ZONING ORDINANCE

Municipality of SILANG
Province of CAVITE
 Comprehensive Land Use Plan (2013-2022)
ZONING ORDINANCE
Silang, Cavite

INTRODUCTION

Zoning is the division of a community into zones or sub-zones (e.g. commercial,

residential, industrial, institutional, and agricultural, etc.) according to present and potential uses of land
to maximize regulate and direct their use and development in accordance with the Comprehensive Land
Use Plan of Silang. It takes the form of a locally enacted ordinance which provides, among others,
regulations affecting uses allowed or disallowed in each zone or sub-zones, conditions for allowing
them, and procedures on evaluating deviations.
Zoning is concerned primarily with the use of land and the control of density
provisions in a given area.
1.0 Benefits
The benefits attributed to zoning are as follows:
1. Optimized use of land based on, among others, suitability and capability, e.g. use of prime
agricultural land for agricultural purposes and high value areas for intense urban developments.
2. Promotion of public health and safety through compatible arrangement of various land uses, e.g.
buffering between residential and industrial zones and through standards for environmental
protection and conservation.
3. Preservation of desirable character and real estate values of the zone or sub-zone through standards
intended to facilitate high quality and appropriate developments.
4. Promotion of the rational and orderly growth of Silang by employing a system that allows the
adequate evaluation of development proposals in both public and private lands.
2.0 Legal Basis (See Appendix I)
Local government’s authority to enact and apply zoning regulations is derived from the state’s
exercise of its police powers to make, ordain and establish reasonable laws, statutes or ordinances
which promote the general welfare of Silang. This authority is specified and defined in a number of
laws and directives:
2.1 1987 Philippines Constitution
Article III, Section 6
Article XIII, Section 1
2.2 Section 20 of RA 7160, “The New Local Government Code of the Philippines”
2.3 Section 447 A.2 (VII-IX) and Section 458 A.2 (VII-IX) of RA 7160
2.4 P.D. 1396 (Amending P.D. 933), creating the Ministry of Human Settlements, renaming the Human
Settlements Commission as the Human Settlements Regulatory Commission
2.5 Letter of Instruction No. 729
2.6 Section 5, Executive Order 648, Reorganizing the Human Settlements Regulatory Commission
2.7 PD 933 and Executive Order 648, as amended by EO 90, empowering the HLURB to review and
approve or disapprove land use plans of cities and municipalities;
2.8 Executive Order 72

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Excerpts from the Minutes of the 41 ST Regular Session of the Sangguniang Bayan, held on
the 1ST day of December, 2014, at the Sangguniang Bayan Session Hall.

Present:
Hon. Rosalie B. Loyola - Vice Mayor & Presiding Officer
Hon. Aidel Paul G. Belamide - Sangguniang Bayan Member
Hon. Ferdinand C. Amutan - Sangguniang Bayan Member
Hon. Luis V. Batingal, Jr. - Sangguniang Bayan Member
Hon. Nestor V. Patawe - Sangguniang Bayan Member
Hon. Alfredo L. Toledo - Sangguniang Bayan Member
Hon. Ronilo A. Doneza - Sangguniang Bayan Member
Hon. Luciano P. De Jesus, Jr. - Sangguniang Bayan Member
Hon. Francisco Paolo P. Crisostomo - ABC President

Excused:
Hon. Allan A. Tolentino - Sangguniang Bayan Member

--------------------------------------------------------------

ORDINANCE NO. PL-017

Series of 2014

Authored by: Hon. Francisco Paolo P. Crisostomo

Chairperson, Committee on Housing & Land Use

AN ORDINANCE ADOPTING THE NEW ZONING REGULATIONS FOR THE

MUNICIPALITY OF SILANG, AND PROVIDING FOR THE ADMINISTRATION,
ENFORCEMENT AND AMENDMENT THEREOF, AND FOR THE REPEAL OF
ALL ORDINANCES IN CONFLICT HEREWITH.

WHEREAS, the Municipality of Silang should continue to update its policies and
regulations to be attuned to current local situations and needs and the changing times, in order
to remain competitive and continue its unprecedented growth and development;

WHEREAS, towards this end, The Comprehensive Land Use Plan (2013 – 2022) was
adopted through Resolution No. PL-057, Series of 2014, and this will be enforced through the
enactment of regulatory measures to translate the planning goals and objectives into reality;

WHEREAS, the Zoning Ordinance is the regulatory measure, which is an important

tool for the implementation of the Comprehensive Land Use Plan;

WHEREAS, the Housing and Land Use Regulatory Board (HLURB) has spearheaded
and now assists in and coordinates the activities of local governments in the revision of the
Comprehensive Land Use Plan;

WHEREAS, Section 1(a) of E.O. No. 72 provides that the local government units
shall continue to formulate and update their respective Land Use Plans, in conformity with the
land use planning and zoning standards and guidelines prescribed by the Housing and Land
Use Regulatory Board (HLURB) and other policies;
NOW THEREFORE

WHEREFORE, on motion of Hon. Francisco Paolo P. Crisostomo, Chairman of the

Committee on Housing and Land Use, duly seconded by Hon. Alfredo L. Toledo, be it

ORDAINED BY THE SANGGUNIANG BAYAN IN SESSION ASSEMBLED, THAT:

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ARTICLE I
TITLE OF THE ORDINANCE

Section 1. Title of t he Ordina nce. This Or dinance shall b e known as the

Comprehensive Zoning Ordinance of Silang and shall be referred to as the
Ordinance.

ARTICLE II
AUTHORITY AND PURPOSE

Section 2. Authority. This Ordinance is enacted pursuant to the provisions of the New
Local Government Code, R.A. 7160 Section 458 a.2 (7-9) and
447 a.2 (7-9) dated 10 October 1991, "Authorizing the Municipality through the Sangguniang Bayan
to adopt a Zoning Ordinance subject to the provisions of existing laws such as PD 705 Forestry
Code, PD 1067 Water Code, PD 1096 National Building Code and Executive Order No. 72, RA
9275 Clean Water Act and mainstreaming of CCA /DRR pursuant to RA 9729 and RA 10121.

Section 3. Purposes. This Ordinance is enacted for the following purposes:

1. Guide, control and regulate future growth and development of

Silang, Cavite in accordance with its Comprehensive Land Use Plan.

2. Promote and protect the health, safety, peace, comfort, convenience

and general welfare of the inhabitants of the municipality

3. Guide the local government and the private sector in their

development decisions.

4. Provide the proper regulatory environment to maximize

opportunities for creativity, innovation and make ample room for
development within the framework of good governance and
community participation;

5. Enhance the character and stability of residential, commercial,

industrial, agri-industrial, institutional, forestry, agricultural, SAFDZ,
open spaces and other functional areas within the Municipality of
Silang and promote the orderly and beneficial development of the
same; and

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6. To mainstream climate change adaptation, disaster risk reduction

and Silang WQMA in the Comprehensive Land Use Plan and Zoning
Ordinance

Section 4. General Zoning Principles. This Zoning Regulations is based on the

approved C ompr ehens ive Land U se Pl an a s p er R eso lut io n N o.
PL-057 series of 2014 for Silang.

1. This Ordinance reflects the municipality’s vision: ““A God- fearing, nature-
loving and law-abiding citizenry, living in a progressive, healthy and
empowered community governed by leadership with integrity,
adaptive to change with strong political will to ensure sustainable
and stable ecologically balanced environment towards the
development of equitable agriculturally-
based economy to become globally competitive.”

2. The Ordinance encourages the establishment of highly dynamic

clusters of self-sustaining areas through the application of a
compatibly mixed land use principle;

3. The subdivision of the municipality into zones identifies the

dominant activity while automatically allowing for complementary
activities;

4. Zone and district regulations are considered as management

tools necessary to provide an over-all development guidance system to
the municipality; and

5. The Ordinance encourages the mutual cooperation of the local

government and the public and private sectors towards the
superior development of the municipality.
6. The Ordinance gives the free market the maximum opportunity to
spur the Municipality’s development within a framework of
environmental integrity and social responsibility;
7. The Ordinance has been designed to encourage the evolution of
high-quality developments rather than regulating against the worst
type of projects;
8. The Ordinance has been crafted in a manner that is fully
responsive to the ever-changing conditions that the Municipality
continually face;

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9. The Ordinance 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;
10. The Ordinance provides a direct venue for community
empowerment where the stakeholders become involved especially
in critical development decisions; and
11. The regulations in the Zoning Ordinance are considered 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.

ARTICLE III
DEFINITION OF TERMS

The definition of technical terms used in the Zoning Ordinance shall carry the same meaning
given to them in already approved codes and regulations, such as but not limited to the
National Building Code, Water Code, F i r e C o d e , F o r e s t r y C o d e , Philippine
Environmental Code and other Implementing Rules and Regulations, promulgated by the
HLURB. The words, terms and phrases enumerated hereunder shall be understood to have the
meaning corresponding indicated as follows:

Absolute Majority Vote - means that the “in favor” votes represent more than 50
percent of the valid votes. This is also called the 50% + 1 vote.

Accessory Use – pertains to those that are customarily associated with the Principal
Use application (such as a garage is accessory to a house).

Actual Use – refers to the purpose for which the property is principally or
predominantly utilized by the person in possession of the property. May also refer to
usage apart from Zone classification (such as a residential zone used as a commercial
zone)

Adaptive Reuse – utilization of buildings, other built-structures, and sites of value

for purposes other than that for which they were originally intended, in order to
conserve the site, its engineering integrity and authenticity of design.

Agricultural Activity – per the Comprehensive Agrarian Reform Law of 1988 (RA
6657), means the cultivation of the soil, planting of crops, growing of fruit trees,
raising of livestock, poultry or fish, including the harvesting of such farm products,
and other farm activities and practices performed by a farmer in conjunction with
such farming operations done by persons whether natural or juridical.

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Agricultural Land – per RA 6657, refers to land devoted to agricultural activity and
not classified as mineral, forest, residential, commercial, or industrial land.

Agricultural Land Use Conversion – per RA 6657, refers to the process of

changing the use of agricultural land to non-agricultural uses.

Agricultural Zone (AZ) - an area within the municipality intended for cultivation,
and pastoral activities e.g., farming, cultivation of crops, goat/cattle raising, etc.

Agri-Forestry – land management which combines agricultural crops with tree

crops and forest plants and/or animals simultaneously or sequentially and
applies management practices which are compatible with the cultural patterns of
the local population.

Agri-Industrial Zone (AIZ) - an area within the municipality intended

primarily for integrated farm operations and related product processing activities
such as plantation for bananas, pineapple, sugar, poultry, meat, etc.

Allowable Uses – uses that conform to those allowed in a specific zone.

Base Zones – refers to the primary zoning classification of areas within the
Municipality and that are provided with a list of allowable and conditional uses, as
applicable.

Buffer Area/Greenbelt Zones - these are yards, parks or open spaces intended to
separate incompatible elements or uses to control pollution/nuisance and for
identifying and defining development areas or zones where no permanent structures
are allowed.

Building Height Limit (BHL) – per the National Building Code, this is the
maximum height allowed for structures or buildings as specified in the conditions of
this Ordinance.

Built-up Area - a contiguous grouping of ten (10) or more structures.

Cemetery Zone – an area in the Municipality intended for the interment of the dead,
both public and private.

Central Business District (CBD) - the CBD is the commercial and business center
of the Municipality with the supportive residential, institutional, tourism, and parks
and recreational types of activities. The area includes the present Urban barangays
as central business district (CBD) and its immediately outlying areas characterized

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by high intensity land utilization. The district shall have a highly compact yet user-
friendly atmosphere.

Certificate of Non-Conformance - certificate issued to owners of all uses existing

prior to the approval of the Zoning Ordinance which do not conform in a zone
as per provision of the said Ordinance.

Commercial 1 (C-1) Zone – a low density commercial area within the Municipality
of Silang intended for neighborhood or community scale trade, service and business
activities.

Commercial 2 (C-2) Zone – a medium to high density commercial area along

Tagaytay Sta. Rosa Road and Growth Management Zones 1 and 2 intended for trade,
service and business activities performing complementary/ supplementary functions
to the CBD.

Commercial 3 (C-3) Zone – a high density commercial area along Aguinaldo

Highway intended for regional shopping centers such as large malls and other
commercial and business activities which are regional in scope or where market
activities generate traffic and require utilities and services that extend beyond local
boundaries and requires metropolitan level development planning and
implementation. High rise hotels, sports stadium or sports complexes area also
allowed in this zone. This zone may also be called as the Central Business District
(CBD).

Commercial Garage – a garage where automobiles and other motor vehicles are
housed, cared for, equipped, repaired or kept for remuneration, for hire or sale.

Community Mortgage Program – a low-income home financing scheme that allows

an undivided tract of land to be acquired by several beneficiaries through community
mortgage under the Socialized Housing Finance Corporation.

Compatible Use - uses or land activities capable of existing together harmoniously,

e.g. residential use and parks and playground.

Comprehensive Land Use Plan (CLUP) - a document embodying specific

proposals for guiding, regulating growth and/or development. The main
components of the Comprehensive Land Use Plan in this usage are the sectoral
studies, i.e. Demography, Socio- Economic, Infrastructure and Utilities, Local
Administration and Land Use.

Conflicting Uses - uses or land activities with contrasting characteristics sited

adjacent to each other, e.g. residential units adjacent to industrial plants.

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Conforming Use – refers to utilization which is in accordance with the zone

classification as provided for in the Ordinance.

Deed Restrictions – written agreements that place limitations on the use of property
in order to maintain the intended character of a neighborhood, applicable to
residential, commercial and industrial subdivisions.
Dominant Use - the principal use classification in mixed-use
developments.

Easement - open space imposed on any land use/activities sited along waterways,
fault lines, road rights-of-way, cemeteries/memorial parks and utilities.

Established Grade – the finish ground level of a proposed development which shall
be determined according to the provisions of the latest edition of the National
Building Code.

Ecotourism – a form of sustainable tourism within a natural and cultural heritage area
where community participation, protection and management of natural resources,
culture and indigenous knowledge and practices, environmental education and ethics,
as well as economic benefits are fostered and pursued for the enrichment of host
communities and the satisfaction of visitors.

Ecotourism Overlay Zone (ETM-OZ) – an area in cities/ municipalities intended for

ecotourism uses.

Environmentally Constrained Areas – areas prone to natural hazards, such as those

related to weather, hydrologic, and geologic disturbances. These hazards cover those
that are weather and water-related, earthquake-induced, volcanic and erosion-related.

Environmentally Critical Projects - refers to those projects which have high

potential for negative environmental impacts and are listed in Presidential
Proclamation 2146 dated 14 December 1981, such as golf course projects and other
large-scale industries within industrial subdivisions.
Environmental Impact Statement (EIS) System – pursuant to PD 1586 of 1978,
refers to the entire process of organization, administration and procedure
institutionalized for the purpose of assessing the significance of the effects of
physical developments on the quality of the environment.

Exception - a device which grants a property owner relief from certain provisions of
a Zoning Ordinance where because of the specific use would result in a
particular hardship upon the owner, as distinguished from a mere inconvenience
or a desire to make more money.

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Fault Overlay Zone (FLT-OZ) – areas in the municipality that have been identified
as susceptible to fault movement. These areas are marked as 5 meter strips on both
sides of and running along identified earthquake faults.

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 lot. The Gross Floor Area of any building
should not exceed the prescribed floor area ratio (FAR) multiplied by the lot area.
The FAR of any zone should be based on its capacity to support development in
terms of the absolute level of density that the transportation and other utility
networks can support.

Forest Zone (FZ) - an area within the municipality intended primarily for forest
purposes.

Forest Buffer Sub-Zone (FB-SZ) – an area intended to be a Buffer Zone, which, as

defined in the NIPAS Act, are “areas outside the protected area but adjoining it that
are established by law (pursuant to Section 8 of the NIPAS Act)…” These areas need
special development control in order to prevent or minimize harm to the protected
area.

Forest Reserve – refers to forest lands which have been reserved by the President of
the Philippines for any specific purpose or purposes.

Forestry Code – refers to PD 705 or the Revised Forestry Code of the Philippines,
as amended.

General Commercial Zone (GCZ) – refers to an area within the municipality that is
intended for low to medium density commercial activities such as trade, service, and
business activities such as public markets, retail stores, eateries and performing
complementary/supplementary functions to the CBD. The said Zone shall be further
classified as C-1 (for sari-sari stores), C-2 (wet and dry market) and C-3 (Shopping
Malls and Commercial Complexes)

General Institutional Zone (GIZ) – an area within a city or municipality intended

principally for general types of institutional establishments, e.g. government offices,
hospitals/ clinics, academic/ research and convention centers.

General Residential Zone (GRZ) – an area within the municipality intended

principally for dwelling/housing purposes which include R-1 (low density), R-2
(medium density) residential subdivision projects as defined under PD 957 and BP
220 and R-3 under the Socialized Housing subdivision projects. Said projects may
be allowed to locate in CBD and GMZ except R-3.

