taguig 一般概要

Implementing Guidance
Taguig Land Use Guidance System
1.0 General Overview
The Implementing Guidelines provide the procedures on the application of the Taguig Land
Use Guidance System (LUGS). It is a guide for the municipality and project proponents alike
on the requirements of the LUGS particularly in the processing of applications for Locational
Clearance.
The Guidelines are meant to facilitate the development control and monitoring functions of
the Municipal Zoning Office and the Local Zoning Board of adjustments and Appeals (LZBAA).
It provides for a systematic review of development applications in order to ensure that
actual projects are able to meet the vision municipality.
The Guidelines are also meant to guide project proponents in the process to be observed
and the criteria to be met in their applications for Locational Clearance. This is in order to
facilitate the preparation of the required documents thus fast-tracking the approvals process.
This document will further guide proponents on what is required during the life-term of their
developments to maintain compliance with the provisions of the LUGS.
It should be noted that the Guidelines were crafted to ensure that the design, construction
and operation of all developments are consistent with the vision, goals, objectives and
policies espoused in the Taguig Comprehensive Land Use Plan (CLUP) for the period 2000 to
2020.
This document is structured as follows:
- Part 2 - The Taguig Comprehensive Land Use Plan (2000 - 2020)

summarizes the land use goal, objectives and strategies of Taguig for land
development and management within the next 20 years.
- Part 3 - The Land Use Guidance System presents the summary and clarifies the
salient provisions of the Taguig Zoning Ordinance.
- Part 4 – approvals Process provides a step-by-step procedure in the processing and

approval of applications for Locational Clearance.
- part 5 – Monitoring of Compliance provides for the regular monitoring mechanism

to ensure that developments remain aligned with Taguig’s 20year development
vision.
For more details on the CLUP, LUGS and this Implementing Guidelines, the following may be
contracted:
MR. FERDINAND O. FLORDELIZA

Municipal Planning and Development Coordinator
Taguig Municipal hall
Telephone: 542-4009
Facsimile: 642-3588
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2.0 The Taguig Comprehensive Land Use Plan (2000-2020)
The CLUP translates the Municipality’s Vision to be an “environmentally-sustainable city”

into a set of development policies, strategies, programs and projects. The realization of this
vision is through a set of interrelated Economic, Social, Infrastructure, Environmental,
Administrative and Investment development strategies. These strategies are integrated into
a municipal Land Use Plan, which, in turn, is implemented through the LUGS which is one of
the principal instruments for the achievement of the municipality’s vision.
The Land Use Plan complements the other delivery mechanisms available to the Municipal
Government such as Socio-Economic Development Programs, Infrastructure Development
and Fiscal Incentives. It should be understood that the Land Use Plan focuses on land use
initiatives and development activity. Those initiatives that do not have a direct link to land
use or development are to be found in the other strategies and policy devices that are
adopted by the Municipal Government from time to time.
The direct means by which new development will conform to the Land Use Plan is through
the LUGS that include references to zonal locations, general regulations, performance
criteria and other detailed development provisions. It is intended that in interpreting the
provisions contained within the LUGS and this Implementing Guidelines, direct reference will
be made to the objectives and initiatives for land use and development that are contained in
the Land Use Plan.
2.1 Overall Goal
The overall goal of the Land Use Plan is to provide substantial opportunities for lands in the
Municipality to be put to their most productive uses at the same time ensuring the creation
of a livable and environmentally sustainable municipality.
2.2 Statement of Objectives
Following are the specific objectives of the Land Use Plan:
1. To lay the groundwork that will provide the opportunities to increase the economic
productivity of land and water resources;
2. To promote the development of multi-functional area in order to create compact
communities, minimize travel time, save on transportation costs, and reduce the causes
of air pollution;
3. To regenerate old built-up areas into economically and socially vibrant neighborhoods
through infrastructure upgrading, innovative building regulations and fiscal assistance;
4. To ensure the maintenance of functional open spaces that are within convenient access
to population centers;
5. To control urban growth in environmentally sensitive areas;
6. To ensure high quality developments;
7. To match urban growth with infrastructure and services; and
8. To create a framework that ensures that all developments create positive social,
environmental, economic and fiscal impacts to the community.
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2.3 Policy Framework
2.3.1 Context
To meet the goal and Objectives, an overarching Policy Framework was laid down. The
following approaches to Land Use Planning and Management guided the formulation of the
policy framework for Taguig ;
Policy-driven Urban Land Use Planning
A strong Policy Direction, anchored on the attainment of environmental and socio-economic

sustainability shall guide the future growth of Taguig. The framework is geared to facilitate
economic activities while ensuring that positive benefits accrue to the community.
Performance-Based Land Use Management
Emphasis is placed on the role of government as a Growth Manager: as facilitator and

regulator of land development activities. Equal emphasis is accorded to the critical role of
the private sector as the driving force behind the development process. This driving force
shall be strongly guided by government to ensure the public’s welfare.
2.3.2 Overall Policies
Overall policies provide the direction for the land use and management strategies of Taguig:
Taguig adopts a market-based land management policy to foster an environment that is

highly conducive to economic growth.
Taguig adopts a policy of development with social responsibility so that the benefits
derived from economic growth shall redound to the direct benefit of the community.
Taguig adopts a policy of growth with the environmental integrity to ensure that the
ecological balance is at all times maintained.
2.3.3 Specific Policies
Specific policies are geared to attain specific objectives in key land use planning and
management concerns:
Socio-Economic Welfare
Developments should positively contribute to the socio-economic welfare of the community.

Each development shall be judiciously guided to ensure their respective positive
contribution to the Municipality.
Environmental Conservation and Preservation
All significant environmental assets shall be conserved. These include natural views/vistas.
Trees, vegetation, surface and groundwater, air, etc. Structures facilities and other
developments shall closely consider the maintenance of the environmental integrity of their
areas and the immediate vicinity.
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Neighborhood Compatibility
Development shall always enhance the quality of their neighborhoods. The design,
construction, operation and maintenance of every facility shall be in harmony with the
intended character of its neighborhood. Further, every development should cause a
substantial improvement to the value of the properties in the neighborhood in particular
and the community in general.
Active Urban Open Spaces
The municipality promotes the development of a network of active urban open spaces. All
large-scale sprawling developments (subdivisions, shopping malls, industrial estates, etc.)
shall provide functional green open spaces which shall be effectively utilized by facility users.
Individual developments shall be required to provide adequate ground open spaces to
create a harmonious blend of built-up and green areas.
Idle Urban Lands
The municipality considers land as a highly valuable and limited asset. It therefore
encourages that lands held in land bank be utilized. Urban agricultural programs may be
implemented to put these lands into interim productive use. These may be also be used for
temporary recreational facilities.
Agricultural Lands
Agricultural lands are recognized as valuable resources which provide employment, amenity
and bio-diversity. All agricultural lands in the municipality shall keep in a productive state
and shall not be prematurely re-classified.
Historic Conservation and Preservation
Historic sites and facilities shall be conserved and preserved. These shall, to the extent
possible, be made accessible for the educational and cultural enrichment of the general
public. The municipality shall maintain an inventory of these sites and facilities.
2.3.4 Land Use Strategy
The land, use strategy of Taguig employs a two-layered framework. The first is through a
Structure Plan that outlines the skeletal future configuration of the growth of Taguig. It
pinpoints critical Growth Centers (centers of employment and services) and defines their
most probable functions and how they will likely affect the municipality’s growth. Their
functional interrelationships to the overall urban fabric of Taguig, along with the required
internal and external linkages are also provided.
Major Growth Centers, or those that provide employment and service opportunities either
for the whole of Taguig or to a much larger (regional) clientel, have been designated. These
are further sub-classified into two: Mixed Use Centers and Industrial Centers. Mixed Use
Centers have been identified to provide for the equitable distribution of development
opportunities in Taguig. Mixed- use centers are distributed in the northern, central and
southern parts of the municipality. Individually and collectively, their potentials to service
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business and employment requirements at a regional scale are expected to have significantly
positive impacts to the development of the other areas in the municipality. These centers
shall have functions beyond being central business districts as they shall be directly
supported by complete community facilities and amenities such as residences, schools,
recreation and others. The Northern Mixed Use Center is the Global City which has
regionally significant development impacts. This center also includes the 25-hectrare
municipal-owned area beside the BHIT. The Central Mixed Use Center, on the other the,
includes the DMCI Mixed-Use Project in the Bambang-Hagonoy area. Finally, the Southern
Growth Center includes the FTI Complex which has long been a significant center of
employment and is being planned for conversion into a mixed-use development area. Given
these centers’ enormous growth generating potential, these have to be properly
interconnected in order to generate maximum access opportunities thereby benefiting the
entire municipality.
Three significant industrial centers, along with the smaller area occupied by the RSBS
Industrial Estate, complement the Northern, Central and Southern Mixed Use Centers. These
significant centers include the Northeastern Industrial Center (Napindan), Central Industrial
Center (BCDA IT Park), and Southern Industrial Center (Bagong Tanyag - Bagumbayan). The
long-term objective for these centers is for the development of light and information
technology-based industries. As in the Mixed Use Centers, these have to be physically linked
with the rest of Taguig in order to enhance the inter-dependent movement of people, goods
and services.
There are also thirteen designated Local Growth Centers that shall provide neighborhood-
scale services. Located at critical junctions throughout the municipality, these centers ensure
the easy access of community services for residents throughout Taguig. Small retailing and
service facilities that cater to the requirements of the immediate community characterized
these centers. Urban design controls (building and site development) and management
(traffic) have to be implemented to make these centers grow more effectively.
The second layer is a Land Management Framework which spells out the broad policies and
programs that will guide all developments in Taguig. The Land Management Framework
ensures that individual developments remain consistent to the goals of socio-economic
progress and growth sustainability. For the purpose of guiding developments in the various
locations in Taguig, eleven Land Management Areas are defined. These are Urban Core Area,
General Residential Development Area-1, General Residential Development Area- 2, Light
Industrial Area, Socialized Housing Area, Low Density Residential Development Area,
Institutional Are, Tourism Development Area, Military Area and Open Space Area.
The Classification of areas was based on proximity, commonality of concerns, level of

urbanization, environmental characteristics and development potentials. Policy directions as
well as broad development programs that respond to key issues are provided for each area.
The Urban Core Areas (UCA) include the Global City, BHIT Park area (net of the socialized
housing area per EO 70), 25-hectare municipal property beside the BHIT, properties east of
the Main Spine Road and Commando Link Road including the DMCI Mixed-Use Project, and
the FTI Complex. UCAs are intended for compact and planned unit developments that
provide for the convenient proximity between workplace, home and amenities. Publicly
accessible and functional open spaces among individual developments shall be required in
these areas. Their physical and functional linkages with “Old Taguig” shall be strengthened
through the provision of world-class infrastructure facilities such as roads, water, power and
telecommunication facilities.
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Areas classified as General Residential Development Area – 1 (GRDA - 1) are neighborhood –

