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Board of Commissioners

RESOLUTION NO.R-744
Series of 2003

APPROVING THE COMPREHENSIVE LAND USE PLAN/


ZONING ORDINANCE OF THE MUNICIPALITY OF
TAGUIG
WHEREAS, the Board is empowered under letter of Instruction No.729, Executive
Order (EO) No.648 s.19981 as amended by EO No.90 s. 1981, Republic Act (RA) No.7279
,and RA No.7160, the Local Government Code ,as implemented by EO No.72 s.1991 to
review and ratify land use plans of highly urbanized cities to ensure their compliance with
national standards;
WHEREAS, the MUNICIPALITY of TAGUIG has complete the formulation of its
Comprehensive Land Use Plan/Zoning Ordinance, 2000-2020, through the City Development
Council and the City Planning and Development Office;
WHEREAS, the plan has been adopted by the Sangguniang Panlungsod under
Resolution No. 129, S of 2003, dated 19 May 2003;
WHEREAS, the Metro Manila Development Council approved and has favorably
endorsed to this Board the approval of said CLUP/ZO through MMDA Resolution No. 03-21,
dated 26 June 2003;
WHEREAS, the city has complied with the prescribed documentary and procedural
requirements in the plan formulation process;
WHEREAS, after the review of the above plan pursuant to the CLUP/ZO review and
approval process under HLURB Administrative No. 01, Series of 1996, the Board finds that
the Comprehensive Land Use Planning/Zoning Ordinance of the Municipality of Taguig, 20002020, substantially complies with national standards and guidelines on comprehensive land
use plan formulation;

RESOLUTION NO. 744, Series of 2003


APPROVING THE COMPREHENSIVE LAND USE PLAN

ZONING ORDINANCE OF THE MUNICIPALITY OF TAGUIG, 2000-2020

Page 2
-----------------------------------------------------------------------------------

WHEREFORE, be it RESOLVED as it is hereby RESOLVED that the


COMPREHENSIVE LAND USE PLAN/ZONING ORDINANCE OF THE MUNICIPALITY OF
TAGUIG, be APPROVED, as the same is hereby APPROVED.
APPROVED, 20 August 2003, Quezon City, Metro Manila.

MICHAEL T. DEFENSOR
Chairman

JOSE C. CALIDA
Undersecretary, DOJ
Ex-Officio Commissioner

ROMULO Q. M. FABUL
Commissioner and
Chief Executive Officer

EDUARDO R. SOLIMAN, JR.


Undersecretary, DILG
Ex-Officio Commissioner

TERESITA A. DESIERTO
Commissioner

AUGUSTO B. SANTOS
Deputy Director-General, NEDA
Ex-Officio Commissioner

FRANCISCO L. DAGNALAN
Commissioner

JOEL I. JACOB
DPWH
Ex-Officio Commissioner

Attested:

CHARITO B. LANSANG
Board Secretary

REPUBLIKA NG PILIPINAS
TANGGAPAN NG PANGULO
Pangasiwaan Sa Pagpapaunlad Ng Kalakhang Maynila
(Metropolitan Manila Development Authority)
Tapat na Serbisyo sa Bagong Milenyo

METRO MANILA COUNCIL

MMDA Resolution No.03-21


Series of 2003

ENDORSING FOR RATIFICATION BYBY THE HOUSING AND LAND USEREGULATION


BOARD THE COMPREHENSIVE LAND USE PLAN AND ZONING ORDINANCE FOR THE
MUNICIPAL OF TAGUIG
WHEREAS, the Sangguniang Bayan of the Municipality of Taguig, through Resolution
No. 129 and Ordinance No. 15, series of 2003 dated May 19, 2003 adopted its Comprehensive
Land Use Plan and Land Use Guidance System and Providing for the Administration and
Enforcement for the Municipality of Taguig;
WHEREAS, the formulation of the said Comprehensive Land Use and Zoning
Ordinance is in line with the provision of Republic Act No. 7160 or the Local Government Code
of 1991 requiring all local government units to prepare their land use plans, zoning ordinances,
enforcement systems and procedures;
WHEREAS, this provision of RA 7160 was reaffirmed by Executive Order No. 72,
dated March 2, 1993 which provides that LGUs shall, conformity with existing laws, continue
to prepare their respective Comprehensive Land Use Plans and Zoning Ordinances, and
submit the same to HLURB for ratification;
WHEREAS, the comments and recommendations of local sector experts, members of
the MMDA-HLURB Technical Review Committee and the local residents generated during
public hearings and consultations were considered in the formulation of the said
Comprehensive Land Use Plan and Zoning Ordinance;
WHEREAS, the said Comprehensive Land Use Plan and Zoning Ordinance serve as
effective mechanism to attain the development goals and objectives of the Municipality of
Taguig by guiding its people in their collective and sustainable use of scare resources to
ensure a better quality of life and an improved living environment.
WHEREAS, the Municipality of Taguig, as a COMPONENT LOCALITY OF Metro
Manila, is consistently committed towards a rational, planned and coordinated development
for the metropolis under the policy guidelines of the Physical Framework Development Plan
for Metropolitan manila (1996-2016).
MMDA, Building, EDSA Cor. Orense St., Guadalupe, Makati City
Tel No. (632) 88226268822628Fax No. (632) 8822630 E-mail: mmdagm@evoserve.com Webpage: www.mmda.gov.ph
METROBASE
Tel Nos. 882087488208768820877 Fax No. 8820889

Page 2
ENDORSING FOR RATIFICATION BY THE HOUSING AND LAND USE REGULATORY BOARD
THE COMPREHENSIVE LAND USE PALN AND ZONING ORDINANCE FOR THE MUNICIPALITY
OF TAGUIG
X===========================================================================X

NOW, THREFORE, be it resolved As it is hereby resolved, pursuant to Sections 1, 3


and 9 of Republic Act No. 7924 and its Implementing Rules and Regulations, that the Metro
manila Council hereby endorses for ratification by the Housing and land Use Regulatory
Board thee Comprehensive Land Use Plan and Zoning Ordinance for the Municipality of
Taguig without prejudice to the boundary dispute/ claims of its adjoining cities/
municipalities..
This Resolution shall take effect upon approval.
DONE this 26th day of JUNE 2003,in Makati City ,Metropolitan Manila Philippines.

BAYANI F. FERNANDO
Chairman

BENJAMIN C.ABALOS, JR.


Mayor,Mandaluyong City

JOSE L. ATIENZA, JR.


Mayor, City of Manila

JEJOMAR C. BINAY
Mayor ,Cty of Makati

BOBBIT L. CARLOS,M.D.
Mayor,Valenzuela City

VERGEL A. AGUILAR
Mayor,Las Pias City

FELICIANO R. BELMONTE
Mayor,Quezon City

ROSEDO T.CAPCO
Mayor ,Pateros

JOSEPH VICTOR G. EJERCITO


Mayor,San Juan

Page 3. . /
ENDORSING FOR RATIFICATION BY THE HOUSING AND LAND USE REGULATION BOARD THE
COMPREHENSIVE LAND USE PLAN AND ZONING ORDINANCE FOR THE MUNICIPALITY OF
TAGUIG
X===========================================================================X

SOLEDAD C. EUSEBIO
Mayor , Pasig City

MA.LOURDES C. FERNANDO
Mayor ,Marikina City

JAIME R. FRESNEDI
Mayor,City of Muntinlupa

REYNALDO O. MALONZO
Mayor, Caloocan City

JOEY P.MARQUEZ
Mayor, Paraaque City

TOBIAS M. TIANGCO
Mayor,Navotas

SIGFRIDO R.TINGA
Mayor, Taguig

WENCESLAO B. TRINIDAD
Mayor,Pasay City

AMADO S. VICENCIO
Mayor, City of Malabon

JESUS C.CRUZ
Chairman
Metro Manila Vice Mayors League

PERPTUO F. CAMILA
President
Metro Manila Councilor League

Taguig Land Use Guidance System


Table of Contents
ARTICLE/SECTION
No.

Title

Page
No

ARTICLE 1
Section 1

TITLE OF THE ORDINANCE


Title of the Ordinance

1
1

ARTICLE II
Section 2
Section 3
Section 4

AUTHORITY AND PURPOSE


Authority
Purpose
General Principles

1
1
1
2

ARTICLE III

DEFINITION OF TERMS

ARTICLE IV
Section 5
Section 6
Section 7
Section 8
Section 9

ZONE CLASSIFICATIONS
Division into Zones
Description of Zones
Zoning Map
Zone Boundaries
Interpretation of the Zone Boundary

7
7
8
13
13
13

ARTICLE V
Section 10
Section 11
Section 12
Section 13
Section 14
Section 15
Section 16
Section 17
Section 18
Section 19

GENERAL CONDITIONS
General Provisions
Classification of Uses
Height Regulations
Specific Provisions of the National Building Code
Subdivisions, Condominiums and Socialized Housing
Development Permit
Easement
Environmental Compliance Certificate
Projects of National Significance
Innovative Techniques or Designs

14
14
14
14
14
15
15
15
15
16
16

ARTICLE VI
Section 20
Section 21
Section 22
Section 23
Section 24
Section 25
Section 26
Section 27
Section 28

PERFORMANCE CRITERIA
Application of Performance Criteria
Buffer Yards
Environment Conservation and Protection Criteria
Agriculture Land Conservation and Protection Criteria
Network of Green and Open Spaces
Historical Conservation and Preservation Criteria
Site Performance Criteria
Infrastructure Capacities
Traffic Impact Assessment

16
16
16
17
18
18
19
19
20
20

ARTICLE/SECTION
No.

Title

Page
No

ARTICLE VII
Section 29
Section 30
Section 31

SPECIFIC ZONE GUIDELINES


Application of Specific Zone Guidelines
Basic Zone Guidelines
Overlay Zone Guidelines

20
20
20
33

ARTICLE VIII
Section 32
Section 33

MITIGATING DEVICES
Deviation
Procedures for Granting Variances and Exception

36
36
36

ARTICLE IX
Section 34
Section 35
Section 36
Section 37
Section 38
Section 39
Section 40
Section 41
Section 42
Section 43
Section 44
Section 45
Section 46
Section 47
Section 48
Section 49

ADMINISTRATION AND ENFORCEMENT


Locational Clearance
Processing Fee for Location Clearance
Escalation Clause
Time of Payment
Exemption
Building Permit
Business Permit
Non-User of Location Clearance
Issuance of Zoning Classification
Certificate of Non-Conformance
Existing Non-Conforming Uses and Building
Phasing-Out of Temporary Use Permits
Responsibility for Administration and Enforcement
Power and Functions of a Zoning Administration
Action on Complaints and Oppositions
Functions and Responsibilities of the Local Zoning
Board of Adjustments and Appeals
Composition of the LZBAA
Review of the LUGS
Composition of the Local Zoning Review Committee
Function of the LZRC
Amendments to the LUGS
Violations and Administrative Penalties
Suppletory Effect of other Laws and Decrees
Separability Clause
Repealing Clause
Effectivity Clause

37
37
37
39
39
39
39
39
39
39
39
40
40
40
40
40

Section 50
Section 51
Section 52
Section 53
Section 54
Section 55
Section 56
Section 57
Section 58
Section 59

41
41
42
42
42
43
43
44
44
44
44

Taguig Land Use Guidance System

2 MUNICIPALITY OF TAGUIG
ORDINANCE NO. 15
Series of 2003
AN ORDINANCE
ADOPTING A REVISED LAND USE GUIDANCE SYSTEM
FOR THE MUNICIPALITY OF TAGUIG AND PROVIDING FOR THE ADMINISTRATION
AND ENFORCEMENT THEREOF
Be it ordinance and enacted by the Sangguniang Bayan of Taguig:
WHEREAS, Section 20-c of the Local Government Code provides that local government
units shall continue to prepare their respective Land Use Plans enacted through Zoning
Ordinances which shall be the primary and dominant bases for the future use of land
resources;
WHEREAS, the local government of Taguig in pursuit of its development goals and
objectives, formulated its Comprehensive Land Use Plan which would require the enactment
of regulatory measures to translate its planning goals and objectives into reality;
WHEREAS, ON December 18, 2000 this body passed and approved Ordinance 33, Series
of 2000 adopting a land development guidance system which was subsequently published
and submitted to the Metropolitan Development Authority (MMDA);
WHEREAS, after a thorough study, it was found that there is a need to revise the said land
development guidance system as recommended by the MMDA;
WHEREAS, this Zoning Ordinance is one such regulatory measure which is an important
tool for the implementation of the Comprehensive land Use Plan;
NOW THEREFORE, the Sangguniang Bayan of Taguig in a session assembled hereby
adopts the following Zoning Ordinance.
ARTICLE I
TITLE OF THE ORDINANCE
Section 1.
Title of the Ordinance.
This Zoning Ordinance shall be known as the
Taguig Land Guidance System and shall hereinafter to as the LUGS.
ARTICLE II
AUTHORITY AND PURPOSE

Section 2.
Authority.
The LUGS is enacted pursuant to the provisions of the Local
Government Code of 1991, R.A. 7160 Section 458 (2 ix) authorizing the Municipality through
the Sangguniang Bayan to adopt a Zoning Ordinance in consonance with the approved
Comprehensive Land Use Plan and in conformity with Executive Order No. 72.
Section 3.

Purposes. The LUGS is enacted for the following purposes

Taguig Land Use Guidance System

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 Taguig in accordance with its Comprehensive
land Use Plan;

3.

Provide the proper regulatory environment to maximize opportunities for creativity,


innovation and make ample room for development within the framework of the
Municipalitys over-all goals and objectives;

4.

Enhance the character and stability of residential, commercial, industrial, institutional,


open space and other functional areas within the 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.

Section 4.
General Principles. The LUGS is based on the approved Taguig
Comprehensive Land Use as per Resolution No. 129 dated May 19, 2003.
1. The LUGS reflects the Municipalitys 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 participant community.
2. The LUGS recognizes 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 Municipalitys
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 a manner that is fully responsive to the ever changing
condition 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 regulation in the LUGS are considered as land development as land use
management tools that are necessary to provide a clear guidance to land
development in order to ensure the community s common good.

Taguig Land Use Guidance System

ARTICLE III
DEFINITION OF TERMS
The definition of the technical terms used in the LUGS shall carry the same meaning given
to them in already approved codes and regulation such as, but not limited to, the National
Building Code, Water Code, Philippine Environmental Code and the Implementing Rules and
Regulations promulgated by the Housing and Land Use Regulatory Board (HLURB). The
words, terms and phrases enumerated hereunder shall be understood to have the
corresponding meaning indicated as follows:
1. Allowable Impervious Surface Area Ratio (AISAR) the ratio between the
coverage of ground level impervious surface to the total lot area. This is
expressed as a percentage over and above the resultant Percentage of Land
Occupancy (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.
2. Basic Zones- refers to the primary zoning classification of properties within the
Municipality
3. Buffer Area these are yards, setbacks, parks or open spaces intended to
separate incompatible elements or uses and to control pollution/nuisance.
4. Building Height Limit (BHL) the maximum height allowed for buildings
expressed as the number of floors.
5. Certificate of Non- Conformance certificate issued to owners of all uses existing
prior to the approval of the LUGS which do not conform to the provision herein
provided
6. Certificate of Zoning Classification a document issued by the Zoning
Administrator citing the zoning classification of the land based on the LUGS.
7. Compatible Uses uses or activities capable of existing together harmoniously
e.g. residential use and parks and playground.
8. Comprehensive Land Use Plan (CLUP) a document embodying specific
policies and programs for guiding and regulating growth and development. The
main components of the CLUP in this usage are the sectoral studies i.e.
Environment, Social, Economic, Land Use, Transport, Infrastructure and Local
Administration.
9. Conflicting Uses uses or activities with contrasting characteristics sited adjacent
to each other e.g. residential units adjacent to industrial plants.
10. Conforming Use a use that is accordance with the zone regulations as provided
for in the LUGS.
11. Easement open space imposed on any land use/activities sited along
waterways, road-right-of-ways, cemeteries/memorial parks, utilities and the like.

Taguig Land Use Guidance System

12. Eco-Tourism Uses (ETU)-environment- sound tourism activities in given


ecosystem yielding socio-economic benefits and enhancing natural and cultural
diversity conservation.
13. Exception-a device which grants a property owner relief from certain provisions of
the LUGS where because of the specific use would result in a particular hardship
upon the owner.
14. Floor/Area Ratio (FAR) is the ratio between the Gross Floor Area of a building
and the area of the lot on which it stands. Determined by dividing the Gross Floor
Area of the building and the area of the lob .The Gross Floor Area of any building
should not exceed the prescribed floor area ratio (FAR) multiplied by the lot area.
15. General Commercial Uses (GCU) land use activities involved in business, trade
or service.
16. Gross Floor Area (GFA) the GFA of a building is the total floor space within
the perimeter of the permanent external building walls (inclusive of main and
auxiliary building),occupied by:
a.
b.
c.
d.
e.
f.

Office areas;
Residential areas;
Corridors
Lobbies
Mezzanine;
Vertical penetrations which shall mean stairs, fire escapes, elevator shafts,
pipe shafts, vertical shafts, vertical ducts, and the like and their enclosing
walls;
g. Machine room and closets;
h. Storage rooms and closets;
i. Covered balconies and terraces; and
j. Interior walls and columns, and other interior features.
Excluding the following:
k. Covered areas used for parking and driveways, including vertical penetrations
in parking floors where no residential or office units are present;
l. Uncovered areas for air conditioning cooling towers, overhead water tanks,
roof decks laundry areas and cages, wading or swimming pools, whirlpool or
Jacuzzis, gardens, courts or plazas.
17. General Residential Uses (GRU) land use activities principally for
dwelling/housing.
18. HLURB shall mean the Housing and Land Use Regulatory Board
19. Impervious Surface type of man-made surface which does not permit the
penetration of water.