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General Zoning Map - a duly authenticated map delineating the different zones in
which the whole municipality is divided.

Growth Management Zone – the zone shall predominant be residential area (R-1,
R-2 and R-5) with the supportive commercial, institutional, and recreational uses
located outside of urban areas.

Gross Floor Area (GFA) – the GFA of a building is the total floor space within the
perimeter of the permanent external building walls, occupied by:

1. Office areas
2. Residential areas

3. Corridors

4. Lobbies
5. Mezzanine

6. Vertical penetrations, which shall mean stairs, fire escapes, elevator shafts,
flues, pipe shafts, vertical ducts, and the like, and their enclosing walls
7. Rest rooms or toilets

8. Machine rooms and closets

9. Storage rooms and closets

10. Covered balconies and terraces

11. Interior walls and columns, and other interior features

But excluding:
12. Covered areas used for parking and driveways, including vertical
penetrations in parking floors where no residential or office units are
present

13. Uncovered areas for AC cooling towers, overhead water tanks, roof decks,
laundry areas and cages, wading or swimming pools, whirlpools or jacuzzis,
gardens, courts or plazas.

Heritage Zone – shall refer to historical, anthropological, archaeological, artistic

geographic areas and settings that are culturally significant to the country, as
declared by the National Museum and/ or the National Historic Institute.
High Density Residential Zone (R-3) – an area intended for socialized housing,
community mortgage program (CMP) and resettlement area with 150 or more
dwelling units per hectare.

Highly Urbanized Cities - cities with a minimum population of 200,000 as certified

by the National Statistics Office and with the latest annual income of at least P

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50,000,000 based on the 1996 constant prices as certified by the Municipal

Treasurer.

HLURB/BOARD - shall mean the Housing and Land Use Regulatory

Board.

Impervious Surface – type of man-made surface which does not permit the
penetration of water.

Innovative Design – introduction and/or application of new/creative designs and

techniques in development projects e.g. Planned Unit Development, New Town
Development, and etc.

Industrial 1 (I-1) Zone – an area within cities or municipalities intended for light
manufacturing or production industries that are:

a. non-pollutive/ non-hazardous; and

b. non-pollutive/ hazardous

Industrial 2 (I-2) Zone – an area within cities or municipalities intended for medium
intensity manufacturing or production industries that are:

a. pollutive/ non-hazardous; and

b. pollutive/ hazardous

Institutional Zone (INZ) – an area within the municipality intended principally for
general types of institutional establishments, e.g. government centers/offices,
schools, churches, hospitals/clinics, academic/research and convention centers.
Such projects maybe allowed to locate in GMZ and CBD.

Institutional Uses - general types of establishments that refer to government offices,

schools, colleges, churches, hospital/clinics, academic/research, and convention
centers.

Landslide Overlay Zone (LSD-OZ) – an area in cities/ municipalities that have been
identified as highly susceptible to landslides and where specific regulations are
provided in order to minimize its potential negative effect to developments.

Land Use Intensity Controls (LUIC) - refers to controls on open spaces (PLO),
building bulk (FAR) and building height (BHL). The LUIC is imposed to
control, among others, traffic generation, requirements on utilities, over-building,
over-crowding, visual access and to attain the desired district character. The LUIC is
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applied as follows: Maximum Allowable Building Area Per Floor in Square

Meters = Lot Area x Allowable PLO Maximum Allowable Gross Floor Area in
Square Meters = Lot Area x Allowable FAR 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 large-scale
projects on single blocks, i.e. those that have no lot subdivisions, the LUIC shall
mean to apply to the gross lot area of the block and the gross floor area of the
buildings to be put up therein.

Local Zoning Board of Appeals (LZBA) – a local special body created by virtue of
this Ordinance mandated to, among others, handle applications for Variances and
Exceptions and appeals from decisions made by the Zoning Administrator.

Local Zoning Review Committee - a local special body created by virtue of this
Ordinance mandated to, among others, to review the zoning ordinance due to
increasing number of petitions for re-zoning/re-classification and
applications/issuances invoking Variances and Exceptions.

Locational Clearance (LC) - a clearance issued to a project that is

allowed/conforming under the provisions of this Zoning Ordinance. LC shall be
made as a prerequisite for the issuance of Building Permit and/or Business Permit

Local Clearance (Variance and Exception) (LC-VE) – a clearance issued by the

LZBA to a project that is allowed under Mitigating Devices/Variance and Exception
provision of this Ordinance.

Military and Naval Reservation – refers to land of the public domain which has
been proclaimed by the President of the Philippines for military such as Airbase,
Campsite, Docks and Harbors, Firing Ranges, Naval Base, Target Range, Wharves,
etc. (NSCB). PNPA located at Brgy. Tartaria

Mitigating Device - a means to grant relief in complying with certain provisions of

the Ordinance.

New Town – a planned urban community that combines residential, commercial, and
recreational areas.

Non-Conforming use - existing non-conforming uses/establishments in an area

allowed operating in spite of the non-conformity to the provisions subject t o th e
conditions stipu lat ed in this Z oning Ordinance.

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Notice of Non-Conformance – notice issued to owners of all uses existing prior to

the approval of the Ordinance which do not conform to the provisions herein
provided.

Official Zoning Map – a duly authenticated map delineating the different zones into
which the Municipality is divided.
Overlay Zones – a “transparent zone” that is overlain on top of the Basic Zone or
another Overly Zone that provides and additional set (or layer) of regulations.

Parks and Recreation Zone (PRZ) – an area designed for diversion/amusements and
for the maintenance of ecological balance in the community.

Percentage of Land Occupancy (PLO) - defined as a percentage of the maximum

allowable area of any building at any floor level to the total lot size.
Permanent Forest or Forest Reserves – refers to those lands of the public domain,
which have been the subject of present system of classification and determined to be
needed for forest purposes.

Planned Unit Development (PUD) Zone - it is a land development scheme wherein

project site is comprehensively planned as an entity via unitary site plan which
permits flexibility in planning/design, building siting, complementarity of building
types and land uses, usable open spaces and the preservation of significant natural
land features.

Protected Areas – areas declared as belonging to the NIPAS System per RA 7586.
These areas are those that have been designated or set aside pursuant to a law,
presidential decree, presidential proclamation or executive order. These include:

a. Strict nature reserves;

b. Natural parks;

c. National monuments;
d. Wildlife sanctuary;

e. Protected landscapes and seascapes;

f. Resource reserves;

g. Natural biotic areas; and

h. Other categories established by law, conventions or international agreements

which the Philippine Government is a signatory

Rain-fed Agricultural Zone-an area within the Agricultural Zone of Silang that is
neither irrigated nor irrigable.

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Reclassification of Agricultural Lands - the act of specifying how agricultural

lands shall be utilized for non-agricultural uses such as residential, industrial, and
commercial as embodied in the CLUP.

Residential 1 (R-1) Zone/Low Density – an area within cities or municipalities

intended for low density residential use of 20 dwelling units per hectare. Per the
National Building Code, R-1 Zone is characterized mainly by low-rise single-
detached and duplex residential buildings for exclusive use as single (nuclear) family
dwellings.

Residential 2 (R-2) Zone/Medium Density – an area within cities or municipalities

intended for medium density residential use of 21 to 65 dwelling units per hectare.
Per the National Building Code, R-2 Zone is characterized mainly by low-rise single-
attached, duplex or multi-level structures residential buildings for exclusive use as
multi-family dwellings.

Residential 3 (R-3) Zone/High Density – an area within cities or municipalities

intended for medium to high density residential use of 66or more dwelling units per
hectare. Per the National Building Code, R3 Zone is characterized mainly by low-rise
or medium-rise residential buildings for exclusive use as multi-family dwellings with
mixed housing types.

Residential 4 (R-4) Zone – an area within cities or municipalities intended for

townhouses. Per the National Building Code, R-4Zone is characterized mainly by
low-rise townhouse buildings for exclusive use as multiple-family dwellings.

Residential 5 (R-5) Zone – an area within cities or municipalities intended for very
high density residential use. Per the National Building Code, R-5 Zone is
characterized mainly by medium-rise or high-rise condominium buildings for
exclusive use as multiple family dwellings.

Rezoning - a process of introducing amendments to or a change in the text and

maps of the Zoning Ordinance. It also includes amendment or change in view of
reclassifications under Section 20 of the Local Government Code.

Rural Area - area outside of designated urban area.

Setback - the open space left between the building and lot lines.

Socialized Housing – in accordance with the UDHA, this refers to housing [programs
and] projects covering houses and lots or home lots only undertaken by the
Government or the private sector for the underprivileged and homeless citizens.

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Socialized Housing Zone (SHZ) - shall be used principally for socialized

housing/dwelling purposes for the underprivileged and homeless as defined in
Republic Act 7279 (Urban Development and Housing Act).

Special Institutional Zone (SIZ) – an area within a city or municipality intended

principally for particular types of institutional establishments e.g. welfare
homes, orphanages, home for the aged, rehabilitation and training centers, military
camps/reservation/bases/training grounds, etc.

Strategic Agriculture and Fisheries Development Zones (SAFDZ) - areas in the

municipality (located within the agricultural Zone) that serve as centers where
development in the agriculture s e c t o r s are catalyzed in an environmentally and
socio-culturally sound manner.

Sustainable Urban Drainage System (SUDS) – a low impact system intended to

drain surface water run-off through a series of collection, storage and cleaning stages
before it is released back into the environment.

Tourism Zone - are sites within the municipality endowed with naturals or
manmade physical attributes and resources that are conducive to recreation, leisure
and other wholesome activities.

Urban Area(s) - includes all barangays or portions of which comprising the

Poblacion or Municipal core, central business district, and other built up areas
including the urbanizable and adjacent areas and where at least fifty (50%) of the
population are engaged in non-agricultural activities.

Urban Core Zone (UCZ) - the UCZ is the commercial and business center of
the Municipality with the supportive residential, institutional, tourism, and parks and
recreational types of activities. The Core includes the present central business district
(CBD) and its immediately outlying areas characterized by high intensity land
utilization. The district shall have a highly compact yet user-friendly atmosphere.

Urban Expansion Zone (UEZ) - the UEZ is areas, which provide the “support” services
to the UCZ. The dominant land use is also commercial but land use intensities are rated lower
than that of the UCZ. Large scale, sprawling mixed-use developments (e.g. shopping
malls, recreational centers, etc.) are encouraged in this area. Further, the UEZ allows
quasi- commercial/industrial types of activity such as lumber/hardware, repair shops,
junk shops and the like. The over-all zone character shall be that of a low-intensity
development area. Ample ground open spaces are also required for developments
within this area.

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Urban Renewal – regeneration, modernization, or revitalization of an old,

deteriorated or blighted portion of a town or city, with the objective of preparing the
town or city for present and future demands of urban living. Urban renewal is also
implemented to address urban problems or upgrade existing conditions that are no
longer compatible with modern times, provided old buildings are adaptively re-used.

Urbanizable Land - area designated as suitable for urban expansion by virtue of

land use studies conducted.

Urban Zoning Map - a duly authenticated map delineating the different zones into
which the urban area and its expansion area are divided.

Variance - a Special Locational Clearance grants a property owner relief from

certain provisions of Zoning Ordinance 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, as distinguished from a mere inconvenience or a desire to make more
money.
Warehouse – refers to a storage and/or depository of those in business of performing
warehouse services for others, for profit. They may be categorized as commercial or
industrial in support of the principal activity.

Water Zone (WZ) - are bodies of water within the municipality that include rivers,
and springs except those included in other zone classification.

Yard – as defined in the National Building Code, this is “the required open space left
between the outermost face of the building/structure and the property lines, e.g. front,
rear, right, and left side yards. The width of the yard is the setback.”
Zone/District - an area within the municipality intended for specific land use as
defined by manmade or natural boundaries.

Zoning Administrator/Zoning Officer - a municipal government employee

responsible for the implementation/enforcement of its Zoning Ordinance appointed
by the local chief executive.

Zoning Certificate – a document issued by the Zoning Administrator citing the

zoning classification of the land based on this Ordinance.

Zoning Map – a duly authenticated map delineating the different zones to which the
whole city/ municipality is divided into.

Zoning Ordinance - a local legal measure which embodies regulations affecting

land use.

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ARTICLE IV
ZONE CLASSIFICATIONS

Section 5. Division into Zones or Districts. The Municipality of Silang is divided into the
following zones:

1. Central Business District/Metro Silang (CBD)

2. Growth Area Management Zone (GMZ)
3. General Commercial Zone (C-1,C-2 and C-3)
4. General Institutional Zone (GIZ)
5. Agricultural Zone (AZ)
6. Agri-Industrial Zone (AIZ)
7. Industrial Zone (IZ)
8. Socialized Housing Zone (SHZ)
9. Tourism Zone (TZ)
10. Forest Zone (FZ)
11. Other Uses:
1. Strategic Agricultural and Fisheries Development Zone (SAFDZ)
2. Planned Unit Development (PUD)
3. Sanitary Landfill (SL)/Material Recovery Facilities (MRF)
4. Silang WQMA

Section 6. Zoning M a p . It i s h er eb y a d o p t ed a s a n i nt egr a l p a r t o f t h i s

Ordinance, the Official Zoning Map for the whole Municipality (general),
wherein the designation, location and boundaries of the districts/zones
herein established are shown and indicated. Such Official Zoning Map shall be
signed by the local chief executive and duly authenticated by the Sangguniang
Panlalawigan. The General Zoning Map shall be drawn to the scale of
1:45,000 M.

Section 7. Zone Boundaries. The location and boundaries of the zones are identified
below:

1. Central Business District/Metro Silang (CBD)

Barangays designated as Central Business District (CBD):

Whole of Barangays Poblacion 1 to 5
Whole of Barangay San Vicente 1 and 2
Whole of Barangay San Miguel 1

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Portion of San Miguel 2

Whole of Barangay Biga 1 and 2
Portion of Barangay Sabutan
Whole of Barangay Iba
Whole of Barangay Tubuan 3
Portion of Barangay Tubuan 1 and 2
Portion of Barangay Lalaan 1
Whole of Barangay Adlas
Portion of Barangay Biluso
Whole of Barangay Iba
Portion of Barangay Kaong

This contiguous area is bounded by the following:

Bounded on the North by Dasmariñas City

Bounded on the South by Barangay Balite and Barangay Lalaan 1
Bounded on the East by Barangay Malaking Tatyao and Barangay Kaong
Bounded on the West by the Tourism Zone (Riviera), Barangay Lucsuhin

2. Growth Management Zone (GMZ)

Barangays designated as Growth Management Zone-(GMZ)

Whole of Barangay Inchican
Whole of Barangay Tibig
Whole of Barangay Hukay except the Commercial Zone along Sta
Rosa-Tagaytay Road
Whole of Barangay Pook 1 and 2
Whole of Barangay Munting Ilog
Whole of Barangay Puting Kahoy except the commercial zone along
the Sta. Rosa – Tagaytay Road
Whole of Barangay Hoyo
Whole of Barangay Tartaria except the commercial zone along the
Sta. Rosa – Tagaytay Road

This contiguous area is bounded by the following:

Bounded on the North by the City of Sta. Rosa and Municipality of Carmona

Bounded on the South by Barangay Lumil and Barangay Pulongbunga,

Barangay Pulongsaging and Barangay Pasong Langka
Bounded on the East by Sta. Rosa City
Bounded on the West by Barangay Malaking Tatyao, Barangay Pulongsaging,
Barangay Kaong and Barangay Balite

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3. General Commercial Zone (C-1, C-2 and C-3)

(All colored Red in the Zoning Map)

This area covers the stretch and both sides of Aguinaldo Highway from Barangay
Tubuan II to Tagaytay City and the entire length of Sta. Rosa-Tagaytay Road from
Sta. Rosa City to Tagaytay City with a depth of 150 meters reckoned from the edge of
the road right of way with a total area of 718.39 has..

All existing commercial establishments indicated in the Existing Land Use Map and
future expansion.