type communities that are evenly distributed throughout the municipality. These are mainly
characterized by high- density mixed – use neighborhoods that are closely compacted and
pre – dominated by residences and small- scale neighborhood service establishments and
community facilities. Future development potentials in most parts of the GDA are limited
due to the existence of heavily built-up areas and the presence of very narrow roads. The
intent for GRDA – 1 is to upgrade its overall urban environment through urban renewal
programs particularly the upgrading of public parks, streets, lighting, sidewalks, and utilities.
Particular attention shall be given to the development and maintenance of high-quality
residential neighborhoods. Neighborhood scale commercial and institutional facilities along
with medium-intensity developments such as multiple-dwelling units, townhouses and the
like shall be encouraged.
General Residential Development Area – 2 (GRDA - 2) includes the area presently occupied
by the Bonifacio Naval Station, Marines Corps, Navy Officers Village, Philippine Army (PA)
Support Command. PA Dental Dispensary and JUSMAG. This area is being earmarked for re-
development as a master-planned medium density residential area. It shall complement the
predominantly the increasing demands for residential spaces in the municipality.
The Low Density Residential Development Area (LDRDA) is located in the AFPOVAI housing
areas in Western Bicutan, Bay Breeze and Holy Family Subdivision. These are established
low-density residential area hosting officers and other members of the Armed Forced of the
Philippines as well as existing residential subdivisions. The LDRDA shall be maintained as a
low-density residential area.
The Socialized Housing Areas (SHA) are located in portions of Calzada, Napindan, Ibayo Tipas,
Ligid Tipas, Bagong Tanyag, Western Bicutan, Signal Village and Palingon. The SHA in
Palingon is located in a still undeveloped area. On the other hand, undeveloped areas at the
back of the residential and neighborhood facilities along the Maestrang Pinang Road may be
found in the Ibayo Tipas SHA. It also includes areas covered by EO 70 specifically a portion of
the Bonifacio Housing and Information Technology Zone, Lupang Katuparan, Pamayanang
Diego Silang and Philippine Centennial Village.
The Institutional Area (IA) includes the designated institutional site in the Global City. Along
the East Service Road, it includes the facilities of the Technological Education Skills &
Development Authority (TESDA); Nutrition Center of the Philippines, Population Center
Foundation and the Technological University of the Philippines. Along General Santos
Avenue, it includes the properties of the Department of Public Works and Highway, National
Science and Technology Authority and NRPC as well as Camp Bagong Diwa. The IAs shall be
maintained and developed for institutional purposes.
The Tourism Development Area (TDA) is located east of Manuel L. Quezon Avenue and Road
Dike from the Muntinlupa boundary up to M. De Leon Street. It also includes portions of
Laguna Lake within the jurisdiction of Taguig. TDAs are characterized by their orientation to
the Lake thus possessing high amenity values. TDAs shall be developed as low intensity
development areas with close consideration towards enhancing lake-oriented tourism
activities. Environmental conservation and preservation shall guide all developments in
these areas. Developments shall be required to provide and maintain public visual and/or
physical access to the lake. Building and site development design restrictions on new
developments shall be implemented to ensure minimal obstructions to the lake. The
development of public facilities that can provide access to the lake shall be encouraged.
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The Light Industrial Areas (LIA) include the BCDA Information Technology (IT) Park, existing
industrial areas in Napindan, pportions of Ibayo Napindan, portions of Ibayo Tipas, portions
of FTI, Veterans, RSBS Industrial Estate (IE) and the Mañalac IE. Light industrial
establishments and information technology-based facilities shall be encouraged in
the LIA. The maintenance of adequate environmental management measures in all industrial
facilities shall be ensured
The Entertainment Area is a one-hectare municipal – owned property located in Barangay

Ususan. This area shall host “Pink Light” establishments such as videoke bars, day & night
clubs and massage parlors. Structures shall be made of permanent materials. Particular
attention shall be given to noise attenuation designs as well as the provision of adequate
parking spaces.
The Military Area (MA) includes the Armed Forces of the Philippines’ retention area within
Fort Bonifacio and shall be for the exclusive use of the AFP.
Open Space Area (OSA) include the American Memorial, Libingan ng mga Bayani, Heritage
Park and Philippine Navy Golf Club and a 20-meter strip to the west of C-5 from the East
Service Road to the Libingan ng mga Bayani. These also include the mandated 10- meter
easement along Pasig River and its tributaries as mandated by Metro Manila Development
Authority Ordinance No. 81-01 and the easement provisions of the Philippine Water Code.
The OSA shall be maintained as functional open spaces with proper landscaping and park
amenities and facilities.
There are also designated Special Development Areas (SDA) in order to achieve specific
objectives of urban planning and management. Within the context of the Land Use Plan,
these areas are governed by more specific policies such as the minimization of roadside
friction along major roads, encouragement of compact developments and historical
redevelopment. Certain requirements for developments within the UCCA are provided to
realize these policies. These requirements are intended to support the policies specified for
the Land Management Area to which individual properties are classified. Four categories of
SDAs are hereby provided.
The Urban Corridor SDA (UCSDA) is defined by all properties that have direct access to C-5
and R-4. The objective for the UCSDA is to minimized roadside friction to alleviate vehicular
traffic conditions along C-5 and R-4. All developments within the UCSDA shall observe the
following: (1) No parking facilities shall be located directly fronting C-5 or R-4 but shall be
located at the back of each building/property; and (2) Abutments of buildings on property
lines along C-5 or R-4 shall be allowed subject to the requirements of the National Building
Code.
The thirteen Local Growth Centers define the Local Growth Center Special Development
Areas (LGCSDA). Properties that will fall under LGCSDA classification are defined as follows:
(1) for intersections, the limits shall be defined as properties having direct access to the
concerned roads that are within 500 meters in all road directions starting from the center
point of the concerned intersection. Properties that are within the edges of the 500 meter
limit shall be considered with the LGCSDA if any portion of their respective boundaries falls
within the said limit; and (2) for specific properties, the limits shall be defined by the
technical description of the boundary of the concerned lot parcel. The objectives for the
LGCSDA are to minimize roadside friction and to encourage compacts developments. All
developments within the LGCSDA shall observe the following: (1) No parking facilities shall
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be located fronting the concerned roads within the LGCSDA but shall be located at the back
of each building/property; (2) Abutments of buildings on property lines along concerned
roads shall be allowed subject to the requirements of the National Building Code; and (3)
Allowed building densities shall be higher in LGCSDAs than in the general Land Management
Area to which specific properties are classified.
The Historical Special Development Area (HSDA) is located in the traditional urban center of
Taguig within the vicinity of the existing Municipal Hall in Tuktukan and the Santa Ana
Church. The objective for the HSDA is to transform these into a historically oriented tourism
area to fully complement the new and modern developments in Taguig thus imbuing the
municipality with a diversity of urban features. The Municipal Government shall draw up a
detailed master historic redevelopment plan for the HSDA that will define the specific
coverage of the area. The master plan will also pursue a development theme, which may be
anchored on an old town concept, with the re-developed municipal hall property and the Sta.
Ana Church as focal points. Building and design guidelines shall be specified to govern the
development of all properties within the HSDA.
`The Fish Port Special Development Area (FPSDA) is located in Barangay Bagumbayan near
the Muntinlupa Boundary. The intent for the FPSDA is for it to have fish landing and support
facilities such as cold storage areas.
3.0 The land Use Guidance System
The LUGS is designed to translate the land use policies into a set of regulations to ensure
that all developments in the Municipality remain aligned to overall community goals and
objectives. It refers to requirements pertaining to development application and operations
to include applicable codes, performance criteria and zone guidelines.
3.1 Statement of Purposes
The following are the purposes of the LUGS:
1. Promote and protect the health, safety, peace, comfort, convenience and general
welfare of the inhabitants of the Municipality;
2. Guide the growth and development of the Municipality in accordance with its
Comprehensive land Use Plan;
3. Provide the proper regulatory environment to minimize opportunities for creativity,
innovation and make ample room for development within the framework of the
Municipality’s over-all goals ND OBJECTIVES;
4. Enhance the character and stability residential, commercial, industrial, institutional,
open space and other functional areas within Municipality and promote the orderly and
beneficial development of the same; and
5. Guide the local government and the private sector in their development decisions.
3.2 Statement Of General Principles
The following general principles guided the formulation of the provisions of the LUGS:
1. The LUGS reflects the Municipality’s vision to be “A highly livable and environmentally
sustainable city, with a globally competitive business environment under the guidance of
an accountable, proactive, strong and competent local leadership with a participative
community.”
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2. The LUGS recognized that any land use is a use by right but provides that the exercise of
such right shall be subject to the review standards of the LUGS.
3. The LUGS gives the free market the maximum opportunity to spur the Municipality’s
development within a framework of environmental integrity and social responsibility.
4. The LUGS has been designed to encourage the evolution of high-quality developments
rather than regulating against the worst type of projects.
5. The LUGS has been crafted in the manner that is fully responsive to the ever-changing
conditions that the Municipality continually face.
6. The LUGS functions as a tool for informed decision making on the part of land use
administrators by way of providing specific criteria to judge the acceptability of
developments.
7. The LUGS provides a direct venue for community empowerment where the stakeholders
become involved especially in critical development decisions.
8. The regulations in the LUGS are considered as land development in order to ensure the
community’s common good.
3.3 Basic Feature
The LUGS is modeled along the lines of a performance-based zoning ordinance. Emphasis is
given to levels of performance that enable individual developments to meet the
Municipality’s land use policies and objectives. It is, however, distinguished from a pure
performance model inasmuch as a broad range of allowed uses per zone is specified.
3.4 Key Elements
The design, development and operations of projects are guided mainly by Key Elements of
the LUGS that include Selectively Mixed land management Zones, General Regulations,
Performance Criteria and Specific Zone Guidelines. These elements are mutually reinforcing
and are applied in the evaluation of proposals and the subsequent monitoring of compliance
of projects during their operations. A Land Management Matrix showing the Policy
Directions and certain guidelines for each zone is shown in Exhibit 1.
3.4.1 Selectively Mixed Land Management Zones
The Municipality of Taguig is divided into eleven Basic Zones, namely:
- Urban Core Zone - Institutional Zone

- General Residential Development Zone – 1 - Tourism Development Zone
- General Residential Development Zone – 2 - Entertainment Zone
- Light Industrial Zone - Military Zone
- Socialized Housing Zone - Open Space Zone
- Low Density Residential Development Zone
There are also four Overlay Zones, namely, Urban Corridor Special Development Zone, Local
Growth Center Special Development Zone, Historical Special Development Zone and Fish
Port Special Development Zone.
The above divisions are for the intentions of the LUGS.
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1. Implementing the Taguig CLUP;

2. Defining specific areas in the Municipality of Taguig, each requiring different standards
of development to meet different circumstance present within each zone; and
3. Serving the purpose and intentions of the LUGS.
The provisions contained in the LUGS anticipate the likelihood and desirability of mixing
land uses. Unlike conventional zones, which segregated various land uses, the LUGS allows
selectively mixed uses and places emphasis on minimizing or buffering any nuisance factors
between such uses. Further provisions impose criteria to resolve any possible problems and
eliminate what might be negative impacts when unlike uses are located in proximity. Zones
are distinguished according to allowed uses and land use intensities, which are discussed in
Article VII Specific Zone Guidelines.
Development proposals shall be assessed according to the following outline themes for
each Land Management Zone:
Basic Zones
a. Urban Core Zone
The UCZ is intended for compact and planned unit developments that provide for the
convenient proximity between workplace, home and amenities. Publicly accessible and
functional open spaces are required for all developments.
b. General Residential Development Zone – 1
The GRDZ is intended for the development and maintenance of high-quality residential
neighborhoods with the supporting commercial and institutional facilities. Medium-
intensity developments such as multiple-dwelling units, townhouses and the like shall be
encouraged.
c. General Residential Development Zone – 2
This zone is being earmarked for re-development as a master-planned medium density

residential area. It shall complement the predominantly commercial and business
developments in the Global City by accommodating the increasing demands for residential
spaces in the municipality.
d. Low Density Residential Development Zone
The LDRDZ is intended for low-density residential developments with supporting

community facilities and amenities
e. Socialized Housing Zone
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The SHZs are intended for the development of medium and low-rise socialized housing
facilities with complete community facilities.
f. Institutional Zone
The IZ shall be maintained and developed for institutional purposes.
g. Tourism Development Zone
The TDZ is intended for low intensity developments particularly those that enhance lake-
oriented tourism activities. Developments shall be required to provide and maintain public
visual and/or physical access to the lake.
h. Entertainment Zone
The entertainment Area shall host “Pink Light” establishments such as videoke bars, day
and night clubs and massage parlors. Structures shall be made of permanent materials.
Particular attention shall be given to noise attenuation designs as well as the provision of
adequate parking spaces.
i. Light Industrial Zone
The LIZ is intended for the exclusive use of the Armed Forces of the Philippines.
j. Open Space Zone
The OSZ is intended for the maintenance of functional open spaces.
Overlay Zones
a. Urban Corridor Special Development Zone
The intent for the UCSDZ is to minimize roadside friction to alleviate vehicular traffic
conditions along C-5 and R-4.
b. Local Growth Center Special Development Zone
The intentions for the LGCSDZ are to minimize roadside friction and to encourage compact
developments.
c. Historical Special Development Zone
The intent for the HSDZ is to transform these into a historically-oriented tourism area.
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d. Fish Port Special Development Zone
The intent for the FPSDZ is for it to have fish landing and support facilities such as cold
storage areas.
3.4.2 General Regulations

Article V cites regulations that are applicable to all developments in the Municipality. It
provides that all developments, whether new or renovation, are required to secure a
Locational Clearance (LC) which is pre-requisite to the granting of a Building Permit by the
Office of the Building Official.
For purposes of evaluation, Article V also provides that development proposals shall be
classified according to the following:
General Residential Uses General Institutional Uses