20. Land Use Intensity Controls (LUIC) refer to controls on open spaces (PLO),
building bulk (FAR), building height (BHL) and impervious surfaces (AISAR). The

Taguig Land Use Guidance System

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. The LUIC
is applied as follows:
a. Maximum Allowable Building Area Per Floor in Square Meters = Lot Area x
Allowable PLO
b. Maximum Allowable Gross Floor Area in Square Meters = Lot Area x
Allowable FAR
c. In determining the maximum number of floors per building, BHL regulations
shall apply.
For planned unit development schemes, residential subdivisions and the like, the
LUIC shall apply to individual lot parcels. Gross open spaces (defined as
common areas, roads, etc.) shall be governed by the requirements of PD 957, BP
220 and related regulations.
For a parcel of land that has no lot/parcellary subdivisions, the LUIC shall apply
the t 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 develop into individual lots as part
of a planned unit/mixed use development, residential or commercial subdivision,
LUIC shall apply as follows:
d. The FAR of all the individual lots in the planned unit development (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 this Ordinance. In equation form:
Total gross floor area of
Individual building in PUD

Maximum
FAR
of
entire PUD
Total gross land area of
Individual lots in PUD
e. No individual lot shall exceed a FAR that is three times the maximum FAR that
applies to the entire PUD.
f.

The owner/developer of the subdivided PUD shall show and declare in the
development plan that it submits to the Municipal Zoning Office that such
subdivision is part of a PUD development.

g. PLO, BHL and AISAR controls shall apply to the PUD.


21. Light Industrial Uses (LIU) non pollutive0 and non hazardous manufacturing
and/or processing activities.
22. LLDA shall mean the Laguna Lake Development Authority.
23. Locational Clearance a clearance issued to a project that is allowed under the
provisions of the LUGS as well as other standards, rules and regulations on land
use. This clearance is required prior to the issuance of a building permit.

Taguig Land Use Guidance System

24. 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 the AISAR.
25. Mitigating Device a means to grant relief in complying with certain provision of
the LUGS.
26. MMDA shall mean the Metro Manila Development Authority.
27. NEDA shall mean the National Economic and Development Authority.
28. Non-Conforming Use existing non-conforming uses/establishments in an area
allowed to operate in spite of the non conformity to the provisions of the LUGS
subject to the conditions stipulated in the Locational Clearance.
29. Official Zoning Map - a duly authenticated map delineating the different zones
into which the whole Municipality is divided.
30. Overlay zones pertains to the secondary zoning classification of certain
properties within each basic zone. As provided in the LUGS, the zoning
requirement for overlay zones either adds on to or superimposes those of the
basic zone to which a property belongs.
31. Parks and Recreation Uses (PRU) uses that are designed for
diversion/amusements and for the maintenance of the ecological balance of the
community.
32. Percentage of Land Occupancy (PLO) defined 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. In
case of discrepancy between the specified PLO in this Ordinance and the Light
and Ventilation provisions of the National Building Code, the lesser allowable
floor area shall prevail.
33. Planned Unit Development (PUD) a land development scheme wherein a
project site is comprehensively planned as an entity via unitary site plan which
permits flexibility in planning, design, building sitting, complementary building
types and land uses, usable open spaces, and the preservation of natural land
features.
34. Rezoning a process of introducing amendments to or change in the text and
maps of the Zoning Ordinance. It also includes amendment or change in view of
reclassification under Section 20 of RA 7160.
35. Shore land Area - LLDA Resolution No. 23 Series of 1996 or the implementing
Rules and Regulations of Republic Act No. 4850 define the Shore land Area
(SA), as follows:
a. Existing titled lands with elevation 12.50 meters and below including those
titled under the Torrens System prior to the enactment of Presidential Decree
No. 812 in 1975; and
6

Taguig Land Use Guidance System

b.

All other areas below elevation 12.50 meters as referred to a datum 10.00
meters below mean lower low water (MLLW).

Per the said LLDA Resolution, the SA is a strip of linear open space designed to
separate incompatible elements or uses or to control pollution/nuisances and for
identifying and defining development areas zone. The administrative and
regulatory control on the land use of the Shore land Zone (SZ) is vested upon the
LLDA. The allowable uses are as follows;
a.
b.
c.
d.
e.
f.
g.
h.
i.

Tree farming/ planting;


Recreational uses (with no permanent facilities);
Agriculture;
Fishponds;
Backyard poultry;
Dockyard and boat sheds;
Research Facilities;
Fish port; and
Other facilities that will not pose pollution or cause disturbances to the
ecological balance of the lake.

36. Socialized Housing Uses (SHU) uses that are principally for socialized housing
and dwelling purpose for the underprivileged and homeless as defined in RA
7279.
37. Variance a Special Locational Clearance granting a property owner relief from
certain provision of the LUGS where, because of the particular physical
surrounding, shape or topographical conditions of the property, compliance on
height, area, setback, bulk and/or density would result in a particular hardship
upon the owner.
38. Warehouse refers to a storage and/or depository of those in business of
performing warehouse services for others, for profit.
39. Zone an area within the Municipality, as defined by manmade or natural
boundaries, where specific land use regulations are applied.
40. Zoning Administrator a Municipal government employee responsible for the
implementation/enforcement of the LUGS.
ARTICLE IV
ZONE CLASIIFICATIONS
Section 5.
Division into Zones. The Municipality of Taguig is hereby divide into eleven
Basic Zones, namely, Urban Core Zone, General Residential Development Zone 1,
General residential Zone-2, Light Industrial Zone, Socialized Housing Zone, Low Density
Residential Development Zone, Institutional Zone, Tourism Development Zone,
Entertainment Zone, Military Zone and Open Space 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. Said divisions are for the purposes of the following:
7

Taguig Land Use Guidance System

1. Implementing the Taguig CLUP.


2. Defining specific areas of the Municipality of Taguig, each requiring different
standards of development to meet different circumstances present within the
zone and;
3. Serving the purposes and intent of the LUGS as outlined in Article III.
The provisions contained herein anticipate the likelihood and desirability of mixing land uses.
Unlike conventional zones, which segregated various land uses, the LUGS allow mixed uses
and place the 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 users are located in proximity.
Zones are distinguished according to allowed land uses and land use intensities, which are
discussed in detail in succeeding articles.
Section 6.
Description of Zones.
The location of each zone and the intended
general manner of developments therein are described below.
1. Basic Zones
a. Urban Core Zone
Location
These include the Global City in Fort Bonifacio, BHIT Park area (net of the socialized
housing area per EO 70), the 25 hectare municipal owned property beside the
BHIT, properties east of the Main Spine Road and Commando Link Road including
the DMCI Mixed Used Project in Bambang Hagonoy, and the FTI Complex in
Western Bicutan Signal Village.
Intent
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
Location
All barangays of Taguig have areas classified within General Residential
Development Zone 1 (GRDZ 1)
Intent
GRDZ -1 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.

Taguig Land Use Guidance System

c. General Residential Development Zone 2


Location
The General Residential Development Zone 2 (GRDZ 2)
includes the areas
presently occupied by the Bonifacio Naval Station, Marines Corps, Navy Officers
village, Philippine army (PA) support Command, PA Dental Dispensary and
JUSMAG.
Intent
This area 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
Location
The Low Density Residential Development Zone (LDRDZ) is located in the AFPOVAI
housing areas in Western Bicutan, Bay Breeze and Holy Family Subdivision.
Intent
The LDRDZ is intended for low-density residential developments with supporting
community facilities and amenities.
e. Socialized Housing Zone
Location
Socialized Housing Zones (SHZ) are located in portions of Western Bicutan, LigidTipas, Bagong Tanyag, Hagonoy, Signal Village, Calzada, Napindan, Ibayo Tipas
and Palingon. The SHZ also includes areas covered by Executive Order No. 70
specifically a portion of the Bonifacio Housing and Information Technology Zone,
Lupang Katuparan, Pamayanang Diego Silang and Philippine Centennial Village.
Intent
The SHZs are intended for the development of medium and low-rise socialized
housing facilities with community facilities, respectively.
Institutional Zone
Location
The Institutional Zone (IZ) 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 NRCP as well as
Camp Bagong Diwa.

Taguig Land Use Guidance System

Intent
The IZ shall be maintained and developed for institutional purposes.
g.

Tourism Development Zone

Location
The Tourism Development Zone (TDZ) is located east of Manuel L. Quezon Avenue
and Road Dike from the Muntinlupa boundary up to M. De Leon Street including
portions of Laguna Lake within the jurisdiction of Taguig.
Intent
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

Location
The Entertainment Zone (EZ) is located in Barangay Ususan.
Intent
The EZ is intended for pink light establishments such as videoke bars, day and night
clubs and health clinics. Developments shall be required to strictly implement noise
attenuation measures as well as provide the proper number of parking spaces.
i.

Light Industrial Zone

Location
The Light Industrial Zone (LIZ) includes the BCDA Information Technology (IT) Park,
existing industrial areas in Napindan, portions of Ibayo Napindan, portion of Ibayo
Tipas, portions of FTI, Veterans, RSBS Industrial Estate (IE) and the Maalac IE.
Intent
The LIZ is intended for light industrial and information technology-bases
developments.

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Taguig Land Use Guidance System

J.

Military Zone

Location
The Military Zone (MZ) is the Philippine Army retention area within Fort Bonifacio.
Intent
The MZ is intended for the exclusive use of the Armed Forces of the Philippines.
k.

Open Space Zone

Location
Open Space Zone (OSZ) includes the American Memorial, Libingan ng mga Bayani,
Heritage Park and Philippine Army/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.
Intent
The OSZ is intended for the maintenance of functional open spaces.
2.

Overlay Zones

a.

Urban Corridor Special Development Zone

Location
All properties that have direct access to C-5 and R-4 are designated as within the
Urban Corridor Special Development Zone (UCSDZ).
Intent
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

Location
The local Growth Center Special Development Zones (LGCSDZ) are found in the
following locations:

Barangay Fort Bonifacio


- East of the intersection of C-5 and Commando Link Road

Barangay Western Bicutan


Lawton Avenue

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Taguig Land Use Guidance System

Barangay Napindan
- Intersection of Road dike and Natividad Street

Barangay Ligid Tipas


- Intersection of Tagiuig Diversion and Sampaguita Link Road

Barangay Calzada
- Intersection of Road Dike and Sampaguita Link Road

Barangay Wawa
Intersection of Road Dike and Seagull Avenue

Barangay Lower Bicutan


Intersection of Pio Felipe Road and Manuel L. Quezon Avenue
Intersection of General Santos Avenue and Manuel L. Quezon Avenue

Barangay Signal Village


Intersection of DBP Avenue and Langka Road
Vicinity of Cucumber Road and S. Pendatun Avenue
East of the intersection of C-5 and Lower Bicutan Link Road
Barangay Maharlika
- Maharlika Village Center
-

Barangay Bagong Tanyag


Severina Link Road

Specifically, properties that fall under LGCSDZ classification are defined as follows:
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 edges of the 500
meter shall be considered within the LGCSDArea if any portion of their perspective
boundaries falls within the said limit.
Intent
The intentions for the LGCSDZ are to minimize roadside friction and to encourage
compact developments.
c.

Historical Special Development Zone

Location
The Historical Special Development Zone (HSDZ) is located in the traditional urban
center of Taguig within the vicinity of the existing Municipal Hall in Tuktukan and the
Santa Ana Church. It also includes Maharlika Village and others that may later be
declared by the National Historical Institute and/or the Municipality of Taguig.

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Taguig Land Use Guidance System

Intent
The intent for the HSDZ is to transform these locations into historically-oriented
tourism areas.
d. Fish Port Special Development Zone
Location
The fish Port Special Development Zone (FPSDZ) is located in Barangay
Bagumbayan near the Muntinlupa Boundary.
Intent
The intent for the FPSDZ is for it to have fish landing and support facilities such as
cold storage areas.
Section 7.
Zoning Map. It is hereby adopted as an integral part of the LUGS, the
Official Zoning Map of the Municipality, duly signed by the Mayor and authenticated by the
Metro Manila Development Authority (MMDA). The designation, location, and boundaries of
the zones herein established are shown and indicated in the said Official Zoning Map
(Appendix A).
Section 8.
Zone Boundaries. The locations and boundaries of the above mentioned
zones into which the municipality has been subdivided are presented in the attached Zoning
Map. In order to verify where individual lot parcels fall, the Municipal Cadastral Map shall be
overlain to the said Zoning Map.
Section 9.
Interpretation of the Zone Boundary.
In the interpretation of the
boundaries of any of the zones indicated on the Official Zoning Map, the following rules shall
apply:
1. Where zone boundaries are so indicated that they approximately follow the center of
streets 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 there form 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 said zoning map.
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
community unless otherwise indicated. Boundaries indicated as following shorelines
shall be construed to follow 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 requirements as
provided in the Water Code, in the provisions of this Ordinance and other applicable
regulations.

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Taguig Land Use Guidance System

5. Where a zone boundary line divides a lot shall be construed t 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 overlaying the cadastral
map to the former.
7. The mapped location of the property in consideration shall prevail over that of the
textual description.
ARTICLE V
GENERAL REGULATIONS
Section 10.
General Provision. The Municipality 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.
No building structure or land shall hereafter be occupied or used and no building or structure
or part thereof shall be erected, constructed or moved or structurally altered except with the
provision of the LUGS.
Section 11.
Classification of Uses.
Development proposals shall be classified
according to the following to the general classifications:

General Residential Uses


Socialized Housing Uses
General Commercial Uses
Light Industrial Uses

General Institutional Uses


Agricultural Uses
Parks and Reaction Uses
Eco- Tourism Uses

Each general classification is provided with more specific Allowed Uses that varies according
to each Basic Zone.
Section 12.
Height Regulations. Unless otherwise stipulated in this ordinance, building
heights must conform with the height restrictions and requirements of the Air Transportation
Office (ATO), the National Building Code, Structural Code and other rules and regulations
related to land development and building construction.
Section 13.
Specific Provisions in the National Building Code.
Specific provisions
stipulated in the National Building Code (P.D. 1096), as amended, relevant to traffic
generators, parking requirements, advertising and business signs, erection of more than one
principal structure, dwelling on rear lots, building setbacks, dwelling groups , and others
which are not in conflict with the provisions of the LUGS, shall be observed.
For residential buildings, 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 of restriction of
establish and proposed subdivision. For commercial, industrial, institutional and recreational
buildings, the yard requirements specified in PD 1096 shall be observed.

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Taguig Land Use Guidance System

Section 14.
Subdivisions, Condominiums, Economic and Socialized Housing.
Projects classified as Subdivisions and Condominiums or Economic and Socialized
Housing shall conform to the rules and regulations of the following:
1. PD 957, Subdivision and Condominium Buyers Proactive Law and its
2. Implementing rules and regulations;
3. 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;
4. RA 7279, Urban Development and Housing Act; and
5. Other pertinent government rules and regulations.
Section 15.
Development Permit.
All owners and developers of subdivision
projects shall, in addition to securing a Locational Clearance as provided by this Ordinance
be required to secure a Development Permit pursuant to the provisions of PD 657 and ts
implementing Rules and Regulations or BP 220 and its Implementing Rules and Regulations
in the case of Socialized Housing Projects in accordance with the procedures laid down in
EO 71, Series of 1993.
Section 16.
Easement.
The following easements shall be provided by developments
located in or affected by 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, float age, fishing or salvage or to builds structures of any kind.
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 Metro Manila Zoning
Ordinance 81-01 and MMDA Resolution No. 3, Series of 1993.
3. Five-meter easement on both sides of earthquake fault traces on the ground
identified by PHILVOLCS.
4. Public street right-of-way. No encroachments to, nor any temporary or permanent
structures shall be constructed in public streets rights-of-way, such as sidewalks
and carriageways, without the proper permit from concerned government offices.
(See Appendix B)
Section 17.
Environment Compliance Certificate.
Projects within the scope of the
Environmental Impact Assessment System, those that are classified as Environmentally
Critical Projects or those that are located in Environmentally Critical Areas shall not be
commenced, developed or operated unless the requirements of the Environmental
Compliance Certificate have been complied with.