4. Agricultural Zone (AZ)

Barangays designated as agricultural zone:

(All colored Green in the Zoning Map)
Whole of Barangay Kaong
Whole of Barangay Malaking Tatyao
Whole of Barangay Balubad
Portion of Barangay Litlit
Whole of Barangay Kalubkob
Whole of Barangay Santol
Whole of Barangay Luksuhin except the Commercial Zone along Aguinaldo
Highway
Whole of Barangay Lalaan I and II except the commercial zone along Aguinaldo
Highway
Portion of Brgy. Maguyam except the the Industrial and Sanitary Landfill
All Barangays designated as SAFDZ areas
All Barangays or portions thereof not mentioned/enumerated in other zones

5. Agri-Industrial Zone (AIZ)

( Colored Light Violet in the Zoning Map)
Barangays designated as Agri-Industrial:

Portion of Barangay Batas

Portion of Barangay Litlit

This contiguous area is bounded by the following:

Bounded on the North by Barangay Batas (Industrial Zone)

Bounded on the South by Barangay Litlit and Kalubcob
Bounded on the East by Barangay Biluso
Bounded on the West by the Municipality of Gen. Trias and Amadeo

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6. Industrial Zone (IZ)

Barangay designated as Industrial Zone includes:

(Colored Dark Violet in the Zoning Map)

Whole of Barangay Maguyam

Bounded on the North by the Municipality of General Mariano Alvarez,

Barangay Old Bulihan, Barangay Anahaw 1 and 2, Barangay Ipil 2 and
Barangay Yakal
Bounded on the South by Barangay Kaong and Sabutan
Bounded on the East by Municipality of Carmona
Bounded on the West by Barangay Kaong and Dasmariñas City

Portion of Barangay Batas

Bounded on the North by the Municipality of Gen. Trias

Bounded on the South by Barangay Batas (Agri-Industrial)
Bounded on the East by Dasmariñas City
Bounded on the West by the Municipality of Gen. Trias

7. Socialized Housing Zone (SHZ)

(Colored Light Yellow in the Zoning Map)

Barangay designated as Socialized Housing Zone:

Portion of Barangay Sabutan
Bounded on the North by Dasmariñas City
Bounded on the South by Barangay Sabutan
Bounded on the East by Barangay Kaong
Bounded on the West by Barangay Biga 1 and 2

Whole of Barangay Banaba, Bulihan, Narra I, II and III, Acacia, Yakal,

Ipil I and II, Anahaw I and II

Bounded on the North by the Municipality of GMA

Bounded on the South and West by Brgy. Maguyam
Bounded on the West by Dasmarinas City

8. Institutional Zone (IZ)

Barangays designated as Institutional Zone for the proposed Provincial Capitol

Complex and Municipal Hall)
Portion of Barangay Lalaan 1
Portion of Barangay Biga 1

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Portion of Barangay Putingkahoy (Presently occupied by Adventist University of

the Philippines) including expansion site if necessary;
Portion of Barangay Lalaan 1 (Presently occupied by Adventist International
Institute of Advance Studies) including expansion site if necessary;

All areas presently occupied by existing schools (for all levels including adjacent
expansion areas);

An area within Barangay Sabutan for the proposed Public Tertiary School
An area presently occupied by the Philippine National Police Academy (PNPA)
All areas presently occupied by existing Municipal Hall, Barangay Halls, Day
Care Centers, Health Centers, Police/Fire Stations including expansions if
there is any
All existing institutional zone (blue) indicated in the existing Land Use Map

9. Tourism Zone (TZ)

Barangays designated as Tourism Zone:

(All colored Orange in the Zoning Map)

Whole of Barangay Buho except the commercial zone along Aguinaldo Highway
Whole of Barangay Bucal
Whole of Barangay Malabag
Portion of Barangay Pasong Langka except the commercial zone along Sta. Rosa
– Tagaytay Road
Whole of Barangay Ulat
Whole of Barangay Toledo
Portion of Barangay Pulong Bunga

Bounded on the North and East by the ZAFDZ and Agricultural areas
Bounded on the South by Tagaytay City
Bounded on the West by the Municipality of Amadeo

The area presently occupied by Riviera Golf and Country Club including future
expansion as follows:

Portion of Barangay Biluso

Portion of Barangay San Miguel II
Portion of Barangay Luksuhin

Bounded on the North by Dasmarinas City

Bounded on the South by Barangay Luksuhin
Bounded on the East by Barangay Biluso, San Miguel I and II
Bounded on the West by Barangay Batas and Kalubkob
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All areas presently occupied by existing resorts theme parks, hotels and other
tourism oriented projects including and expansion if necessary

10. Forest Zone (FZ)

( Colored Dark Green in the Zoning Map)
The designated Forest Zone with an approximately area of 208 hectares more or
less covers t he p or t ion of Barangay Cabangaan with slope of 18 degrees
and above which include cadastral lot number 7109; and along the
riverbanks with the remaining secondary forest growth cover.

11. Other Uses :

1. Strategic Agricultural and Fisheries Development Zone (SAFDZ)

Barangays designated as SAFDZ are the following: with a total area of

2,124.21 hectares

Whole of Barangay Balite 1 and 2

Whole of Barangay Paligawan
Portion of Barangay Pasong Langka
Portion of Barangay Cabangaan
Whole of Barangay Pulong Bunga
Whole of Barangay Lumil
Whole of Barangay Pulong Saging
Whole of Barangay Mataas na Burol

2. Planned Unit Development Zone (PUD)

Barangay designated as Planned Unit Development:

Whole of Barangay Carmen with an area of 265 hectares

Bounded on the North and East by the City of Sta. Rosa

Bounded on the South by Barangay Puting Kahoy
Bounded on the West by Barangay Inchican, Barangay Munting Ilog
and Barangay Hukay

3. Material Recovery Facilities (MRF)

Barangays designated as MRF for a total area of 11 hectares:

Portion of Barangay Lalaan I (3.5 hectares)

Portion of Barangay Kaong (7.5 hectares)

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4. Cemetery Zone (CZ)

All areas presently occupied by existing public cemeteries and memorial

parks indicated the Existing Land Use Map including adjacent expansion
areas. They may be allowed along Aguinaldo Highway subject to HLURB
approve Standard and Guidelines on Cemeteries and Memorial parks.

5. Water Zone (WZ)

All major bodies of water which include the rivers Malaking Ilog, Munting
Ilog, Lucsuhin River, Malindig River, Tibagan, Pulo River, Semeca River,
Alkalde River, Maria River, Balubad River, Halang River, Putting
Kahoy River, Lumbia River, Langka River, Batas River, Lambingan River,
Benditahan, and river sub-basins namely, Biñan, Cañas, Ilang-Ilang, Imus,
San Cristobal, San Pedro, and Sta. Rosa.

6. Areas identified as Silang WQMA (Indicated in the Zoning Map with

hatch)

Portion of Barangay Buho

Portion of Barangay Malabag
Portion of Barangay Lalaan I & Lalaan II
Portion of Barangay Balite I & Balite II
Portion of Barangay Iba
Portion of Barangay Sabutan
Whole of Barangay Santol
Whole of Barangay Balubad
Whole of Barangay Lucsuhin
Whole of Barangay Kalubkob
Whole of Barangay Litlit
Whole of Barangay Batas
Whole of Barangay Biluso
Whole of Barangay Adlas
Whole Barangay Biga I & II
Whole of Barangay San Vicente I & II
Whole of Barangay San Miguel I & II
Whole of Barangay Tubuan I-III
Whole of Barangay Poblacion I-V

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Section 8. Interpretation of Zone Boundaries

The following rules shall apply in the interpretation of the boundaries indicated on the
Official Zoning Map:

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.

Where zone boundaries are so indicated that they approximately follow the lot lines,
such lot lines shall be construed to be the boundaries.

Where zone boundaries are so indicated that they are approximately parallel to the
center lines or right-of-way lines of streets and highways, such zone boundaries shall
be construed as being parallel thereto and at such distance there from as indicated in
the zoning map. If no distance is given, such dimension shall be determined by the
use of the scale shown in said zoning map.

Where the boundary of a zone follows approximately a railroad line, such boundary
shall be deemed to be the railroad right-of-way.

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.

Where a lot of one ownership, as of record the effective date of this Ordinance, is
divided by a zone boundary line, the lot shall be construed to be within the zone
where the major portion of the lot is located. In case the lot is bisected by the
boundary line, it shall fall in the zone where the principal structure falls.

Where zone boundary is indicated as one-lot deep, said depth shall be construed to be
the average depth of lots involved within each particular city/ municipal block.
Where, however, any lot has a depth greater than said average, the remaining portion
of said lot shall be construed as covered by the one-lot deep zoning district provided
the remaining portion has an area of less than fifty percent (50%) or more of the total
area of the lot then the average lot depth shall apply to the lot which shall become a
lot divided and covered by two or more different zoning districts, as the case may be.

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In case of any remaining doubt as to the location of any property along zone boundary
lines, such property shall be considered as falling within the less restrictive zone.
(For LGUs that use lot parcel data in delineating zone boundaries, one-lot deep
should mean the boundaries of concerned properties at the time of the passage of the
Ordinance.)

The textual description of the property in consideration shall prevail over that of the
Official Zoning Maps.

ARTICLE V
ZONE REGULATIONS

Section 9. General Provision. The uses enumerated in the succeeding sections are
neither exhaustive nor all-inclusive. The Local Zoning Board of Appeals,
subject to the requirements of this Article, allow other uses not enumerated
hereunder provided that they are compatible with the uses expressly allowed.
Allowance of further uses shall be based on the intrinsic qualities of the land
and the socio- economic potential of the locality with due regard to the
maintenance of the essential qualities of the zone.

Section 10. Use Regulations in the Central Business District /Metro Silang:

A. Allowed Uses:

 Single-detached dwelling units

 Semi-detached family dwelling units, e.g. duplex

 Townhouses/Apartments buildings (2 to 3 storeys) categorized as R-4

 Residential subdivisions categorized as R-1, R-2

 Residential condominium (3 to 18 storeys) categorized as R-2, and R-5

 Commercial establishments classified as C-1, C-2 and C-3

1. Offices like office buildings or condominium

2. General retail stores and shops like:

a. department store
b. bookstore and office supply shop
c. home appliance store
d. car shop
e. photo shop

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f. flower shop

3. Food markets and shops like:

a. bakery and bake shop

b. wine store
c. grocery
d. supermarket (wet and dry)

4. Personal service shops like:

a. beauty parlor
b. barber shop
c. sauna bath and massage clinic
d. dressmaking and tailoring shops

5. Restaurants and other eateries

6. Short term special education like:

a. dancing schools
b. school for self defense
c. driving schools
d. speech clinics

7. Storerooms but only as may be necessary for the efficient conduct of

the business
8. Commercial condominium (with residential units in upper floors)
not to exceed 5 storeys or 15 meters in height
9. Library museum
10. Filling Station/service station
11. Messengerial service
12. Security agency
13. Janitorial service
14. Bank and other financial institutions
15. Radio and television station
16. Building garage, parking lot
17. Bakery and baking of bread, cake, pastries, pies and other similar
perishable products
18. Custom dressmaking shop
19. Custom tailoring shop
20. Commercial and job printing
21. Typing and photo engraving services
22. Repair of optical instruments and equipment and cameras

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23. Repair of clocks and watches

24. Manufacture of insignia, badges and similar emblems except metal
25. Detached family dwelling
26. Multi-family dwelling e.g. row-houses, apartments
27. Residential/Commercial Buildings (maximum of 5 storeys)
28. Apartment
29. Hometel
30. Pension House

31. Hotel apartment or apartelle

32. Dormitory
33. Boarding House
34. Branch libraries and museums
35. Customary accessory uses like:
a. Servants quarter
b. Private garage
c. Guard house
36. Home occupation for the practice of one's 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 (5), inclusive of the 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;
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.

37. Home Industry Classified as cottage industry provided that:

a. Such home industry shall not occupy more than thirty

percent (30%) of the floor area of the dwelling unit. There
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shall be no change or alteration in the outside appearance of

the dwelling unit and shall not be a hazard or nuisance;
b. Allotted cap italization shall not exceed the
capitalization as set by the Department of Trade and
Industry (DTI);
c. Such shall consider same provisions as enumerated in
letters c, d and e number 12, home occupation, this
section.

38. Recreational facilities for the exclusive use of the members of the
family residing within the premises, such as:
a. Swimming pool
b. Pelota court
c. Others

39. Nursery/ Elementary School

40. High School
41. Vocational/ Technical School
42. Sports Club
43. Religious Use
44. Multi-purpose hall/barangay hall
45. Clinic, nursing and convalescing home, health center
46. Plant nurseries
47. Government center to house national, regional or local offices
in the area
48. Colleges, universities, professional business schools, vocational
and trade schools, technical schools and other institutions of
higher learning
49. General hospitals, medical centers, multipurpose clinics
50. Scientific, cultural and academic centers and research
facilities except nuclear, radioactive, chemical and biological
warfare facilities
51. Convention centers and related facilities
52. Religious structures e.g. church, seminary, convents
53. Museums
54. Embassies /consulate
55. Student housing, e.g. dormitories, boarding house
56. Movie house/theater
57. Play court e.g. tennis court, bowling lane, billiard hall
58. Swimming pool
59. Day and night club (provided the requires setback of 200m from
schools, residential houses, and places of worship is observed)

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60. Stadium, coliseum, gymnasium

61. Other sports and recreational establishment
62. Theme park /gardens

63. Funeral Parlor (provided the required setback is observed from

eateries/restaurants, schools and hospitals pursuant to the provisions
of the Department of Health and HLURB guidelines on funeral
parlors)
64. All other uses enumerated in GMZ- 1 as per model Zoning
Ordinance
65. All General and Special Institutional Zone uses

B. General Zone Regulations:

1. Bulk and Density

a. The Floor Area Ratio (FAR) shall be 3.0 and the PLO shall be
60% or as prescribe by the National Building Code

b. Number of allowable storeys/ floors above established grade:

three (3) and Building Height Limit: 10.00 meters above
highest grade within R-2 Zone.

c. Minimum number of allowable storeys/ floors above established

grade: three (3) and Building Height Limit: 10.00 meters above
highest grade while the Maximum number of allowable
storeys/floors above established grade: eighteen (18) with
Building Height Limit: 46.00 meters above highest grade within
R-5 Zone.

d. Minimum number of allowable storeys/ floors above established

grade: three (3) and Building Height Limit: 10.00 meters above
highest grade while the Maximum number of allowable storeys/
floors above established grade: twelve [12] and Building Height
Limit: 36.00 meters above established grade within R-3 Zone.

e. Number of allowable storeys/ floors for above established grade:

3 and Building Height Limit(BHL) : 10.00 meters from highest
grade for C-1; six (6) storeys with BHL of 18.00 meters for C-2
and minimum of nine (9 ) and maximum of thirty four (34)
storeys for C-3 zones..

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2. Parking

a. Parking requirements shall be per minimum

standards of the National Building Code and Batas
Pambansa Blg. 344, the Accessibility Law.

b. Parking areas and slots shall be clearly marked in order to

provide sufficient guidance to the users and passers-by
alike; signs shall be unobtrusive but shall clearly define
entry and exit points.

c. Parking spaces shall have distinct entry and exit points

and shall, to the extent possible, be buffered from the
sidewalk by visual barriers such as planting strips.

d. There shall be a distinct delineation between sidewalks and

parking spaces and the latter shall in no case occupy spaces
allotted to the former.

e. Open a n d u n l a n d s c a p e d p a r k i n g l o t s a r e
discouraged. Should open-lot parking be provided, these
shall be so landscaped to have a park-like character.

f. Basement and upper level parking are encouraged; parking

buildings may also be built provided that these are designed
to appear as regular buildings.

3. Open Spaces

a. The requirements on PLO are geared to create ample

ground open spaces which should be landscaped and, for
developments catering to the public, be made accessible
to pedestrians. Aside from providing ample green areas,
the provision of adequate ground open spaces in each
property can increase valuable street-level frontages for
public- oriented establishments.

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4. Landscaping

a. All large-scale development proposals shall be shall be

accompanied by a landscaping plan for review and
approval of the Zoning Officer.

b. Each development is required to plant at least three (3) trees

within their premises.

5. Fencing
a. Fencing, especially along roads, shall be transparent from
the base (wrought iron, galvanized iron and similar
materials) and shall have a maximum height of 1.80
meters from the sidewalk level. Fence base made of
concrete, hollow blocks, rock or any material shall have a
height of no greater than 0.40 meters from the sidewalk
level. Side fencing between adjacent properties shall have
a maximum height of 2.40 meters from the sidewalk
level and may be of concrete, hollow blocks or
similar materials.

b. Undeveloped properties may be fenced-off by concrete,

hollow block or similar materials having a maximum
height of 2.40 meters from the sidewalk level.

c. Fences shall in no manner obstruct the flow of pedestrian

traffic along the sidewalks.

6. Skywalks

a. The construction of skywalks linking major

developments are encouraged, Planning and design
shall, however, put an important
Consideration on possible view obstructions which shall
be avoided.

7. Abutments

a. No abutments on property lines fronting any street are

allowed. Building setbacks shall be as
prescribed by the National Building Code.

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8. Traffic Generators

a. All traffic generating building and structures allowed in

Growth Management Zone must provide for adequate
parking spaces for their employees, clients and visitors.

b. Traffic impact assessment shall be conducted regularly and

promotion of capability building on both transport planning
and traffic management shall be implemented.