Socialized Housing Uses Agricultural Uses
General Commercial Uses Parks and Recreation Uses
Light Industrial Uses Eco-Tourism Uses
The zonal location of an application shall be determined and the proposed use shall be
categorized under any of the applicable classification indicated above.
Several referral laws and codes are also cited in Article V. these include the following:
- National Building Code (PD 1096)

- Urban Development and Housing Act (RA 7279)
- Subdivision and Condominium Buyers’ Proactive law (PD 957)
- Promulgation of Different Levels of Standards and Technical Requirements for Economic
and Socialized Housing Projects (BP 220)
- Water Code of the Philippines (PD 1067)
- Environmental Impact Assessment System (PD 1589)
Other legal issuances pertaining to land use and development shall also be observed by
project proponents.
Certain provisions of Article V are hereby highlighted:
Section 13. Provisions of the National Building Code
Particular provisions of the LUGS in relation to the National Building Code (NBC) are
classified as follows:
Percentage of Land Occupancy
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Article VII of the LUGS requires developments in certain zones to observe a Percentage of
land Occupancy (PLO). PLO is defined in the LUGS as a percentage of the maximum allowable
floor area of any building (at any floor level excluding basements) to the total lot size. This
includes the main and auxiliary buildings. The LUGS further provides that in case of
discrepancy between the specified PLO in the LUGS and the Light and Ventilation provisions
of the National Building Code, the leaser allowable floor area shall prevail.
The above provisions of the LUGS are intended to enhance Section 2 of Rule XVI of the NBC’s
IRR which provides the required Measurement and Percentage of Site Occupancy for
individual developments. These minimum requirements are categorized according to the
NBC’s type of occupancy grouping. This section of the NBC provides that Group A residential
buildings in R-1 zones (as defined by the NBC) shall follow the minimum yard standards in
sub-section 3.2 of the same Rule to comply with the open space requirements. The
minimum allowed percentage of site occupancy shall be measured at the ground level. The
private open space requirements of the NBC are as follows:
Table 1. Private Open Space Requirements

Type of Lot Percent of Open Space
A&B All Others
(Residential)
Interior Lot (located in the interior of a block or made 50% 25%
accessible from a public street or alley by means of
private road)
Inside Lot (non-concern or single frontage lot) 20% 15%
Corner and/or Through Lot 10% 5%
Lots bounded on 3 or more sides by public open spaces 5% 5%
such as streets, alleys, easement of seashores, rivers,
esteros, etc.
Source: National Building Code
The PLO requirements are presented in the following table:

Table 2. Percentage of Land Occupancy
Zone Percentage of Land Occupancy
Urban Core Zone Per the requirements of the NBC and
related laws and/or duly approved IDCs
General Residential Development Zone I 75%
General Residential Development Zone II 80%
Low Density Residential Development Zone 70%
Socialized Housing Zone Per the requirements of BP 220 and CMP
Institutional Zone 75%
Tourism Development Zone 70%
Entertainment Zone 70%
Light Industrial Zone 70%
Military Zone Per the requirements of the NBC and
Related laws and/or the AFP
Open Space Zone Per the requirements of the NBC and
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Related laws and/or duly approved IDCs

Source: LUGS
It should be noted that the PLO of the LUGS is applied at any level (except basements) while
the Private Open Space Requirements of the NBC pertains to ground level only. The LUGS
further provides that PLO requirements apply to main and auxiliary buildings. Thus, the PLO
shall be computed based on the horizontal dimensions of buildings (considering all buildings
in the property) on s level-by-level basis.
To facilitate the comparison of the LUGS and NBC requirements, the latter may be
converted into ground level PLO, as follows:
Table 3. NBC-Ground Level PLO

Type of Lot Percent of Open Space
A&B All Others
(Residential)
Interior Lot (located in the interior of a block or made 50% 75%
accessible from a public street or alley by means of
private road)
Inside Lot (non-concern or single frontage lot) 80% 85%
Corner and/or Through Lot 90% 95%
Lots bounded on 3 or more sides by public open spaces 95% 95%
such as streets, alleys, easement of seashores, rivers,
esteros, etc.
For instance, interior lots for residential developments in LDRDZ are required to provide 50
percent open space (equivalent to 50% ground level PLO) by the NBC while the LUGS call for
a 70 percent PLO. The applicable PLO shall hence be 50 percent but to be applied at all levels
(except basements), as provided in the LUGS. Conversely, inside lots for residential
developments in LDRDZ are required by the NBC to provide 20 percent open space
(equivalent to 80% ground level PLO) while the LUGS specifies a minimum PLO of 70 percent
(30% open space). The applicable PLO shall hence be 70 percent to be applied at all levels of
the development (except basement).
In zones where there are no PLO requirements, such as UCZ, SHZ, MZ and OSZ, NBC
regulations entirely apply.
Height Regulations
Height regulations shall be checked for compliance with the provisions of Article VII of the
LUGS.
Generally, the requirements of Rule XVIII of the Implementing Rules and Regulations (IRR) of
the NBC are observed. Specific reference is however, made to sub-section 2.4.5 of Rule XVIII
which states that one of the considerations in the height of buildings/structures is the
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“provision of land use plans and zoning ordinances.” Article VII of the LUGS provides the
following Building Height Limits:
Table 4. Building Height Limits
Zone Building Height Limits

Urban Core Zone Per the requirements of the NBC and
related laws and/or duly approved IDCs
General Residential Development Zone-1 3 floors
General Residential Development Zone-2 7 floors
Low Density Residential Development Zone 3 floors
Socialized Housing Zone Per the requirements of BP 220
Institutional Zone 4 floors
Tourism Development Zone 4 floors
Entertainment Zone 3 floors
Light Industrial Zone 3 floors
Military Zone Per the requirements of the NBC and
Related laws and/or the AFP
Open Space Zone Per the requirements of the NBC and
Related laws and/or duly approved IDCs
Source: LUGS
In cases where no height limits are prescribed by the LUGS, such as in the UCZ, SHZ, MZ and
OSZ, the requirements of the NBC and related laws and/or duly approved IDCs. For zones
with height limits, these shall exclude basements and mezzanines. In any zone, all buildings
shall observe the height clearance requirements of the Air Transportation Office (ATO).
Yards
The Yards provision shall be referred to the Office of the Building Official for implementation.
The provisions of Rule XVI Light and Ventilation of the IRR of the NBC are hereby considered
in Section 12 of the LUGS as follows:
- For residential buildings, the yard requirements shall be construed as equivalent to

those in R-2 and R-3 zones, as provided by PD 1096, unless specified in the deeds or
restriction of established and proposed subdivisions.
The residential yard requirements under sub-section 3.2a of Rule XVI are presented in
the following table:
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Table 5. Yards for Residential Buildings

Yard Zone
R-1 R-2 R-3
Front 5.00 see abutments see abutments
Side 2.00 -do- -do-
Rear 2.00 -do- -do-
Rule XVI of the NBC also provides that abutments on the front, side and rear property lines
may be allowed provided that the following requirements shall be compiled with:
1. Open space as prescribes in table 1 (see Rule XVI Section 2 of the NBC);
2. Window opening as prescribed in Section 7 of Rule XVI of the NBC; and
3. Firewall with a minimum of one-hour fire resistive rating constructed with a minimum
height clearance of 1.00 meter above the roof.
Relative to properties with abutments, Rule XVI further provides that the “required open
space shall be located totally or distributed anywhere within the lot in a manner as to
provide maximum light and ventilation into the building.”
Within the context of the LUGS, specific types of residential buildings are classified under
General Residential, Socialized Housing or Agricultural Uses. Thus, unless specified in the
deeds of restriction of existing and proposed subdivisions, the yard requirements for R-2
and R-3 zones, as defined in the NBC, shall apply to all types of residential applications. The
same also holds true for individual developments outside of subdivisions or any proposal
without deeds of restriction. The following NBC definitions shall guide the provision of
yards for residential buildings:
R-1 means Low-Density Residential Zone, characterized by single-family, single-detached

dwelling with the usual community ancillary uses on a neighborhood scale, such as
exclusive subdivisions and relatively exclusive residential communities which are not
subdivisions.
R-2 means Medium-Density Residential Zone, characterized mainly by medium-density

housing like low and medium-rise, multiple family dwellings on a limited scale and the usual
community ancillary uses on a barangay scale, such as semi-exclusive subdivisions and
semi-exclusive residential communities which are not subdivisions.
R-3 means High-Density Residential Zone, characterized by a very mixed housing type and
high density housing, like high-rise buildings with more than usual community ancillary uses
increasingly commercial in scale.
For commercial, industrial, institutional and recreational buildings, the yard requirements
specified in PD 1096 shall be observed.
Specific types of these buildings fall under the General Commercial, Light Industrial,
General Institutional and Parks and Recreation Use classifications of the LUGS. The yard
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requirements for the above-cited uses are indicated in sub-section 3.2b of Rule XVI of the
NBC as follows:
Table 6. Yards for Commercial, Industrial, Institutional and Recreational Building
Road Right-of-Way Front Side Rear

30 meters & above 10 m 3m 3m
25-29 meters 8m 3m 3m
Below 10 meters 2m 2m 2m
It should be noted that Rule XVI further provides the following:
“The yard requirements (above) are for newly developed thoroughfares. For highly built-up
urban areas with duly established lines and grades reflecting therein proposed road
widening and elevation, the requirements in the (above) may not imposed and the building
may abut in the front, side and rear property lines provided that the requirements on open
space, window opening, artificial ventilation, if any, and firewalls are complied with.”
It should also be noted that the minimum widths of courts and yards shall be per the
requirements of the NBC provided that the applicable aggregate open space shall be not less
than percentage required.
Section 13. Subdivision, Condominiums, Economic and Socialized Housing
Referral Laws
The provisions of the following shall govern subdivisions, condominiums and economic and
socialized housing projects:
- PD 957, “Subdivision and Condominium Buyers’ Protective Law” and its revised implementing
rules and regulations;
- Batas Pambansa 220, “Promulgation of Different Levels of Standards and Technical
Requirements for Economic and Socialized Housing Projects: and its revised implementing
rules and regulations;
- RA 7279, “Urban Development and Housing Act;” and
- Other pertinent government rules and regulations.
Land Use Intensity Controls
The Land Use Intensity Control (LUIC) provisions of the LUGS enhance the open Space Requirements
of PD 957 and BP 220. Aside from ensuring the availability of ground-level open space through the
PLO, the other components of the LUIC guides the design of building bulk (FAR), building height
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(BHL), impervious surfaces (AISAR) and permeable surfaces (MPSAR). These other elements of the
LUIC are defined as follows:
- Floor/Area Ratio (FAR) - is the ration between the Gross Floor Area of a building and the area
of the lot on which it stands. It is determined by dividing the Gross Floor Area of the building
and the area of the area of the lot. The Gross Floor Area of any building should not exceed
the prescribed FAR multiplied by the lot area.
- Building Height Limit (BHL) – the maximum height allowed for structures of buildings
expressed as number of floors.
- Allowable Impervious Surface Area Ratio (AISAR) – the ratio between the coverage of ground
level impervious surfaces to the total lot area. This is expressed as a percentage over and
above the resultant PLO for each development. The computation of impervious surface area
coverage shall include spaces outside the building envelope, such as driveways, walks,
parking areas, etc. (ground level PLO plus impervious areas outside the building envelope).
- Minimum Allowable Permeable Surface Area (MAPSA) – the minimum allowable area that
should be provided with permeable surfaces. This is equal to the difference of the total lot
area minus the resultant PLO and AISAR.
The LUIC is imposed to control, among others, traffic generation, requirements on utilities, over-
building, over-crowding and visual access. LUICs are also required to enable individual developments
to attain the desired zone character.
In relating the LUIC to the provisions of PD 957 and BP 220, the following shall be observed:
- The LUIC applies to individual lot parcels of subdivisions