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Taguig Land Use Guidance System

Section 18.
Projects of National Significance. Projects may be declared by the NEDA
Board as Projects of National Significance pursuant to Section 3 of Executive Order No. 72.
When a project is declared as such by the NEDA board, the Locational Clearance shall be
issued by the pursuant to EO 72.
Section 19.
Innovative Techniques or Designs.
For projects that introduce
flexibility and creativity in design or plan such as but not limited to Planned Unit
Development, Housing projects covered by New Town Development under RA 7279, BLISS
Commercial Complexes, etc., the Zoning Administrator may, on grounds of innovative
development techniques forward applications to HLURB for the latters review and
recommendation on the subject.
ARTICLE VI
PERFORMANCE CRITERIA
Section 20.
Application of Performance Criteria.
The
following
performance
criteria are intended to ensure land use and neighborhood compatibility. All developments
shall exhibit compliance to these criteria which shall form part of the requirements for
Locational Clearance. These standards are by no means exhaustive or all inclusive. The
Local Zoning Board of Adjustment and Appeals (LZBAA) may require other criteria, when
deemed necessary, to ensure land use and neighborhood compatibility.
Section 21.
Buffer Yards. Aside from providing light and ventilation, buffers can mitigate
adverse impacts and nuisances between two adjacent developments. Whenever necessary,
buffers shall be required to be extended and/or provided with planting materials in order to
ameliorate said negative condition such as, but not limited to, noise, odor, unsightly buildings
or danger from fires and explosions. Building setbacks shall be considered as buffer yards. A
buffer may also contain a barrier, such as a berm or a fence, where such additional
screening is necessary to achieve the desired level of buffering between various activities.
1. Buffers Between Adjoining Properties. Between two different developments, e.g.
Residential and Commercial, the more intense land use shall provide the proper
buffer design and materials. If a development shall occur beside a vacant lot, the
owners of the properties in consideration may submit a contractual agreement
whereby the required buffer for the first area to develop shall be reduced or
waived. If additional buffer will be required at the time the vacant lot develops, it
shall be provided by the latter development.
The hierarchy of land use intensities, from most to least intensive is provided
below:
-

Light Industrial Uses


General Commercial Uses
General Institutional Uses
Parks and Recreation Uses
Agricultural Uses
Residential Uses
Eco-Tourism Uses

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Taguig Land Use Guidance System

2. Buffers on Simultaneous Developments. The more intense use shall provide the
necessary buffer in cases when two developments occur simultaneously.
3. Location of Buffers. The building setbacks shall serve as buffer locations, at the
outer perimeter of a lot or parcel. In no case shall buffers occupy public or private
street rights-of-way.
4. Types of Buffers. Landscaped buffers with suitable foliage are encouraged. On
development where it may not be possible to put in landscaped buffers (such as
narrow lots), the developer may put up a fence provided the fencing material is
compatible with the design of the building.
5. Land uses in Buffer Areas. Buffers are part of yards and open spaces and in no
case shall buildings encroach upon it. In May, however, be used for passive
recreation such as gardening, pedestrian trails, etc.
6. Buffers In Industrial Establishments. A planted buffer strip of not less than three
meters wide is required along the periphery of industrial areas and buildings.
Section 22.
Environmental Conservation and Protection Criteria. It is the intent of
the LUGS to protect the natural resources of the Municipality. In order to achieve this
objective, all development shall comply with the following regulations:
1. Views shall be preserved for public enjoyment especially in sites with high scenic
quality by closely considering building orientation, height, bulk, fencing and
landscaping.
2. The utilization of the water resources in Taguig shall be allowed provided it is in
consonance with the development regulations of the DENR, provisions of the
Water Code, the Revised Forestry Co9de of the Philippines, as amended, and
whenever necessary, be subjected to an Environmental Impact Assessment
Study.
3. Heavy water using industrial (e.g. soft drinks bottling), recreational (golf courses,
water theme parks and the like) and other facilities shall not be allowed unless it is
proven that each development will not be detrimental to the water resources of
Taguig.
4. Land use activities shall not cause the alteration of natural drainage patterns or
change the velocities, volumes, and physical, chemical, and biological
characteristics of storm water. Streams, watercourses, wetland, lakes or ponds
shall not be altered, re-graded, developed, piped, diverted or built upon.
5. All development shall limit the rate of storm water runoff so that the rate of runoff
generated is no more that of the site in its natural condition.
6. All developments shall undertake the protection of rivers, streams, lakes and
ponds from sedimentation and erosion damage.
7. The internal drainage systems of developments shall be so designed as not to
increase turbidity, sediment yield. Or cause the discharge of any harmful
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Taguig Land Use Guidance System

substances that will degrade the quality of water. Water quality shall be
maintained according to DENR DAO No. 34 Revise Water Usage and
Classification/Ambient Water Quality Criteria.
8. Municipal and industrial wastewater effluents shall not discharged into surface and
groundwater unless it is scientifically proven that such discharged will not cause
the deterioration of the water quality. Effluents shall be maintained according to
DENR DAO No. 35-91Establishing Effluent Quality Standards for Class C
Inland Waters.
9. Floodplains shall not be altered, filled and/or built upon without proper drainage
design and without proper consideration of possible inundation effects on nearby
properties.
10. Facilities and operations that cause the emission of dust, dirt, fly ash, smoke or
any other air polluting material that may have deleterious effects on health or
cause the impairment of visibility are not permitted. 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.
11. Mature trees or those equal to or greater than 12 inches caliper measured 14
inches above the ground shall not be cleared or cut.
Section 23.
Agricultural Land Conservation and Preservation Criteria.
Agricultural
lands are recognized as valuable resources that provide employment, amenity and biodiversity. All agricultural lands in the municipality shall not be prematurely re-classified. The
LUGS, therefore, is not re-classifying currently delineated agricultural areas. The said reclassification shall be done on a case-to-case basis and evaluated on the merits of
conditions prevailing at the time of application, subject to the provisions of the Department of
Agriculture, Department of Agrarian Reform and other concerned agencies.
All developments shall be guided by the following criteria:
1. All agricultural lands shall be kept in a productive state. Idle land taxes may be
imposed to agricultural lands that are left idle for a period of one year.
2. Re- classified agricultural lands, if undeveloped for a period of one year upon reclassification, shall be reinstated to agricultural classification and shall be
evaluated based on the prevailing conditions at the time of new application.
Section 24.
Network of Green and Open Spaces
Aside from complying with the
open space requirements of PD 957, BP 220 and other related issuance, the following shall
apply:
1. All residential, commercial, industrial and mixed-use subdivisions, having total
contiguous land areas of 10 hectares or less are required to provide tree-planted
strips along its internal roads having a spacing of not more than 10 meters per
tree.
2. Similar developments with total contiguous land areas greater than 10 hectares
are required to provide, in addition to the above, landscaped forest parks of not

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Taguig Land Use Guidance System

less than 500 square meters for the use of the occupants and/or the general
public.
3. Residential compounds, regardless of total lot area, shall provide an open space
for playground purposes with an area for playground purposes with an area
equivalent to at least five percent of the required lot area per family. Where the
residential compound is intended for less than ten families, the setting aside of
such area for playground purposes may be dispensed with provided that an open
space may be used as part of the yard requirement for the compound. All
designated open spaces shall not be converted to other uses.
Section 25.
Historical Conversation and Preservation Criteria.
Historic sites and
facilities shall be conserved and preserved. These shall, to the extent possible, be made
accessible for the education and cultural enrichment of the general public.
The following shall guide the development of historic sites and facilities:
1. Sites with historic buildings or places shall be developed to conserve and enhance
their heritage values.
2. Historic sites and facilities shall be adaptively re-used.
Section 26.
Site Performance Criteria. The Municipality considers it in the public
interest that all projects are designed and developed in a 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 quality of every neighborhood shall always be enhanced. The design construction,
operation and maintenance of every 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 the community in general.
Further, designs should consider the following:
1. Sites, building and facilities shall be designed and developed with regards to
safety, efficiency and high standards of design. The natural environmental
character of the site and its adjacent properties shall be considered on the site
development of each building and facility.
2. The height and bulk of buildings and structures shall be so designed that it does
not impair the entry of light and ventilation. Cause the loss of privacy and/or create
nuisances, Hazards or inconveniences to adjacent developments.
3. Abutments to adjacent properties shall not be allowed without the neighbors prior
written consent which shall be required by the Zoning Administrator prior to the
granting of a Locational Clearance;

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Taguig Land Use Guidance System

4. Parking areas/lots shall be located, developed and landscaped in order to


enhance the aesthetic quality of the facility. In no case shall parking areas/lots
encroach into street rights-of-way.
5. Developments that attract a significant volume of public modes of transportation,
such as tricycles, PUJs, buses, etc., shall provide on-site parking for the same.
These should also provide vehicular loading and unloading bays so as through
street traffic flow will not be impeded.
6. Buffers, silencers, mufflers, enclosures and other noise-absorbing materials shall
be provided to all noise and vibration-producing machinery. Noise levels shall be
maintained according to levels specified in DENR DAO No. 30 Abatement of
Noise and other Forms of Nuisance by Law.
7. Glare and heat from any operation or activity shall not be radiated, seen or felt
from any point beyond the limits of the property.
Design guidelines, deeds of restriction, property management plans and other
regulatory tools that will ensure high quality developments shall be required from
developers/home
owners
associations
of
proposed
and
existing
residential/commercial subdivisions, condominiums and PUDs. These are hereinafter
referred to as Internal Development Controls (IDC) and shall be submitted to the
Sangguniang Bayan for review and approval.
Section 27.
infrastructure Capacities. All developments shall exhibit that they are
adequately served by appropriate public infrastructure such as roads, water supply, power
supply and storm drainage. These should further exhibit that their requirements for public
infrastructure are within the capacities of the system/s serving them.
Section 28.
Traffic Impact Assessment. Major, high intensity facilities such as
commercial-residential buildings having four floors and above, shopping centers, schools,
universities, industrial estates and warehouses or other similar developments, as determined
by the Zoning Administrator or the LZBAA, shall be required to submit Traffic Impact
Assessment (TIA) which shall form part of the requirements for Locational Clearance.

ARTICLE VII
SPECIFIC ZONE GUIDELINES
Section 29.
Application of Specific Zone Guidelines.
Application of the Specific
Zone Guidelines shall be made with specific reference to the General Regulations (Article
V), Performance Criteria (Article VII) and the Zoning Maps as set out in the LUGS and as
may subsequently be amended.
Section 30.
A.

Basic Zone Guidelines

Urban Core Zone


1. Allowed Uses

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Taguig Land Use Guidance System

a. General Residential Uses


1.
2.
3.
4.

Detached family dwelling


Multi-family dwelling e.g. row houses, apartments, townhouses
Residential Condominiums
Customary accessory use like:
a. Servants quarter
b. Private quarter
c. Guard house

5. Home occupation for the practice of ones profession provided that:


a. The number of persons engaged in such business/industry shall not exceed five,
inclusive of owner;
b. There shall be no change in the outside appearance of the building premises;
c. No home occupation shall be conducted in any customary accessory uses cited
above;
d. No traffic shall be generated by such home occupation in greater volume than
would normally be expected in a residential neighborhood and any need for
parking generated by the conduct of such home occupation shall be met off the
street and in a place other than the required front yard; and
e. No equipment or process shall be used in such home occupation which creates
noise, vibration, glare, fumes, odors, and electrical interference detectable to the
normal senses and visual or audible interference in any radio or television receiver
or causes fluctuations in line voltage off the premises.
6. Recreational facilities for the exclusive use of the members of the family residing
within the premises, such as:
a. Swimming Pool
b. Pelota Court/Tennis Court
b. General Commercial Uses
1. Office like:
a. Office building
b. Office condominium
2. Shopping Mall to include:
a. Department store
b. Bookstore and office supply shop
c. Home appliance store
d. Car dealership shop
e. Photo shop
f. Flower shop
g. Bakery and bakeshop
h. Wine store
i. Grocery
j. Supermarket
k. Beauty parlor
l. Barber shop
m. Clinic

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Taguig Land Use Guidance System

n. Bakery and baking of bread, cake, pastries, pies and other similar perishable
products.
o. Dressmaking shop
p. Tailoring shop
q. Commercial job printing
r. Typing and photo engraving services
3. Spa
4. Recreational center/establishment like:
a. Movie house/theater
b. Play court e.g. tennis court, bowling lane, billiard hall
c. Swimming pool
d. Stadium, coliseum, gymnasium
5. Restaurant and other eateries
6. Commercial condominium (with residential units in upper floors)
7. Commercial housing like:
a. Hotel
b. Apartel
c. Pension house
d. Dormitory or boarding house
8. Bank and financial institution
9. Radio and television station
10. Car park building and parking lot/space
c. General Institutional Uses
1. Government center to house national, regional or local officers in the area
2. Colleges, universities, professional business schools, vocational and trade schools,
technical schools and other institutions of higher learning
3. Nursery/Elementary School
4. High School
5. General hospitals, medical centers, multi-purposes clinics
6. Scientific, cultural and academic centers and research facilities expect nuclear,
radioactive, chemical and biological warfare facilities
7. Convention center and related facilities
8. Churches
9. Libraries and museums
10. Embassies/consulate
11. Special schools such as performing arts school, speech clinics, schools for the
handicapped and schools for self-defense
d. Parks and Recreation Uses
1. Parks and gardens
2. Indoor or outdoor sports activities and support facilities, including low rise stadia,
gyms, amphitheater and swimming pools
3. Coliseums
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Taguig Land Use Guidance System

4. Memorial/Shrine monuments, kiosk and other park structures


5. Sports Club
2. Land Use Intensity Control Ratings
The LUIC in the UCZ shall be per the pertinent provisions of the National Building Code
and other related regulations and/or approved IDCs.
B.

General Residential Development Zone-1


1.

Allowed Uses

a.

General Residential Uses

1.
2.
3.
4.

Detached family dwelling


Multi-family dwelling e.g. row houses, apartments
Residential Condominium
Customary accessory use like:
a. Servants quarter
b. Private quarter
c. Guard house
Home occupation for the practice of ones profession or for engaging home
business such as dressmaking, tailoring, baking, running a sari-sari store and the
like provided that:
a. The number of persons engaged in such business/industry shall not exceed
five, inclusive of owner;
b. There shall be no change in the outside appearance of the building premises;
c. No home occupation shall be conducted in any customary accessory uses
cited above;
d. No traffic shall be generated by such home occupation in greater volume than
would normally be expected in a residential neighborhood and any need for
parking generated by the conduct of such home occupation shall be met off
the street and in a place other than the required front yard; and
e. No equipment or process shall be used in such home occupation which
creates noise, vibration, glare, fumes, odors and audible interference in any
radio or television receiver of causes fluctuations in line voltage off the
premises.

5.

6.

Recreational facilities for the exclusive use of the members of the family residing
within the premises, such as:
a. Swimming Pool
b. Pelota Court/Tennis Court

b.

General Commercial Uses

1.

General retail stores and shops like:


a. Bookstore and office supply shop
b. Photo shop
c. Flower shop

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Taguig Land Use Guidance System

2.

Food and market shops like:


a. Bakery and bakeshop
b. Grocery

3.

Personal service shop like:


a. Beauty parlor
b. Barber shop

4.
5.
6.

Restaurant and other eateries


Commercial condominium (with residential units in upper floors)
Commercial housing like:
a. Hotel
b. Apartel
c. Pension house
d. Dormitory or boarding house

7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.

Clinic
Messengerial services
Janitorial service
Dressmaking shop
Tailoring shop
Commercial job printing
Typing and photo engraving services
Repair of optical instruments
Repair of clocks and watches
Manufacture of insignia, badges and similar emblems expect metal
Repair shop like:
a. House appliances repair shop
b. Home furnishing shops

18.
19.
20.

Printing and Publishing


Printing and publishing of books pamphlets, printing cards and stationery
Repackaging of food products e.g. fruits, vegetables sugar and other related
products
Plant nursery

21.
c.

General Institutional Uses

1.
2.
3.
4.
5.

Multi-purpose hall/barangay hall


Nursery/Elementary School
Health center
High school
Church

d.

Parks and Recreation Uses

1.
2.

Parks and gardens


Basketball courts

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Taguig Land Use Guidance System

2.
Land Use Intensity Controls Ratings
Following is the LUIC rating that shall be observed in GRDZ- 1:
Maximum
PLO
75

c.

Maximum
FAR
2.0

BHL

AISAR

MAPSA

3 floors

Plus 20% of
Resultant PLC

Lot
Area
(PLO+AISAR)

General Residential Development Zone-2


1. Allowed Uses
a. General Residential Uses
1.
2.
3.
4.

Detached family dwelling


Multi-family dwelling e.g. row houses, apartments
Residential Condominium
Customary accessory use like:
a. Servants quarter
b. Private quarter
c. Guard house

5. Home occupation for the practice of ones profession or for engaging home
business such as dressmaking, tailoring, baking, running a sari-sari store and the
like provided that:
a. The number of a person engaged in such business/industry shall not exceed
five, inclusive of owner;
b. There shall be no change in there outside appearance of the building
premises;
c. No home occupation shall be conducted in any customary accessory uses
cited above;
d. No traffic shall be generated by such home occupation in greater volume than
would normally be expected in a residential neighborhood and any need for
parking generated by the conduct of such home occupation shall be met off
the street and in a place other than the required front yard; and
e. No equipment or process shall be used in such home occupation which
creates noise, vibration, glare, fumes, odors and audible interference in any
radio or television receiver of causes fluctuations in line voltage off the
premises.
6. Recreational facilities for the exclusive use of the members of the family residing
within the premises, such as:
a. Swimming Pool
b. Pelota Court/ Tennis Court
b.

General Commercial Uses

1. Office like:
a. Office building
b. Office condominium
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Taguig Land Use Guidance System

2. Shopping Mall to include:


a. Department store
b. Bookstore and office supply shop
c. Home appliance store
d. Car dealership shop
e. Photo shop
f. Flower shop
g. Bakery and bakeshop
h. Wine store
i. Grocery
j. Supermarket
k. Beauty parlor
l. Barber shop
m. Clinic
n. Bakery and baking of bread, cake, pastries, pies and other similar perishable
products.
o. Dressmaking shop
p. Tailoring shop
q. Commercial job printing
r. Typing and photo engraving services
3. Spa
4. Recreational center/establishments like:
a. movie house/theater
b. play court e.g. tennis court, bowling lane, billiard hall
c. swimming pool
d. stadium, coliseum, gymnasium
5. Restaurant and other eateries
6. Commercial condominium (with residential units in upper floors)
7. Commercial housing like:
b. Hotel
c. Apartel
d. Pension
e. Dormitory or boarding house
8. Bank and financial institution
9. Radio and television station
10. Carpark building and parking lot/space
11. Messengerial services
12. Janitorial service
13. Repair of optical instrument
14. Repair of clocks and watches
15. Manufacture of insignia, badges and similar emblems expect metal
16. Repair shops like:
a. House appliances repair shop

b. Home furnishing shops


17. Printing and Publishing
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Taguig Land Use Guidance System

18. Printing and publishing of books pamphlets, printing cards and stationery
c.

General Institutional Uses

a.
b.

Government center to house national, regional or local officers in the area


Colleges, universities, professional business schools, vocational and trade
schools, technical schools and other institutions of higher learning
Nursery/Elementary School
High School
General hospitals, medical centers, multi-purposes clinics
Scientific, cultural and academic centers and research facilities expect nuclear,
radioactive, chemical and biological warfare facilities
Convention center and related facilities
Churches
Libraries and museums
Embassies/consulate
Special schools such as performing arts school, speech clinics, schools for the
handicapped and schools for self-defense

c.
d.
e.
f.
g.
h.
i.
j.
k.

d.

Parks and Recreation Uses

1.
2.

Parks and gardens


Indoor or outdoor sports activities and support facilities, including low rise stadia,
gyms, amphitheater and swimming pools
Coliseums
Memorial/Shrine monuments, kiosk and other park structures
Sports Club

3.
4.
5.

2. Land Use Intensity Controls Ratings


Following is the LUIC rating that shall be observed in GRDZ- 2:
Maximum
PLO
80

D.