Section 11. Use Regulations in Growth Management Zone-(GMZ)

A. Allowable Uses

1. Single-detached dwelling units

2. Semi-detached family dwelling units, e.g. duplex
3. PD 957 Subdivisions and Economic Housing only
4. Customary accessory uses incidental to any of the principal uses provided that such
accessory uses shall not include any activity conducted for monetary gain or
commercial purposes such as:
a. Servants quarters
b. Private garage
c. Guardhouse
d. Laundries
e. Non-commercial garages
f. Houses for pets such as dogs, birds, rabbits and the like of not more than 4.00
sq. m. in floor area
g. Pump houses
h. Generator houses

5. Home occupation for the practice of one’s profession such as offices of physicians,
surgeons, dentists, architects, engineers, lawyers, and other professionals 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
(5), inclusive of owner;
b. There shall be no change in the outside appearance of the building premises;
c. That in no case shall more than 20% of the building be used for said home
occupation;
d. No home occupation shall be conducted in any customary accessory uses cited
above;

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e. 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
f. 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. Home Industry classified as cottage industry, provided that:

a. Such home industry shall not occupy more than thirty percent (30%) of the
floor area of the dwelling unit. There shall be no change or alteration in the
outside appearance of the dwelling unit and shall not be a hazard or nuisance;
b. It shall be classified as non-pollutive/ non-hazardous as provided in this
integrated ZO;
c. Allotted capitalization shall not exceed the capitalization as set by the DTI;
and
d. Such shall consider the provisions pertaining to customary accessory uses,
traffic and equipment/ process under Home Occupation of this section.
7. Recreational facilities for the exclusive use of the members of the family residing
within the premises, such as:
a. Swimming pool
b. Tennis courts
c. Basketball courts
8. Religious use
9. Multi-purpose/ Barangay hall
10. Pre-school
11. Sports club
12. Clinic, nursing and convalescing home, health center
13. Plant nursery
14. Apartments
15. Boarding houses
16. Dormitories
17. Museums and libraries
18. Elementary School
19. High School and College or Tertiary School
20. Residential and Commercial Condominiums classified as R-5
21. All uses classified as C-1,C-2 and C-3 except for Chicharon making and Lechon
roasting
22. Eco-Tourism project
23. General and Special Institutional Uses like Military Camp, Retreat House and
Reformatory Centers, Government Offices, Hospitals, Research and Convention
Centers

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24. All other uses supportive/complementary to the mixed residential and commercial
character of the zone.
25. Hotel and Restaurant
26. All other activities allowed under General Commercial Zone
27. All other uses allowed in GMZ-I of the model Zoning Ordinance except R-3 and
R-4

B. Zone Regulations
1. Bulk and Density
a. Density: 20 dwelling units and below per hectare for R-1 and 21 to 65
dwelling units per hectare for R-2

b. Number of allowable storeys/floors above established grade: three (3) and

Building Height Limit: 10.00 meters above highest grade for R-2

c. Number of allowable storeys/ floors above established grade: eighteen (18)

and Building Height Limit: 46.00 meters from highest grade for R-5
(Commercial and Residential Condominium)

2. Parking

a. Parking requirements shall be per minimum standards of the National

Building Code and Batas Pambansa Blg. 344, the Accessibility Law.

b. P a r k i n g areas and slots shall be clearly marked in order to provide sufficient

guidance to the users and passers-by alike; signs shall be unobtrusive but
shall clearly define entry and exit points.

c. Parking spaces shall have distinct entry and exit points and shall, to the
extent possible, be buffered from t h e s i d e w a l k by visual
b a r r i e r s s u c h a s planting strips.

d. There shall be a distinct delineation between sidewalks and parking spaces

and the latter shall in no case occupy spaces allotted to the former.

e. Open and unlandscaped parking lots are discouraged as well as off-

street parking at any time of the day. Should open-lot parking be provided,
these shall be so landscaped to have a park-like character.
3. Open Spaces

a. The requirements on PLO are geared to create ample ground open spaces
which should be landscaped and, for developments catering to the public, be
made accessible to pedestrians. Aside from providing ample green areas, the
provision of adequate ground open spaces in each property can increase
valuable street-level frontages for public- oriented establishments.

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4. Landscaping

a. All large-scale development proposals shall be shall be accompanied by a

landscaping plan for review and approval of the Zoning Officer.
b. Each development is required to plant at least three (3) trees within their
premises.

5. Fencing

a. Fencing, especially along roads, shall be transparent from the base (wrought
iron, galvanized iron and similar materials) and shall have a maximum
height of 1.80 meters from the sidewalk level. Fence base made of concrete,
hollow blocks, rock or any material shall have a height of no greater than
0.40 meters from the sidewalk level. Side fencing between adjacent
properties shall have a maximum height of 2.40 meters from the sidewalk
level and may be of concrete, hollow blocks or similar materials.

b. Undeveloped properties may be fenced-off by concrete, hollow block or similar

materials having a maximum height of 2.40 meters from the sidewalk level.

c. Fences shall in no manner obstruct the flow of pedestrian traffic along the
sidewalk.

6. Skywalks

The construction of skywalks linking major developments are

encouraged, Planning and design shall, however, put an important
consideration on possible view obstructions which shall be avoided.

7. Abutments

a. No abutments on property lines fronting any street are allowed. Building

setbacks shall be as prescribed by the National Building Code.

8. Traffic Generators

c. All traffic generating building and structures allowed in Growth

Management Zone-2 must provide for adequate parking spaces for their
employees, clients and visitors.

d. Traffic impact assessment shall be conducted regularly and promotion of

capability building on both transport planning and traffic management shall
be implemented.
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9. Zone Prohibitions

a. Cemeteries/Memorial Parks and Industrial developments are NOT allowed

in this zone

Section 12. Use Regulation in General Commercial Zone (GCZ)

A. Allowable Uses C-1, C2 and C-3

1. Office like:
a. Office building
b. Office condominium
2. General retail stores and shops like:

a. Department store
b. Bookstore and office supply shop
c. Home appliance store

d. Car shop
e. Photo shop

f. Flower shop
3. Food market and shops like:

a. Bakery and bakeshop

b. Wine store

c. Grocery
d. Supermarket
4. Personal service shops like:

a. Beauty parlor
b. Barber shop

c. Sauna bath and massage clinic

d. Dressmaking and tailoring shops

5. Recreational center/ establishments like

a. Movie house/ theatre

b. Play court e.g. tennis court, bowling lane, billiard hall

c. Swimming pool
d. Day and night club
e. Stadium, coliseum, gymnasium

f. Other sports and recreational establishment

6. Restaurant and other eateries

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7. Short term special education like:

a. Dancing schools
c. Schools for self-defense

d. Driving school

e. Speech clinics
8. Storerooms but only as be necessary for the efficient conduct of the business
9. Commercial condominium (with residential units in upper floors)

10. Commercial housing like:

a. Hotel

f. Apartment

g. Apartel
h. Boarding house

i. Dormitory

j. Pension house

k. Club house

11. Embassy/ consulate

12. Library/ museum
13. Filling station/ service station
14. Clinic
15. Vocational/ technical school
16. Convention center and related facilities
17. Messengerial services
18. Security agency
19. Janitorial service
20. Bank and other financial institutions
21. Radio and television station
22. Building garage, parking lot
23. Bakery and baking of bread, cake, pastries, pies and other similar perishable
products
24. Custom dressmaking shop

25. Custom tailoring shop

26. Commercial and job printing
27. Typing and photo engraving services
28. Repair of optical instrument and equipment and cameras
29. Repair of clocks and watches
30. Manufacture of insignia, badges and similar emblems except metal
31. Transportation terminals/ garage with and without repair
32. Repair shops like:
a. House appliances repair shops

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b. Motor vehicles and accessory repair shops

c. Home furnishing shops

33. Printing/ publishing

34. Machinery display shop/ center
35. Gravel and sand
36. Lumber/ hardware
37. Printing and publishing of books and pamphlets, printing cards and stationery
38. Manufacture of signs and advertising displays (except printed)
39. Manufacture of wood furniture including upholstered
40. Manufacture of rattan furniture including upholstered
41. Manufacture of box beds and mattresses
42. Welding shops
43. Machine shop service operation (repairing/ rebuilding or custom job orders)
44. Repair of motorcycles
45. Lechon or whole pig roasting
46. Biscuit factory – manufacture of biscuits, cookies, crackers and other similar dried
bakery products
47. Doughnut factory
48. Other bakery products not elsewhere classified (n.e.c.)
49. Repacking of food products e.g. fruits, vegetables, sugar and other related products
50. Plant nursery
51. Parking lots, garage facilities
52. Parking buildings (aboveground/underground)
53. Other commercial activities not elsewhere classified
54. All uses allowed in R-1 and R-2, R-3, R-4 and R-5 Zones
55. All uses classified as C-1, C-2 and C-3
56. Department stores, shopping malls/ centers, commercial and sports complexes/
areas
57. Commercial condominiums
58. Residential condominium
59. Museums and libraries
60. All other uses listed in C-1, C-2 and C-3 of the Model Zoning Ordinance
B. Zone Regulations

C. General Zone Regulations:

Per relevant provisions of the National Bldg Code and subject to national
locational guidelines and standards of concerned agencies.

1. Bulk and Density

a. The Floor Area Ratio (FAR) shall be five (5) and the PLO
shall be 60%.or as prescribed in the Building

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b. Number of allowable storeys/ floors above established grade: three

(3) and Building Height Limit: 10 meters above highest grade in C-1
Zone.

c. Number of allowable storeys/ floors above established grade: six (6)

and Building Height Limit: 18.00 meters above highest grade in C-2
Zone.

d. Number of allowable storeys/ floors above established grade: twenty

(20) and Building Height Limit: sixty (60) meters above highest
grade in C-3 Zones.

2. Parking

a. Parking requirements shall be per minimum standards of the

National Building Code and Batas Pambansa Blg. 344, the
Accessibility Law.

b. Parking areas and slots shall be clearly marked in order to provide

sufficient guidance to the users and passers-by alike; signs shall
be unobtrusive but shall clearly define entry and exit points.

c. Parking spaces shall have distinct entry and exit points and shall,
to the extent possible, be buffered from the sidewalk by visual
barriers such as planting strips.

d. There shall be a distinct delineation between sidewalks and parking

spaces and the latter shall in no case occupy spaces allotted to the
former.

e. Open and unlandscaped parking lots are discouraged. Should

open-lot parking be provided, these shall be so landscaped to have a
park-like character.

f. Basement and upper level parking are encouraged; parking buildings

may also be built provided that these are designed to appear as regular
buildings.

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3. Open Spaces

a. The requirements on PLO are geared to create ample ground

open spaces which should be landscaped and, for developments
catering to the public, be made accessible to pedestrians. Aside
from providing ample green areas, the provision of adequate ground
open spaces in each property can increase valuable street-level
frontages for public- oriented establishments.

1. Landscaping

a. All large-scale development proposals shall be shall be accompanied

by a landscaping plan for review and approval of the Zoning Officer.

b. Each development is required to plant at least three(3) trees within

their premises.

5. Fencing

a. Fencing, especially along roads, shall be transparent from the base

(wrought iron, galvanized iron and similar materials) and shall have
a maximum height of 1.80 meters from the sidewalk level. Fence base
made of concrete, hollow blocks, rock or any material shall have a
height of no greater than 0.40 meters from the sidewalk level.
Side fencing between adjacent properties shall have a maximum
height of 2.40 meters from the sidewalk level and may be of
concrete, hollow blocks or similar materials.

b. Undeveloped properties may be fenced-off by concrete, hollow block

or similar materials having a maximum height of 2.40 meters from the
sidewalk level.

c. Fences shall in no manner obstruct the flow of pedestrian traffic

along the sidewalks.
6. Skywalks

a. The construction of skywalks linking major developments

are encouraged, Planning and design shall, however, put
an important consideration on possible view obstructions which
shall be avoided.

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7. Abutments

a. No abutments on property lines fronting any street are allowed.

Building setbacks shall be as prescribed by the National
Building Code.

Section 13. Use Regulations in General Institutional Zone (GIZ)

The Following uses are allowed in CBD and GMZ:

Allowable Uses

1. Government or civic centers to house national, regional or local offices in

the area
2. Police and fire stations

3. Other types of government buildings

4. Colleges, universities, professional business schools, vocational and trade
schools, technical schools and other institutions of higher learning

5. Learning facilities such as training centers, seminar halls and libraries

6. Scientific, cultural and academic centers and research facilities except

nuclear, radioactive, chemical and biological warfare facilities
7. Museums, exhibition halls and art galleries

8. Convention center and related facilities

9. Civic centers, clubhouses, lodges, community centers
10. General hospitals, medical centers, multi-purpose clinics

11. Churches, mosques, temples, shrines, chapels and similar places of

worship

12. Seminaries and convents

13. Embassies/ consulate
14. Parking buildings (aboveground and underground)

15. Parks, playgrounds, pocket parks, parkways, promenades and play lots

Building Density and Bulk Regulations

Building Height Limit: 15 meters above highest grade

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Section 14. Use Regulations in Special Institutional Zone (SIZ)

The following uses are allowed in CBD and GMZ:

Allowable Uses
1. Welfare home, orphanages, boys and girls town, homes for the aged and
the like

2. Rehabilitation and vocational training centers for ex-convicts, drug addicts,

unwed mothers, physically, mentally and emotionally handicapped, ex-
sanitaria inmates and similar establishments
3. Military camps/ reservations/ bases and training grounds

4. Jails, prisons, reformatories and correctional institution

5. Mental hospitals, mental sanitaria and mental asylums

6. Parks, playgrounds, pocket parks, parkways, promenades and play lots

Building Density and Bulk Regulations

Building Height Limit: 15 meters above highest grade

Section 15. Use Regulations in Parks and Recreation Zone (PRZ)

Allowable Uses

1. Parks, playgrounds, pocket parks, parkways, promenades and play lots

2. All types of resort complexes
3. Open air or outdoor sports activities and support facilities, including low
rise stadia, gyms, amphitheaters and swimming pools
4. Ball courts, skating rinks and similar uses
5. Memorial/ Shrines monuments, kiosks and other park structures
6. Sports club/Golf Courses
7. Underground parking structures/ facilities
8. Open space buffers and easements

9. Sports Arena/Coliseum

Building Density and Bulk Regulations

Building Height Limit: 15 meters above highest grade

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Section 16. Use Regulations in Cemetery Zone (CemZ)

Allowable Uses

1. Memorial Parks
2. Cemetery
3. Columbarium
4. Crematorium

5. Customary accessory uses such as crypts, parks, playgrounds, pocket

parks, parkways, and promenades, chapels and parking facilities

6. All existing projects may be allowed to continue its operation. Proposed

projects and expansions shall be subject to DOH and HLURB standards
and guidelines

Section 17. Use Regulations in Socialized Housing Zone (SHZ).

A. Allowable Uses

1. Detached family dwelling

2. Multi-family dwelling e.g. row-houses with 165 house and lot per hectare
pursuant to Sec. 18 of R.A. 7279
3. Community Mortgage Program (CMP) under the Socialized Housing
Finance Corporation (SHFC)
4. Neighborhood Community Association Project
5. NHA Resettlement Housing Project
6. Slum improvement program
7. Apartment
8. Hometel
9. Dormitory
10. Student housing, e.g. dormitories, boarding house
11. Home occupation for the practice of one's 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 (5),
inclusive of the 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
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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; 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.

12. Home Industry Classified as cottage industry provided that:

a. Such home industry shall not occupy more than thirty

percent (30%) of the floor area of the dwelling unit.
There shall be no change or alteration 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);

c. Such shall consider same provisions as

enumerated in letters a, b and c number 7, home
occupation, this section.

13. Other uses allowed in residential zone as complimentary

facilities

B. General Zone Regulations:

Optional for Socialized Housing Subdivision, except the Open Space
Requirement and Parking Regulations.

1. Bulk and Density

Areas that are classified as Residential Subdivisions shall be governed

by the respective Deeds of Restriction which shall be subject to the
review and approval of the Zoning Administrator to ensure
conformity to the provisions of this ordinance; further, residential
structures within subdivisions shall be required to have a Percentage
of Lot Occupancy (PLO) of 50%. Cluster housing units or row
apartments shall be allowed provided that these shall not exceed six
(6) units per cluster or row.

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2. Parking
a. Parking requirements shall be per minimum
standards of the National Building Code and Batas
Pambansa Blg. 344, the Accessibility Law.

b. Parking areas and slots shall be clearly marked in order to

provide sufficient guidance to the users and passers-by
alike; signs shall be unobtrusive but shall clearly define
entry and exit points.

c. Parking spaces shall have distinct entry and exit points

and shall, to the extent possible, be buffered from the
sidewalk by visual barriers such as planting strips.

d. There shall be a distinct delineation between sidewalks and

parking spaces and the latter shall in no case occupy spaces
allotted to the former.

e. Open and un-landscaped parking lots are

discouraged. Should open-lot parking be provided, these
shall be so landscaped to have a park-like character.

f. Off-street parking shall not be allowed at any time of the

day to prevent traffic congestion and allow access of fire
trucks in case of fire or to impose a one-way traffic if
necessary.