- Gross open spaces (defined as common areas, roads, etc.) shall be governed by the
requirements of PD 957, BP 220 and related regulations.
Section 15. Development Permit
The Sangguniang Bayan is the approving body for projects that are within the scopes of PD 957 and
BP 220. These projects are required to first secure a Preliminary Approval and Locational Clearance
(PALC) from the SB before applying for a Development Permit.
Section 16. Easements
Applications shall be checked by the MZO for compliance with public easement requirements per
the following:
1. Pursuant to the provisions of the Water Code of the Philippines (PD 1067), the banks of
rivers and streams and the shores of lakes throughout their entire length are subject to a
three-meter easement of public use in the interest of recreation, navigation, floatage, fishing
and salvage.
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No person shall be allowed to stay in this zone longer than what is necessary for space or
recreation, navigation, floatage, fishing or salvage or to build structures of any kind.
2. The ten-meter easement along the banks of the Pasig River and its tributaries shall be
observed, in conformance to Article IX Section 1 of Metro Manila Zoning Ordinance 81-01
and MMDA Resolution No. 3, Series of 1993.
3. A five-meter easement on both sides of earthquake fault traces on the ground identified by
PHILVOLS shall be observed.
4. Public street rights-of-way. No encroachment to nor any temporary or permanent structures

shall be constructed in public street rights-of-way, such as sidewalks and carriageways,
without the proper permit form concerned government offices. (See Appendix B)
Section 17. Environmental Compliance Certificate
For projects that are within the scope of the Philippine Environmental Impact Assessment System,
an ECC should first be secured prior to applying for a Locational Clearance.
Application Related to HLURB
The Housing and Land Use Regulatory Board (HLURB) is responsible for the processing and
issuance of a Zoning Decision for projects that are declared by the national Economic and
Development Authority (NEDA) as Projects of National Significance.
The Zoning Administrator may also request the HLURB to review and give its
recommendations on certain projects on the ground Innovative Techniques before issuing its
Zoning Decision.
3.4.3 Performance Criteria
Performance Criteria (Article VI) are intended to ensure land use and neighborhood
compatibility. Performance Criteria meet Specific Policies, as follows:
Table 7. Performance Criteria and Specific Policies

Performance Criteria Specific Policy
Buffer Yards Neighborhood Compatibility
Environmental Conversation and Environmental Conservation and
Protection Preservation
Agricultural Land Conversation and Agricultural lands; Idle Urban Lands
Preservation
Network of Green and Open Spaces Active Urban Open Spaces; Idle Urban
Lands
Historical Conservation and Preservation Historic Conservation and Preservation
Site Performance Neighborhood Compatibility
Infrastructure Capacities Socio-Economic Welfare; Neighborhood
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Compatibility
Traffic Impact Socio-Economic Welfare; Neighborhood
Compatibility
All proposals shall exhibit compliance to all applicable performance criteria. Failure to comply
with any one of the applicable criteria is a ground for the denial of the application for LC.
3.4.4 Specific Zone Guidelines
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 Residential Development Zone-2 General Residential Uses
Low Density Residential Development Zone General Residential Uses
Institutional Zone General Institutional Uses
Tourism Development Zone Parks and Recreation Uses
General Residential 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.
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
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Table 9. LUIC per Zone

Land Management Zone Land Use Intensity Control
Max PLO Max FAR BHL AISAR MAPSA
Per the requirements of the NBC and related laws and/or duly
Urban Core Zone approved IDCs
Plus 20% Lot Area
General Residential Of -(PLO+
Development Zone – 1 75 2.0 3 resultant AISAR)
PLO
Plus 20% Lot Area
PLO
Plus 20% Lot Area
Low Density Residential Of -(PLO+
Development Zone 70 2.0 3 resultant AISAR)
PLO
Plus 20% Lot Area
Of -(PLO+
Institutional Zone 75 3.0 4 resultant AISAR)
PLO
Plus 20% Lot Area
Tourism Development Of -(PLO+
Zone 70 3.0 4 resultant AISAR)
PLO
Plus 20% Lot Area
Of -(PLO+
Entertainment Zone 70 2.0 3 resultant AISAR)
PLO
Plus 20% Lot Area
Of -(PLO+
Light Industrial Zone 70 2.0 3 resultant AISAR)
PLO
Military Zone Per the requirements of the NBC and related laws and/or the
Armed Forces of the Philippines
Per the requirements of the NBC and related laws and/or duly
Open Space Zone 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

Max
Max FAR BHL AISAR MAPSA
PLO
Plus 20% Lot Area
PLO
Case 1: Condition of perfect fit
Lot Area Actual Actual Actual Actual Minimum
PLO FAR BH ISA PSA
1,200/
600 x 450= 600 – 540
600 square meters 0.75 600 x 2 = 2.7 450 + = 60 sq.
= 450 1,200 Hence (450* m.
sq. m sq. m. 3 .20) =
floors 540
sq. m.
Case 2: Condition of Deviation
Lot Area Actual Actual Actual Actual Minimum
PLO FAR BH ISA PSA
1,200/
Lot Area = 600 square 300 = 300 +
meters 600 x 2 4 (300*.20) 600 – 360
300 = 1,200 floors = 360 = 240
sq. m. sq. m. sq. m.
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

Lot Area
Low Density Residential Plus 20% -(PLO+
Development Zone 70 2.0 3 Of resultant AISAR)
PLO
Case 1: Maximum requirements attained
600 x
0.70 1,200/ 420 +
= 420 600 x 2 420 = (420*.20) = 600 – 504 =
Lot Area = 600 square meters Sq. m. = 1, 200 2.8 or 3 504 sq. m. 96 sq. m.
Sq. m. floors
Case 2: Actual PLO reduce/Maximum FAR attained
600 x 2 1,200/ 300 + 600 – 360 =
Lot Area = 600 square meters 300 = 1,200 300 = 4 (300*.2 ) = 240 sq. m.
Sq. m. floors 360 sq. m.
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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Table 12. Sample LUIC Computation

Plus 20% Lot Area
General Residential Development Of -(PLO+
Zone – 1 75 2.0 3 resultant AISAR)
PLO
Case 1: Maximum limits of the development
Lot Area = 40, 000 square meters 30, 000 80,000 BH = 3 36, 000 4, 000
Sq. m. Sq. m. floors Sq. m. Sq. m.
Case 2: Subdivide lots into 5 equal parcels
6, 000 16, 000 BH= 3 7,200 800 sq.
On a lot-by-lot basis, individual lot sq. m. sq. m. floors sq. m. m.
area = 8,000 square meters each lot each lot each lot each lot each lot
Case 3: Build one high- rise with the rest as low-rise
One high-rise with 8,000 sq. m. lot; 6,000 BH = 8 800 sq.
maximum FAR increase of 3 times the Sq. m. 48,000 floors 7,200 m.
base FAR of 2.0 ( resultant FAR = 6.0) Sq. m. Sq. m. each lot
Balance
Of floor 7,200 800 sq.m.
32,000x Area= Sq .m. each lot
Rest of the building with 8,000 sq .m. 0.75= 32,000 BH= 1.3 each lot
lot; each collective lot area = 32,000 24,000 Sq.m. Floors
sq. m. Sq. m. FAR=2 Each lot
Note : With Case 3, the development will be one 8-storey high-rise and maybe a combination of
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
FAR 1.0
PLO 100% FAR 1.0
PLO 50%
Figure 1. Application of FAR and PLO
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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.
All properties within the LGCSDZ shall have a density bonus from the Basic Zone LUIC as follows:
Maximum Maximum Maximum AISAR MAPSA
M PLO M FAR M BHL
Plus Plus 10% Plus 1 PLUS 10% of Per zone
10% floor resultant PLO 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
Allowed Uses
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Allowed uses shall be according to those provided in the basic Zone to with concerned
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
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.
3.5 How to find out applicable controls on specific parcels
The provisions of the LUGS are applicable to all parcels of land within Taguig except for
Article VII Specific Zone Guidelines, which are unique to the particular zone in consideration.
Per Article IV zone Classification, the following shall be used to determined the zone
boundaries:
1. Where zone boundaries are so indicated that they approximately follow the center of
streets or highway, the street or highway right-of –way lines shall be construed to be the
boundaries.
2. Where zone boundaries are so indicated that they approximately follow barangay
boundary lines, the delineation shall be based on those indicated in the cadastral maps.
3. Where zone boundaries are so indicated that they are approximately parallel to the
centerlines or right-of-way lines of streets and highways, such zone
boundaries shall be construed as being parallel thereto and at such distance therefore as
indicated in the Official Zoning Map. If no distance is given, such dimension shall be
determined by the use of the scale shown in the said zoning map.
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4. Where the boundary of a zone follows a stream, lake or other bodies of water said
boundary line should be deemed to be at the limit of the political jurisdiction of the
municipality unless otherwise indicated. Boundaries indicated as following shorelines
shall be construed to follows such shorelines and in the event of change in the
shorelines, shall be construed as moving with the actual shorelines. Boundaries
following bodies of water shall be subject to public easement requirement as provided
in the Water Code, in the provision of the LUGS and with other applicable regulations.
5. Where zone boundary line divides a lot, the shall be construed to be within the zone
where its major portion is located. In case the boundary line bisects the lot, it shall fall in
the zone where the principal structure falls.
6. Where zone boundaries are said to be as indicated in the Official Zoning Map, the
location of the parcel in consideration shall be determined by overlay the cadastral map
to the former.
7. The mapped location of the property in consideration shall prevail over that of the
textual description.
Landowners may secure their respective Certificates of Zoning Classification (Exhibit 2) from
the MZO to determine the applicable provision of the LUGS with respect to their properties.
3.6 Mitigating Devices
Article VIII of the LUGS provides a means wherein a decision by the Zoning Administration
may be appealed to the Local Zoning Board of Adjustment and Appeals (LZBAA) for
consideration. These are termed Deviation that are of two types:
Variance- a device which grants a property owner relief from certain provision of the
LUGS where, because of the particular physical surrounding, shape or topographical
condition of the property, compliance on height, area, setback, bulk and/or density
would result in a particular hardship upon the owner.
Exception – a device which grants a property owner relief from certain provision of
the LUGS where because of the specific use would result in a particular hardship
upon the owner.
Deviation may occur in the following cases:
Table 13. Deviation

Types Nature
Variance The inherent physical character of the proposed project’s site

precludes compliance with certain dimensional requirements
and/or performance criteria of the LUGS
Exception The nature of the use of the proposed project will preclude
compliance with certain dimensional requirements,
performance criteria and/or allowed use provision of the LUGS
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Appeals for Variance shall be evaluated on four additional criteria, over and above the other
applicable provision of the LUGS. In cases of appeals for Exception, it may be reviewed
considering six additional conditions, whenever necessary, to ensure land use and
neighborhood compatibility.
It should be noted that Article VIII is invoked as an appeal for consideration. Direct
application to the LZBAA for Variance or Exception without passing through the review
process of the Zoning Administration are not allowed.
3.7 Other Salient Provision of the LUGS
3.7.1 Existing Non-Conforming Uses and Buildings
Properties and building that exist at the time of the passage of the LUGS may be determined
to be non-conforming to portion or all of the provisions of the following:
- Non-conforming under Article V General Regulations