Maximum
FAR
5.0

BHL

AISAR

MAPSA

7 floors

Plus 20% of
Resultant PLo

Lot
Area
(PLO+AISAR)

Low Density Residential Development Zone Guidelines


1. Allowed Uses
a. General Residential Uses
1.
2.
3.
4.

Detached family dwelling


Multi-family dwelling
Residential condominium
Customary accessory use like:
a. Servants quarter
b. Private quarter
c. Guard house
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Taguig Land Use Guidance System

5. Home occupation for the practice of ones profession or for engaging home
business such as dressmaking, tailoring, baking, running a sari-sari store and the
like provided that:
f. The number of a person engaged in such business/industry shall not exceed
five, inclusive of owner;
g. There shall be no change in there outside appearance of the building
premises;
h. No home occupation shall be conducted in any customary accessory uses
cited above;
i. No traffic shall be generated by such home occupation in greater volume than
would normally be expected in a residential neighborhood and any need for
parking generated by the conduct of such home occupation shall be met off
the street and in a place other than the required front yard; and
j. No equipment or process shall be used in such home occupation which
creates noise, vibration, glare, fumes, odors and audible interference in any
radio or television receiver of causes fluctuations in line voltage off the
premises.
6. Recreational facilities for the exclusive use of the members of the family residing
within the premises, such as:
a. Swimming Pool
b. Pelota Court/ Tennis Court
b. General Institutional Uses
1. Nursery, Elementary and High School
2. Churches
c. Parks and Recreation Uses
1. Parks and gardens
2. Basketball courts
2.

Land Use Intensity Controls Ratings

Following is the LUIC rating that shall be observed in LDRDZ:


Maximum
PLO
70

E.

Maximum
FAR
2.0

BHL

AISAR

MAPSA

3 floors

Plus 20% of
Resultant PLO

Lot
Area
(PLO+AISAR)

Socialized Housing Zone


1. Allowed Uses
Allowed uses shall be per the requirements of Batas Pambasa 220 and Community
Mortgage Program.

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Taguig Land Use Guidance System

2. Land Use Intensity Controls Ratings


The LUIC ratings shall be per the requirements of Batas Pambansa 220 and
Community Mortgage Program.
F.

Institutional Zone
1. Allowed Uses
a. General Institutional Uses
1. Government center to house national, regional or local officers in the area
2. Colleges, universities, professional business schools, vocational and trade
schools, technical schools and other institutions of higher learning
3. Nursery/Elementary School
4. High School
5. Scientific, cultural and academic centers and research facilities expect nuclear,
radioactive, chemical and biological warfare facilities
6. Convention center and related facilities
7. Libraries and museums
8. General hospitals, medical centers, multi-purposes clinics
9. Churches
10. Special schools such as performing arts school, speech clinics, schools for the
handicapped and schools for self-defense
b.

Parks and Recreation Uses

1. Parks and gardens


2. Indoor or outdoor sports activities and support facilities, including low rise stadia,
gyms, amphitheater and swimming pools
3. Memorial/Shrine monuments, kiosk and other park structures
2. Land Use Intensity Controls Ratings
Following is the LUIC rating that shall be observed in IZ:
Maximum
PLO
75

Maximum
FAR
3.0

BHL

AISAR

MAPSA

4 floors

Plus 20% of
Resultant PLO

Lot
Area
(PLO+AISAR)

G. Tourism Development Zone


1. Allowed Uses

a. Parks and Recreation Uses


1. Parks and gardens
2. Resort areas including accessory uses

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Taguig Land Use Guidance System

3. Indoor or outdoor sports activities and support facilities, including low rise stadia,
gyms, amphitheater and swimming pools
4. Basketball courts, race tracks and similar uses
5. Sports Club
b. General Commercial Uses
1. Commercial housing like:
a. Hotel
b. Apartel
c. Pension house
2.

Food and market shops like:


a. Bakery and bakeshop
b. Wine store
c. Grocery

3.

Personal service shops like:


a. Beauty parlor
b. Barber shop
c. Spa
4. Recreational center/establishments like:
a.
Play court e.g. tennis court, bowling lane, billiard hall
b.
Swimming pool
5. Restaurant
c. General Residential Uses
1.
2.
3.
4.

Detached family dwelling


Multi-family dwelling e.g. row houses, apartments
Residential Condominium
Customary accessory use like:
a. Servants quarter
b. Private quarter
c. Guard house
5. Home industry classified as cottage industry provided that:
a.
Such home industry shall not occupy more than thirty percent of the floor area
of the dwelling unit. There should be no change or alternation in the outside
appearance of the dwelling unit and shall not be a hazard or nuisance;
b.
Allotted capitalization shall not exceed the capitalization as set by the
Department of Trade and Industry (DTI); and

c. Such shall consider the same provisions as enumerated in letters c, d and e of


Home Occupation under this section.
6. Recreational facilities for the exclusive use of the members of the family residing
within the premises, such as:
a.
Swimming pool
b.
Pelota Court/Tennis Court
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Taguig Land Use Guidance System

d.

Agriculture Uses

1.
2.

Growing of diversified plants and trees, such as fruit and flower bearing trees.
Silviculture, mushroom culture, fishing and fish cultural and the like

2.

Land Use Intensity Control Ratings

Following is the LUIC rating that shall be observed in TDZ:


Maximun
Maximun
BHL
AISAR
PLO
FAR
70
3.0
4 floors
Plus 20% of
Resultant PLO

MAPSA
Lot
Area
(PLO+
AISAR)

H. Entertainment Zone
1. Allowed Uses
a. General Commercial Uses
1.
2.
3.

Videoke Bars
Day and Night Clubs
Massage Parlors

2. Land Uses Intensity Control Ratings


Following is the LUIC rating that shall be observed in EZ:
Maximum
Maximum
BHL
AISAR
MAPSAR
PLO
FAR
70
2.0
3 floors
Plus 20% of Lot Area (PLO
resultant PLC
+
AISAR)

I.

Light Industrial Zone


1.

Allowed Uses

a. Light Industrial Uses


1. Manufacture and assembly of electronic data processing machinery and
accessories
2. Renovation and repair of office machinery
3. Manufacture and assembly of office machines
4. Manufacture and assembly of typewriters, cash register, and weighing and
duplicating and accounting machines
5. Manufacture of laboratory and scientific instrument, barometers, chemical
balance, etc.

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Taguig Land Use Guidance System

6. Manufacture of measuring and controlling equipment, plumb bob, rain


gauge, taximeter, thermometer, etc.
7. Manufacture or assembly of surgical, medical dental, equipment and
medical furniture.
8. Manufacture of photographic equipment and accessories
9. Manufacture or assembly of optical instruments
10. Manufacture of eyeglasses and spectacles
11. Manufacture of optical lenses
12. Manufacture of watches and clocks
13. Biscuit factory manufacture of biscuits, cookies, crackers, and other similar
dried bakery products
14. Doughnut and hopia factory
15. Chicharon factory
16. Manufacture of macaroni, spaghetti, vermicelli other noodles
17. Life belts factory
18. Manufacture of luggage, handbags , wallets, and small leather goods
19. Manufacture of shoes except rubber, plastic and wood
20. Manufacture of slippers and sandals except rubber and plastic
21. Manufacture of footwear parts except rubber and plastic
22. Manufacture of rowboats, bancas, sailboats
23. Manufacture of animal drawn vehicles
24. Manufacture of children s vehicles and baby carriages
25. Popcorn /rice factory
26. Manufacture of medical /surgical suppliers: adhesive tapes, antiseptic,
dressing sanitary napkins, surgical gauge etc.
27. Manufacture of orthopedic and prosthetic appliances (abdominal supporter,
ankle supports, arch supports, artificial limb, kneecap supporters, etc.)
28. Manufacture of pianos
29. Manufacture of string instruments
30. Manufacture of wind and percussion instrument
31. Manufacture of assembly of electronic organs
32. Manufacture of sporting gloves and mitts
33. Manufacture of sporting ball ( not of rubber or plastics)
34. Manufacture of gym and playground equipment
35. Manufacture of sporting tables (billiards, ping pong, pool)
36. Manufacture of others sporting and athletic goods
37. Manufacture of toys and dolls except rubber and mold plastics
38. Manufacture of pens, pencils and other office and artist materials
39. Manufacture of umbrella and canes
40. Manufacture of buttons except plastic
41. Manufacture of brooms, brushes and fans
42. Manufacture of needles, pens fasteners and zipper
43. Manufacture of insignia, badges and similar emblems (except metal)
44. Manufacture of signs and advertising displays (except printed)
45. Small scale manufacture of ice cream
46. Manufacture of ice, ice blocks, cubes, tubes , crushed except dry ice

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Taguig Land Use Guidance System

2. Land Uses Intensity Control Ratings


Following is the LUIC rating that shall be observed in LIZ:
Maximum
PLO
70

J.

Maximum
FAR
2

BHL
3 floors

AISAR

MAPSA

Plus 20 % of Lot
resultant PLO Area(PLO+
AISAR)

Military Zone
1. Allowed Uses
All uses allowed by the Armend Forces of the Philipines
2. Land Uses Intensity Control Ratings
LUIC ratings shall be according to the requirements of the National Building Code
and related as well as that of the Armend Forces of the Philippines.

K.

Open Space Zone


1. Allowed Uses
All uses allowed shall be per the individual development guidelines in the Libingan ng
maga Bayani.
2. Land Uses Intensity Control Rating
Land use intensities shall be per the National Building Code and related regulation
as well as the duly approved IDCs of the Libingan ng mga Bayani, American
Memorial, Heritage Park and PAF Golf Club

Section 31. Overlay Zone Guideline


A. Urban Corridor Special Development Zone
1. Allowed Uses
Allowed uses shall be according to those provided in the Basic Zone to which
concerned properties are located
2. Land Use Intensity Control Ratings
LUIC shall be according to those provided in the Basic Zone to which concerned
properties are located.

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Taguig Land Use Guidance System

3. Special Provision
All developments within the UCSDS shall observe the following:
a. 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
b. Abutment of building on property lines along C-5 or R-4 shall be allowed
subject to the requirement of the National Building Code.
B. Local Growth Center Special Development Zone
1. Allowed Uses
Allowed uses shall generally be according to those provide in the Basic Zone to
which concerned properties are located. In addition, the following shall be allowed in
the LGSCSDZ:
A. General Commercial Uses
1.
2.
3.
4.

Office building
Office condominium
Shopping mall
Establishment like:
a. department, office supply shop
b. bookstore ,office supply shop
c. home appliance
d. car dealership or repair
e. photo shop
f. flower shop
g. bakery and bakeshop
h. wine store
i. grocery
j. supermarket
k. beauty parlor
l. barber shop
m. dressmaking
n. tailoring
o. Commercial job printing
p. typing and photo engraving
5.
Spa
6.
Movie house/ theater
7.
Restaurant and other eateries
8.
Bank and financial Institutions
9.
Car park building
10.
Health clinics
11
.Driving schools
12.
Fitness center

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Taguig Land Use Guidance System

2. Land Use Intensity Control Rating


All properties within the LGCSDZ shall have a density bonus from the Basic Zone
LUIC as follows:

Maximum
PLO
Plus 10%

Maximum
FAR
Plus 10 %

BHL
Plus 1 floor

AISAR

MAPSA

Plus 10% of Per


zone
resultant PLO
requirement

3. Special Provision
All development within the LGCCSDZ shall observe the following:
a.

b.

No parking facilities shall be located directly fronting concerned roads


of the LGCSDZ but shall
be located at the back of each
building/property ;and
Abutment of building on property lines along concerned roads shall be
allowed subject to the requirement of the National Building Code.

C.

Special Development Zone

1.

Allowed Uses

Allowed uses shall be according to those provided in the Basic Zone to which
concerned properties are located.
2.

Land Use Intensity Control Rating

LUIC shall be according to those provided in the Basic Zone to which concerned
properties are located.
3.

Special Provision

All properties within the HSDZ shall company with the requirement of the detailed
master historic redevelopment plan that will be adopted by the Municipal Government
of Taguig.
D.

Fish Port Special Development Zone

1.

Allowed Uses

Allowed uses shall be according to those provided in the Basic Zone to which
concerned properties are located.
2.

Land Use Intensity Control Ratings

LUIC shall be according to those provided in the Basic Zone to which concerned
properties are located.

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Taguig Land Use Guidance System

3.

Special Provision

All properties within the FPSDZ shall comply which the requirement of the detailed
master development plan that will be adopted by the Municipal Government of
Taguig.
ARTICLE VIII
MITIGATING DEVICES
Section 32. Deviation. The Local Zoning Board of Adjustment and Appeals (LZBAA) may
allow Variances and Exceptions from the provision of this Ordinance only when all of the
following conditions exist.
1. Variance
a.
Conforming to the provision 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.)
b.
The Variance is the minimum deviation necessary to permit reasonable use of
the property.
c.
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 or encroaching in public easements and the like.
d.
The Variance will not adversely affect the publics health and safety.
2. Exception
a.
The Exception shall support economic based activities and provide livelihood
opportunities.
b.
The Exception shall not cause excessive requirements at public cost for
public services and will not be detrimental to the economic welfare of Taguig.
c.
The Exception 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.
d.
The Exception will not adversely affect the publics health and safety.
If the appeal for Exception seeks further relief from the dimensional and performance
requirement of the LUGS, the following should be complied with.
e.
f.

g.
h.

The Variance is the minimum deviation necessary to permit reasonable use


of the property.
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 or encroaching in public
Easement and the like.
The Variance will not adversely affect the publics health and safety.

Section 33.
Procedures for Granting Variance and Exception. The procedure of the
granting of Variance and/or Exception is as follows:
1. If an applicant should appeal the decision of the Zoning Administration regarding
the latters decision on the application for Locational
Clearance, a written
application for a variance or Exception shall be filed with the local Zoning Board
of Adjustment (LZBAA).The written application should cite the section of the
LUGS under which the same is sought and stating the ground/s thereof. Upon

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Taguig Land Use Guidance System

receipt of the said application, the LZBAA shall require the Zoning Administration
to turnover all pertinent document of the proposal.
2. 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 indicating 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 positing.
b. To submit duly notarized Affidavits of No Objection to the project by the
owners of the properties adjacent to the project site, Home owners
Association (if applicable) and the Barangay Chairman.
3. 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 this Article.
4.

During the course of these studies, the LZBAA may request the applicant for ma
conference/s to thresh out issues out issues in the application.

5. 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 main entrance of the
Municipal and Barangay Halls. All cost to be incurred in the publication shall be to
the account of the applicant. At the hearing, any party may appear in person, or
be represented but agent/s. All interested parties shall be accorded the
opportunity to be heard and present evidences and testimonies.
6. The LZBAA shall render a decision within 30 day upon receipt of all required
document, exclusive of the exception/ variance.
ARTICLE IX
ADMINISTRATION AND ENFORCEMENT
Section 34 Locational Clearance. All land owner/s developers shall secure Locational
Clearance from the Zoning Administrator or, in case of Variance and/or exception from the
LZBAA, prior to conducting any activity or construction on their property/and.
Section 35 Processing Fees for Locational Clearance. The following fees for Locational
Clearance for land us within the municipality shall be collected by the Municipal Treasurer or
its authorized deputies from the owners and/or contractor of development, construction,
renovation and expansion projects, as follows:
1. Applicant/Filling Fee. For every application for Locational Clearance irrespective of
whether approved or not; motions for reconsideration, reclassification and for filling of
complaint are as follows:

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Taguig Land Use Guidance System

a. For Location ClearancePhp 50.00


b. For Motion for Reconsideration
50.00
c. For Petition/Request for Reclassification
625.00
This excludes the cost of reclassification proceeding such as production/reproduction
of maps and other documents; public hearing and publication which shall likewise be
charge to the account of the applicant/proponent.
d. For filling complaint, except those involving pauper-litigant
Which shall be free of charge..Php 20.00
2. Processing Fee.
For approved application for locational clearance whether the
project or activity to be undertaken is conforming or non-conforming. In accordance
with the following schedule:
a. Residential (single detached and duplex type)Php 1.00/sq.m. of saleable
Total floor area
b. Commercial establishment including apartment, mass
Housing , townhouse constructed primarily for gain
PorposePhP 2.00/sq.m of saleable
total floor area
c. Industrial establishment PhP 5.00/sq. m. of
total floor area
d. Institutional (schools, hospitals, etc.) PhP 1.00/sq.m. of
Total floor area
e. Memoral Park/Cemeteries PhP 1.00/sq.m. of
Total foor area
f. Agro-Industrial
i.Manufacturing.PhP 5.00/sq.m. of
total floor area
ii.Non-manufacturingPhP 2.00/sq.m. of
total floor area
g. Telecommunication/Towers PhP 10.00/sq.m. of
h. Billboards PhP 10.00 per Sq.m.
i. Yards utilized for commercial purposePhP 1.00/sq.m of
j. Yards utilized for industrial purpose..PhP 1.00/sq.m. of
Total land area
k. All types of renovation Fifty (50%) percent of the
Prescribed rate
l. Public parks
No charge
m. Private parks
PhP 0.50/sq.m. ofTotal land area
n. Recreation facilities
PhP 1.00/sq.m. of Total floor area
Provided that commercial activities and auxiliary uses that form part of a residential building
or customarily conducted in dwelling on houses, shall be treated as application for the
construction of a residential house and shall pay the amount corresponding to such use,
except when the maximum floor area devoted to such commercial activities or auxiliary uses
exceeds thirty percent of the area of the whole residential building.

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Taguig Land Use Guidance System

3. Certificate Fee.
for each Certificate of Conformance/
Non-conformance and all other certifications issued .Php 50.00
Section 36.
Escalation Clause.
Upon the recommendation of the Zoning
Administrator, the Municipal Mayor may increase by not more than fifty percent or may
decrease by no more than twenty five percent and not often once a year, rates prescribed in
the preceding Section.
Section 37.
Time of Payment.
The prescribed processing fees shall be paid to the
Municipal Treasurer or its duly authorized deputies before any land development
construction or renovation project is lawfully begun or pursued within the territorial
jurisdiction of the Municipality.
Section 38.
Exemption.
Except the Government Owned or Controlled Corporation. All
government projects whether national or local are exempted from the payment of the
prescribed fees. Provided, however, that the Locational Clearance must be secured prior to
the finalization of plans and issuance of the corresponding Building Permit.
Section 39.
Building Permit.
issuance of a Building Permit.

The Locational Clearance shall be a requirement to the

Section 40.
Business Permit.
issuance of a Business Permit.