3. Open Spaces

a The requirements on PLO are geared to create ample

ground open spaces which should be landscaped and, for
developments catering to the public, be made accessible to
pedestrians. Aside from providing ample green areas, the
provision of adequate ground open spaces in each property
can increase valuable street-level frontages for public-
oriented establishments.

4. Landscaping

a. All large-scale development proposals shall be shall be

accompanied by a landscaping plan for review and
approval of the Zoning Officer.

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b. Each development is required to plant at least three (3) trees

within their premises.

5. Fencing

a. Fencing, especially along roads, shall be transparent from

the base (wrought iron, galvanized iron and similar
materials) and shall have a maximum height of 1.80
meters from the sidewalk level. Fence base made of
concrete, hollow blocks, rock or any material shall have
a height of no greater than 0.40 meters from the
sidewalk level. Side fencing between adjacent properties
shall have a maximum height of 2.40 meters from the
sidewalk level and may be of concrete, hollow
blocks or similar materials.

b. Undeveloped properties may be fenced-off by concrete

hollow blocks or similar materials having a maximum height
of 2.40 meters from the sidewalk level.

c. Fences shall in no manner obstruct the flow of pedestrian

traffic along the sidewalk.

6. Skywalks

a. The construction of skywalks linking major

developments are encouraged, Planning and design shall,
however, put an important consideration on possible
view obstructions which shall be avoided.
7. Abutments

a. No abutments on property lines fronting any street are

allowed. Building setbacks shall be as
prescribed by the National Building Code.

Section 18. Use Regulations in Tourism Zone (TZ).

No tourism project or tourist related activities shall be allowed in Tourist

Zone unless developed or undertaken in accordance with the Department of
Tourism (DOT) Guidelines and Standards and granted approval by the
Tourism Estate Department of DOT pursuant to Sec. 2 of Republic Act 9593,
“The Tourism Act of 2009”.

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The following projects may be allowed to locate in tourism zone:

1. Hotels, restaurants, eco and agri-tourism projects provided the

agricultural character of the area shall be preserved
2. Convenience stores, curio shops, boutiques, pasalubong centers
offering souvenirs to tourists
3. Mountain Resorts/Complex
4. Golf Course expansion subject to compliance as provided for under
Article VII Section 38 (Performance Standard being a heavy water
using project)
5. All related provisions under the General Zone Regulations if applicable

Section 19. Tourism Overlay Zone (ETM-OZ)

Objective

A portion or portions of the Rain fed AL-SZ is hereby overlain with an

Ecotourism Overlay Zone as shown on the Official Zoning Maps. The objective
for this Overlay Zone is to ensure that the dual goals of environmental
conservation and tourism economic development are attained.

Allowable Uses

In addition to those uses that may be allowed in the Base Zone, the following
are uses and activities that may be allowed in the Tourism Overlay Zone:

1. Accommodation facilities
2. Boardwalks
3. Dining facilities
4. Tourism-oriented retail shops (e.g. souvenirs, clothes, etc.)

5. Foreign exchange dealers

Building Density and Bulk Regulations

1. Tourism facilities such as resorts should have heights of no greater than

10 meters from highest grade to roof apex line.
2. The minimum setback of buildings from the major roads is 10 meters.

3. The maximum building footprint shall be 40% of the total lot area.

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Building/ Structure Design Regulations

1. Tourism facilities such as mountain resorts, should be made of light

indigenous materials.

2. Designs should conform to the applicable standards of the Department of

Tourism.
3. Only single-detached or duplex structures shall be allowed.

4. Electrical appliances should be raised with a minimum height of 600mm

from each building’s finish floor line.
5. The use of impermeable paving materials outside of building envelopes
shall not be allowed.

6. Only picket fences made of wood or bamboo and with heights no greater
than 600mm shall be allowed.
7. The use of firewalls along property lines shall not be allowed.

Section 20. Heritage Overlay Zone (HTG-OZ)

Objective
The HTG-OZ is applied in areas with houses of ancestry. to preserve
existing historic structures; and to harmonize the design and construction
of new ones with the design of these historic structures.

Allowable Uses

For declared houses of ancestry, Allowable Uses shall be limited to:

1. Single-detached residential
2. Museum

3. Shops, offices, restaurants, craftsmen’s workshops and retail outlets (only

at the ground floor)
4. Church (Our Lady of Candelaria)
5. Old buildings and structures more than 50 years shall be preserved.

For new construction, Allowable Uses shall be as provided in the base R-1 Zones
or as prescribed by the Tourism Council of Silang

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Building Density and Bulk Regulations

The following regulations supersede those provided in the base R-1 zone:

 For declared houses of ancestry:

1. The height and floor area of the existing building shall not be altered.

 For new construction:

BHL: 10.00 meters (which is the reference elevation based on the roof apex height of the
Church

Building/Structure Design Regulations

 For declared houses of ancestry:

1. Repair and renovation works, to include building and landscape, shall

ensure that the original architectural design at the interior and exterior are
maintained.

2. The size and appearance of business and other signs shall be made to
blend with the period design of the house.

 For new construction:

1. Designs, to include building and landscape, shall be made similar to the

period designs of the declared houses of ancestry.

Section 21. Use Regulations in Industrial Zone (IZ).

A. Allowable Uses ( Low to Medium Intensity Industrial ( I-1 and I-2

projects)

Non-Pollutive/ Non-Hazardous Industries

1. Drying fish
2. Biscuit factory-manufacture of biscuits, cookies,
crackers and other similar dried bakery products
3. Doughnut and hopia factory
4. Manufacture of macaroni, spaghetti and vermicelli and
other noodles

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5. Other bakery products not elsewhere classified

(n.e.c.)
6. Life belts factory
7. Manufacture of luggage, handbags, wallets and small
leather goods
8. Manufacture of miscellaneous products of leather and
leather substitute and n.e.c.
9. Manufacture of shoes except rubber, plastic and wood
10. Manufacture of slipper and sandal except rubber and
plastic
11. Manufacture of footwear parts except rubber and plastic
12. Printing, publishing and allied industries and that n.e.c.
13. Manufacture of assembly of typewriters, cash registers,
weighing, duplicating and accounting machines
14. Manufacture or assembly of electronic data processing
machinery and accessories
15. Renovation and repair of office machinery
16. Manufacture or assembly of Miscellaneous office
machines and those n.e.c
18. Manufacture of animal drawn vehicles
19. Manufacture of children vehicles and baby carriages
20. Manufacture of laboratory and scientific instruments,
barometers, chemical balance, etc.
21. Manufacture of measuring and controlling
equipment, plumb bomb, rain gauge, taxi meter,
thermometer, etc.
22. Manufacture of assembly of surgical, medical, dental
equipment and medical furniture
23. Quick freezing and cold packaging for fish and other
Sea foods
24. Quick freezing and cold packaging for fruits and vegetables
25. Popcorn/rice factory
26. Manufacture of medical/surgical supplies: adhesive tapes,
antiseptic dressing, sanitary napkins, surgical gauge, etc.
27. Manufacture of orthopedic and prosthetic
appliances (abdominal supporter, ankle support, artificial
limb, kneecap supporters, etc.
28. Manufacture of photographic equipment and accessories
29. Manufacture or assembly of optical instruments
30. Manufacture of eyeglasses and spectacles
31. Manufacture of optical lenses
32. Manufacture of watches and clocks

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33. Manufacture of pianos

34. Manufacture of string instruments
35. Manufacture of wind and percussion instruments
36. Manufacture of assembly of electronic organs
37. Manufacture of sporting gloves and mitts
38. Manufacture of sporting balls (not of rubber or plastic)
39. Manufacture of gym and playground equipment
40. Manufacture of sporting tables (billiards, ping pong, pool)
41. Manufacture of other sporting and athletic goods, n.e.c.
42. Manufacture of toys and dolls except rubber and mold
plastic
43. Manufacture of pens, pencils and other office and artist
materials
44. Manufacture of umbrella and canes
45. Manufacture of buttons except plastic
46. Manufacture of brooms, brushes and fans
47. Manufacture of needles, pens, fasteners and zippers
48. Manufacture of insignia, badges and similar emblems
(except metal)
49. Manufacture of signs and advertising displays
(except printed)
50. Small-scale manufacture of ice cream
Non-Pollutive/Hazardous

1. Manufacture of house furnishing

2. Textile bag factories
3. Canvass bags and other canvass products factory
4. Jute bag factory
5. Manufacture of miscellaneous textile goods,
embroideries and weaving apparel weaving apparel
6. Manufacture of fiber batting, padding and upholstery filling
except coir
7. Men's and boy's garment factory
8. Women's and girls' and ladies' garment factory
9. Manufacture of hats, gloves, handkerchief,
neckwear and related clothing accessories
10. Manufacture of raincoats and waterproof outer
garments except jackets
11. Manufacture of miscellaneous wearing apparel except
footwear
12. Manufacture of miscellaneous fabricated mill work
13. Manufacture of wooden and cane containers

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14. Sawali, nipa and split cane factory

15. Manufacture of bamboo, rattan and other cane baskets
and wares
16. Manufacture of cork products
17. Manufacture of wooden shoes, shoe lace and other similar
products
18. Manufacture of miscellaneous wood products and those
n.e.c
19. Manufacture of miscellaneous furniture and fixture
except primarily of metals and those n.e.c.
20. Manufacture of paper stationary, envelopes and related
articles
21. Manufacture of dry ice
22. Repacking of industrial products e.g. paints,
varnishes and other related products
Pollutive/ Non-Hazardous Industries:
1. Manufacture and canning of ham, bacon and native
sausage
2. Poultry processing and canning
3. Large-scale manufacture of ice cream
4. Corn mill/Rice mill
5. Chocolate and cocoa factory
6. Candy factory
7. Chewing gum factory
8. Peanuts and other nuts factory
9. Other chocolate and confectionery products
10. Manufacture of flavoring extracts
11. Manufacture of food products n.e.c. (vinegar, vetsin)
12. Manufacture of fish meal
13. Oyster shell grading
14. Manufacture of medicinal and pharmaceutical
preparations
15. Manufacture of stationary, art goods, cut stone and marble
products
16. Manufacture of abrasive products
17. Manufacture of miscellaneous non-metallic mineral
products n.e.c
18. Manufacture of cutlery, except table flatware
19. Manufacture of hand tools
20. Manufacture of general hardware
21. Manufacture of miscellaneous cutlery hand tools and
general hardware

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22. Manufacture of household metal furniture

23. Manufacture of office, store and restaurant metal
furniture
24. Manufacture of metal blinds, screens and shades
25. Manufacture of miscellaneous furniture and fixture
primarily of metal n.e.c.
26. Manufacture of fabricated structural iron and steel

27. Manufacture of architectural and ornamental metal works

28. Manufacture of boilers, tanks and other structural sheet
metal works
29. Manufacture of other structural products n.e.c.
30. Manufacture of metal cans, boxes and containers
31. Manufacture of stamped coated and engraved metal
products
32. Manufacture of fabricated wire and cable products
33. Manufacture of heating, cooking and lighting
equipment except electrical
34. Sheet metal works generally manual operation
35. Manufacture of other fabricated metal products except
machinery and equipment n.e.c.
36. Manufacture or assembly of agricultural machinery and
equipment
37. Native plow and harrow factory
38. Repair of agricultural machinery
39. Manufacture or assembly of service industry
machines
40. Manufacture or assembly of elevators and
escalators
41. Manufacture or assembly of sewing machines
42. Manufacture or assembly of cooking ranges
43. Manufacture or assembly of water pumps
44. Refrigeration industry
45. Manufacture or assembly of other machinery and
equipment except electrical n.e.c.
46. Manufacture and repair of electrical apparatus
47. Manufacture and repair of electrical cables and wires
48. Manufacture of electrical cables and wires
49. Manufacture of other electrical industrial machinery and
apparatus n.e.c.
50. Manufacture or assembly of electric equipment radio
and television, tape recorders, stereo

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51. Manufacture or assembly of radio and television

transmitting, signaling and detection equipment
52. Manufacture or assembly of telephone and
telegraphic equipment
53. Manufacture of other electronic equipment and
apparatus n.e.c.
54. Manufacture of industrial and commercial electrical
appliances
55. Manufacture of household cooking, heating and
laundry appliances
56. Manufacture of other electrical appliances n.e.c.
57. Manufacture of electric lamp fixtures

Pollutive/Hazardous Industries:

1. Flour mill
2. Cassava flour mill
3. Manufacturing of coffee
4. Manufacturing of unprepared animal feeds, other grain
milling n.e.c.
5. Production prepared feeds for animals
6. Cigar and Cigarette factory
7. Curing and redrying tobacco leaves
8. Miscellaneous processing tobacco leaves, n.e.c.
9. Weaving hemp textile
10. Jute spinning and weaving
11. Miscellaneous spinning and weaving mills, n.e.c.
12. Hosiery mill
13. Underwear and outwear knitting mills
14. Fabric knitting mills
15. Miscellaneous knitting mills n.e.c.
16. Manufacture of mats and matting
17. Manufacture of carpets and rugs
18. Manufacture of cordage, rope and twine
19. Manufacture of related products from abaca, sisal,
henequen, hemp, cotton, paper,
20. Manufacture of linoleum and other surfaced
coverings
21. Manufacture of artificial leather, oil cloth and other
fabrics except rubberized
22. Manufacture of coir
23. Manufacture of miscellaneous textile, n.e.c.

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24. Manufacture of rough lumber, unworked

25. Manufacture of worked lumber
26. Re -saw mills
27. Manufacture of veneer, plywood and hardwood
28. Manufacture of doors, windows and sashes
29. Treating and preserving of wood
30. Manufacture of charcoal
31. Manufacture of wood and cane blinds, screens and shades
32. Manufacture of containers and boxes of paper and paper
boards
33. Manufacture of miscellaneous pulp and paper
products, n.e.c.
34. Manufacture of perfumes cosmetics and other toilet
preparations
35. Manufacture of waxes and polishing preparations
36. Manufacture of candles
37. Manufacture of inks
38. Manufacture of miscellaneous chemical products, n.e.c.
39. Tire retreating and rebuilding
40. Manufacture of rubber shoes and slippers
41. Manufacture of industrial and molded rubber
products
42. Manufacture of plastic footwear
43. Manufacture of plastic furniture
44. Manufacture of other fabricated plastic products, n.e.c.
45. Manufacture of table and kitchen articles
46. Manufacture of pottery, china and earthenware n.e.c.
47. Manufacture of flat glass
48. Manufacture of glass containers
49. Manufacture of miscellaneous glass and glass
products, n.e.c.
50. Manufacture of clay bricks, clay tiles and hollow clay tiles
51. Manufacture of miscellaneous structural clay
products, n.e.c.
52. Manufacture of structural concrete products
53. Manufacture of asbestos products
54. Manufacture of engines and turbines except motor
vehicles, marine and aircraft
55. Manufacture of metal cutting, shaving and finishing
machinery
56. Manufacture of wood working machinery

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57. Manufacture, assembly, rebuilding, repairing of food and

beverage making machinery
58. Manufacture, assembly, rebuilding, repairing of textile
machinery and equipment
59. Manufacture, assembly, rebuilding, repairing of paper
industry machinery

60. Manufacture, assembly, rebuilding, repairing of

printing, trade machinery and equipment
61. Manufacture of rice mills
62. Manufacture of machines for leather and leather
products
63. Manufacture of construction machinery
64. Manufacture of machines for clay, stove and glass
industries
65. Manufacture, assembly, repair, rebuilding of miscellaneous
special industrial machinery and equipment, n.e.c.
66. Manufacture of dry cells, storage battery and other batteries
68. Ship repairing industry, dock yards, dry dock,
shipways
69. Miscellaneous shipbuilding and repairing, n.e.c.
70. Manufacture of locomotives and parts
71. Manufacture of railroad and street cars
72. Manufacture or assembly of automobiles, cars, buses,
trucks and trailers
73. Manufacture of wood furniture including upholstered
74. Manufacture of rattan furniture including
upholstered
75. Manufacture of box beds and mattresses

B. Zone Regulations

1. In case of agricultural land conversion to industrial uses, the

approved processes, existing rules and regulations on land
conversion shall be observed and complied with pursuant to
Department of Agrarian Reform (DAR).

2. Proper and strict Industrial waste handling and disposal system shall
be observed and complied with including the construction of waste
water treatment plant to protect the integrity of river system of the
municipality in compliance with Ylang-Ylang Rio Grande Rivers
Water Quality Management Area (IYRR-WQMA).

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3. Forests, watersheds, highly productive agricultural lands and

other protected areas shall be preserved. Owner/developers shall
observe and comply with existing national laws, rules and
regulations on the protection of these areas pursuant to Sec. 2 of
Presidential Decree No. 705.

Section 22. Use Regulations in Agricultural Zones (AZ) and SAFDZ.