- Non-conforming under Article VI Performance Criteria
- Non- conforming under Article VII Specific Zone Guidelines
The Zoning Administrator shall notify owners of existing non-conforming uses and building.
Within fifteen days upon the receipts of respective notices, these owners are required to
apply for respective Certificates of Non-Conformance from the MZO. The Certificate of Non-
Conformance is shown as Exhibit.
The Certificate of Non-Conformance does not in any way penalize the owner of the existing
non-conforming use. It is use for records purposes in order to facilitate the processing of
future applications for LC of the subject property.
3.7.2 Existing Residential/Commercial Subdivisions and Condominiums
The Zoning Administration shall developers/home owners association of

residential/commercial subdivisions and condominiums existing at the time of the passage
of the LUGS to submit design guidelines, deeds of restriction, property management plans
and other regulatory tools that will ensure high quality development for the review and
approval of the MZO. For the purpose of these Guidelines, these documents shall be
collectively called Internal Development Controls (IDC).
This addresses the concern that residential/commercial subdivision and condominiums may
be encroached upon by unwanted developments due to the mixed-use nature of the LUGS.
This provision of property owners remain protected.
3.7.3 Phasing-out of Temporary Use Permits
Temporary Use Permits (TUPs) shall no longer be renewed nor issued upon the effectively of
the LUGS. All grantees of TUPs that are in effect at the time of the passage f the LUGS are
required to apply for LC or Certificate of Non-Conformance on or before the expiration of
the said TUP.
3.8 Administration of the LUGS
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3.8.2 Involved Office
Zoning Administrator
The Zoning Administrator’s functions are:
1. Enforcement
a. Act on all application for LC for all projects.
I. Issuance of LC for project conforming to the regulation of the
ii. Recommend to the LZBAA the grant or denial of applications for Variance
Exceptions and the issuance of Certificate of Non- Conformance for non-
conforming project lawfully existing at the time of the adoption of the LUGS,
including clearances for repairs/renovation on non-conforming uses consistent with
the guidelines thereof.
iii. Whenever required, secure outside Technical Assistance for the evaluation of
application and/or monitoring the compliance granted applications.
b. Monitor on-going/existing projects within their respective jurisdiction and issues

notices of violation and show cause order to owners, developers, or managers of
project that are in violation of the provision of the LUGS and if necessary, pursuant
to Section 3 of Executive Order No.71 refers subsequent actions thereon to the
HLURB.
c. Call and coordinate with the Philippine National Police for enforcement of all orders
and process issued in the implementation of the LUGS.
d. Co-ordinate with the Municipal Fiscal/Municipality Legal Officer for other legal
actions/remedies relative to the foregoing.
2. Planning
a. Coordinate with the Regional office of the HLURB regarding proposed amendment
to the LUGS prior to adoption by the Sangguniang Bayan.
Local Zoning Board of Adjustment and Appeals
The functions of LZBAA are:
1. Act on applications of the following nature:
a. Variances
b. Exceptions
c. Complaints and oppositions to applications/s
2. Act on appeals on Grant or Denial of LC by the Zoning Administrator.
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The decision of the Zoning Administrator may be appealed to the LZBAA. This may be done
by a project proponent whose application was denied by the Zoning Administrator or by a
project proponent whose application was denied by the Zoning Administrator or by an entity
or firm other than the applicant who objects to the zoning decision. In the first case, the
evaluation procedure shall be according to Article VIII of the LUGS with the Zoning
Administrator performing a recommendatory role (section 52). In the second case, the
LZBAA shall convene to hear and decide on the appeal after the complainant has produce
the case against the project proponent and/or the Zoning Administrator. The decision of the
LZBAA may, in turn, be appealed to the Housing and Land Use Regulatory Board (HLURB)
within a period of 90 days from the issuance of the same.
Housing and Land Use Regulatory Board
When the National Economic and Development Authority (NEDA) declares Projects of
National Significance, the LC shall be processed and issued by the HLURB.
3.8.2 Actions on Applications
There are three types of zoning decisions, as follows:
Locational Clearance Granted
The Zoning Administrator shall grant an LC if the application complies with all thee
applicable provisions of the LUGS.
Special Locational Clearance Granted
A Special LC is issued by the LZBAA if a favorable decision on an appeal that invokes Article
VIII Mitigating Devices is reached.
Locational Clearance Denied
Applications that do not comply with any of the applicable provisions of the LUGS or those
that fail to meet the criteria of the LZBAA shall be denied an LC. This is issued by the DZA or
LZBAA, as the case may be.
3.8.3 Validity of Granted LC and Special LC
Granted LC and Special LC are valid within one year upon the date issuance. A grantee’s
failure to commence or undertake the use, activity or development covered by such
clearance on the property within the said period shall result in its automatic expiration and
cancellation. Thereby, the applicant will have to reapply and pay the corresponding fees.
3.8.4 Amendments to the LUGS
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The LUGS is subject to the review of the Local Zoning Review Committee (LZRC). The review
shall be undertaken on a need basis according to four situations cited in the LUGS, as
follows:
1. Change in local development plans;

2. Introduction of projects of national significance;
3. Petition for rezoning; and
4. Other reasons which are appropriate for consideration.
The LZRC shall forward its recommendations to the Sangguniang Bayan. Any amendments
to the LUGS or the provisions thereof shall be subject to public hearing and shall be carried
out though a resolution.
4.0 Approvals Process
All applications shall exhibit conformity to all the applicable provisions of Article V General
Regulations, Article VI Performance Standards and Article VII Specific Zone Guidelines. With
some proposals, the Zoning Administrator reserves the right to require additional provisions,
to seek the opinion of other government agencies or recognized professionals, or request a
conference with the applicant before making a decision.
4.1 Preliminary Procedures
The Approvals Process takes off with scoping activities in order to determine, at an early
stage, the evaluation procedures to be employed as well as the documents that will be
submitted by the applicant. The Preliminary Procedures flow chart is presented as Exhibit 4.
4.1.1 Initial Conference
The Initial Conference with the Zoning Administrator is a venue to thresh out zoning issues
at an early stage and is ideally done at the schematic design phase of the project. The
conference is optional but highly requirements depend on the nature of the proposal and its
location.
This conference will enable the applicant to:
- Be informed of the documents to be submitted

- Be made aware of the applicable Evaluation Procedure
- Be informed of the Evaluation Criteria to be employed by the MZO
The applicant may submit preliminary plans for discussion purposes. Whenever necessary, a
preliminary site inspection shall be conducted by the MZO in order to verify actual
conditions.
4.1.2 Submission of Applications
Application Forms (Exhibit 5) may be obtained from the Records Section of the MZO and,
upon accomplishment, submitted to the same.
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Applications should be accompanied by the required documents that may vary according to
each proposal’s nature. A description of each document is provided below:
Proof of Right Over Land
Certified True Copy of Title and Tax Declaration or other evidence of ownership. If the
applicant is not the registered owner of the property, the consent of the owner should be
indicated in the space allocated IN THE Application Form.
Technical Description
Five sets of Technical Description of the property that illustrates the perimeter boundary of
the property duly signed and sealed by a licensed Geodetic Engineer.
Building (Renovations or Alterations)
The proponent is required to submit five sets of as-built architectural drawings, to include
site development plans, floor plans and building elevations (4 sides) duly signed and sealed
by the Architect and/or Civil Engineer in-charge of plans and specifications.
Building (Condominiums under PD 957)
The proponent is required to submit five duly signed and sealed sets of documents according
to the Preliminary Plan requirements of PD 957 along with an IDC, if applicable.
The Preliminary Plan requirements of PD 957 for condominiums include Architectural Plans
showing the site development plan/s, ground and floor plans, sections and elevations.
Abutment on any side of the property
In case the design of the facility involves abutment/s along any side of the property, the
proponent should submit the affected neighbor’s duly notarized Certificate of No Objection.
Tall Structure or affected by Airport Aerodrome
In case of high-rise buildings, towers and the like that are affected by the Height Clearance
requirements of the Air Transportation Office (ATO), the proponent should submit a
clearance from the said office.
Located in Existing Subdivision, Condominium or PUD
In case of proposal is located in any of the above, the proponent should submit a clearance
from the Property Manager/Administrator or the Homeowners’ Association.
Light Industrial Use
in case of the proposal is a Light Industrial facility, the proponent should submit an initial
Environmental Examination duly certified by a licensed Environmental Planner and according
to the format specified by the DENR.
PD 957 Simple Subdivision
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In case the proposal is a Simple Subdivision subject to PD 957, the proponent should submit
five sets of the requirements of PD 957 along with an IDC.
The requirements of PD 957 for Simple Subdivisions are:
- Site Development Plan on topographic survey with scale ranging from one to one
hundred (1;100) to one to one thousand (1;1000) or such other scale which the Zoning
Administrator may deem appropriate duly signed by a licensed engineer showing the
proposed lots and other features in relation to existing conditions;
- Vicinity Map; and
- Certified True Copy of Title and tax Declaration or other evidence of ownership.
PD 957 Complex Subdivision
In case the proposal is a Complex Subdivision subject to PD 957, the proponent should
submit five sets of the Preliminary Development Plan requirements of PD 957 along with an
IDC.
The requirements of PD 957 for Complex Subdivisions are:
- Site Development Plan on topographic survey with scale ranging from one to one
hundred (1;100) to one to one thousand (1;1000) or such other scale which the Zoning
Administrator may deem appropriate duly signed by a licensed engineer showing the
proposed lots and other features in relation to existing conditions;
- Vicinity Map within a radius of two kilometers from the periphery of the project or as
may be required by the Zoning Administrator, showing the relationship of the proposed
subdivision to existing community facilities which serve or may directly or indirectly
influence it; main traffic arteries; public transportation line; shopping centers;
elementary, high school and other educational institutions; and other community
facilities; titles, scale, north arrow and date.
BP 220 Economic and Socialized Housing
In case the proposal is an Economic and Socialized Housing subject to BP 220, the proponent
should submit the following along with an IDC:
- At least two sets of sketch plan and site development plan, showing general pattern and
layout of development, including location of streets and proposed access roads, power
and other utility lines, residential areas and open spaces for parks, playgrounds and
community facilities; and
- Location and vicinity map, drawn to a required scale, indicating location, intensity and
nature of surrounding land uses within one kilometer radius.
Traffic Generating Development
Traffic Generating Developments (TGDs) are required to submit Traffic Impact Assessment
(TIA). Projects that will be required TIA are the following:
- Commercial and/or residential buildings having four floors and above
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- Shopping centers
- Schools
- Universities
- Industrial Estates and Buildings
- Warehouses
- Others as determined by the Zoning Administrator or the LZBAA
The minimum contents of the TIA are shown in Exhibit 6.
Presently Used Agricultural Land
In cases of lands that are used for agricultural purposes at the time of application, the
applicant shall submit a Certificate of Reclassification from the Sangguniang Bayan or other
forms of certification from authorized government agencies that the land has been
reclassified under previous directives or is not covered by the Comprehensive Agrarian
Reform Program (CARP).
Historic Sites and Facilities
The MZO, upon inspection, may determine sites and facilities as historic. The following are
the criteria to determined historic sites and facilities:
- Have been designated by national or local authorities as heritage sites;

- Possess significance in history, architecture in history, architecture, archaeology, or
culture;
- Is associated with events that have made a significant contribution to the broad patterns
of local or national history;
- Is associated with the lives of persons significant in our past;
- Embodies the distinctive characteristic of a type, period or method of construction;
- Represents the work of a master designer, builder or craftsman;
- Represents the work of a master designer, builder or craftsman;
- Represents an established and familiar visual feature of the municipality;
- Possess high artistic values or represents a significant and distinguishable entity; or
- Has yielded, or may likely to yield, information important in prehistory or history.
Proposals that are located in historic sites or have historic facilities are required to submit
Historic Site/Facility Development Statements (Exhibit 7).
Groundwater Extraction
Proposals that will entail the operation of a deepwell shall submit a permit to operate such
from the concerned agency.
Heavy-Water Using Facility
Heavy-water using facilities such as golf courses, inland water-based resorts, shopping malls,
soft drink bottling plants and the like are required to submit a Water Management Plan that
their neighboring areas are not adversely affected by their rate and volume of ground or
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surface water extraction. A licensed Environment Planner shall duly certify the Water
Management Plan.
4.1.3 Endorsement of Application for Evaluation
Upon determination that the documents are complete and in order, the Records Section
shall endorse these to the Evaluation Section.
4.1.4 Classification of Applications
The evaluation Section shall first determined which evaluation procedure is applicable to the
proposal. Applications shall be categorized into five types and evaluated according to the
applicable processes. These are as follows:
Table 14. Classification of Applications
Type Characteristic
Type 1 For locally-significant applications in areas without IDC
Type 2 For locally-significant applications located in subdivisions, condominiums
PUDs and the like with IDC
Type 3 For projects within the scope of PD 957 and BP 220
Type 4 For locally-significant applications classified under Innovative Techniques
Type 5 For applications classified as Project of national Significance
4.2 Type 1 Applications
Type I Applications are locally-significant projects that are located in areas where there are
no approved IDCs. These types of applications shall undergo a Process 1 Evaluation
Procedure, as shown in Exhibit 8.
The evaluation of the application involves the following steps:
- Site Investigation
- Evaluation under Article V
- Evaluation under Article VI
- Evaluation under Article VII
4.2.1 Site Investigation
This stage calls for a thorough appraisal of on- and off-site conditions. The Field Inspector of
the Evaluation Section shall record factual observations on the following:
- Significant land uses within a 100-meter radius form the project site
This includes a description of immediate off-site conditions. It includes the types of land
use, width of access roads, vehicular traffic conditions, nature of developments along
the sides (side, front and rear) of the property including type of use and building heights,
adjacent firewalls, adjoining water bodies, scenic quality and other salient features.
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- Site Description
This includes the site’s elevation relative to street level, topography, major landforms,
presence and size of surface water bodies, existing vegetation, susceptibility to flooding
and other distinct natural characteristics.
- Description of Existing land Use/s within the Project Site
This includes the type of land use activities present in the site along with the
characteristics of the buildings and other developments therein.
- Other Considerations
These include existing agricultural activities within the area, the historic value of the site
and the facilities therein as well as the availability of existing public infrastructure.
The Site Investigation Report is presented as Exhibit 9.
4.2.2 Application of the Provisions under Article V General Regulations
All applications shall be reviewed for compliance with the relevant provisions of presented
of Article V. General Regulations. The Type 1 Article V Evaluation Form is presented as
Exhibit 10.
Classification of Use
Applications shall be classified according to the following:
- General Residential Uses - General Institutional Uses