The Locational Clearance shall be a requirement to the

Section 41.
Non-User of Locational Clearance Upon issuance of a Locational
Clearance, the grantee thereof shall have one year within which to commence or undertake
the use, activity or development covered by such clearance on his/her property.
Non-use of said clearance within said period shall result in its automatic expiration and
cancellation. The grantee shall not proceed with his/her project without applying for a new
Locational Clearance.
Section 42.
Issuance of Zoning Classification. An applicant may request from the Office
of the Zoning Administrator the status of their land/property in relation to the LUGS. Such
document shall not be used as a Locational Clearance but as reference only for planning
and may be amended by the Local Zoning Review Committee without any prior notice from
the owner or applicant as the need arises based on the reasons/situations stated herein.
Section 43.
Certificate of Non-Conformance. Upon approval of this Ordinance, the
Zoning Administrator shall immediately notify owners of known existing non-conforming use
to respectively apply for Certificates of Non-Conformance. Within one month upon receipt of
this official notification, the owners involved shall secure a Certificate of Non- Conformance
from the Zoning Administrator. Failure on the part of the owner to register/apply for a
Certificate of Non-Conformance shall be considered in violation of the LUGS and is subject
to fine/penalties.

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Taguig Land Use Guidance System

Section 44.
Existing Non-Conforming Uses and Buildings.
The lawful uses of any
building, structure or land at the time of adoption or amendment of the LUGS may be
continued, although such uses not conform with the provision of the LUGS, provided:
1. That no such non-conforming uses shall be enlarged to occupy a greater area of
land than that already occupied by such use at the time of the adoption of the
LUGS or moved in whole or in part, to any other portion of the lot or parcel or
land where such non-conforming use exists the time of the adoption of the LUGS;
2. That no such non-conforming use which has ceased operation for more than one
year be again revived as non-conforming use;
3. An idle/vacant structure may not be used for non-conforming activity.
4. That any non-conforming structure, or structures under one ownership which
has been damaged may be reconstructed and used as before provided that such
reconstruction is not more than fifty percent of the replacement cost;
5. That should such non-conforming portion of structure be destroyed by any
means to an extent of more than fifty percent of its replacement cost at the time
of destruction, it shall not be reconstructed except in conformity with the
provisions of the LUGS;
6. That no such non-conforming use maybe moved to displace any conforming use;
7. That no such non-conforming structure may be enlarge or altered in a way which
increases its non-conformity, but any structure or portion thereof may be altered
to decrease its non-conformity; and
8. That should such structure be moved for any reason to whatever distance, it shall
thereafter conform to the regulation of the zone in which it is moved or
relocated.
Section 45.
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 of the LUGS are required to apply for Locational
Clearance or Certificate of Non-Conformance on or before the expiration of the said TIP.
Section 46.
Responsibility for Administration and Enforcement.
The LUGS shall
be enforced and administered by the Local Chief Executive though the Zoning Administrator
who shall be appointed by the former in accordance with existing rules and regulations on
the subject.
A Zoning Unit under the Office of the Zoning Administrator is also hereby established. This
unit shall be composed of Evaluation, Monitoring and Inspection Sections to be staffed by
personnel per the requirements of the Civil Service Commission.
Section 47.
Powers and Functions of a Zoning Administrator. Pursuant to the provision
of EO 72 implementing RA 7160 in relation to Sec. 5 Paragraph a and d, and Section 7 of
Executive Order No. 648 dated 07 February 1981, the Zoning Administrator shall perform
the following functions, duties and responsibilities:
1. Enforcement
a. Act on all application for Locational Clearance for all projects.

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Issuance of Locational Clearance for projects conforming to the


regulations.
Recommend to the LZBAA the grant or denial of applications for
Variances and Exceptions and the issuance of Certificate of NonConformance for non-conforming projects lawfully existing at the time of
the adoption of the LUGS, including clearances for repairs/renovations on
non-conforming uses consistent with the guidelines thereof.
Whenever required, secure outside Technical Assistance for the
evaluation of applications and/or monitoring the compliance of granted
applications.
b. Monitor on-going/existing projects within their respective jurisdictions and
issue notices of violation and show cause other to owners, developers, or
managers of projects that are in violation of the LUGS and if necessary,
pursuant to section 3 of Executive Order No. 71 refer subsequent actions
thereon to the HLURB.
c. Call and coordinate with the Philippine National Police for enforcement of all
orders and processes issued in the implementation of the LUGS.
d. Co-ordinate with the Municipal Fiscal/Municipal Legal officer for the legal
actions/remedies relative to the foregoing.
2. Planning
a. Coordinate with Regional Office of the HLURB regarding proposed
amendments to the LUGS prior to adoption by the Sangguniang Bayan.
Section 48.
Action on Complaints and Oppositions. A complaint for violation of any
provisions of the LUGS or any clearance or permits issued pursuant thereto shall be field
with the LZBAA who shall issue a decision on the matter. The decision of the LZBAA, on the
other hand, may be appealed to the HLURB within a period of 90 days from the issuance of
the same.
Section 49.
Functions and Responsibilities of the Local Zoning Board of
Adjustments and Appeals. There is hereby created a LZBAA shall perform the following
functions and responsibilities:
1. Act on applications of the following nature:
a. Variances
b. Exceptions
c. Complaints and the oppositions to application/s
2. Act on Grant or Denial of Locational Clearance by the Zoning Administrator.
Section 50.

Composition of the LZBAA. The LZBAA shall be composed of the following:

1. Municipal Mayor as Chairman;

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Sangguniang Bayan Committee Chairman on Housing and Land Utilization ;


Municipal Legal Officer ;
Municipal Assessor ;
Municipal Engineer ;
Municipal Planning and Development Coordinator (if other than the Zoning
Administrator;
7. Two representatives from the private sector nominated by their respective
organizations and confirmed by the Mayor; and
8. Two representatives from non-government organizations nominated by their
respective from organizations and confirmed by the Mayor.
2.
3.
4.
5.
6.

Section 51.
Review of the LUGS.The Municipal Development Council shall create the
sub-committee, the Local Zoning Review Committee (LZRC) that shall review the LUGS
considering the CLUP, and as the need arises, based on the following reasons/situations:
1.
2.
3.
4.

Change in local development plans;


Introduction of projects of national significance;
Petition for rezoning; and
Other reasons which are appropriate for consideration.

Section 52.
Composition of the Local Zoning Review Committee.
be composed of the following:

The LZRC shall

Sangguniang Bayan Chairman on Housing and Land Utilization


Municipal Planning and Development Coordinator
Municipal Health Officer
Municipal Agriculturist
President, Association of Barangay Captains
Municipal Engineer
Community Environment and Natural Resources Officer (CENRO)
Municipal Agrarian Reform Officer (MARO)
District School Supervisor
Three Private Sector Representatives (Local Chamber of Commerce, Housing
Industry and Homeowners Association)
11. Two NGO Representatives
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.

Section 53.
Functions of the LZRC.
the following powers and functions:

The Local Zoning Review Committee shall have

1. Review the LUGS for the following purposes:


a. Determine amendments or revisions necessary in the LUGS because of

changes that might have been introduced in the CLUP;


b. Determine changes to be introduced in the CLUP in the light of permits given,

and Variances and Exceptions granted; and


c. Identify provisions of the LUGS that are difficult to enforce or are unworkable.
2. Recommended to the Sangguniang Bayan necessary legislative amendments

and to the local planning and development staff the needed changes in the plan
as a result of the review conducted.

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3. Provide information to the HLURB that would be useful in the exercise of its

functions.
Section 54.
Amendments to the LUGS. Changes in the LUGS, as a result of the review
by the LZRC shall be treated as an amendment, provided that any amendment to the LUGS
or provisions thereof shall be subject to public hearing and review and evaluation of the
Local Zoning Review Committee and shall be carried out through a resolution.
Section 55.
Violations and Administrative Penalties.
Any applicant, proponent,
proprietor, owner or representative who commits any of the following acts shall after due
notice be punished by a fine in accordance with the following schedule:
1. For undertaking any activity or project in violation of the LUGS such as:
a. Unauthorized expansion or alteration of any activity formerly covered by a
certificate of non-conformance, a fine equivalent to 100% of the prescribed
processing fee but in no case be less than P2, 000.00 nor more than
P5,000.00.
b. For commencing or undertaking any project without having first secured a
Locational Clearance, a fine of not less than P2,000.00 nor more than
P5,000.00. In case of commercial, industrial and institutional projects or
according to the following phases of construction:
i.
ii.
iii.
iv.
v.
vi.
vii.
viii.

Excavation for foundationPhP2, 000.00


Construction of foundation (including pile driving
and laying of reinforcing bars)..
2, 500.00
Construction of structure up to 2 meters above
Established grade 2, 000.00
Construction of structure more than 2 meters and
complete structures (100% finished).
2, 500.00
For hone/cottage industry or incidental home
Occupational and auxiliary uses.
500.00
All types of residential structures.
1, 000.00
All types of commercial and industrial structures
100 sq.m. and below 2, 000.00
All types of commercial and industrial structures
More than 100 sq. m. 2,500.00

2. For committing fraud or misrepresentation:


a.
b.
c.
d.

Fraud or misrepresentation as to use ...PhP 2, 500.00


Fraud or misrepresentation as to floor area ...2, 500.00
Fraud or misrepresentation as to location ..2, 500.00
Non-disclosure or any material fact .2, 000.00

3. For refusing admission within any premises subject to inspection by a duly


authorized inspector:
a. First Refusal ..not exceeding PhP 2, 000.00
b. Subsequent
Refusal. 2, 500.00

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4. For falling or refusing, without justifiable reason, to appear during a proceeding


before the Taguig Zoning Administrator or his duly authorized officers, a fine of
not more than PhP 2,000.00.
If the violation is committed by a firm, corporation or partnership, the managing partners
directors or any person in charge with the management thereof shall be held responsible.
Professionals who are in charge of the project, if found to be constructing any structure
without the necessary Locational Clearance in violation of this Regulation, shall be held
liable and the case will be referred to the Professional Regulation Commission (PRC) for
appropriate action. Building officials found to be issuing building permits without the required
Locational Clearance shall likewise be held liable and the case will be referred to the
Municipal Mayor for appropriate action.
Section 56.
Suppletory Effect of Other Laws and Decrees. The provisions of the
LUGS shall be without prejudice to the application of other laws, presidential decrees, letter
of instructions and other executive or administrative orders vesting national agencies with
jurisdiction over specific land areas, which shall remain in force and effect.
Section 57.
Separibility Clause. Should any section or provision of the LUGS be
declared by the Court to be unconstitutional or invalid, such decision shall not affect the
validity of the LUGS as a whole or any part thereof other than the part so declared to be
unconstitutional or invalid.
Section 58.
Repealing Clause. Ordinance 33, Series of 2000 and all ordinances, rules
or regulations in conflict with the provisions of the LUGS are hereby repealed, provided that
the rights that have been vested upon the affectivity of the LUGS shall not be impaired.
Section 59.
Effectivity Clause. This Ordinance shall become effective after three
weeks upon publication in a newspaper of general circulation.
ORDAINED FURTHER, that copies of this Ordinance be furnished the Metro Manila
Development Authority (MMDA), Housing and Land Use Regulatory Board (HLURB), and
other agencies concerned.
APPROVED, this 19th day of May, 2003 at Taguig, Metro Manila.

COUNCILORS

HON. ALLAN PAUL C. CRUZ

HON. MILAGROS V. RODRIGUEZ

HON. DELIO J. SANTOS

HON. ARVIN IAN V. ALIT

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HON. ELPIDIO M. JAVIER

HON. HENRY M. DUEAS, JR

HON. ARNEL M. CERAFICA

HON. MARISSE BALINA ERON

HON. GAMALIEL N. SAN PEDRO

HON. NOEL R. DIZON

HON. ROBERO S. DIONISIO

HON. CARLOS C. CATACIO

HON. HENRY I. DUEAS, SR.


ABC PRESIDENT

HON. LORD KRISTINE E. VALENZUELA


SK FEDERATIONPRESIDENT

Attested by:

HON. MA. LOIDA O. LABAO-ALZONA M.D


Vice-Mayor and Presiding Officer

Certified by:

ATTY. ELIAS N. CRESENCIO


S.B Secretary

Approved by:

HON. SIGFRIDO R. TIGA


Municipal Mayor

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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 lifeterm 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 Taguigs 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 Municipalitys 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 municipalitys 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 publics welfare.

2.3.2

Overall Policies
Overall policies provide the direction for the land use and management strategies of Taguig:

2.3.3

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.

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 municipalitys 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 neighborhoodscale 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 redevelopment 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 Maalac 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
Municipalitys 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 Municipalitys 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 Municipalitys
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
communitys 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
Municipalitys 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


General Residential Development Zone 1
General Residential Development Zone 2
Light Industrial Zone
Socialized Housing Zone
Low Density Residential Development Zone

Institutional Zone
Tourism Development Zone
Entertainment Zone
Military Zone
Open Space 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. Mediumintensity 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 lakeoriented 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
Socialized Housing Uses
General Commercial Uses
Light Industrial Uses

General Institutional Uses


Agricultural Uses
Parks and Recreation 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 NBCs
IRR which provides the required Measurement and Percentage of Site Occupancy for
individual developments. These minimum requirements are categorized according to the
NBCs 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

Interior Lot (located in the interior of a block or made


accessible from a public street or alley by means of
private road)
Inside Lot (non-concern or single frontage lot)
Corner and/or Through Lot
Lots bounded on 3 or more sides by public open spaces
such as streets, alleys, easement of seashores, rivers,
esteros, etc.
Source: National Building Code

Percent of Open Space


A&B
All Others
(Residential)
50%
25%

20%
10%
5%

15%
5%
5%

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

Interior Lot (located in the interior of a block or made


accessible from a public street or alley by means of
private road)
Inside Lot (non-concern or single frontage lot)
Corner and/or Through Lot
Lots bounded on 3 or more sides by public open spaces
such as streets, alleys, easement of seashores, rivers,
esteros, etc.

Percent of Open Space


A&B
All Others
(Residential)
50%
75%

80%
90%
95%

85%
95%
95%

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
Urban Core Zone
General Residential Development Zone-1
General Residential Development Zone-2
Low Density Residential Development Zone
Socialized Housing Zone
Institutional Zone
Tourism Development Zone
Entertainment Zone
Light Industrial Zone
Military Zone
Open Space Zone

Building Height Limits


Per the requirements of the NBC and
related laws and/or duly approved IDCs
3 floors
7 floors
3 floors
Per the requirements of BP 220
4 floors
4 floors
3 floors
3 floors
Per the requirements of the NBC and
Related laws and/or the AFP
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

Front
Side
Rear

5.00
2.00
2.00

R-2
see abutments
-do-do-

R-3
see abutments
-do-do-

Source: National Building Code


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.
2.
3.

Open space as prescribes in table 1 (see Rule XVI Section 2 of the NBC);
Window opening as prescribed in Section 7 of Rule XVI of the NBC; and
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
30 meters & above
25-29 meters
20-24 meters
10-19 meters
Below 10 meters

Front
10 m
8m
6m
4m
2m

Side
3m
3m
3m
2m
2m

Rear
3m
3m
3m
2m
2m

Source: National Building Code


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, overbuilding, 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 Commercial Uses
General Institutional Uses
Parks and Recreation Uses
General Residential Development Zone-2
General Residential Uses
General Commercial Uses
General Institutional Uses
Parks and Recreation Uses
Low Density Residential Development Zone
General Residential Uses
General Institutional Uses
Parks and Recreation Uses
Socialized Housing Zone
Per the requirements of BP 220 and CMP
Institutional Zone
General Institutional Uses
Parks and Recreation Uses
Tourism Development Zone
Parks and Recreation Uses
General Residential Uses
General Commercial 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.

Land Use Intensity Controls

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 Use Intensity Control
Max PLO
Max FAR
BHL
AISAR
Per the requirements of the NBC and related laws
Urban Core Zone
approved IDCs
Plus 20%
General
Residential
Of
Development Zone 1
75
2.0
3
resultant
PLO
Plus 20%
General
Residential
Of
Development Zone 2
80
5.0
7
resultant
PLO
Plus 20%
Low Density Residential
Of
Development Zone
70
2.0
3
resultant
PLO
Land Management Zone

Socialized Housing Zone

MAPSA
and/or duly
Lot Area
-(PLO+
AISAR)
Lot Area
-(PLO+
AISAR)
Lot Area
-(PLO+
AISAR)

Per the requirements of BP 220 and CMP

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
PLO

General
Residential
Development Zone 1
75

2.0

600 x
0.75
600 x 2 =
= 450 1,200
sq. m sq. m.

Case 2: Condition of Deviation


Lot Area
Actual
PLO
Lot Area
meters

MAPSA

Plus 20%
Of
resultant
PLO

Lot Area
-(PLO+
AISAR)

Actual
BH
1,200/
450=
2.7
Hence
3
floors

Actual
ISA

Minimum
PSA

Actual
BH
1,200/
300 =
4
floors

Actual
ISA

Case 1: Condition of perfect fit


Lot Area
Actual Actual
PLO
FAR

600 square meters

AISAR

Actual
FAR

= 600 square

600 x 2
300
= 1,200
sq. m.
Note: the deviation condition in Case 2 is Actual BH

600 540
450 +
= 60 sq.
(450*
m.
.20)
=
540
sq. m.
Minimum
PSA

300 +
(300*.20) 600 360
= 360
= 240
sq. m.
sq. m.

The following table illustrates the application of LUIC in LDRDZ:


Table 11. Sample LUIC Computation with BHL
Land Use Intensity Control
Zone Location
Max PLO
Max FAR
BHL
Low Density Residential
Development Zone
70

2.0

Case 1: Maximum requirements attained


600
x
0.70
= 420
600 x 2
Lot Area = 600 square meters
Sq. m.
= 1, 200
Sq. m.

1,200/
420 =
2.8 or 3
floors

Case 2: Actual PLO reduce/Maximum FAR attained


600 x 2
1,200/
Lot Area = 600 square meters 300
= 1,200
300 = 4
Sq. m.
floors
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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AISAR

MAPSA
Lot Area
Plus 20%
-(PLO+
Of resultant AISAR)
PLO

420
+
(420*.20) = 600 504 =
504 sq. m.
96 sq. m.

300 +
(300*.2 ) =
360 sq. m.

600 360 =
240 sq. m.

Implementing Guidance
Taguig Land Use Guidance System

Table 12. Sample LUIC Computation


Zone Location

General
Zone 1

Residential

Land Use Intensity Control


Max PLO
Max FAR

BHL

75

2.0

80,000
Sq. m.