A. Allowable Uses:

1. Cultivation, raising and growing of staple crops such as rice, corn,

pineapple, camote, cassava and the like
2. Growing of diversified plants and trees, such as fruit and flower
bearing trees, coffee, tobacco, etc.
3. Silviculture, mushroom culture, fishing and fish culture, snake
culture, crocodile farm, monkey raising and the like
4. Customary support facilities such as palay and coffee dryers and
rice threshers and storage barns and warehouses
5. Agricultural research and experimentation facilities such a breeding
stations, fish farms, nurseries, demonstration farms, etc.
6. Pastoral activities such as goat raising and cattle fattening
7. Plant nurseries
8. Dwelling units/farmhouses for landlords and tenants
9. Agri-Tourism activities provided the same is in harmony with the
agricultural character of the area
10. Home occupation for the practice of one's profession or engaging
home business such as dressmaking, tailoring, baking, running a
sari-sari store and the like, provided that:

a. Number of persons engaged in such

business/industry shall not exceed five (5), inclusive of the
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

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shall be met off the street in a place other than the required
front yard;

e. No equipment or process shall be used in such 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.

11. Home industry classified as cottage industry e.g. mat weaving,

pottery making, food preservation, etc. provided that:

a. Such home industry shall not occupy more than thirty (30%)
of floor area of the dwelling unit. There shall be no
change or alteration 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);

c. Such shall consider same provisions as enumerated in

letters c, d and e of Home Occupation, this section.

12. Backyard raising of livestock and fowl, provided that:

a. For livestock - a maximum of 10 heads

b. For fowl - a maximum of 500 birds

Further, adequate septic tanks and other proper environmental

management measures shall be provided and that an affidavit of no
objection from neighbors is secured nor no complaint against its
continued operation.

Commercial Poultry and Piggery projects may be allowed provided

that bio-gas and/or waste water treatment plant provided, including
strict compliance to HLURB standards and guidelines.

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B. Zone Regulations

1. The agricultural nature of the zone shall be

preserved.
2. Any reclassification of an agricultural land to urban use/s
shall be subject to reclassification process set by
Administrative Order No. 20 and Memo Circular No. 54 of
the Department of Agrarian Reform (DAR).

3. Conversion of agricultural land to urban uses shall observe

the processes set by the Department of Agrarian Reform on
land conversion. Owner/Developer of such project shall
secure either a DAR conversion order or DAR exemption
clearance.
4. No conversion of SAFDZ lands into other uses within five
(5) years from the approval of this Ordinance.

Section 23. Use Regulations in Agri-Industrial Zones (AIZ).

A. Allowable Uses:

1. All uses allowed in agricultural zone

2. Rice/corn mills (single pass)
3. Drying, smoking and airing of tobacco
4. Flour mill
5. Cassava flour mill
6. Manufacture of coffee
7. Manufacture of unprepared animal feeds, other grain milling, n.e.c.
8. Production of prepared feeds for animals
9. Commercial livestock (poultry and piggery, cattle fattening) subject
to the requirement of the Department of Agrarian Reform conversion
clearance.
10. Dressing Plants

Further, adequate septic tanks/waste water treatment plant and other

proper environmental management measures shall be provided and
that an affidavit of no objection from neighbors is secured nor no
complaint against its continued operation.

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Section 24. Use Regulations in Forest Zone (FZ).

No development use, or activity shall be allowed in forest zone located

at Brgy. Cabangaan as well as within the twenty (20) meter Buffer Zone
unless consistent with the department of environment and natural
resources’ (DENR) development regulations for forest zones and a permit, lease or
license is issued by the DENR for the following:

A. Allowable Uses Within the Forest Zone

1. Contract Reforestation with Forest Land

M a n a g e m e n t Agreement (FLMA)
2. Commercial Tree Plantation and Industrial Forest Plantation
(ITP/IFP)
3. Integrated Social Forestry Program (ISF)
4. Community - Based Forest Management
5. Reforestation compliance by forest users by Temporary Lease
Agreement
6. Reforestation Compliance by Pasture Lease Agreement
7. Ecological Revolution Programs (ECOREV)
8. Agricultural activities with environmental protection measures
9. Dwelling units of landowners and tenants
10. Eco-Tourism Projects and other allowable uses such as
reforestation, infrastructure development, and resettlement
purposes should be in consonance with national policies as
enumerated below:
a. No extraction, excavation or other mining/quarrying
activities shall be undertaken except for landscape purposes
within Resorts or Tourism sites for beautification and
enhancement of ambiance.
b. Infrastructure and Resettlement development undertaken
within the F o r e s t Z o n e ( F Z ) shall be consistent
with the provisions of the Revised Forestry Code of the
Philippines, and Sec. 2.d of P.D. 705 and subject to an
Environmental Impact Assessment, prior to the approval of
such projects to determine their environmental impacts
and social acceptability.

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B. Allowable Uses within 20 meters Forest Buffer Zone

1. Existing settlements
2. Traditional and/or sustainable land use including
agriculture, agro-forestry and other income-generating or
livelihood activities
3. Recreation, tourism, educational or environmental awareness
activities
4. Installation of national significance such as development of
renewable energy sources, telecommunication facilities and
electric power lines

Section 25. Use Regulations in Water Zone (WZ).

1. The utilization of the water resources for domestic and industrial use
shall be allowed provided it is in consonance with the development
regulations of DENR, provisions of the water code, and the revised
forestry code of the Philippines, as amended, and provided further, that it is
subjected to an environmental impact assessment prior to the approval of its
use.

2. Other uses such as recreation, fishing and related activities, float age /
transportation and related activities shall also be allowed provided it is in
consonance with the provisions of the water code, and the revised forestry
code of the Philippines, as amended.
Provided, that within the five meter setback or easements along the entire
length of rivers and creeks (for Urban uses) shall be planted with trees or
provided with retaining wall prior to actual developments. Furthermore,
no dumping of wastes into these rivers and creeks to protect its integrity
against pollution in accordance with DENR Admin Order No. 2013-02 and
IYRR-WQMA.

Section 26 Use Regulations in Fault Overlay Zone (FLT-OZ) and Landslide Overlay
Zone (LDS-OZ)
Objectives
1. FLT-OZs are applied in areas defined by five (5)-meter wide strips on
both sides of the fault traversing along identified earthquake faults in
Barangays Inchican, Carmen and Putting Kahoy. The objective of
these regulations is to minimize the possible harmful effects of fault
movements to properties. Such five (5) meter easement is non-
buildable, but maybe developed planting strips or jogging path.

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2. LSD-OZ regulations are applied in areas identified in the CLUP as

highly susceptible to landslides. The objective of these regulations is
to protect properties from landslides by minimizing potentials for its
occurrence.

Allowable Uses

A. Only the following uses shall be allowed within identified FOZs:

1. Parks, playgrounds, pocket parks, parkways, promenades and play lots

2. Open space
3. Infrastructure projects like roads and bridges traversing the fault,
subject to strict compliance of the Building and Structural Code and
other engineering studies prior to its implementation and construction.

Trees shall be planted within 5 meters on both sides of the identified fault line
to serve as delineation.

B. Allowable uses in the Landslide Overlay Zone shall be as provided in the

Base Zone.

Building Density and Bulk Regulations

A. No permanent buildings/ structures shall be built within FLT-OZs.

B. For LDS-OZs:

a. The Maximum Allowable Percentage of Site Occupancy

(MAPSO) (defined in the NBC as the area of ground coverage of
Allowable Maximum Building Footprint), expressed as a
percentage of the total lot area, shall be:
i. 20% for Parks and Recreation uses
ii. 30% for all other uses/ activities

The MAPSO shall include all buildings and structures built or to

be built on the lot.

b. The Unpaved Surface Area (USA) of developments shall:

i. Not be less than 70% for Parks and Recreation uses
ii. Not be less than 60% for all other uses/ activities

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As defined in the NBC, USA is the “true open space which

should be of exposed soil and planted.” The USA is located
outside the building envelope.

Building/ Structure Design Regulations (LDS-OZ)

1. Site development shall be designed with consideration to minimizing (1)
risks that it will be affected by landslides; (2) its adverse impacts to the soil;
(3) and risks that it will cause landslides to nearby properties.

2. Buildings and structures should be laid out and designed to harmonize with
the terrain to minimize earth moving activities
3. Appropriate slope, erosion and soil stabilization measures shall be applied,
either through hard or soft engineering measures

4. Indigenous and mature vegetation should be retained

5. Natural drainage patterns should not be altered; and

6. Use sustainable drainage systems to include rainwater storage tanks, green
roofs, etc. that can decrease the flow and make productive use of storm water
run-off.

7. Geo-technical studies shall be undertaken prior to actual development.

The above mentioned requirements are applicable to Barangays identified as highly to

moderately susceptible to earthquake and rain-induced landslides, namely:

A. High Susceptibility (total area of 647.12 hectares):

a. Carmen

b. Munting Ilog
c. Hukay
d. Pooc II
e. Pasong Langka

f. Cabangaan

B. Moderate Susceptibility (total area of 242.99 hectares):

a. Adlas
b. Biga I

c. Biga II

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Section 27. Advertising, Billboards and Business Signs

No advertising, billboards or business signs whether on or off premises of an

establishment shall be displayed or put up for public view without clearance
from the Zoning Administrator/ Zoning Officer. Clearance for such signs or
billboards may be granted only when the same is appropriate for the permitted
use for a zone and the size thereof is not excessive, taking into account the bulk
or size of the building or structure and the business practices or usages of the
locality and the same shall in no case obstruct the view of any scenic spot,
specifically along Sta. Rosa-Tagaytay Road.

Obnoxious signs that would constitute nuisance to adjoining property owners,

distract motorists or constitute as hazards to public safety shall not be allowed
in any area. No sign should project to public property unless expressly allowed
by the Zoning Administrator/ Zoning Officer. Temporary signs and billboards
for not more than two months may be allowed by the Zoning Officer/
Administrator upon payment of corresponding fees to the Municipality. The
permit for such sign shall indicate the location, size, slope, contents and type of
construction.

Section 28. Billboards Overlay Zone (BB-OZ)

The Billboards Overlay Zone includes all lots fronting the National
Road.

The objectives of these regulations are:

• To rationalize the location of billboards to minimize their potentials

to create hazards to lives and properties

• To ensure that billboards do not obstruct the view of any scenic

spot;

• To ensure that billboards would not constitute nuisance to adjoining

property owners, distract motorists or constitute as hazard to public
safety

• To ensure that billboards are in harmony with the intended urban

character of the Base Zone.

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Design Regulations

Following are some examples of regulations as provided in MMDA

Memorandum Circular No. 10 Series of 2011:

• Setback Requirements. Regulated Signs shall be subject to the

following front, side and rear Setback Requirements:

• Minimum Distance Between Signs. No billboard or billboard

structure shall be located within the distance of one hundred (100.00)
meter radius from another; Provided: That in determining compliance
with this Section 4.2, Regulated Signs that were earlier granted a
permit by the relevant local government unit shall enjoy preference
over Regulated Signs whose local government unit permits were
issued thereafter.

• Non-obstruction of Traffic Signs. No Regulated Sign shall be

erected in such a manner as to confuse or obstruct the view or
interpretation of any official Traffic Sign, signal, or device.

• Non obstruction of Landscape. No Regulated Sign shall be

constructed as to unduly obstruct the natural view of the landscape,
distract or obstruct the view of the public as to constitute a traffic
hazard, or otherwise defile, debase or offend aesthetic and cultural
values and traditions.

• Restrictions on Combustible Materials. All Regulated Signs erected

in highly restrictive Fire Zones as defined in the NBC and its IRRs
shall have structural members of incombustible materials. Ground
Signs may be constructed of any material meeting the requirements of
the NBC. Combination signs, Roof Signs, Wall Signs, Projecting
Signs, and Signs on marquees shall be constructed of incombustible
materials. No combustible material other than approved plastics shall
be used in the construction of electric signs.

• Display Surfaces. Display surfaces in Regulated Signs may be made

of metal, glass or approved plastics.

• Clearances from Fire Escapes, Exits or Standpipes. No Regulated

Sign shall be erected in such a manner that any portion of its surface
or supports will interfere in any way with the free use of any fire
escape, exit, or standpipe.

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• Obstruction of Openings. No Regulated Sign shall obstruct any

opening to such an extent that light or ventilation is reduced to a point
below that required by the NBC. Regulated Signs erected within 1.50
meters of an exterior wall in which there are openings within the area
of the Regulated Sign shall be constructed of incombustible material
or approved plastics.

• Roof Signs. Roof Signs shall not be allowed.

• Material Requirements. Sign Structures carrying Signs and

signboards made of banners, pennants, tarpaulins and other similar
non-rigid materials shall not be installed near power lines, and shall
maintain a horizontal clearance from such power lines in accordance
with Rule XIII, Table XIII.1 of the NBC IRRs.

• Clearances from High Voltage Power Lines. Clearances of

Regulated Signs from high voltage power lines shall be in accordance
with the Philippine Electrical Code. In areas near electric distribution
facilities including that of any power substations, the minimum
horizontal distance measured from the property line abutting the
RROW and all the adjoining properties to the nearest base of the sign
structure shall be the height of the structure plus one (1.00) meter.

• All Regulated Signs, Temporary Signs and LED Signs, installed

over or across and along Public Thoroughfares, center islands and
Road Rights-Of-Way, whether it be National Road or Secondary
Road are strictly prohibited. MMDA Regulation No. 96-009 (Anti-
Littering Regulation) must be strictly observed specifically, Sec. h,
which states that: “It is unlawful for any person/s private and public
corporations, advertising and promotion companies, movie producers,
professionals and service contractors to post, install display any kind
or form of Billboards, Signs, posters and other visual clutters in any
part of the roads, sidewalk, center island, posts, trees and open
spaces”.

• Regulated Signs shall not be allowed within sidewalks, flyovers,

interchanges, traffic signages, communications posts, LRT, and MRT
structures (such as terminal stations, carriageways, columns and
beams), Road Rights-Of-Way, posts, waiting sheds or any part
thereof.

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• Markers of historical sites and tourist destinations including

directional signs shall not be combined with Advertisement signs
even if these Signs are sponsored by private businesses. Sponsors
may put their Advertisement in the periphery of the historical sites
upon acceptance and permission of the sites’ administrators and upon
signing of a Memorandum of Understanding or Agreement
(MOU/MOA) witnessed by the LGU concerned and the MMDA.

• No signs shall be installed in trees, electric or lighting posts, center

islands, side strips and fences that will destroy, alter or deface the
natural landscape or seascape of historical sites and tourist
destinations.

• No Sign shall be allowed to cross or straddle along Carriageways.

• All Regulated Signs, Temporary Signs and LED Signs along

Covered Areas shall automatically be put down or turned off by the
owners and advertisers upon the announcement by the Philippine
Atmospheric, Geophysical and Astronomical Services Administration
(PAGASA) that there would be a low pressure area or other weather
disturbance in Metropolitan Manila. In case of failure of the owners
and advertisers to comply with this Section, the MMDA shall put
down the aforesaid at the expense of the owners.

Notwithstanding the foregoing provisions, any local Government Unit

in Metropolitan Manila may provide for stricter billboards regulations
and may prohibit certain kinds of billboard signs and structures as
may be provided in their respective local ordinances.

Section 29. Transit-Oriented Overlay Zone (TOD-OZ) T

The Transit-Oriented Overlay Zone covers all properties having a

radial distance of one kilometer (or as declared by the LGU) from the
(City/Municipal) Multi-Modal Terminal. The objectives of these
regulations are:

• To facilitate the development of a walkable and compact urban

center thereby reducing opportunities for urban sprawl

• To encourage the use of public vehicles thereby reducing vehicular

traffic volumes

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Allowable Uses

• Allowable uses shall be as provided in the applicable Base Zone

subject to the following additional regulations.

Building Density and Bulk Regulations

• Buildings that provide ground level commercial spaces shall be

provided with a density bonus equivalent to additional two (2) storeys
from the Building Height Limit provided in the Base Zone; and

• Buildings that provide ground level commercial spaces and twenty

percent ground level landscaped open space accessible to pedestrians
shall be provided with a density bonus equivalent to additional 2.5
storeys from the Building Height Limit provided in the Base Zone.

Section 30. Urban Corridor Overlay Zone (UCD-OZ)

UCD-OZ regulations are applied to properties fronting both sides of

the Aguinaldo Highway within the Central Business District from
Dasmariñas City to Barangay Tubuan I. These overlay regulations are
intended to:

• Minimize roadside friction by reducing contact between vehicular

through traffic and vehicle movement to and from individual
properties

• Ensure that pedestrian walks are free from encroachments of parked

vehicles

• Ensure a friendly and vibrant urban environment by reducing the

rigidity of streetscapes

Allowable Uses

• Allowable uses shall be as provided in the applicable Base Zone

subject to the following additional regulations.