- Socialized Housing Uses - Agricultural Uses
- General Commercial Uses - Parks and Recreation Uses
- Light Industrial Uses - Eco- Tourism Uses
Height Restrictions
Whenever necessary, the Zoning Office may request the proponent to secure and submit a
Certification of Height Clearance from the ATO.
Easement
Applications shall be checked whether appropriate easements have been provided, as

follows:
- Fault Line: five meters on both sides

- Pasig river and its tributaries: ten meters on both sides
- Other river/stream banks and Lakeshore: three meters
4.2.3 Application of the Provisions under Article VI Performance Criteria
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All applicable criteria indicated herein shall be answered in the affirmative. The consolidated
Type 1 Article VI Evaluation Form is presented as Exhibit 11.
Buffer Yards
The design of the proposed development shall ensure that it does not block off the access to
light and ventilation as well the privacy of adjacent properties. These are the potential
effects of firewalls and structures that are relatively taller than those neighboring it.
The design should also mitigate potentially adverse impacts and nuisances that may likely
affect the neighboring properties. These negative conditions include, but are not limited to,
noise, odor, unsightly buildings or danger from fires and explosions. Acceptable buffers
include:
- Building yards or setbacks (preferably landscaped with suitable foliage) at the perimeter
of the property
- Barriers such as berm, fence or firewalls (with the consent of affected neighbor)
- Visual screens (for windows, unsightly structures, etc.)
In providing buffers, attention must be given to the intensity of developments. No building
shall be built in open space buffers such as those that are part of yards and setbacks. These
may, however, be used for passive recreation such as gardening, pedestrian trails, etc.
Between two different developments, e.g. General Residential and General Commercial, the
more intense land use shall provide the proper buffer design and materials. The hierarchy of
land use intensities, from most least intense is provided below:
- Light Industrial Uses

- Commercial Uses
- Institutional Uses
- Parks And Playground Uses
- Agricultural Uses
- Eco-Tourism Uses
- Residential Uses
The documents to be reviewed here include the following:
- Location map
- Site inspection report
- Architectural floor plans
- Building elevation drawings
- Certificates of No Objection from adjacent property owner/s (if applicable)
Chart 1 shall be used to assess the proposal’s compliance to the provisions under Buffer
Yards.
Chart 1 – BUFFER YARDS
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Applicable If applicable, will the criteria be

Criteria satisfied?
If not, please
Yes No Yes No explain
1. Developments Adjoining Existing
Built-Up Properties
2. Developments Adjoining a Vacant Lot
3. Buffers on Simultaneous
Developments
4. Location of Buffers
5. Type of Buffers
6. Abutting Firewalls
7. Land Uses in Buffer Areas
8. Buffers in Industrial Establishment
Criteria Guide
1. Developments Adjoining Existing Built-Up Properties. Is the proposed development of

higher land use intensity than any of its adjoining properties (front, left, right and rear
sides)? If yes, will it provide any of the acceptable buffers indicated above along the
perimeter line where it has a higher level of land use intensity?
2. Developments Adjoining a Vacant Lot (along any of its sides). The evaluator shall always
assume that the vacant lot will be developed at a lower land use intensity level. Does the
proposed development adjoin a vacant lot along any of its sides? If yes, will it provide
the necessary buffering?
3. Buffers on Simultaneous Development. Is the proposed development of higher land use

intensity than any of its adjoining properties that will be developed at the same time as
the proposal? If yes, will it provide any of the acceptable buffers indicated above along
the affected perimeter line?
4. Location of Buffers. Is/are the buffer/s properly located at the building yards or setbacks
along the affected outer perimeter of lot? If yes, will the buffer/s not encroach into
public or private street rights-of-way?
5. Type of Buffers. Is the proposed development located in a narrow lot that will prevent
the installation of landscaped buffers with the design of the building be constructed?
6. Abutting Firewalls. Will the proposed development be installing a firewall along any of
its lot’s perimeter? If yes, has the consent of the affected adjacent property owner been
obtained?
7. Land Uses in Buffer Areas. Is the proposal putting in an open space buffer? If yes, are
there no buildings located in the buffer?
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8. Buffers in Industrial Establishments. Is the proposal classified under Light Industrial

Uses? If yes, will it provide a planted open space buffer strip of not less than three
meters wide along its periphery?
Environmental Conservation and Protection Criteria
The design and operations of the proposed development shall ensure proper environmental
conservation and protection.
- Location map
- Site development plan
- Architectural floor plans
- Building elevation drawings
- Certificates of Non-Objection form adjacent property owner/s (if applicable)
- Initial Environmental Examination (for Light Industrial Uses)
Chart 2 shall be used to assess the proposal’s compliance with the provisions under
Environmental Conservation and Protection.
Chart 2 – ENVIRONMENTAL CONSERVATION AND PROTECTION
Criteria satisfied?
If not, please
1. Preservation of Views
2. Utilization of Water-Using Resources
3. Heavy Water-Using Establishment
4. Natural Drainage Patterns
5. Storm water Run-Off
6. Protection of Surface Water Bodies
7. Water Quality
8. Municipal and Industrial Wastewater
Effluents
9. Floodplains
10. Air Quality
11. Existing Trees
Criteria Guide
1. Does the site have high scenic quality? If yes, did the design property consider the
preservation of views for public enjoyment through proper building orientation, height,
bulk, fencing and landscaping?
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2. Will the proposal entail the operation of deep wells or will it draw water from surface
water bodies? If yes, does it have the necessary permits form the DENR or other
approving agencies?
3. Is the proposal a heavy water using facility such as industrial (e.g. soft drink bottling) and
recreational (golf courses, water theme parks) and the like? If so, does it have a water
management plan to ensure that it does not excessively draw out groundwater to the
detriment of the neighboring community?
4. Are the significant streams, watercourses, wetlands, lakes or ponds in the project site? If
so, will the proposal not cause the alteration, re-grading, development, piping, diversion,
or building upon these water bodies?
5. Will the proposal entail the alteration o the site’s natural surface drainage pattern? If so,
does it provide that the rate of storm water runoff is no more than that in the natural
condition of the site?
6. Will the proposed development affect any river, stream, lake or pond? If so, does it
provide for the proper protection of these from sedimentation and erosion damage?
7. Will the proposal increase the turbidity, sediment yield, or cause the discharge of any
harmful substances that will degrade the quality of ground or surface water? If so, does
it warrant that water quality shall be maintained according to DENR DAO No. 34 –
Revised Water Usage and Classification/Ambient Water Quality Criteria? (mainly
applicable to LIU applications)
8. Will the proposal cause the discharge of municipal and/or industrial wastewater
effluents into surface and groundwater bodies? If so, does it provide that effluents shall
be maintained according to DENR DAO No. 35 – 91 – Establishing Effluent Quality
Standards for Class “C” Inland Waters? (mainly applicable to LIU applications)
9. Will the proposal cause the alteration, filling and/or building upon of floodplains? If so, is
there a proper drainage design to prevent possible inundation effects on nearby
properties?
10. Will the proposal cause the emission of dust, dirt, fly ash, smoke or any other air
polluting material? If so, does it warrant that air quality at the point of emission shall be
maintained at specified levels according to DENR DAO No. 14 – revised Air Quality
Standards of 1992? (mainly applicable to LIU applications)
11. Are there mature trees or those equal to or greater than 12 inches caliper measured 14
inches above the ground in the project site? If so, does the proposal warrant that these
shall not be cleared or cut?
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Agricultural Land Conservation and Preservation Criteria
These criteria are applicable to developments that are presently used for agricultural
purposed. The criteria indicated herein are geared to ensure that the municipality’s
remaining agricultural lands are kept in a productive state and that these are not
prematurely reclassified.
- Location map
- Certified or Reclassification (if applicable)
All developments shall be guided by the following performance criteria:
Chart 3 – AGRICULTURAL LAND CONSERVATION AND PRESERVATION

Criteria satisfied?
If not, please
1. Maintenance of
Productivity
2. Re-classified Agricultural
Lands
Criteria Guide
1. Will all or a portion of the property be used for agricultural purposes? If so, does the
proposal warrant that these agricultural areas shall be kept in a productive state?
2. Is the property presently used for agricultural purposes? If so, does it have a Certificate
of Reclassification form the Sangguniang Bayan or from any other government
authority?
Network of Green and Open Spaces
The criteria indicated herein are for residential, commercial, industrial or mixed-use
subdivisions. The documents to be reviewed here include the following:
- Location map
Aside from complying with the open space requirements of PD 957, BP 220 and other
related issuances, as applicable, the following shall apply:
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Chart 4 – NETWORK OF GREEN AND OPEN SPACES

Criteria satisfied?
If not, please
1. Subdivisions equal to or less
than 10 hectares
2. Subdivisions greater than 10
hectares
3. Residential compounds
Criteria Guide
1. Is the proposal either the residential, commercial, industrial or mixed-use subdivision or
does it has a total contiguous land area of 10 hectares or less? If so, does it provide tree-
planted strips along its internal roads having a spacing of not more than 10 meters per
tree?
2. Is the proposal either a residential, commercial, industrial or mixed-use subdivision does

it have a total contiguous land area greater than 10 hectares? If so, does it provide tree-
planted strips along its internal roads having a spacing of not more than 10 meters per
tree and landscaped forest parks of not less than 500 square meters for the use of
occupants and/or the general public?
3. Is the proposal a residential compound with ten or more individual housing units? If so,
does it provide permanent open space/s for playground purposes with an area
equivalent to at least five percent of the allotted lot area per housing unit?
Historical conservation and Preservation Criteria
The criteria specific herein apply to proposals that are located in historic sites or have
historic facilities. The documents to be reviewed here include the following:
- Location map
- Historic Site/Facility Development Statement
- Architectural Building Elevations
The following shall guide the development of historic sites and facilities:
Chart 5 – HISTORICAL CONSERVATION AND PRESERVATION

Criteria satisfied?
If not, please
1. Heritage Conservation and
Preservation
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Criteria Guide
1. Is the proposed project located in or has a historic site or facility? If so, does it provide
for the redevelopment and enhancement of these to enhance their heritage values?
Site Performance Standards
The proposal shall be designed and developed in safe, efficient and aesthetically pleasing
manner. Site development shall consider the environmental character and limitations of the
site and its adjacent properties. All project elements shall be in complete harmony according
to good design principles and the subsequent development must be visually pleasing as well
as efficiently functioning especially in relation to the adjacent properties and bordering
streets.
The design, construction, operation and maintenance of the proposed facility shall be in
harmony with the existing and intended character of its neighborhood. It shall not change
the essential character of the said area but will be a substantial improvement to the value of
the properties in the neighborhood in particular and community in general.
- Location map
- Historic Site/Facility Development Statement
- Architectural Floor Plans
- Architectural Building Elevations
- Initial Environmental Examination
The following shall guide the evaluation of the project’s site development performance:
Chart 6 – SITE PERFORMANCE

Criteria satisfied?
If not, please
1. Height and Bulk
2. Parking Lots
3. Facilities for Public
Transportation
4. Noise and Vibration
5. Glare and Heat
Criteria Guide
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1. Will the proposal will impair the entry of light and ventilation, cause the loss of privacy
and/or create nuisances, hazards or inconveniences to adjacent developments? If so,
is/are the building/s properly situated and oriented and have adequate design
provisions been made to prevent such situations?
2. Does the proposal entail the construction of open public parking lots? If so, does these
not encroach into street rights-of-way and are they landscaped to enhance the aesthetic
quality of the project?
3. Will the proposal attract a significant volume of public modes of transportation, such as
tricycles, PUJs, buses, etc.? if so, does it provide on-site parking for these or vehicular
loading and unloading bay so as through street traffic flow not be impeded?
4. Will the proposal generate excessive noise and vibration? If so, are buffers, silencers,
mufflers, enclosures and other noise-absorbing materials provided to all noise and
vibration-producing machinery and does it warrant that noise levels shall be maintained
according to levels specified in DENR DAO No. 30 – Abatement of Noise and Other Forms
of Nuisance as Defined by Law.
5. Will the proposal generated excessive glare and heat from any operation or activity? If
so, will these not be radiated, seen or felt from any point beyond the limits of the
property?
Infrastructure Capacities
This is a criterion that is applicable to all proposals. The proposal shall exhibit that it is
adequately served by appropriate public infrastructure and that its requirements for public
infrastructure are within the capacities of the systems serving it.
The documents to be reviewed include the following:
- Location map
Chart 7 – INFRASTRUCTURE CAPACITIES