BH = 3
floors

16, 000
sq. m.
each lot

BH=
3 7,200
floors
sq. m.
each lot
each lot

800 sq.
m.
each lot

BH = 8
floors

800 sq.
m.
each lot

Development

Case 1: Maximum limits of the development


Lot Area = 40, 000 square meters
30, 000
Sq. m.
Case 2: Subdivide lots into 5 equal parcels
6, 000
On a lot-by-lot basis, individual lot sq. m.
area = 8,000 square meters
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
maximum FAR increase of 3 times the Sq. m.
base FAR of 2.0 ( resultant FAR = 6.0)

32,000x
Rest of the building with 8,000 sq .m. 0.75=
lot; each collective lot area = 32,000 24,000
sq. m.
Sq. m.

48,000
Sq. m.
Balance
Of floor
Area=
32,000
Sq.m.
FAR=2

BH= 1.3
Floors
Each lot

AISAR
Plus 20%
Of
resultant
PLO

MAPSA
Lot Area
-(PLO+
AISAR)

36, 000
Sq. m.

4, 000
Sq. m.

7,200
Sq. m.
7,200
Sq .m.
each lot

800 sq.m.
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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Implementing Guidance
Taguig Land Use Guidance System

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.
Land Use Intensity Control Ratings
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
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Implementing Guidance
Taguig Land Use Guidance System

Allowed Uses
Allowed uses shall be according to those provided in the basic Zone to with 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 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
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 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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Implementing Guidance
Taguig Land Use Guidance System

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 projects 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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Implementing Guidance
Taguig Land Use Guidance System

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 NonConformance 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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Implementing Guidance
Taguig Land Use Guidance System

3.8.2 Involved Office


Zoning Administrator

The Zoning Administrators 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 NonConformance for nonconforming 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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Implementing Guidance
Taguig Land Use Guidance System

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 grantees
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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Implementing Guidance
Taguig Land Use Guidance System

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.
2.
3.
4.

Change in local development plans;


Introduction of projects of national significance;
Petition for rezoning; and
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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Implementing Guidance
Taguig Land Use Guidance System

Applications should be accompanied by the required documents that may vary according to
each proposals 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 neighbors 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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Implementing Guidance
Taguig Land Use Guidance System

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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Implementing Guidance
Taguig Land Use Guidance System

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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Implementing Guidance
Taguig Land Use Guidance System

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
Type 1
Type 2
Type 3
Type 4
Type 5

4.2

Characteristic
For locally-significant applications in areas without IDC
For locally-significant applications located in subdivisions, condominiums
PUDs and the like with IDC
For projects within the scope of PD 957 and BP 220
For locally-significant applications classified under Innovative Techniques
For applications classified as Project of national Significance

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:
-

4.2.1

Site Investigation
Evaluation under Article V
Evaluation under Article VI
Evaluation under Article VII

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 sites 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


Socialized Housing Uses
General Commercial Uses
Light Industrial Uses

General Institutional Uses


Agricultural Uses
Parks and Recreation 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:
-

4.2.3

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

Application of the Provisions under Article VI Performance Criteria


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Implementing Guidance
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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 proposals compliance to the provisions under Buffer
Yards.

Chart 1 BUFFER YARDS


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Implementing Guidance
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Applicable
Criteria
Yes

No

If applicable, will the criteria be


satisfied?
If not, please
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 lots 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.
The documents to be reviewed here include the following:
-

Location map
Site inspection report
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 proposals compliance with the provisions under
Environmental Conservation and Protection.
Chart 2 ENVIRONMENTAL CONSERVATION AND PROTECTION
Applicable
If applicable, will the criteria be
satisfied?
Criteria
If not, please
Yes
No
Yes
No
explain
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 sites 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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Implementing Guidance
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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 municipalitys
remaining agricultural lands are kept in a productive state and that these are not
prematurely reclassified.
The documents to be reviewed here include the following:
-

Location map
Site inspection report
Site development plan
Certified or Reclassification (if applicable)

All developments shall be guided by the following performance criteria:


Chart 3 AGRICULTURAL LAND CONSERVATION AND PRESERVATION
Applicable
If applicable, will the criteria be
satisfied?
Criteria
If not, please
Yes
No
Yes
No
explain
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
Site inspection report
Site development plan

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


Applicable
Criteria
Yes

No

If applicable, will the criteria be


satisfied?
If not, please
Yes
No
explain

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 treeplanted 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 treeplanted 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
- Site inspection report
- Site development plan
- 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
Applicable
If applicable, will the criteria be
satisfied?
Criteria
If not, please
Yes
No
Yes
No
explain
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.
The documents to be reviewed here include the following:
-

Location map
Site inspection report
Site development plan
Historic Site/Facility Development Statement
Architectural Floor Plans
Architectural Building Elevations
Initial Environmental Examination

The following shall guide the evaluation of the projects site development performance:
Chart 6 SITE PERFORMANCE
Applicable
Criteria
Yes
1. Height and Bulk
2. Parking Lots
3. Facilities
for
Transportation
4. Noise and Vibration
5. Glare and Heat

Public

Criteria Guide
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No

If applicable, will the criteria be


satisfied?
If not, please
Yes
No
explain

Implementing Guidance
Taguig Land Use Guidance System

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
Site inspection report
Site development plan

Chart 7 INFRASTRUCTURE CAPACITIES


Applicable
Criteria
Yes
1. Served by appropriate public
infrastructure and utilities
2. Arrangements made for the
extension and augmentation
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No

If applicable, will the criteria be


satisfied?
If not, please
Yes
No
explain

Implementing Guidance
Taguig Land Use Guidance System

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


Applicable
Criteria
Yes

No

If applicable, will the criteria be


satisfied?
If not, please
Yes
No
explain

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.
Land Use Intensity Controls
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 Sections 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 applicants
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
LZBAAs 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 LZBAAs 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 projects 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.
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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:
a. Article VI Performance Standards
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


Protection Standards

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


i.

Item 2 Land Use Intensity Controls of all sections under Article VII

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 publics 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 projects direct economic impact. The
minimum requirement are:
i.
ii.
iii.

Number of employees (permanent and casual) within the next five years
Wages and salaries from the new jobs
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 projects 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
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ii.
iii.

b.

3.

Estimated number of households due to new residents


Type and number of social service facilities to be provide by the new
development (schools, health, recreational, religious, security, fire
protection)

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.

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.
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 dimension and/or physical limitations of the proposed projects site.
ii.
iii.

Criteria 1,4 and 11 under Section 22 Environment Conservation and


Protection Standards
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
Criteria 5 under Section 26 Site Performance Standards
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On site public utility vehicle parking areas and/or loading/unloading


bays cannot be provided.
b. Article VII Specific Zone Guidelines
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:
a.

Article VI Performance Standards


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?
-

ii.

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?
Criteria 1, 4 and 11 under Section 22 Environment Conservation and
Protection Standards

- 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?

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- 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?
b. Article VII Specific Zone Guidelines
i.

Item 2 Land Use Intensity Controls of all sections under Article VII

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 publics 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 Homeowners 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.
-54-

Implementing Guidance
Taguig Land Use Guidance System

4.3.1

Site Investigation
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-

Implementing Guidance
Taguig Land Use Guidance System

Land Use Intensity Controls


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.

4.4

Type 3 Applications
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-

Implementing Guidance
Taguig Land Use Guidance System

Evaluation under this step is entirely similar to that of Process 1 and the form shown in
Exhibit 10 shall be used.
Application of the Provisions under Article VI Performance Standards
Evaluation under this step is entirely similar to that of Process 1 and the form shown in
Exhibit 11 shall be used.
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.

Land Use Intensity Controls

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
Exhibit 9 shall be used.
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 10 shall be used.
-57-

Implementing Guidance
Taguig Land Use Guidance System

Application of the Provisions under Article VI Performance Standards


Evaluation under this step is entirely similar to that of Process 1 and the form shown in
Exhibit 11 shall be used.
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.

Land Use Intensity Controls

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 latters review and recommendation on the subject. This does not, however,
-58-

Implementing Guidance
Taguig Land Use Guidance System

preclude the MZOs evaluation of the proposal under the appropriate type of procedure. The
HLURBs recommendation, however, shall be considered in the issuance of the Zoning
Decision by the Zoning Administrator or the LZBAA, as the case may be.
4.6

Type 5 Applications
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-

EXHIBIT

LIST OF EXHIBITS
Exhibit 1

Land Management Matrix

Exhibit 2

Certificate of Zoning Classification

Exhibit 3

Certificate of Non- Conformance

Exhibit 4

Preliminary Procedures Flow Chart

Exhibit 5

Application Form

Exhibit 6

Minimum Contents of Traffic Impact Assessment

Exhibit 7

Historic Site/ Facility Development Statement

Exhibit 8

Process 1 Evaluation Procedure

Exhibit 9

Site Investigation Report

Exhibit 10

Type 1 Article V Evaluation Form

Exhibit 11

Type 1 Article VI Evaluation Form

Exhibit 12

Type 1 Article VII Evaluation Form

Exhibit 13

Summary Evaluation Report

Exhibit 14

Decision on Zoning

Exhibit 15

Sample Application Letter to the LZBAA

Exhibit 16

Sample Affidavit of Non Objection Adjacent Property Owner

Exhibit 17

Sample Affidavit of Non Objection Homeowners Association

Exhibit 18

Sample Barangay Clearance

Exhibit 19

LZBAA Evaluation Form Variance

Exhibit 20

LZBAA Evaluation Form Exception

Exhibit 21

LZBAA Decision on Appeal

Exhibit 22

Process 2 Evaluation Form Exception

Exhibit 23

Type 2 Article VI Evaluation Form

Exhibit 24

Type 2 Article VII Evaluation Form

Exhibit 25

Process 3 Evaluation Procedure

Exhibit 26

Type 3a Article VVII Evaluation Form

Exhibit 27

Type 3b Article VII Evaluation Form

Exhibit 28

Process 4 Evaluation Procedure

Exhibit 29

Process 5 Evaluation Procedure

Exhibit 30

Compliance Monitoring Report

Exhibit 2
MZO Form No. 001

MUNICIPAL ZONING OFFICE


MUNICIPALITY OF TAGUIG
Certificate of Zoning Classification

Name of Applicant (Last, First, Middle)


Address
Authorized Representative (Last, First, Middle)
Address
Location of Subject Property

Zone Classification

Property Code

Date of Issuance

Attached herewith are the regulations of the Taguig Land Use Guidance System that are applicable
to the subject property, as follows:
-

General Regulations
Performance Criteria
Zone Specific Regulations

Per our records, the following are the permits, clearances or decisions that have issued by our office
to the above subject property to date:
Type of Permit

Number

Date issued

Valid Until

(SGD) Zoning Administrator

OR No.
Check No.
Amount Paid

Exhibit 3
MZO Form No. 002

MUNICIPAL ZONING OFFICE


MUNICIPALITY OF TAGUIG
Certificate of Non-Conformance
Name of Property Owner (Last, First, Middle)
Address
Location of Subject Property
Existing Use

Date of Issuance

Property Code

Zonal Classification

Items of Non-Conformance to the Taguig Land Use Guidance System


Provision

Specific Item

General Regulations
Allowed Uses
Performance Criteria
Land Use Intensity Controls
(allowed)
Land Use Intensity (existing)

Max FAR

Max PLO

BHL

AISAR

MPSAR

FAR

PLO

BH

AISAR

MPSAR

FAR= Floor Area Ratio; PLO=Percentage of Land Occupancy; BHL=Building Height Limit; AISAR= Allowable Impervious
Surface Area Ratio; BH= Building Height; ISAR= Impervious Surface Area Ratio

Section 49 of the Taguig Land Use Guidance System provides that the lawful uses of any building, structure or
land at the time of adoption or amendment of the LUGS may be continued, although such uses do not conform
with its provisions, provided:
1.
That no such non-conforming use shall be enlarged or extended to occupy a greater area of land than
that already occupied by such use at the time of the adoption of the LUGS or moved in whole or in part,
to any other portion of the lot or parcel or land where such non-conforming use exists at the time of the
adoption of the LUGS;
2.
That no such non-conforming use which has ceased operation for more than one year be again revived as
non-conforming use;
3.
An idle/vacant structure may not be used for non-conforming activity;
4.
That any non-conforming structure, or structures under one ownership which has been damaged may be
reconstructed and used as before provided that such reconstruction is not more than fifty percent of the
replacement cost;
5.
That should such non-conforming portion of structure be destroyed by any means to an extent of more
than fifty percent of its replacement cost at the time of destruction, it shall not be reconstructed except
in conformity with the provisions of the LUGS;
6.
That no such non-conforming use maybe moved to displace any conforming use;
7.
That no such non-conforming structure may be enlarged or altered to decrease its non-conformity; and
8.
That should such structure be moved for any y reason to whatever distance, it shall thereafter conform
to the regulation of the district in which it is moved or relocated.
(SGD) ZONING ADMINISTRATOR
OR No.
Check No.
Amount Paid

Exhibit 4 Preliminary Procedures Flow Chart

PROJECT PROPONENT

Submit Application

RECORD SECTION

Endorse Application for


Preliminary Evaluation

PROJECT EVALUATION
SECTION

Classification of Applicants

Type 1
Applications

Type 2
Applications

Type 3
Applications

Type 4
Applications

Type 5
Applications
Type 1- Locally significant applications in areas without IDC
Type 2-Locally significant applications located in subdivisions, condominiums, PUDS
and the like with IDC
Type 3-Applications within the scope of PD 957 and BP 220
Type 4-Locally-significant applications classified under Innovative Techniques
Type 5-Applications classified as Project of National Significance

Exhibit 5
MZO Form No. 003
Application No. ______________
Property Code No. ____________
MUNICIPAL ZONING OFFICE
MUNICIPALITY OF TAGUIG
LOCATIONAL CLEARANCE APPLICATION FORM
Box 1. Applicants Information
To be accomplished by the Applicant in print

Name of Applicant (Last, First, Middle)


Address of Applicant (Last, First, Middle)

Telephone Number

Name of Corporation
Address of Corporation

Telephone Number

Contact Person (Last, First, Middle)

Telephone Number

Name of Authorized Representative (Last, First, Middle)


Address

Telephone Number

Applicants Right Over Land

Date of Filling

Box 2. Project Description


To be accomplished in print by the Architect or Engineer in-charge of plans and specifications.

Project Title (specify use and whether new, renovation, alteration or expansion)
Location (No., Street, Barangay)
Statement of Degree of Land Use Intensity
Percentage of Land
Occupancy
Floor Area Ratio

Building Height (no. of


floors)
AISAR (%)

MPSAR (%)

We hereby certify our conformity to the above information.


Architect/Civil Engineer
signed and sealed plans

PRC Reg.No.
APPLICANT

Print Name (Family, First. Middle)

Print Name (Family, First. Middle)

Address

Address

PTR. No.

Date Issued

Place Issued

Res. Cert. No.

Date Issue

Place Issue

Res. Cert. No.

Date Issue

Signature

Signature

Tin

Architect/Civil Engineer
signed and sealed plans

PRC Reg.No.

Tin

CONSENT OF LAND OWNER

Print Name (Family, First. Middle)

Print Name (Family, First. Middle)

Address

Address

PTR. No.

Date Issued

Place Issued

OTC/TCT No.

Res. Cert. No.

Date Issue

Place Issue

Res. Cert. No.

Tin

Signature

Signature

Date Issue

Received By:

Date:
Status of Application

Pending subject to completion of


requirements

Pending Items

Endorse to the Evaluation Section

Date of Endorsement
V

Date of Receipt of Appeal

FOR THE EVALUATION SECTION

Type 1 Application
Type 2 Application
Type 3 Application
Type 4 Application
Type 5 Application

Tax Declaration
No.
Place Issue
Tin

FOR THE RECORDS SECTION

Under Article VIII

Place Issue

Process 1 Evaluation Procedure


Process 2 Evaluation Procedure
Process 3 Evaluation Procedure
Process 4 Evaluation Procedure
Process 5 Evaluation Procedure

Exhibit 6 Minimum Contents of Traffic Impact Assessment


Item

Document Title

Site Location Map

Existing Morning Peak -Hour Traffic

Existing Evening Peak-Hour Traffic

Level of Service for Signalized Intersections

5
6

Level of Service for Unsignalized


Intersections
Existing Morning Peak-Hour Levels of Service

Existing Evening Peak-Hour Levels of service

Anticipated Area Development

9
10
11
12
13
14

15

Description
Area map showing adjacent roadways, transit lines,
municipal boundaries, site location
Current morning peak-hour traffic volumes for each
study intersection. Peak-hour volumes are shown for
each permissible movement and are represented by an
arrow.
Same as above.
Definition of levels of services, including the average
stopped delays (in seconds)
Definition of levels of service, including reserve capacity
(in seconds)
Results of morning peak-capacity analysis should be
shown for each separate approach and all study
intersections. The appropriate level of service letter
should be presented with either stopped delay or
reserve capacity in parenthesis adjacent to the
respective level of service.
Same as above.

Map at same scale as item 1 to illustrate nearby


approved developments.
Site Trip Generation
Map showing land use, size of use, peak-hour volumes
(in, out and total) and size totals
Site Trip Distribution
Illustration showing various arrival/departure percents
on the area roadways surrounding the site.
Site Peak-Hour(s) Traffic
An exhibit showing a future peak-hour(s) volumes for
site traffic only at the study intersections.
Future Volumes without Site Traffic
One or more exhibits showing future peak-hour traffic
volumes with site traffic at the study intersection
Future Volumes with Site Traffic
One or more exhibits showing the total future volumes
with site traffic at the study intersections.
Future Peak-Hour(s) Level of Service
One or more exhibits showing the results of capacity
Without Site Traffic
analysis for each separate approach land to all study
intersections without site traffic.
Future Peak-Hour(s) Level of Service with Site Similar to Item 13 but results assumes the completion of
Traffic with Improvements
proposed roadway and intersection improvements

16

Level of Service Comparison

17

Mitigating Measures

In the summary of the report, a tabular comparison of


the levels of service with respect to existing conditions,
future conditions with and without the site, and future
conditions with and without improvements.
If necessary, measures that the proponent will
undertake or proposes to undertake with or without the
assistance and cooperation of government authorities to
alleviate problems that may be caused by the
development.