Parking Layouts

• Under no circumstances shall vehicular parking be made to occupy

road rights-of-way;

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• The minimum setback of buildings from the road right-of-way along

Aguinaldo Highway shall be in accordance with the regulation on road
setback pursuant to Article VI Section 35;

• Parking layouts that cause the backing of vehicles onto (name of

road) shall not be allowed;
• Parking spaces shall be provided with distinct entry and exit points,
i.e., through driveways; and
• Parking spaces may be laid out along the building frontage within the
property line.

Fencing

• Fences along (name of road) shall have a maximum height of (xx)

meters;
• The base may be made of opaque materials, such as concrete hollow
blocks, with a height no greater than (xx) meters from the street
sidewalk elevation; the top portion of the fence shall be made of see-
through materials such as steel grills,
• Fences made of plants shall have a height of (xx) meters.

Section 31. Zoning Incentives

Density bonuses, such as through allowable building height increases, may be

provided as incentives for projects that use CCA/ DRRM technology or innovations,
such as:
1. Solar panels, and other alternative sources of enery
2. Rainwater harvesting,
3. Smart urban drainage systems,
4. Green architecture/ building systems.
5. Provision of a Centralized Waste Water Treatment Plant
6. Construction of three (3) chamber septic tank

Similar incentives may also be given to projects that provide wider setbacks, increased
ground level open spaces, provides public infrastructure or conserve heritage sites.

Other incentives for owner/developers of subdivision projects as well as lot buyers

that adapt such projects may be:

1. Real Estate Tax Discounts/Credits

2. Discounts on Permit Fees
3. Fast-track of applications for clearances/permits

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Section 32. Zoning Disincentives

Disincentives for Idle Agricultural Lands

Additional taxes shall be imposed on landowners that do not utilize their

agricultural lands, as this is counter to the development strategy of the
municipality to pursue intensification of agricultural production.

ARTICLE VI
GENERAL DISTRICT REGULATIONS

Section 33. Height Regulations.

Building heights must conform to 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. Exempted from the imposition of height regulations in
residential zones are the following: towers, church steeples, water tanks and
other utilities and such other structures not covered by the height
regulations of the National Building Code and the Air Transportation
Office.

Section 34. Area Regulations.

Area regulation in all zones shall conform with the
minimum requirement of the existing codes such as:

1. P.D. 957 -
“Subdivis on a nd C ondo min iu m Bu yer s’
Pr ot ect iv e La w” and its r evis ed imp lement ing
r ules a nd r egu lat ions.
2. B.P. 220 -
“Promulgation of Different Levels of Standards and
Technical Requirements for Economic and Socialized
Housing Projects” and its revised implementing rules
and regulations. Subject to geologic study of a licensed
Geologist to determine the soil stability of the area.
Furthermore, the 20% Socialized Housing Compliance
either by cost or by area of PD 957 and Economic
Housing projects shall be in accordance with HLURB
Guidelines as embodied in Republic Act No. 7279
otherwise known as the UDHA law.

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3. R.A. 7279 – Urban Development and Housing Act

4. P.D. 1096 - National Building Code

5. PD 1185 - Fire Code

6. P.D. 856 - Sanitation Code

7. RA 6541 – Structural Code

8. Batas Pambansa 344 – Accessibility Law

9. Rules and Regulations – HLURB Town Planning and Zoning

Program

10. CA 141 or Public Land Act – public lands, including foreshore and
reclaimed lands;

11. PD 705 or Revised Forestry Code – forestlands;

12. PD 1076 or Water Code of the Philippines – inland and coastal

waters, shorelines and riverbank easements;

13. RA 6657 or Comprehensive Agrarian Reform Law – agrarian

reform lands.

14. RA 7279 or Urban Development and Housing Act (UDHA) –

socialized housing and settlements development;

15. RA 7586 or National Integrated Protected Areas Act – protected

areas in both land and seas;

16. RA 7942 or Philippine Mining Act – mining areas;

17. DENR Administrative Order No. 2013-02 and Ylang-Ylang Rio-

Grande Rivers Water Quality Management Area (IYYRR-WQMA)

18. RA 8435 or Agri-Fisheries Modernization Act (AFMA) – SAFDZs

and prime agricultural lands;

19. RA 9593 or Philippine Tourism Act – tourism zones and estates

20. RA 9729 or Philippine Climate Change Act;

21. RA 10066 or Philippine Cultural Heritage Act – cultural and

heritage zones/areas; and,

22. RA 100121 or Disaster Risk Reduction and Management Act –

disaster-prone and geo-hazard areas.

23. Other relevant guidelines promulgated by the national agencies

concerned.

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Section 35. Road Setback Regulations.

The following road setback regulations shall be applied:

Table 2.1 Road Setback Regulations

Cavite-Batangas
Road(Aguinaldo Sta. Rosa – Ulat-
Road setback Highway and J. P. Tagaytay Road and
Municipal/Brgy.
Zoning Rizal St.); Silang By- Sta. Rosa – Ulat-
Roads
Classification Pass Road(Aguinaldo Tagaytay Road
Highway) and (Dual Carriageway)
CALAX
Residential 10 m. 10 m. 5 m.
Commercial 20 m. 20 m. 7 m.
Industrial 30 m. 25 m. 10 m.
Agricultural 20 m. 20 m. 7 m.
Agro-Industrial 30 m. 25 m. 10 m.

Cavite-Batangas
Road(Aguinaldo Sta. Rosa – Ulat-
Road setback Highway and J. P. Tagaytay Road and
Municipal/Brgy.
Zoning Rizal St.); Silang By- Sta. Rosa – Ulat-
Roads
Classification Pass Road(Aguinaldo Tagaytay Road
Highway) and (Dual Carriageway)
CALAX
Institutional 20 m. 20 m. 10 m.
Parks & Recreation 10 m. 10 m. 5 m.
Forest 30 m. 25 m. 10 m.

Section 36. Easement.

1. Pursuant to the provisions of the Water Code, the following are the prescribed
easements for banks of rivers and streams, the shores of the seas and lakes
throughout their entire length:
1. 5 (Five) meters within the urban zones
2. Twenty (20) meters in agricultural zones
3. Forty (40) meters in forest zones.
Further, use of areas along its margins are subject to easement of public use in
the interest of recreation, navigation, floatage, fishing and salvage.
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 structure of
any kind

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2..Pursuant to HLURB Standard and Guidelines for Memorial Parks and Cemeteries , burial
grounds shall be located 25 meters away from residential houses, food establishments, 50
meters away from water sources and markets, and 200 meters from abattoirs, schools, and
hospitals.

Section 37. Buffer Regulations.

A buffer of 4 meters shall be provided along entire boundary length

between two or more conflicting zones allocating 2.0 meters
from each side of the district boundary. Such buffer strip should
be open and not encroached upon by any building or structure and
should be a part of the yard or open space.
A buffer of 20 meters shall be provided along the entire boundary
length of forests zones as provided for by the Forestry Code.

Section 38. Specific Provisions in the National Building Code.

Specific provisions stipulated in the National Building Code (P.D.1096)

as amended thereto relevant to traffic generators, advertising and business
signs, erection of more than one principal structure, dwelling or rear lots,
access yard requirements and dwelling groups, which are not in conflict with
the provisions of the Zoning Ordinance, shall be observed.

ARTICLE VII

PERFORMANCE STANDARDS

Section 39. Application of Performance Standards

The following performance standards are intended to ensure land use and
neighborhood compatibility. All developments shall exhibit compliance to these
standards 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
Appeals (LZBA) may require other standards, when deemed necessary, to ensure land
use and neighborhood compatibility.

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Section 40. Environmental Conservation and Protection Standards

It is the intent of the Zoning Ordinance to protect the natural resources of the
Municipality. In order to achieve this objective, all developments 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. Heavy water using industrial (e.g. soft drink bottling), recreational (golf
courses, water theme parks and the like) and other facilities that will cause
excessive and non-sustainable draw-out of groundwater shall not be
allowed to locate within the Municipality unless the proponent proves that
their water requirement will not be detrimental to the residents;

3. Land use activities shall not cause the alteration of natural drainage
patterns or change the velocities, volumes, and physical, chemical, and
biological characteristics of stormwater. Streams, watercourses, wetlands,
lakes or ponds shall not be altered, regarded, developed, piped, diverted or
built upon;

4. All developments shall limit the rate of storm water runoff by putting up of
water retarding basin so that the rate of runoff generated is no more than
that of the site in its natural condition;

5. All developments shall undertake the protection of rivers, streams, lakes

and ponds from sedimentation and erosion damage;
6. The internal drainage systems of developments shall be so designed as not
to increase turbidity, sediment yield, or cause the discharge of any harmful
substances that will degrade the quality of water. Water quality shall be
maintained according to DENR DAO No. 34 – Revised Water Usage and
Classification/Ambient Water Quality Criteria; and the Ylang Ylang- Rio
Grande Rivers Water Quality Management Area (WQMA) in compliance
with DENR Admin Order No. 2013-02;
7. Municipal and industrial wastewater effluents shall not discharge into
surface and groundwater unless it is scientifically proven that such
discharges will not cause the deterioration of the water quality. Effluents
shall be maintained according to DENR DAO No. 35 – 91 – Establishing
Effluent Quality Standards for Class “C” Inland Waters;

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8. Developments such as poultry and piggery projects that generate toxic and
hazardous waste shall provide appropriate handling and treatment facilities
which should be in accordance with the requirements of and approved by
the DENR;

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. All developments, particularly those in sloping areas, shall undertake

adequate and appropriate slope and erosion protection as well as soil
conservation measures;

11. Facilities and operations that cause the emission of dust, dirt, fly ash,
smoke or any other air polluting material that may have harmful 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.
12. Industrial processes/ activities should not cause negative impacts to the
environment. The Zoning Administrator/ Zoning Officer may request for
descriptions of these as part of the requirements for Locational Clearance.

Section 41. Agricultural Land Conservation and Preservation Criteria

Agricultural lands are recognized as valuable resources that provide employment,

amenity and bio-diversity. All agricultural lands in the Municipality shall not be
prematurely re-classified. Requests for re-classification shall be evaluated on the
merits of conditions prevailing at the time of application, subject to the provisions of
the Memorandum Circular No. 54 Prescribing the Guidelines Governing Section 20 of
RA 7160…Authorizing Cities and Municipalities to Reclassify Agricultural Lands
into Non-Agricultural Uses. Re classification may be allowed after five (5) years after
effectivity of the ordinance.

Section 42. Network of Green and Open Spaces

1. All residential, commercial, industrial and mixed-use subdivisions, having

total contiguous land areas of five hectares or less are respectively required to
provide tree-planted strips along its internal roads having a spacing of not
more than 10 meters per tree.

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2. Similar developments with total contiguous land areas greater than five
hectares are required to provide, in addition to the above, landscaped tree
parks with areas not less than ten percent of the total land area of the property,
for the use of the occupants and/or the general public. These tree parks may
be made part of the open space requirements mandated by PD 957, BP220
and related laws.
3. These open spaces, along with parks, playgrounds, roads, alleys and
sidewalks shall be classified as non-alienable public lands, and non-buildable.
Upon completion of the project, these open spaces shall be donated by the
owner or developer to the city government or to a duly organized
Homeowner’s Association with the prior written consent of the City/
Municipal government. These shall hereinafter be zoned as Parks and
Recreation Zones. No portion of these donated open spaces may thereafter be
converted to any other purpose or purposes.
4. Roof decks of all buildings shall be landscaped, as applicable.

Section 43. Site Development Standards

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, buildings and facilities shall be designed and developed with

regard to safety, efficiency and high standards of design. The natural
environmental character of the site and its adjacent properties shall be
considered in the 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.

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3. Abutments to adjacent properties shall not be allowed without the

neighbor’s prior written consent which shall be required by the Zoning
Administrator/ Zoning Officer prior to the granting of a Locational
Clearance;
4. The capacity of parking areas/lots shall be per the minimum
requirements of the National Building Code. These 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 which attract a significant volume of different 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 as Defined 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.
8. Fencing along roads shall be see-through.

Section 44. Infrastructure Capacities

All developments within the Residential and Industrial Subdivision shall not cause
excessive requirements at public cost for public facilities and services and will not be
detrimental to the economic welfare of the community. All developments shall
exhibit that their requirements for public infrastructure (such as roads, power and
water supply, and the like) are within the capacities of the system/s serving them.

Zoning incentives and disincentives may be applied pursuant to Section 31 and 32.

The Zoning Administrator shall require the following:

Drainage Impact Assessment Study

All development proposals in flood prone areas and all major proposals
likely to affect the existing drainage regime, including commercial-
residential buildings, shopping centers, office areas and business parks,
residential areas, schools, universities, and industrial estates, shall be
required to submit Drainage Impact Assessment Studies. These should
be prepared, signed and sealed by duly licensed Civil Engineers, Sanitary
Engineers or Environmental Planners.

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Traffic Impact Statement

Major, high intensity facilities such as commercial-residential buildings

having four floors and above, shopping centers, public markets,
transportation terminals/ garages, schools, universities, industrial estates,
cock fighting stadia, sports stadia and other similar developments shall be
required to submit Traffic Impact Statements. Other traffic generating
developments, as determined by the Zoning Administrator/ Zoning
Officer, shall be required to submit the same.

ARTICLE VIII
INNOVATIVE TECHNIQUES

Section 45. Innovative Techniques or Designs.

For projects that introduce flexibility and creativity in design or plan such
as but not limited to Planned Unit Development, or housing projects
covered by New Town Development under RA 7279, BLISS Commercial
Complexes, etc., the Zoning Officer shall on grounds of innovative
development techniques forward applications to HLRB for appropriate action,
unless the local government units concerned has the capacity to process the
same.

ARTICLE IX
MISCELLANEOUS PROVISIONS

Section 46. Environmental Compliance Certificate (ECC).

Notwithstanding the issuance of Locational Clearance under this Ordinance,

no Environmentally Critical Projects nor projects located in Environmentally
Critical Areas shall be commenced, developed or operated unless the
requirements of ECC have been complied with.

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Section 47. Subdivision Projects.

All owners and/or developers of subdivision projects shall in addition to

securing Locational Clearance under Section 31 of this Ordinance is
required to secure a Development Permit pursuant to the provisions of
Presidential Decree 957, its Implementing Rules and Regulations and Batas
Pambansa 220 and its Implementing Rules and Regulations in the case of
Socialized Housing projects in accordance with the procedures laid down in
Executive Order No. 71 Series of 1993 and RA 7279. Accordingly, lots/units
within such Socialized Housing projects shall be for the benefit of
residents/employees of the municipality.

All P.D. 957 or Open Market Subdivision shall likewise conform with the
applicable provisions of Article 7 Performance Standard.

ARTICLE X
MITIGATING DEVICES

Section 48. Deviation.

Exceptions, variances or deviations from the provisions of this Ordinance may

be allowed by the Local Zoning Board of Appeals (LZBA) only when the
following terms and conditions are existing:

1. Variance

a. The property is unique and different from other properties in

the adjacent locality and because of its uniqueness, the
owner/s cannot obtain a reasonable return on the property.
This condition shall include at least 3 of the following
provisions.

nforming to the provisions of the Ordinance

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 not self created.

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mum
deviation necessary to permit reasonable
use of the property.

character of the district or zone where the

property for which the variance is sought is
located, and will not substantially or permanently
injure the use of the other
properties in the same district or zone.

purpose of the Ordinance and will not

adversely affect the public health, safety or
welfare.

of this Ordinance.

2. Exceptions

a. The exception will not adversely affect the public health,

safety and welfare and is in keeping with the general
pattern of development in the community.

b. The proposed project shall support economic based

activities/ provide livelihood, vital community services
and facilities while at the same time posing no adverse
effect on the zone/community.

c. The exception will not adversely affect the

appropriate use of adjoining property in the same district.

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d. The exception will not alter the essential character and

general purpose of the district where the exception sought is
located.

Section 49. Procedures for Granting Exceptions and Variances.

The procedure for the granting of exception and/or variance is as

follows:

1. A written application for an exception or variance shall be filed

in the Local Zoning Board of Appeals (LZBA) citing the section
of this Ordinance under which the same is sought and stating the
ground/s thereof.

2. Upon filing of application, a visible project sign, (indicating the

name and nature of the proposed project) shall be posted at the
project site.

3. The LZBA shall conduct preliminary studies on the application.

4. A written affidavit of non-objection of the project by the

owners of the properties adjacent to the project shall be filed by the
applicant with the LZBA at least fifteen (15) days prior to the
decision for exception/variance.

5. In case of objection, the LZBA shall hold a public hearing.

At the hearing, any party may appear in person, or be represented

by agent/s. All interested parties shall be accorded the
opportunity to be heard and present evidences and
testimonies.

