M X 1.50
TOSL = 0.2886 X 8000 TGFA = 408,000 SQ. M
TOSL = 2308.80 SQ. M
 DEVELOPMENT CONTROLS
PROJECT NO. 3 SITE PLAN

SITE DATA 2 m REAR SETBACK

USA = 10%
 TLA =2400 SQ. M
 LOT TYPE = INSIDE LOT TLA = 2400 sq. m
 ZONE = INDUSTRIAL ZONE 1
 USE = AUTO REPAIR SHOP
 14 M WIDE RROW
 40 M FRONTAGE FACING NORTH
 SLOPE:1.5
1.5%

60 m
2m 2m

CLIENT PREFERENCE:
 22 SQ. M STUDIO UNITS
 50 SQ. M ONE BEDROOM UNITS AMBF BASED ON PSO:
1680 SQ. M

COMPUTATION: : (WITHOUT FIREWALL) AMBF BASED ON SETBACK: 1908 SQ. M

AMBF ISA = 20%

BASED ON SETBACK: 5 m FRONT SETBACK

FRONT: 5 m SIDE: 2 m REAR: 2 m
AMBF = 36 X 53 = 1908 SQ. M

BASED ON PSO: 14 m RROW

AMBF = PSO X TLA

AMBF = 70% X 2400 SQ. M 40 m

AMBF = 1680 SQ. M

60 m
PSO
PSO = AMBF / TLA 14 m RROW
SLOPE= 1.50 %
0.90 m

PSO = 1680 / 2400 = 70%

SITE PROFILE
ISA
ISA = 20%
FLAR = 2.50
ISA = 20% X TLA
ISA = 0.20 X 2400
BHL = 15 M (5 STOREY)
ISA = 480 SQ. M
GFA
USA
GFA = TLA X FLAR
USA = 10%
GFA = 2400 SQ. M X 2.50
USA = 10% X TLA
GFA = 6000 SQ. M
USA = 0.10 X 2400
USA = 240 SQ. M
TGFA
BASED ON PSO
TOSL
TGFA = PSO X BHL
TOSL = 30%
TGFA = 1680 X 5
TOSL = 0.30 X 2400
TGFA = 8400 SQ. M
TOSL = 720 SQ. M
BASED ON MAX GFA
MACA
TGFA = MAX GFA X C.F.
MACA = PSO + ISA
TGFA = 6000 SQ. M X 1.33
MACA = 1680 + 480
TGFA = 7980 SQ. M
MACA = 70% + 20% = 90%
MACA = 2160 SQ. M
 DEVELOPMENT CONTROLS
PROJECT NO. 3 SITE PLAN

SITE DATA 2 m REAR SETBACK

USA = 10.5%
 TLA =2400 SQ. M
 LOT TYPE = INSIDE LOT TLA = 2400 sq. m
 ZONE = INDUSTRIAL ZONE 1
 USE = AUTO REPAIR SHOP
 14 M WIDE RROW
 40 M FRONTAGE FACING NORTH
 SLOPE:1.5
1.5%

60 m
2m 2m

CLIENT PREFERENCE:
 22 SQ. M STUDIO UNITS
 50 SQ. M ONE BEDROOM UNITS AMBF BASED ON SETBACK:
1908 SQ. M

COMPUTATION: : (WITH FIREWALL) AMBF BASED ON PSO: 1920 SQ. M

AMBF ISA = 10%

BASED ON SETBACK: 5 m FRONT SETBACK

FRONT: 5 m SIDE: 2 m REAR: 2 m
AMBF = 36 X 53 = 1908 SQ. M

BASED ON PSO: 14 m RROW

AMBF = PSO X TLA

AMBF = 80% X 2400 SQ. M 40 m

AMBF = 1920 SQ. M

60 m
PSO
PSO = AMBF / TLA 14 m RROW
SLOPE= 1.50 %
0.90 m

PSO = 1908 / 2400 = 79.5%

SITE PROFILE
ISA
ISA = 10%
FLAR = 1.50 UP TO 2.50
ISA = 10% X TLA
ISA = 0.10 X 2400
BHL = 15 M (5 STOREY)
ISA = 240 SQ. M
GFA
USA
GFA = TLA X FLAR
USA = 10.5%
GFA = 2400 SQ. M X 2.50
USA = 10.5% X TLA
GFA = 6000 SQ. M
USA = 0.105 X 2400
USA = 252 SQ. M
TGFA
BASED ON PSO
TOSL
TGFA = PSO X BHL
TOSL = 20.5%
TGFA = 1908 X 5
TOSL = 0.20 X 2400
TGFA = 9540 SQ. M
TOSL = 492 SQ. M
BASED ON MAX GFA
MACA
TGFA = MAX GFA X C.F.
MACA = PSO + ISA
TGFA = 6000 SQ. M X 1.33
MACA = 1908 + 240
TGFA = 7980 SQ. M
MACA = 79.5% + 10% = 89.5%
MACA = 2148 SQ. M