Exhibit No. 7
MZO Form No. 004
Applicant No. ____________
Property Code No. ________

MUNICIPAL ZONING OFFICE


MUNICIPALITY OF TAGUIG
Historic Site/Facility Development Statement
To be accomplished by Architect or Civil Engineer In-charge of plans and specification.

Name of Applicant (Last, First, Middle)


Address
Authorized Representative (Last, First, Middle)
Address
Location of Subject Property
Zone Classification

Date of Preparation

Short Description of Historicity of Site/Facility

Short Description of Site Conservation/Preservation Plan

(should be reflected in Architectural Site Development Plans)

Short Description of Public Accessibility Plan for Site and/or Building (if applicable)

(should be reflected in Architectural Site Development Plans and Floor Plans)

Short Description of Restoration Plan or Adaptive Re-Use Strategy for Buildings (if applicable)

(should be reflected in Architectural Floor Plans and Elevations include signage plan)

*Use additional sheets if necessary.

We hereby certify our conformity to the above information.


Architect/Civil Engineer
signed and sealed plans

PRC Reg.No.

APPLICANT

Print Name (Family, First. Middle)

Print Name (Family, First. Middle)

Address

Address

PTR. No.

Date Issued

Place Issued

Res. Cert. No.

Date Issue

Place Issue

Res. Cert. No.

Date Issue

Signature

Signature

Tin

Architect/Civil Engineer
signed and sealed plans

PRC Reg.No.

Tin

CONSENT OF LAND OWNER

Print Name (Family, First. Middle)

Print Name (Family, First. Middle)

Address

Address

PTR. No.

Date Issued

Place Issued

OTC/TCT No.

Res. Cert. No.

Date Issue

Place Issue

Res. Cert. No.

Tin

Signature

Signature

FOR THE RECORDS SECTION


Receive By:

Place Issue

Date:

Date Issue

Tax Declaration
No.
Place Issue
Tin

Exhibit 8 Process 1 Evaluation


PROJECT EVALUATION
SECTION

Conducts Process 1 Evaluation

Endorse Recommendation

ZONING ADMINISTRATOR

Grants LC

Confor
ming?

Requires
Modification

PROJECT
PROPONENT

Denies LC
Invokes Article VIII
Mitigating Devices

LZBAA

Grants LC

Appro
ved?

Requires
Modification
s

PROJECT
PROPONENT

Denies LC

RECORDS SECTION

Releases
Zoning
Decision

PROJECT
PROPONENT

Conform?

Exhibit 9
MZO Form No.005
Applicant No._____________
Property Code No.____________
MUNICIPAL ZONING OFFICE
MUNICIPAL OF TAGUIG
Site Investigation Repot
Date of Investigation:
Date of Report:

____________
____________

Box 1. Land Use Survey


For Project of Local Significance (100 meters radius)

(attach Vicinity Map)

For BP 220 Economics and Socialized Housing (1 km)

(attach Vicinity Map)

For PD 957 Complex Subdivision (2 km)

(attach Vicinity Map)

For Project of National Significant as declared by NEDA (1 km radius)

(attach Vicinity Map)

Box 2. Immediate Off-Site Conditions

Description of Immediate Off-Site Conditions (with of access roads, vehicular traffic condition, nature of developments
along the adjacent sides of the property including type of use and building heights, adjacent firewalls, adjoining water
bodies scenic quality and other salient features)

(attach Sketch)

Box 3. On Site Condition


Description of Existing Land Use/s within the Project Site

Site Description (topography, major landforms, presence and size of water boodles, existing vegetation, flood-prone and
other salient features)

Description of building/Structure within the site (number of floors, abutment, yards and other salient features)

AGRICULTURAL LAND CONSERVATION AND PRESERVATION


Is the site presently used for Agricultural purposes?( please encircle answer)
HISTORICAL CONSRVATION AND PRESERVATION
Is the site historic or are there any historic facilities within it? Refers to criteria for
Determine historic sites. (please encircle answer)
If the answer is yes, please describe the nature of the historic site/facility

Yes
Yes

No
No

Box 4. Infrastructure

EXISTING PUBLIC INFRASTRUCTURE


Is the serviced by the following basic public infrastructure? (please check)
Road/s
Potable Water
Supply
Storm Drainage
Electric Power
Supply

Telecommunications
Other (specify)

Prepared By: (Evaluator Officer)

Exhibit 10
MZO Form No.006
Application No. _____________
Property Code No. ____________

MUNICIPAL ZONING OFFICE


MUNICIPAL OF TAGUIG
Type 1 Article V Evaluation Form
Date of Preparation:

____________

Box 1 Use Classification

Proposed Use

Classification
General Residential
Socialized Housing
General Commercial
General Institutional
Agricultural
Parks and Recreation
Eco-Tourism
Not Within General Land Use
Classification

Box 2 ATO Height Restriction

Applicable?
ATO Certification
Submitted?

Yes

No

Yes

No

Box 3. Public Easement


Criteria
Fault Line
Pasig River and its
tributaries
Other river/stream
Banks and lakeshore
Public Street RightOf-Way

Distance
Five meter on both
Sides
Ten meters on both
Sides
Three meters

Complying?
Yes

No

If no, state reason

Yes

No

Yes

No

No encroachment
Allowed

Yes

No

Prepared By: (Evaluation Officer)

Exhibit 12
MZO Form No. 008
Application No. __________
Property Code No. _______

MUNICIPAL ZONING OFFICE


MUNICIPALITY OF TAGUIG
Type 1 Article VII Evaluation Form
Date of Preparation: _____________

A. Basic Zone
Box 1. Basic Zone Classification

Location of Proposed Project

Zone Classification (please check)


Urban Core Zone
General Residential Development Zone -1
General Residential Development Zone 2
Low Density Residential Development Zone
Socialized Housing Zone
Institutional Zone

Tourism Development Zone


Light Industrial Zone
Entertainment Zone
Military Zone
Open Space Zone

Box 2. Allowed Use

Proposed Use
Use Classification
(please check)

General Residential

General Institutional

Socialized Housing

Agricultural

General Commercial

Parks and Recreation

Light Industrial

Eco-Tourism

Within the List of Allowed Uses? (please check)

Yes

No

Box 3. Land Use Intensity Control

Zone

Maximum
PLO

Urban Core Zone


General Residential
Development
Zone-1
General Residential
Development
Zone - 2
Low Density
Residential
Development Zone
Socialized Housing

Maximum
Maximum
AISAR
FAR
BHL
Per NBC, related laws and IDCs

75

2.0

Plus 20% of
resultant PLO

80

5.0

Plus 20% of
resultant PLO

70

2.0

Plus 20% of
resultant PLO

MAPSA

Lot Area
(PLO +
AISAR)
Lot Area
(PLO +
AISAR)
Lot Area
(PLO +
AISAR)

Per the requirements of BP 220

Institutional Zone

75

3.0

Plus 20% of
resultant PLO

Tourism Development
Zone

70

3.0

Plus 20% of
resultant PLO

Light Industrial Zone

70

2.0

Plus 20% of
resultant PLO

Entertainment Zone

70

2.0

Plus 20% of
resultant PLO

Lot Area
(PLO +
AISAR)
Lot Area
(PLO +
AISAR)
Lot Area
(PLO +
AISAR)
Lot Area
(PLO +

AISAR)
Military Zone

Per the requirements of the Armed Forces of the Philippines

Open Space Zone

Per NBC, related laws and IDCs

Proposal

PLO

FAR

Bldg. Height

AISAR

MAPSA

Proposed LUIC
Complying? (encircle)

Yes

No

Yes

No

Yes

No

Yes

No

Yes

No

B. Overlay Zone
Box 4. Overlay Zone Classification

Located in an Overlay Zone?

Yes

No

Urban Corridor SDZ

Yes

No

Local Growth Center SDZ

Yes

No

Historical SDZ

Yes

No

Fish Port SDZ

Box 5. Special Provisions

Within UCSDZ

Yes

Complying with Parking?

Yes

No

Complying with Abutments?

Within LGCSDZ?
Yes

No

No

No

Complying with Abutments?

Maximum FAR

Maximum PLO

BHL

FAR

PLO

BHL

Proposed LUIC
Complying with LUIC?

Yes

Yes

Complying with Parking?


LUIC

No

Yes

No

Yes

No

Yes

No

Yes

No

AISAR

MAPSA

Yes

No

Yes

Prepared By: (Evaluation Officer)

No

Exhibit 13
MZO Form No. 009
Application No. __________
Property Code No. _______
MUNICIPAL ZONING OFFICE
MUNICIPALITY OF TAGUIG

Summary Evaluation Report


Date of Preparation: _______________
Box 1. Applicants Information
Proposed Project
Title
Location
Zone Location
Applicant
Address
Telephone No.
Contact No.
Address
Telephone No.
Box 2. Summary of Findings
Items of Non-Compliance
Article

Specific
Provision

Specific Item of Non-Compliance

Article V General
Regulations

Article VI
Performance
Standards

Article VII Specific


Zone Guidelines

Prepared By: (Evaluation Officer)

Exhibit 13
MZO Form No. 009
Application No. __________
Property Code No. _______

MUNICIPAL ZONING OFFICE


MUNICIPALITY OF TAGUIG
DECISION ON ZONING
Applicant No.

Decision No.

Date of Receipt

Date of Issue

Name of Applicant (Last, First, Middle)

Address

Authorized Representative (Last, First, Middle)

Address

Type of Project

Location

Property Code

Decision

Conditions (sample only):


All conditions stipulated herein and in all the representations of the applicant form part of this decision and are
subject to monitoring
Non-compliance therewith shall be a cause for cancellation or legal action.
The applicable requirements of other government agencies and applicable provisions of existing laws shall be
complied with.
No activity other than that applied for shall be conducted within the project site.
No major expansion, alteration and/or improvement shall be introduced without prior clearance from
this office.
This decision shall not be construed as a certification from this office as to the ownership by the applicant of the
parcel of land that is the subject of this decision.
Any misrepresentation, false statement or allegations material to the issuance of this decision shall be sufficient
cause for its revocation and/or subject the applicant to the penalties indicated in Section 60 of the land Use
Guidance System.
The applicable provisions of the National Building Code shall be strictly observed.
Projects that are within the scope of the Environmental Impact Assessment System shall obtain an Environmental
Compliance Certificate from the Department of Environment and Natural Resources.
Failure to commence or undertake the use, activity or development covered by this clearance on the property within
a period of one year from the date if issuance shall result in its automatic expiration and cancellation.

(SGD) Zoning Administrator


OR No.
Check No.
Amount Paid

Exhibit 15
Sample Application Letter to the LZBAA
Date

HON. SIGFRIDO R. TIGA


Mayor
Municipality of Taguig,
Taguig Municipal Hall
Taguig, Metro Manila

Dear Mayor Tiga :

With respect to the undersigneds application for a Locational Clearance for a proposed XXX located
in XXX, I would like to appeal for the Locational Clearance Denied decision of the Office of the
Zoning Administrator to the Local Zoning Board of Adjustment and Appeals. My appeal is based on
the following grounds.
Item/s of Non-Compliance
Site Specific Article and Section /
Provision of the LUGS

Ground/s for Non-Compliance


Explain ground/s of appeal

Attached herewith is a copy of the Decision on Zoning that was forwarded to us by the Office of the
Zoning Administrator.
Thank you very much and we are looking forward to discussing this matter with the Local Zoning
Board of Adjustment and Appeals.

Very truly yours,

(SGD) XXX

Exhibit 16
Affidavit of No Objection (adjacent property owner)

AFFIDAVIT OF NO OBJECTION

Date

This is to certify that the undersigned is the owner of the property located at XXX.
Further, I am aware that a XXX project is being proposed beside the said property
and that the proponent, Mr. XXXs securing a Locational Clearance from the Local
Zoning Board of Adjustment and Appeals.

(SGD) Mrs. XXX


Affiant

-SHOULD BE DULY NOTARIZED-

Exhibit 17
Affidavit of No Objection (Homeowners Association)

XXX SUDIVISION HOMEOWNERS ASSOCIATION


Address

AFFIDAVIT OF NO OBJECTION

Date

The Local Zoning Board of Adjustment and Appeals


Municipality of Taguig
Taguig Municipal Hall
Taguig, Metro manila

Gentlemen:
This is to certify that our Homeowners Association is aware that an XXX is being proposed
at XXX. I further certify that the proponent, Mr. XXX, briefed our association on the
proposal.
In behalf of the XXX Homeowners Association, I hereby certify that we interpose no
objections to the proposal.
This certification is being issued for the purpose of Mr. XXXs securing a Locational
Clearance from the Local Zoning Board of Adjustment and Appeals.

(SGD) President of Homeowners Association

-SHOULD BE DULY NOTARIZED-

Exhibit 18
Sample Barangay Clearance

OFFICE OF THE BARANGAY CHAIRMAN


BARANGAY XXX
MUNICIPALITY OF TAGUIG

BARANGAY CLEARANCE

Date

The Local Zoning Board of Adjustment and Appeals


Municipality off Taguig
Taguig Municipal hall
Taguig, Metro Manila

Gentlemen:

This is to certify that unsigned has been made aware that an XXX is being proposed at XXX.
Upon consolations with my concerned constituents, I hereby issue this Barangay Clearance
to the proponent, Mr. XXX, to signify that we interpose no objections to the proposal.
This certification is being issued for the purpose of Mr. XXXs securing a Locational
Clearance from the Local Zoning Board of Adjustment and Appeals.

(SGD) Barangay Chairman

Exhibit 19
LZBAA Form No. 001
Application No.___________
Property No._____________
MZO Decision No.________

MUNICIPAL DEVELOPMENT COUNCIL


MUNICIPALITY OF TAGUIG
LOCAL ZONING BOARD OF ADJUSTMENT AND APPEALS
Evaluation Form Appeals for Variance
Date of Preparation: _______________

All the applicable stipulations specified herein shall be answered in the affirmative by the LZBAA for
an application to be granted a Special Locational Clearance on the grounds of the Variance Provision
of Article VII of the LUGS.
Condition 1. Any of the following conditions should be present for the appeal to be considered.
Condition
1.

Small and narrow lots and/or those with narrow frontages

2.

Lots with irregular shapes

3.

Lots with difficult topography

Present? (pls. check)


Yes
No

Condition 2. The appeal may seek relief only in the following appealable provisions of Articles VI and VII of the
LUGS.
Appealable Provisions
ARTICLE VI PERFORMANCE CRITERIA
Section 21 Buffer Yards
1. Criteria 1, 2, & 3 Buffers could not be provided
2. Criteria 8 Light Industrial cannot put in 3-meter open space buffer
Section 22 Environmental Conservation and Preservation
1. Criteria 1 Views would be obstructed
2. Criteria 4 Significant streams, watercourses, wetlands, lakes or ponds have to be
altered, re-graded, developed, piped, diverted or built upon
3. Criteria 11 Tree/s, as defined under this section, has/have to be cleared or cut
Section 26 Site Performance Criteria
1. Criteria 5 On-site public utility vehicle parking areas and/or loading/unloading bays
cannot be provided.
ARTICLE VII SPECIFIC ZONE GUIDELINES
Sub-section 2 Land Use Intensity Controls in the zone in which the property is
located
1. Will exceed the maximum Floor Area Ratio
2. Will exceed the maximum Percentage of Land Occupancy
3. Will exceed the Building Height Limit
4. Will exceed the Allowable Impervious Surface Area Ratio
5. Will exceed the Minimum Permeable Surface Area Ratio

Present? (pls. check)


Yes
No

Condition 3. In seeking relief from any or all of the provisions indicated in Condition 2, the appeal should exhibit
compliance with the applicable terms below.

Terms

Applicable?
Yes
No

If applicable, will the


condition be met?
Yes
No

ARTICLE VI PERFORMANCE CRITERIA


Section 21 Buffer Yards
1.

Variance will block off adjacent properties access to light and


ventilation. Has/have the consent/s of the adjacent property
owner/s been obtained?
2. Variance is a Light Industrial use and cannot provide the 3meter 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? In the
latter case, proponent should exhibit a Certificate of No
Objection from the adjacent property owners.
Section 22 Environmental Conservation and Preservation
1.

Views would be obstructed. Does the site possess severe


limitations to preclude the preservation of views?
2. 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?
3. Tree/s, as defined, has/have to be cleared or cut. Has the
proponent secured a tree-cutting permit from the DENR?
Section 26 Site Performance
1.

On-site public utility vehicle parking areas and/or


loading/unloading bays cannot be provided. Will severe traffic
immediately servicing the project site?
SUB-SECTION 2 Land Use Intensity Controls in the zone where the
property is located
1. 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?
2. 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?
3. 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?
4. Will exceed the Allowable impervious Surface Area Ratio. Will it
not cause flooding in the adjacent properties?
Condition 4. The appeal should further exhibit full compliance will all of the following terms:
Term
1.
2.

Present? (pls. check)


Yes
No

Will the proposed Variance not pose health hazards to its neighborhood? If necessary,
the proponent should exhibit proofs of mitigating devices.
Will the proposed Variance not pose safety hazards such as fire, explosions and other
to its neighborhood? If necessary, the proponent should exhibit proofs of mitigating
devices.

(SGD) LZBAA Chairman

Exhibit 19
LZBAA Form No. 001
Application No.___________
Property No._____________
MZO Decision No.________

MUNICIPAL DEVELOPMENT COUNCIL


MUNICIPALITY OF TAGUIG
LOCAL ZONING BOARD OF ADJUSTMENT AND APPEALS
Evaluation Form Appeals for Exception
Date of Preparation: _______________

All the applicable stipulations specified herein shall be answered in the affirmative by the LZBAA for
an application to be granted a Special Locational Clearance on the grounds of the Exception
Provision of Article VIII of the LUGS. For large-scale developments, such as industrial estates,
regional shopping centers and the like, the LZBAA shall require the proponent to submit a Feasibility
Study to include Economic, Fiscal and Social Impact Analyses.
If the Exception seeks relief from the Allowed Use provision, the following terms and conditions should
be met, as applicable:
Condition 1. This is applicable to employment and income-generating projects.
Box 1. Basic Term
Basic Term

Applicable?
Yes

No

Will the proposal support economic based activities and provide livelihood
opportunities?
Box 2. Supplemental Terms. The following should be answered if the above Term is applicable to the proposal.
Supplemental Terms
Will the term be satisfied?
Yes
No
1. If yes, will it generated new enjoyment opportunities?
2.