Criteria satisfied?
If not, please
1. Served by appropriate public
infrastructure and utilities
2. Arrangements made for the
extension and augmentation
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of public infrastructure and

utilities
Criteria Guide
1. Is the proposal served by utilities with adequate capacity or have arrangements been
made for the extension and augmentation of road, water supply, sanitary sewer, storm
drainage and electricity services?
Traffic Impact Assessment
The following developments are covered by this provision:
- Commercial-residential buildings having four floors and above;

- Shopping centers
- Schools and universities
- Industrial estates and buildings
- Warehouses
- Others as determined by the Zoning Administrator
The documents to be reviewed include the following:
- Location map
- Site inspection plan
- Traffic Impact Assessment
Chart 8 – TRAFFIC IMPACT

Criteria satisfied?
If not, please
1. Traffic Impact
Criteria Guide
1. Does the proposal belong to any of the above projects? If so, is it so designed such that
the additional traffic generated does not have significant adverse impacts on
surrounding development?
4.2.4 Application of the Provisions Under Article VII Specific Zone Guidelines
Applications shall be classified according to their respective zonal locations. The Type 1
Article VII Evaluation Form shown as Exhibit 12.
1. Basic Zones
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Allowed Uses
All application shall be checked against the list of allowed uses within the zone in
consideration and marked as conforming or non-conforming.
All applications shall be checked against the required LUIC per zone and marked as
conforming or non-conforming on an item-per-item basis.
2. Overlay Zones
All applications shall be checked if located in Overlay Zones and marked as conforming or
non-conforming on an item-per-item basis.
4.2.5 Endorsement of Project Evaluation Report
Based on the foregoing, the Evaluation Section shall endorse its findings to the Zoning
Administrator citing the aspects of non-compliance of the application with the LUGS, if any
The Summary Evaluation Report is presented as Exhibit 13.
4.2.6 Courses of Action of the Zoning Administrator
Based on the findings of the Evaluation Section, the Zoning Administrator shall issue a
decision whether to Grant or deny an LC. The Zoning Administrator may call a conference
with the applicant to discuss the results of the evaluation. In cases where there are areas of
non-compliance, the Zoning Administrator may request the applicant to revise the design of
the proposal to make it conform to the pertinent requirement of the LUGS. If the applicant
accedes to this request, the proposal shall be revised and re-submitted to the Records
Section. Evaluation shall then proceed considering only the areas in contention. A decision
to grant an LC shall only be issued if the applicant exhibits compliance to all the applicable
requirements of the LUGS.
The Zoning Administrator shall issue a decision to ll applications within 14 working days
upon the Records Section’s official and acknowledged receipt of all application requirements.
The conditions attached to a decision to grant an LC shall be included in the Zoning Decision
form (Exhibit 14). If the decision is to deny the application, then the reasons for the denial
should be indicated in the Zoning Decision form.
The applicant decides to invoke Article VII Mitigating Devices, then the Zoning Administrator
may advise the former to file a written application for an Expectation or Variance with the
LZBAA citing the section of the LUGS under which the same is sought and stating the
ground/s thereof. The status of the application shall then be noted as Under Article VIII.
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Written requests shall be addressed to the Mayor, who is the chairman of the LZBAA. A
sample application letter to the LZBAA is presented in Exhibit 15.
4.2.7 Applications Invoking
Applications under Article VIII shall be reviewed by the LZBAA. All documents of the
application in consideration shall be required by the LZBAA form the MZO.
Procedure
The following is the procedure in the evaluation of applications under Article VIII:
1. Upon receipt of the written application for Variance and/or Exception, the LZBAA shall
require the following from the proponent:
a. To post a visible project sign indicating the name and nature of the proposed project
at the project site and that comments regarding the proposal are being solicited by
the LZBAA. Comments will be solicited within a period of 15 days from the date of
posting.
The minimum dimensions of the project sign shall be 1.20 (height) x 2.401 (width)
meters, the base of which shall be elevated from the sidewalk level at no less than
1.00 meters. All writings shall be white in color on a dark green background. The
contents of the project sign shall be as follows:
A
(Name/Nature of the Project)
IS BEING PROPOSED ON THIS SITE
FOR COMMENTS, PLESE WRITE TO THE

Municipal Zoning office
Taguig Municipal Hall
Comments will be accepted until (date)
b. To submit duly notarized Affidavits of No Objection to the project form the

following:
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- Owners of the properties immediately beside (three sides) and directly in front
of the proposed project site.
- Homeowners’ Association (if applicable)
- Barangay Chairman
These affidavits shall be submitted to the LZBAA within 15 days upon the applicant’s
filling of the written application to the Mayor. Examples of these affidavits aree
presented in Exhibits 16, 17 and 18.
2. The LZBAA shall conduct preliminary studies on the application. These studies shall be
based on the ability of the proposal to meet the criteria indicated in Section 32 of the
LUGS.
3. During the course of its studies, the LZBAA may request the applicant for a conference/s
to thresh out issues in the application.
4. In case objections from the public are received by the LZBAA, it shall hold a public
hearing. The notice for the hearing shall be published at least once in a newspaper of
local circulation. It shall also be posted at the applicant. At the hearing, any party may
appear in person, or be represented by agent/s. all interested parties shall be accorded
to opportunity to be heard and present evidences and testimonies.
5. The LZBAA shall render a decision with 30 days upon receipt of all required documents,
exclusive of the time spent for the public hearing/s in case of any objection to the
granting of exception/variance.
Evaluation Criteria
All criteria for Variances and Exceptions shall be answered on the affirmative during the
LZBAA’s deliberation on the appeal. These criteria are by no means exhaustive or all
inclusive. The LZBAA may require other criteria, when deemed necessary, to ensure land use
and neighborhood compatibility. The LZBAA’s Evaluation Forms are presented in Exhibits 19
and 20 while a sample LZBAA Decision is shown Exhibit 21.
Variance
These may be allowed only when all of the following terms and conditions are met:
1. Conforming to the provisions of the LUGS will cause undue hardship on the part of the
owner or occupant of the property due to physical conditions of the property
(topography, shape, etc.) which is no self-created.
These limiting characteristics may be one or a combination of the following:
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- Small and narrow lots and/or those with narrow frontages

- Lots with irregular shapes
- Lots with difficult topography
2. The proposed variance is the minimum deviation necessary to permit reasonable use of
the property.
Variance may be sought under any, combination or all of the following provisions f the
LUGS:
a. Article VI Performance Standards
i. Criteria 1, 2, 3 and 8 under Section 21 – Buffer Yards
- The applicant warrants that the required buffers could not be provided due to
the dimensional and/or physical limitations of the proposed project’s site.
ii. Criteria 1, 4, and 11 under Section 22 – Environmental Conservation and

Protection Standards
- Views would be obstructed

- Significant streams, warehouses, wetlands, lakes or ponds have to be altered,
re-graded, developed, piped, diverted or built upon
- Tree/s, as defined under this section, has/have to be cleared or cut
iii. Criteria 5 under Section 26 – Site Performance Criteria
- On-site public utility vehicle parking areas and/or loading/unloading bays

cannot be provided.
b. Article VII Specific Zone Guidelines
i. Item 2 – Land Use Intensity Controls of all sections under Article VII
- Requirements of PLO, FAR BHL and/or AISAR cannot be complied with
The other provisions of the LUGS that are not cited above are considered as absolute
provisions that have to be complied with by all developments. Applications seeking relief
from provisions other than those indicated here shall not be entertained. Further, the
requirements of the National Building Code, PD 957, BP 220 and other related laws may
not be waived.
3. The Variance will not substantially or permanently injure the use of the other properties
in the same zone such as blocking off natural light, causing loss of natural ventilation,
encroaching in public easements and the like.
-49-
The proposal shall be assessed relative to its impact on the neighborhood or according
to its ability to meet the objectives of the specific Article and Section of the LUGS under
consideration. The following criteria have to be met in order for the application to be
further considered:
i. Criteria 1, 2, 3 and 8 under Section 21 – buffer Yards
- Variance will block off the adjacent properties’ access to light and ventilation?
Has/have the consent/s of immediately adjacent property owner/s been
obtained?
- Variance is a Light Industrial Use and cannot provide the 3 – meter open space
buffer along its periphery. Will it comply with the minimum yard and setback
requirements of the National Building Code or will it be installing a firewall with
the consents of the owner of the affected property?
ii. Criteria 1, 4, and 11 under Section 22 – Environmental Conservation and

- Views would be obstructed. Does the site possess severe limitations to

preclude the preservation of views?
- Significant stream, watercourses, wetlands, lakes, or ponds have to be altered,
re-graded, developed, piped, diverted or built upon. Will measures be provided
to prevent flooding in adjacent properties?
- Tree/s, as defined, has/have to be cleared or cut. Has the proponent secured a
tree=cutting permit from the DENR?
iii. Criteria 5 under Section 26 – Site Performance Standards
- On-site public utility vehicle parking areas and/or loading/unloading bays

cannot be provided. Will traffic congestion not be a problem along the roads
immediately servicing the project site?
a. Article VII Specific Zone Guidelines
- Will exceed the maximum Floor Area Ration. Will it not cause excessive traffic
in the area and will it meet all the applicable criteria under Articles V and VI of
this section?
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- Will exceed the maximum Percentage of land Occupancy. Is it within the

Private Open Space Requirements of the National Building Code and will it
meet all the applicable criteria under Articles V and VI of this section?
- Will exceed the Building Height Limit. Is it within the height Clearance
requirements of the ATO and will it meet Criteria 1 under Articles V and VI of
this section?
- Will exceed the Allowable Impervious Surface Area Ratio. Will it not cause
flooding in the adjacent properties?
4. The variance will not adversely affected the public’s health and safety.
a. Will the proposed Variance not pose health hazards to its neighborhood? If
necessary, the proponent should exhibit proofs of mitigating devices.
b. Will the proposed Variance not pose safety hazards such as fire, explosions an
others to its neighborhood? If necessary, the proponent should exhibit proofs of
mitigating devices.
Exceptions
If the Exception seeks reliefs from the Allowed Use provision, the following terms and
condition should be met:
1. The proposed project shall support economic based activities and provide livelihood
opportunities.
a. The applicant shall submit a calculation of the project’s direct economic impact. The
minimum requirement are:
i.
Number of employees (permanent and casual) within the next five years
ii.
Wages and salaries from the new jobs
iii.
Estimates on spending on personal consumption by resident of new housing
and/or workers in new jobs
b. The applicant shall warrant prioritize the hiring of qualified residents of Taguig.
c. With complex and large-scale proposals, such as regional shopping centers,

industrial estates and the like, the LZBAA may require the applicant to submit its
Feasibility Study that includes Economics and Fiscal Impact Analysis.
2. The proposal shall not causes excessive requirements at public cost for public services
and will not be detrimental to the economic welfare of Taguig.
a. This is an assessment of the proposed project’s social impacts particularly on the

requirement for basic community services.
i. Estimated number of new (in-migrating) resident that may be generated buy

the proposal (on-and off the project site) at full build-out
-51-
ii. Estimated number of households due to new residents

iii. Type and number of social service facilities to be provide by the new
development (schools, health, recreational, religious, security, fire
protection)
b. The LZBAA may gauge this information versus requirement for additional social
service facilities such as schools, health, recreational, religious, police and fire
protection. As in item c above, c complex and large-scale project may be required
to submit a Social Impact Analysis to be included in its Feasibility Study.
3. The proposal will not adversely affect the appropriate use of adjoining properties in the
same zone such as generating excessive vehicular traffic, causing overcrowding of
people or generating excessive noise and other nuisances.
a. Will the proposal causes vehicular traffic congestion along the street/s servicing
the project site? If yes, the mitigating devices under the TIA may be reviewed by
the LZBAA. If a TIA has not been prepared at this stage, the LZBAA may require the
preparation of one.
b. Will the proposal attract a significant number of people to affect the present
character of its immediate vicinity? If yes, are there adequate crowed control
measures indicated in the proposal? A Certificate of No LZBAA from the proponent.
If the Exception will seek further reliefs from the performance and dimensional
provisions of the LUGS, the following should additionally be met:
4. The proposed Exception is the minimum d3eviation necessary to permit reasonable use
of the property.
i. Criteria 1,2,3 and 8 under Section 21 – Buffer Yards
- The applicant warrants that the required buffers could not be provided due to
the dimension and/or physical limitations of the proposed project’s site.
ii. Criteria 1,4 and 11 under Section 22 – Environment Conservation and