If yes, will it prioritize the hiring of qualifies residents of Taguig?

3.

If yes, will it create substantial positive Economic and Fiscal Impacts to Taguig (for
large-scale proposals with Feasibility Study)

Condition 2. This is applicable to proposals that will cause in-migration such as large-scale housing, industrial
facilities/estates and shopping centers.
Box 1. Basic Term
Basic Term
Appplicable?
Yes
No
1. Will the proposal attract a substantial number of migrants?
Box 2. Supplemental Terms. The following should be answered if the above Term is applicable to the proposal.
Supplemental Terms
Will the term be met?
Yes
No
1. If yes, can the existing public services of Taguig, particularly primary and secondary
education and health services, accommodate the new demand?
2. If yes, will the proposal provide its own public service facilities particularly primary and
secondary educational facilities?
3. Will the proposal provide its own public service facilities particularly health facilities?

Condition 3. This is applicable to proposals that will attract a significant volume of foot and/or vehicular traffic
such as facilities that have many employees and/or attract a significant number of customers.
Box 1. Basic Terms
Basic Term
1.

Will the proposal attract a significant volume of foot traffic?

2.

Will the proposal attract a significant volume of vehicular traffic?

Applicable?
Yes
No

Box 2. Supplemental Terms


Supplemental Terms
1.
2.

Will the term be met?


Yes
No

For Item 1 in Box 1. If yes, does the proposal have adequate crowd control measures to
avoid the undesirable overspill of people within its vicinity?
For item 2 Box 1. If yes, does the proposal have adequate vehicular traffic control
measures to avoid the congestion of streets within its vicinity?

If the Exception will seek further relief from the other provisions of the LUGS, the following should
additionally be met:
Condition 4. The appeal may seek relief only in the following appealable provisions of Articles VI and VII of the
LUGS.
Appealable Provisions
Present? (pls. check)
Yes
No
ARTICLE VI PERFORMANCE CRITERIA
Section 21 Buffer Yards
1.

Criteria 1, 2 & 3 Buffers could not be provided

2.

Criteria 8 Light Industrial cannot put in 3-meter open space buffer

Section 22 Environmental Conservation and Preservation


1.

Criteria 1 Views would be obstructed

2.

Criteria 4 Significant streams, watercourses, wetlands, lakes, or ponds have


to be altered, re-graded, developed, piped, diverted or built upon
3. Criteria 11 Tree/s, as defined under this section, has/has to be cleared or
cut.
Section 26 Site Performance Criteria
1.

Criteria 5 On-site public utility vehicle parking areas and/or


loading/unloading bays cannot be provided.
ARTICLE VII SPECIFIC ZONE GUIDELINES
Sub-section 2 Land Use Intensity Controls in the zone in which the property is
located.
1. Will exceed the maximum Floor Area Ratio
2.

Will exceed the maximum Percentage of Land Occupancy

3.

Will exceed the Building Height Limit

4.

Will exceed the Allowable Impervious Surface Area Ratio

5.

Will exceed the minimum Permeable Surface Area Ratio

Condition 5. In seeking relief from any or all of the provisions indicated in Condition 4, the appeal should exhibit
compliance with the applicable terms below.
If applicable, will the
Terms
Applicable?
condition be
met?
Yes
No
Yes
No
ARTICLE VI PERFORMANCE CRITERIA
Section 21 Buffer Yards
1.

Variance will block off adjacent properties access to light and


ventilation. Has/have the consent/s of the adjacent property
owner/s been obtained?
2. Variance is a Light Industrial use and cannot provide the 3meter 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? In the
latter case, proponent should exhibit a Certificate of No
Objection from the adjacent property owners.
Section 22 Environmental Conservation and Preservation
1.

Views would be obstructed. Does the site possess severe


limitations to preclude the preservation of views?
2. 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?
3. Tree/s, as defined, has/have to be cleared or cut. Has the
proponent secured a tree-cutting permit from the DENR?
Section 26 Site Performance
1.

On-site public utility vehicle parking areas and/or


loading/unloading bays cannot be provided. Will severe traffic
immediately servicing the project site?
ARTICLE VII SPECIFIC ZONE GUIDELINES
SUB-SECTION 2 Land Use Intensity Controls in the zone where the
property is located
1. 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?
2. 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?
3. 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?
4. Will exceed the Allowable impervious Surface Area Ratio. Will it
not cause flooding in the adjacent properties?
Condition 6. The appeal should further exhibit full compliance with all of the following terms:
Basic Term
Applicable?
Yes
No
1. Will the proposed Exception not pose health hazards to its
neighborhood? If necessary, the proponent should exhibit proofs of mitigating
devices
2. Will the proposed Exception not pose safety g=hazards such as fire,
explosion and others to its neighborhood? If necessary, the proponent should
exhibit proofs of mitigating devices.

(SGD) LZBAA Chairman

Exhibit 21.
LZBAA Form No. 003

LOCAL ZONING BOARD OF ADJUSTMENT AND APPEALS


MUNICIPAL DEVELOPMENT COUNCIL
MUNICIPALITY OF TAGUIG
Application No. ___________
Property Code No. ________
MZO Decision No._________

DECISION ON APPEAL
Applicant No.

Decision No.

Date of Receipt

Date of Issue

Name of Applicant (Last, First, Middle)

Address

Authorized Representative (Last, First, Middle)

Address

Type of Project

Location

Decision

Right Over Land

Conditions (sample only):


All conditions stipulated herein and in all the representations of the applicant form part of this decision and are
subject to monitoring
Non-compliance therewith shall be a cause for penalties, cancellation and/or legal action pursuant to Section 60 of
the LUGS.
The applicable requirements of other government agencies and applicable provisions of existing laws shall be
complied with.
No activity other than that applied for shall be conducted within the project site.
No major expansion, alteration and/or improvement shall be introduced without prior clearance from
this office
This decision shall not be construed as a certification from this office as to the ownership by the applicant of the
parcel of land that is the subject of this decision.
Any misrepresentation, false statement or allegations material to the issuance of this decision shall be sufficient
cause for its revocation.
The applicable provisions of the National Building Code shall be strictly observed.
Projects that are within the scope of the Environmental Impact Assessment System shall obtain an Environmental
Compliance Certificate from the Department of Environment and Natural Resources.

(SGD) Zoning Administrator

OR No.
Check No.
Amount Paid

Exhibit 22
Process 2 Evaluation Procedure
PROJECT EVALUATION
SECTION

Conducts Process 2 Evaluation

Endorses Recommendation

ZONING ADMINISTRATOR

Grants LC

Confor
ming?

Requires
Modification

PROJECT
PROPONENT

Denies LC
Invokes Article VIII
Mitigating Devices

LZBAA

Grants LC

Appro
ved?

Requires
Modification
s

PROJECT
PROPONENT

Denies LC

RECORDS SECTION

Releases
Zoning
Decision

PROJECT
PROPONENT

Conform?

Exhibit 24
MZO Form No. 008A
Application NO. _____________
Property Code No.___________

MUINCIPAL ZONNG OFFICE


MUNICIPALITY OF TAGUIG
Type 2 Article VII Evaluation Form
Date of Preparation: _________
A.

Basic Zone

Box 1.Basic Zone Classification


Location of Proposed Project
Zone Classification (please check)
Urban Core Zone
General Residential Development Zone -1
General Residential Development Zone -2
Low Density Residential Zone
Socialized Housing Zone
Institution Zone

Tourism Development Zone


Light Industrial Zone
Entertainment Zone
Military Zone
Open Space Zone

Box 2. Allowed Use


Proposed Use
Use Classification
(please check)

General Residential
Socialized Housing
General Commercial
Light Industrial
Is there a List of Allowed Uses in the IDC? (please check)
If yes, is the proposal within IDCs List of the Allowed Uses?
(please check)
If no, it within the List of Allowed Uses in the zone? (please check)

Box 3.Land Use Intensity Control


Zone
Maximum
PLO
Urban Core Zone
General Residential
Development
75
Zone-1
General Residential
Development
80
Zone - 2
Low Density Residential
Development Zone
70

General Institution
Agricultural
Parks and Recreation
Eco-Tourism
Yes
Yes

No
No

Yes

No

Maximum
FAR

Maximum
BHL
Per NBC, related laws and IDCs

AISAR

MAPSA

2.0

Plus 20% of
resultant PLO

5.0

Plus 20% of
resultant PLO

2.0

Plus 20% of
resultant PLO

Lot Area
(PLO +
AISAR)
Lot Area
(PLO +
AISAR)
Lot Area
(PLO +
AISAR)

Socialized Housing

Per the requirements of BP 220

Institutional Zone

75

3.0

Plus 20% of
resultant PLO

Tourism Development
Zone

70

3.0

Plus 20% of
resultant PLO

Lot Area
(PLO +
AISAR)
Lot Area
(PLO +
AISAR)

Light Industrial Zone

70

2.0

Plus 20% of
resultant PLO

Entertainment Zone

70

2.0

Plus 20% of
resultant PLO

Military Zone
Open Space Zone
Proposal
Proposed LUIC
Complying? (encircle)

Per the requirements of the Armed Forces of the Philippines


Per NBC, related laws and IDCs
FAR
Bldg. Height
AISAR

PLO
Yes

Lot Area
(PLO +
AISAR)
Lot Area
(PLO +
AISAR)

No

Yes

No

Yes

No

Yes

MAPSA

No

Yes

No

B. Overlay Zone
Box 4. Overlay Zone Classification

Located in an Overlay Zone?

Yes

No

Urban Corridor SDZ

Yes

No

Local Growth Center SDZ

Yes

No

Historical SDZ

Yes

No

Fish Port SDZ

Box 5. Special Provisions

Within UCSDZ

Yes

Complying with Parking?

Yes

No

Within LGCSDZ?
Yes

No

No

No

Complying with Abutments?

Maximum FAR

Maximum PLO

BHL

FAR

PLO

BHL

Proposed LUIC
Complying with LUIC?

Yes

Yes

Complying with Parking?


LUIC

No

Complying with Abutments?

Yes

No

Yes

No

Yes

No

Yes

No

AISAR

MAPSA

Yes

No

Yes

Prepared By: (Evaluation Officer)

No

Exhibit 25
Process 3 Evaluation Procedure
PROJECT EVALUATION
SECTION

Conducts Process3a/3b
Evaluation

Endorses Recommendation

ZONING ADMINISTRATOR

Grants LC

Confor
ming?

Requires
Modification

PROJECT
PROPONENT

Denies LC
Invokes Article VIII
Mitigating Devices

LZBAA

Grants LC

Appro
ved?

Requires
Modification
s

PROJECT
PROPONENT

Denies LC

RECORDS SECTION

Releases
Zoning
Decision

PROJECT
PROPONENT

Grants DP
PROJECT
PROPONENT

Appro
ved?

Denies DP

SANGGUNIANG
BAYAN

Prepares
Final
Development
Plan

Conform?

Exhibit 26
MZO Form No. 008B
Application No. __________
Property Code No. _______
MUNICIPAL ZONING OFFICE
MUNICIPALITY OF TAGUIG

Type 3A Article VII Evaluation Form


Date of Preparation: _____________

A.

Basic Zone

Box 1. Basic Zone Classification

Location of Proposed Project

Zone Classification (please check)


Urban Core Zone
General Residential Development Zone -1
General Residential Development Zone 2
Low Density Residential Development Zone
Socialized Housing Zone
Institutional Zone

Light Industrial Zone


Tourism Development Zone
Entertainment Zone
Military Zone
Open Space Zone

Box 2. Allowed Use

Proposed Use
Proposed Use
Classification (please
check)

General Residential

General Institutional

Socialized Housing

Agricultural

General Commercial

Parks Recreation

Light Industrial

Eco-Tourism

Within the List of Allowed Uses? (please check)


Proposed Auxiliary
Uses (please
enumerate)
Proposed Auxiliary
Uses Classification
(please check)

Yes

General Residential

General Institutional

Socialized Housing

Agricultural

General Commercial

Parks and Recreation

Light Industrial

Eco-Tourism

Within the List of Allowed Uses? (please check)


Box 3. Allowed Uses per BP 220
Proposed Auxiliary Uses

Yes

No

No

Allowed by BP 220? (please check)


Yes
No
Yes
No
Yes
No
Yes
No
Yes
No
Yes
No

B.

Overlay Zone

Box 4. Overlay Zone Classification

Located in an Overlay Zone?

Yes

No

Urban Corridor SDZ

Yes

No

Local Growth Center SDZ

Yes

No

Historical SDZ

Yes

No

Fish Port SDZ

Box 5. Special Provisions

Within UCSDZ

Yes

Complying with Parking?

Yes

No

Complying with
Abutments?
Yes

Within LGCSDZ?
Complying with Parking?
LUIC

Yes

Complying with LUIC?

PLO
No

Yes

No
No

Complying with
Abutments?
Maximum PLO
BHL

FAR
Yes

Yes

No

Maximum FAR

Proposed LUIC

No

Yes

No

AISAR

MAPSA

BHL
No

Yes

No

Yes

No

Yes

Prepared By: (Evaluation Officer)

No

Exhibit 27
MZO Form No. 008C
Application No. __________
Property Code No. _______
MUNICIPAL ZONING OFFICE
MUNICIPALITY OF TAGUIG

Type 3B Article VII Evaluation Form


Date of Preparation: _____________

A. Basic Zone
Box 1. Basic Zone Classification

Location of Proposed Project

Zone Classification (please check)


Urban Core Zone
General Residential Development Zone -1
General Residential Development Zone 2
Low Density Residential Development Zone
Socialized Housing Zone
Institutional Zone

Light Industrial Zone


Tourism Development Zone
Entertainment Zone
Military Zone
Open Space Zone

Box 2. Allowed Use

Proposed Use
Proposed Use
Classification (please
check)

General Residential

General Institutional

Socialized Housing

Agricultural

General Commercial

Parks Recreation

Light Industrial

Eco-Tourism

Within the List of Allowed Uses? (please check)


Proposed Auxiliary
Uses (please
enumerate)
Proposed Auxiliary
Uses Classification
(please check)

Yes

General Residential

General Institutional

Socialized Housing

Agricultural

General Commercial

Parks and Recreation

Light Industrial

Eco-Tourism

Within the List of Allowed Uses? (please check)


Box 3. Allowed Uses per BP 220
Proposed Auxiliary Uses

Yes

No

No

Allowed by BP 220? (please check)


Yes
No
Yes
No
Yes
No
Yes
No
Yes
No
Yes
No

B.

Overlay Zone

Box 4. Overlay Zone Classification

Located in an Overlay Zone?

Yes

No

Urban Corridor SDZ

Yes

No

Local Growth Center SDZ

Yes

No

Historical SDZ

Yes

No

Fish Port SDZ

Box 5. Special Provisions

Within UCSDZ

Yes

Complying with Parking?

Yes

No

Complying with
Abutments?
Yes

Within LGCSDZ?
Complying with Parking?
LUIC

Yes

Complying with LUIC?

PLO
No

Yes

No
No

Complying with
Abutments?
Maximum PLO
BHL

FAR
Yes

Yes

No

Maximum FAR

Proposed LUIC

No

Yes

No

AISAR

MAPSA

BHL
No

Yes

No

Yes

No

Yes

Prepared By: (Evaluation Officer)

No

Exhibit 25
Process 3 Evaluation Procedure
PROJECT EVALUATION
SECTION

Evaluates using Process 1

Recommends Process 4
Evaluation

ZONING ADMINISTRATOR

Appro
ved?

PROJECT EVALUATION
SECTION

HLURB

Review &
Recommend

Re-evaluates
proposal

ZONING ADMINISTRATION

Grants LC

Confor
ming?

Requires
Modifications

PROJECT
PROPONENT

Conform?
?

Invokes Article VII


Mitigating Devices

Denies LC

LZBAA

Grants LC

Appro
ved?

Requires
modifications

PROJECT
PROPONENT

Denies LC
RECORDS SECTION

Requires
modifications

PROJECT
PROPONENT

Exhibit 29
Process 5 Evaluation Procedure

NATIONAL
ECONOMIC
DEVELOPMENT
AUTHORITY

Declares Project of National


Significance

HOUSING AND
LAND
REGULATORY
BOARD

Issues
Locational
Clearance

PROJECT
PROPONENT

MUNICIPAL
GOVERNMENT OF
TAGUIG

Exhibit 30
MZO Form No.009
MUNICIPAL ZONING OFFICE
MUNICIPALITY OF TAGUIG

COMPLIANCE MONITORING REPORT


Property Code No: ______________
Date of Inspection : ______________
Box 1.Background
Name

of Owner (Last, Middle, First)

Location of Property (No, Street, Barangay)


Zonal Classification

Box 2. Article V Monitoring


Provision
ATO Height
Restriction
Public Easement

Zoning Permit History


(list previous permits given with Decision No.)

Current

Box 3. Article VI Monitoring


Provision
Current
Buffer Yards
Criteria 1
Criteria 2
Criteria 3
Criteria 4
Criteria 5
Criteria 6
Criteria 7
Criteria 8
Environmental Conservation and Preservation
Criteria 1
Criteria 2
Criteria 3
Criteria 4
Criteria 5
Criteria 6
Criteria 7
Criteria 8
Criteria 9
Criteria 10
Criteria 11
Agricultural Land Conservation and Preservation
Criteria 1
Criteria 2
Network of green and Open Spaces
Criteria 1
Criteria 2

Remarks

Remarks

Box 3. Article VI Monitoring (continued)


Provision
Criteria 3
Historical Preservation and Conservation
Criteria 1
Site Performance
Criteria 1
Criteria 2
Criteria 3
Criteria 4
Criteria 5
Criteria 6
Criteria 7
Infrastructure Capacities
Criteria 1
Traffic Impact
Criteria 1

Box 4. Article V Monitoring


Approved
Allowed Use
LUIC
FAR
PLO
BHL
AISAR
MPSAR

Current

Remarks

Current

Remarks

Prepared By:

Noted By:

__________________________
(Inspector)

______________________________
(Zoning Administrator)

__________________________
Date of Filling

_______________________________
Date