- Views would be obstructed
- Significant streams, watercourse, wetlands. lakes or ponds have to be
alternate, re-graded, developed, piped, diverted or built upon
- Tree/s, as defined under this section, has/have to be cleared or cut
-52-
- On – site public utility vehicle parking areas and/or loading/unloading

bays cannot be provided.
i. Items 2- Land Use Intensity Controls of all sections under Article VII
- Requirement of PLO, FAR,BHL and/or AISAR cannot be complied with
The other provisions of the LUGS that are not cited above are considered as absolute
provision that have to be complied with by all developments. Application seeking
reliefs from provision other than those indicated here shall not be entertained.
Further, the requirements of the National Building Code, PD957,BP 220 and other
related laws may not be waived.
5. The proposed Exception will not substantially or permanently injure the use of the
other properties in the same zone as blocking off natural light, causing loss of natural
ventilation, encroaching in public easement and the like.
The proposal shall be assessment relative to its impact on the neighborhood or

according to its ability meet the objective of the spe3cific Article and met in order for
the application to be further considered:
i. Criteria 1 ,2 ,3 and 8 under Section 21 – Buffer Yards
- Exception will block off the adjacent properties’ access to light and ventilation?
Has/have the consent/s of immediately adjacent property owner/s been
obtained?
- Exception is a Light Industrial Use and cannot provide the 3-meter open space
buffer along its periphery. Will it comply with the minimum yard and setback
requirement of the National Building Code or will it be installing a firewall with
the consent of the owner of the affected property?
ii. Criteria 1, 4 and 11 under Section 22 – Environment Conservation and

- Views would be obstructed. Does the site posses severe limitations to preclude
the preservation of views?
- Significant streams, watercourses, wetlands, lakes or ponds have to be altered,
re-graded, developed, piped, diverted or built upon. Will measures be provided
to prevent flooding in adjacent properties?
- Tree/s, as defined, has/have to be cleared or cut. Has the proponent secured a
tree-cutting permit from the DENR?
-53-
- On-site public utility vehicle parking areas and/or loading/unloading bays cannot
be provided. Will traffic congestion not be a problem along the roads
immediately servicing the project site?
- Will exceed the maximum Floor Area Ratio. Will it not cause excessive traffic in the
area and will it meet all the applicable criteria under Articles V and VI of this
section?
- Will exceed the maximum Percentage of Land Occupancy. Is it within the Private
Open Space Requirements of the National Building Code and will it meet ll the
applicable criteria under Articles V and VI of this section?
- Will exceed the Building Height Limit. Is it within the Height Clearance
requirements of the ATO and will it meet Criteria 1 under Articles V and VI of this
section?
- Will exceed the Allowable Impervious Surface Area Ratio. Will it not cause flooding
in the adjacent properties?
6. The Exception will not adversely affect the public’s health and safety.
a. Will the proposed Exception not pose health hazards to its neighborhood? If necessary,
the proponent should exhibit proofs of mitigating devices?
b. Will the proposed Exception not pose safety hazards such as fire, explosions and others
to its neighborhood? If necessary, the proponent should exhibit proofs of mitigating
devices.
4.3 Type 2 Application
Type 2 Applications are those that are locally-significant located in subdivisions,

condominiums, PUDs and the like with IDCs that have been approved by the Municipality.
For these cases, the Evaluation Section shall use a Process 2 Evaluation Procedure (Exhibit
20).
Once of the key requirements is a clearance from the Property Administrator/Manager or

President of the Homeowner’s Association with specific reference to the IDC. The Process 2
Evaluation Procedure is generally similar to the Process 1 except for refinements within
certain steps.
4.3.1 Site Investigation
-54-
Evaluation under this step is entirely similar to that Process 1 and the form shown in Exhibit
9 shall be used.
4.3.2 Application of the Provisions under Article V General Regulations
Evaluation under this step is entirely similar to that of Process 1 and the form shown in
Exhibit 9 shall be used.
4.3.3 Application of the Provisions under Article VI Performance Standards
Not all criteria indicated in Article VI are applicable to type 2 Applications. The applicable
and non-applicable criteria are cited below:
Applicable
- Buffer Yards
- Environmental Conservation and Preservation Criteria
- Network of Green and Open Spaces (Item 3 only)
- Historical Preservation and Conservation
- Site Performance Standards
- Infrastructure Capacities
- Traffic Impact Assessment
Not Applicable
- Agricultural Land Conservation and Preservation

- Network of Green and Open Spaces (Item 1and 2)
Evaluation
With respect to Article VI, Type 2 Applications shall be evaluated based on the applicable
criteria only. The Type 2 Article VI Evaluation Form is shown in Exhibit 23.
4.3.4 Application of the Provisions under Article VII Specific Zone Guidelines
The Type 2 Article VII Evaluation Form is shown in Exhibit 24. The following provides a guide
in evaluating Type 2 Applications relative to the provisions of Article VII:
Allowable Uses
All uses to be allowed shall be per the IDC.
-55-
The maximum allowed LUIC should be per the IDC. If the IDC does not provided for An LUIC,
then the particular requirements of the LUGS for the zonal location of the property shall be
observed.
4.3.5 Endorsement of Project Evaluation Report
The procedure to be observed under this step is entirely similar to that of Process 1.
4.3.6 Courses of Action of the Zoning Administrator
The courses of action of the Zoning Administrator are entirely similar to that of Process 1.
4.3.7 Applications Invoking Article VIII
Evaluations and procedures under this step are similar to Process 1.
Type 3 Applications are projects within the scope of PD 957 and BP 220. This may further be
subdivided into the following:
- BP 220 Socialized Housing (Type 3a Application)

- PD 957 Subdivisions (Type 3b Application)
- PD 957 Condominiums (Type 3c Application)
For all these case, the Evaluation Section shall use a Process 3 Evaluation Procedure (Exhibit
25).
4.4.1 Type 3a Evaluation
The evaluation of Type 3a Applications focuses on the project site as a whole and its
relationship to the neighborhood and the Municipality. The details of the proposal, such as
buildings, roads widths, parcel sizes, open spaces, building layouts, etc. shall be evaluated at
the Development Permit stage.
Site Investigation
Evaluation under this step is almost entirely similar to that of Process 1 and the form shown
in Exhibit 9 shall be used.
Application of the Provisions under Article V General Regulations
-56-
Application of the Provisions under Article VI Performance Standards
Application of the Provision under Article VII Specific Guidelines
The Type 3a Article VII Evaluation Form is shown in Exhibit 26.
Allowed Uses
All uses allowed within the zone and in accordance with BP 220.
The LUIC shall not be evaluated a this stage but will be done at the Development Permit
stage.
Endorsement of Project Evaluation Recommendation
The procedures to be observed under this step are entirely to that of Process 1.
Courses of Action of the Zoning Administrator
The courses of action of the Zoning Administrator are entirely similar to thsat of Process 1.
Applications invoking Article VIIIU
Evaluations and procedures under this step is similar to Process 1.
4.4.2 Type 3a Evaluation
Site Investigation
Evaluation under this step is almost entirely to that of Process 1 and the form shown in
Application of the Provisions under Article V General Regulations
Application of the Provisions under Article VI Performance Standards
-57-
Application of the Provisions under Article VII Specific Guidelines
The Type 3b Article VII Evaluation Form is shown in Exhibit 27.
Allowed Uses
All uses allowed within the zone and in accordance with PD 957.
The LUIC shall not be evaluated at this stage but will be done at the Development Permit
stage.
Endorsement of Project Evaluation Recommendation
The procedures to be observed under this step are entirely similar to that of Process 1.
Courses of Action of the Zoning Administrator
The courses of action of the Zoning Administrator are entirely similar to that of Process 1.
Applications invoking Article VII
Evaluations and procedures under this step is similar to Process 1.
4.4.3 Type 3c Evaluation
Process 3b is similar to a Process 1 Evaluation Procedure. Distinction is made, however, to

highlight the further need for the applicant to obtain a Development Permit from the
Sangguniang Bayan.
4.5 type 3 Applications
Type 4 Applications are for locally-significant applications classified under Innovative

Techniques. For these types of applications, the Evaluations Section shall use a Process 4
Evaluation Procedure (Exhibit 27).
In these cases, the Zoning Administrator will forward the application to the HLURB and
request for the latter’s review and recommendation on the subject. This does not, however,
preclude the MZO’s evaluation of the proposal under the appropriate type of procedure. The
HLURB’s recommendation, however, shall be considered in the issuance of the Zoning
Decision by the Zoning Administrator or the LZBAA, as the case may be.
-58-
Type 5 Applications are for Projects of national Significance where a Process 5 Evaluation
Procedure shall be observed (Exhibit 28).
The HLURB issues the Locational Clearance in cases of Projects of national Significance in
consultation with the Zoning Administrator.
5.0 Monitoring of Compliance
The Monitoring Section of the MZO shall conduct regular inspections of properties to ensure
their continued compliance with the provisions of the LUGS. The compliance Monitoring
Report is shown in Exhibit 29. Violations will be penalized as provided in Section 60 of the
LUGS.
-59-

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Implementing Guidance

Taguig Land Use Guidance System

1.0 General Overview

This document is structured as follows:

- Part 2 - The Taguig Comprehensive Land Use Plan (2000 - 2020)

- Part 4 – approvals Process provides a step-by-step procedure in the processing and

- part 5 – Monitoring of Compliance provides for the regular monitoring mechanism

MR. FERDINAND O. FLORDELIZA

2.0 The Taguig Comprehensive Land Use Plan (2000-2020)

The CLUP translates the Municipality’s Vision to be an “environmentally-sustainable city”

2.1 Overall Goal

2.2 Statement of Objectives

Following are the specific objectives of the Land Use Plan:

2.3 Policy Framework

Policy-driven Urban Land Use Planning

A strong Policy Direction, anchored on the attainment of environmental and socio-economic

Performance-Based Land Use Management

Emphasis is placed on the role of government as a Growth Manager: as facilitator and

2.3.2 Overall Policies

Taguig adopts a market-based land management policy to foster an environment that is

2.3.3 Specific Policies

Developments should positively contribute to the socio-economic welfare of the community.

Environmental Conservation and Preservation

Active Urban Open Spaces

Idle Urban Lands

Historic Conservation and Preservation

2.3.4 Land Use Strategy

The Classification of areas was based on proximity, commonality of concerns, level of

Areas classified as General Residential Development Area – 1 (GRDA - 1) are neighborhood –

The Entertainment Area is a one-hectare municipal – owned property located in Barangay

3.0 The land Use Guidance System

3.1 Statement of Purposes

The following are the purposes of the LUGS:

3.2 Statement Of General Principles

3.3 Basic Feature

3.4 Key Elements

3.4.1 Selectively Mixed Land Management Zones

The Municipality of Taguig is divided into eleven Basic Zones, namely:

- Urban Core Zone - Institutional Zone

The above divisions are for the intentions of the LUGS.

1. Implementing the Taguig CLUP;

a. Urban Core Zone

b. General Residential Development Zone – 1

c. General Residential Development Zone – 2

This zone is being earmarked for re-development as a master-planned medium density

d. Low Density Residential Development Zone

The LDRDZ is intended for low-density residential developments with supporting

e. Socialized Housing Zone

The IZ shall be maintained and developed for institutional purposes.

g. Tourism Development Zone

i. Light Industrial Zone

j. Open Space Zone

The OSZ is intended for the maintenance of functional open spaces.

a. Urban Corridor Special Development Zone

b. Local Growth Center Special Development Zone

c. Historical Special Development Zone

d. Fish Port Special Development Zone

3.4.2 General Regulations

General Residential Uses General Institutional Uses