6. The LZBA shall render a decision within thirty (30) days from
the filing of the application, exclusive of the time spent for the
preparation of written affidavit of non-objection and the public
hearing in case of any objection to the granting of
exception/variance.
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ARTICLE XI
ADMINISTRATION AND ENFORCEMENT

Section 50. Approved Zoning Maps

The Approved City/Municipal Zoning Maps, printed in standard color codes

and with minimum dimensions of 1.20m x 1.20m, shall be posted at the
following offices:
• Office of the Mayor
• Office of the Zoning Administrator
• City/Municipal Planning and Development Office
• City/Municipal Assessor’s Office
• City/Municipal Engineer’s Office
• Municipal Agrarian Reform Office
• City/Municipal Agriculture Office
• City/Municipal Environment Office
Zoning maps for each barangay shall be posted at respective barangay halls
for public information and guidance of barangay officials. These should
similarly be printed in standard color codes and minimum dimensions of
1.20m x 1.20m.

Section 51. Projects of National Significance

Based on established national standards and priorities, the HLURB shall

continue to issue locational clearances for projects considered to be of vital
and national or regional economic or environmental significance. Unless
otherwise declared by the NEDA Board, all projects shall be presumed
locally-significant. (Para. 2 Section 3a, of EO 72).

Section 52. Major and/or Innovative Projects

The Zoning Administrator/Zoning Officer or the LZBA, as the case may be,
may seek the assistance of the HLURB or external consultants in the
evaluation of proposed Major and/or Innovative Projects such as seaports,
airports, oil depots, reclamation areas, shopping malls, special economic
zones, tourism enterprise zones, and the like.

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Section 53. Planned Unit Development Projects

Proposed Planned Unit Developments (PUD) projects shall be accompanied

by Comprehensive Development Master Plans (CDMPs) showing, at the
minimum, proposed land uses, building density and bulk, road network
layout, road and sidewalk section details, and master layouts of all utilities
such as those for potable water, storm drainage, sewerage, power supply,
telecommunication and solid waste management.
.
CDMPs shall also be provided with Deed Restrictions where, upon approval
of the Zoning Administrator/Zoning Officer ar LZBA, as the case may be ,
proof of compliance of future projects on the said PUD site shall form part of
the requirement for Locational Clearance.

Section 54. Locational Clearance.

All land owners/developers shall secure Locational Clearance from the

Zoning Officer or in case of variances and exemptions, from the Local Zoning
Board of Appeals (LZBA) prior to conducting any activity or construction on
their property/land.

Section 55. Building Permit.

No building permit shall be issued by the local Building Official without a

valid Locational clearance issued in accordance with this Ordinance.

Within the CBD, a “No Parking Space No Locational Clearance and Building
Permit” policy for new construction shall be observed to avoid traffic
congestion.

Section 56. Business Permits.

No Business permit shall be issued by the concerned local unit or

department unless a valid locational clearance/building permit has been issued.

The Business and Licensing Division shall require a Locational Clearance for
new developments.

Should there be any change in the activity or expansion of the area subject of
the Locational Clearance, the owner/developer shall apply for a new
Locational Clearance.

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Section 57. Occupancy Permit

No Occupancy Permit shall be issued by the Local Building Official without

certification from the Zoning Administrator/Zoning Officer that the building has
complied with the conditions stated in the Locational Clearance

Section 58. Validity 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; and the grantee shall not proceed with his/her project
without applying for a new locational clearance.

Section 59. Certificate of Non-Conformance.

A certificate of Non-Conformance shall be applied for by the owner of the

structure or operator of the activity involved within six (6) months from the
ratification of the zoning ordinance by the Sangguniang Panlalawigan. Failure
on the part of the owner to register/apply for a Certificate of Non-
Conformance shall be considered in violation of the Zoning Ordinance and is
subject to fine/penalties. Upon approval of this Zoning Ordinance, the
Zoning Officer shall immediately notify owners of known existing non-
conforming use to apply for a Certificate of Non-Conformance.

Section 60. Existing Non-Conforming Uses and Buildings.

The lawful uses of any building, structure or land at the time of

adoption or amendment of this Ordinance may be continued, although such
uses do not conform with the provision of this Ordinance, 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 this Ordinance 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 this
Ordinance.

2. That no such non-conforming use which has ceased operation for

more than one (1) year be again revived as non-conforming use.

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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 maybe reconstructed and used
as before provided that such reconstruction is not
more than fifty percent (50%) of the replacement cost. That should
such non-conforming portion of structure be destroyed by any
means to an extent of more than fifty percent (50%) of its
replacement cost at the time of destruction, it shall not be
reconstructed except in conformity with the provisions of this
Ordinance.

5. That no such non-conforming use maybe moved to displace any

conforming use.

6. That no such non-conforming structure may be enlarged or altered

in a way which increases its non-conformity, but any structure
or portion thereof may be altered to decrease its non-conformity.

7. That should such structure be moved for any reason to whatever

distance, it shall thereafter conform to the regulation of the district
in which it is moved or relocated. In addition, the owner of non-
conforming use/s shall program the phase-out or relocation of
the non-conforming use within five (5) years from the effectivity
of this ordinance. Such provision maybe allowed in the event such
project will not cause damage or undue hardships on the adjacent
residential areas.

Section 61. Responsibility for Administration and Enforcement.

This Ordinance shall be enforced and administered by the Local Chief

Executive through the Zoning Officer who shall be appointed by the former in
accordance with existing rules and regulations on the subject.

Section 62. Qualifications of the Zoning Administrator/Zoning Officer

The Zoning Administrator/Zoning Officer must comply with the requirements

of RA No. 10587, also known as the Environmental Planning Act of 2013.

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Section 63. Powers and Functions of a Zoning Officer.

Pursuant to the provisions 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 Officer shall perform the
following functions, duties and responsibilities.

1. Enforcement

a. Act on all applications for locational clearances for all

projects.

conforming with zoning regulations.

Adjustment and Appeals (LZBA) the grant or

denial of applications for variances and
exemptions and the issuance of Certificate of Non-
Conformance for non-conforming projects
lawfully existing at the time of the adoption of the
zoning ordinance, including clearances for
repairs/renovations on non- conforming uses
consistent with the guidelines therefore.

b. Monitor on-going/existing projects within their

respective jurisdictions and issue notices of
violation and show cause order to owners, developers,
or managers of projects that are violative of zoning
ordinance and if necessary, pursuant to Section 3 of
Executive Order No. 72 and Section 2 of EO 71 refer
subsequent actions thereon to the HLRB.

c. Call and coordinate with the Philippine National

Police for enforcement of all orders and processes issued
in the implementation of this ordinance.

d. Coordinate with the Municipal Attorney for other legal

actions/remedies relative to the foregoing.

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2. Planning

a. Coordinate with the Regional Office of the HLRB regarding

proposed amendments to the zoning ordinances prior to
adoption by the Sangguniang Bayan.

Section 64. Action on Complaints and Oppositions.

A complaint for violation of any provisions of this Ordinance or any clearance

or permits issues pursuant thereto shall be filed with LZBA. However,
oppositions to application/s for Locational clearance, Variance or
Exception shall be treated as a complaint and dealt with in accordance with
the provisions of this section.

Section 65. Functions and Responsibilities of the Local Zoning board of Appeals.

There is hereby created a LZBA which shall perform the following

functions and responsibilities:

1. Act on Applications of the following Nature:

a. Variances
b. Exceptions
c. Non-Conforming Uses
d. Complaints and oppositions to application/s

2. Act on appeals on Grant or Denial of Locational Clearance by

the Zoning Officer.

Decisions of the Local Zoning Board of Adjustment and

Appeals shall be appealable to the HLURB.

Section 66. Composition of the Local Zoning Board of Appeals (LZBA).

The Municipal Development Council shall create a sub-committee which

shall act as the LZBA, composed of the following members;
1. Municipal Mayor as Chairman
2. Chairman of Land Use Committee
3. Municipal Legal Officer
4. Municipal Assessor
5. Municipal Engineer
6. Municipal Planning and Development Coordinator (if other than the
Zoning Administrator)

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7. Two (2) representatives of the private sector, nominated by their

respective organizations and confirmed by the Municipality or
municipal mayor. In the event of non- availability of any of the
officials enumerated above, the Sangguniang Bayan shall elect the
number of its members as may be necessary to meet the total number
above set forth, as representatives.

8. Two (2) representatives from non-government organizations, nominated

by their respective organizations and confirmed by the Municipality or
municipal mayor. In the event of non- availability of any of the
officials enumerated above, the Sangguniang Bayan shall elect the
number of its members as may be necessary to meet the total number
above set forth, as representatives. For purposes of policy
coordination, the said committee shall be attached to the Municipal
Development Council.

Section 67. Non-Diminution of National Standards

The rules and standards provided in this ZO shall conform to the rules and standards
provided by national agencies and shall not in any way diminish those that have been
set by national laws and regulations.

Section 68. Interim Provision.

Until such time that the Local Zoning Board of Appeals shall have been
constituted, the HLURB shall act as the Local Zoning Board of Appeals. As an
appellate Board, the HLURB shall adopt its own rules of procedure to govern
the conduct of appeals arising the administration and enforcement of this
Ordinance.

Section 69. Review of the Zoning Ordinance.

The Municipal Development Council shall create a sub-committee, the Local

Zoning Review Committee (LZRC) that shall review the Zoning Ordinance
considering the Comprehensive Land Use Plan, and as the need arises, based
on the following reasons/situations:

1. Change in local development plans

2. Introduction of projects of national significance
3. Petition for rezoning
4. Other reasons which are appropriate for consideration

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5. Request for reclassification of Agricultural lands into non-

agricultural uses, shall be in accordance with the provisions of M.C.
54, five (5) years after the approval of the Ordinance.

Section 70. Composition of the Local Zoning Review Committee (LZRC).

The Local Zoning Review Committee shall be composed of sectoral experts.

These are the Local Officials/Civic Leaders responsible for the operation,
development and progress of all sectoral undertakings in the locality, e.g.:

1. Municipal Planning and Development Coordinator

2. Municipal Health Officer
3. Municipal Agriculturist
4. President, Association of Barangay Captains
5. Municipal Engineer
6. Community Environment and Natural Resources Officer
(CENRO)
7. Municipal Agrarian Reform Officer (MARO)
8. District School Supervisor
9. Three (3) Private Sector Representatives (Local Chamber of
Commerce, Housing Industry, and Homeowner’s Association)
10. Two (2) NGO Representatives
11. Sangguniang Bayan Land Use Committee Chairman

For purposes of policy and program coordination, the LZRC shall be attached
to the Municipal Development Council.

Section 71. Functions of the Local Zoning Review Committee.

The Local Zoning Review Committee shall have the following powers and
functions:

1. Review the Zoning Ordinance for the following purposes:

a. Determine amendments or revisions necessary in the Zoning

Ordinance because of changes that might have been introduced
in the Comprehensive Land Use Plan.
b. Determine changes to be introduced in the Comprehensive Land
Use Plan in the light of permits given, and exceptions and variances
granted.
c. Identify provisions of the Ordinance difficult to enforce or are
unworkable.

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2. Recommend 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.

3. Provide information to the HLRB that would be useful in the

exercise of its functions.

Section 72. Amendments to the Zoning Ordinance.

Changes in the Zoning Ordinance as a result of the review by the Local

Zoning Review Committee shall be treated as an amendment, provided that
any amendment to the Zoning Ordinance 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 of three fourths vote
of the Sangguniang Bayan. Said amendments shall take effect only after
approval and authentication by the Sangguniang Panlalawigan.

Section 73. Violation and Penalty.

Any person who violates any of the provisions of this Ordinance, shall, upon
conviction, be punished by a fine not exceeding P2,500.00or imprisonment
for a period not exceeding six (6) months or both at the discretion of the
Court. In case of violation by a corporation, partnership or association
the penalty shall be imposed upon the erring officers thereof.

Section 74. Suppletory Effect of Other Laws and Decrees.

The provisions of this Ordinance 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, provided
that land use decisions of the national agencies concerned shall be consistent
with the Comprehensive Land Use Plan of the locality.

Section 75. Separability Clause.

Should any section or provision of this Ordinance be declared by the Court to
be unconstitutional or invalid, such decision shall not affect the validity of
the Ordinance as a whole or any part thereof other than the part so declared to
be unconstitutional or invalid.

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Section 76. Repealing Clause.

All ordinances, rules or regulations in conflict with the provisions of this
Ordinance are hereby repealed; provided, that the rights that are vested upon
the effectivity of this Ordinance shall not be impaired.
Section 77. Effectivity Clause.
This Ordinance shall take effect upon approval by the Sangguniang
Panlalawigan and fifteen (15) days after its publication.

UNANIMOUSLY ENACTED this 1st day of December, 2014.

==============================================

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FIGURE 1 Zoning Map of Silang 93

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FIGURE 2 General Land Use Plan 2013-2022

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FIGURE 3 Existing General Land Use Map 2012

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APPENDIX I LEGAL BASIS

2.2 Legal Basis

Local government’s authority to enact and apply zoning regulations is derived from the
state’s exercise of its police powers to make, ordain and establish reasonable laws, statutes or
ordinances which promote the general welfare of Silang. This authority is specified and defined in
a number of laws and directives:

2.3 1987 Philippines Constitution

Article III, Section 6

“The use of property bears a social function and all economic agents shall contribute to the
common good. Individuals and private groups, including corporations, cooperatives, and similar
collective organizations, shall have the right to own establish and operate economic enterprises subject
to the duty of the state to promote distributive justice and to intervene when the common good
demands.”

Article XIII, Section 1

“The Congress shall give the highest priority to the enactment of measures that protect and
enhance the right of all the people to human dignity, reduce social and economic equalities…To this end,
the state shall regulate the acquisition, ownership, use and disposition of property and its increments.”

2.2 Section 20 of RA 7160, “The New Local Government Code of the Philippines”

Reclassification of Lands
1. A city or municipality may, through an ordinance passed by the Sangguniang Bayan of Silang
after conducting public hearings for the purpose, authorize the reclassification of agricultural
lands and provide for the manner of their utilization or disposition in the following cases:

(1) when the land ceases to be economically feasible le and sound for agriculture or (2) where
the land shall have substantially greater economic value for residential, commercial or
industrial purposes, as determined by the Sangguniang Bayan of Silang; provided that such

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reclassification shall be limited to the following percentage of total agricultural land area at
the time of the passage of the ordinance:

a. For Highly Urbanized and Independent Component Cities, fifteen percent (15%);
b. For Component Cities and First to Third Class Municipalities, ten percent (10%)
c. For Fourth to Sixth Class Municipalities, five percent (5%).

Provided, further, that agricultural lands distributed to Agrarian Reform Beneficiaries

pursuant to Republic Act No. 6657, otherwise known as “The Comprehensive Agrarian
Reform Law,” shall not be affected by the said reclassification and the conversion of such
lands into other purposes shall be governed by Section 65 of said Act.

2. The President may, when public interest so requires and upon recommendation of the
National Economic and Development Authority (NEDA), authorize a city or municipality to
reclassify lands in excess of the limits set in the next preceding paragraph.

3. The local government units shall, in conformity with existing laws, continue to prepare their
respective Comprehensive Land Use Plans enacted through Zoning Ordinances which shall be
the primary and dominant basis for the future use of land resources: Provided, that the
requirements for food production, human settlements and industrial expansion shall be taken
into consideration in the preparation of such plans.

4. Where approval by a national agency is required for reclassification, such approval shall not
be unreasonably withheld. Failure to act on a proper and complete application for
reclassification within three (3) months from receipt of the same shall be deemed as approval,
thereof.

2.3 Section 447 A.2 (VII-IX) and Section 458 A.2 (VII-IX) of RA 7160

The Sangguniang Bayan, as the legislative body of the Municipality, shall (a) adopt a
Comprehensive Land Use Plan for the Municipality: Provided, that the formulation,
adoption, or modification of said plan shall be in coordination with the approved
Provincial Comprehensive Land Use Plan; (b) reclassify land within the jurisdiction of the
Municipality, subject to the pertinent provisions of this Code; (c) enact integrated Zoning

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ordinances in consonance with the approved Comprehensive Land Use Plan, subject to
existing laws, rules and regulations; establish fire limits or fire zones, particularly in
populous centers; and regulate the construction, repair or modification of buildings within
said fire limits in accordance with the provisions of the Fire Code;

The Sangguniang Panglungsod, as the legislative body of the City, shall (a) adopt a
Comprehensive Land Use Plan for the City: Provided, that in the case of Component
Cities, the formulation, adoption or modification of said plan shall be in coordination with
the approved Provincial Comprehensive Land Use Plan; (b) reclassify land within the
jurisdiction of the City, subject to the pertinent provisions of this Code; (c) enact Zoning
Ordinances in consonance with the approved Comprehensive Land Use Plan, subject to
existing laws, rules and regulations; establish fire limits or fire zones, particularly in
populous centers; and regulate the construction, repair or modification of buildings within
said fire limits in accordance with the provisions of the Fire Code.

2.4 P.D. 1396 (Amending P.D. 933), creating the Ministry of Human Settlements, renaming
the Human Settlements Commission as the Human Settlements Regulatory Commission

“It is hereby declared to be the policy of the government to foster the growth and renewal
of our communities, both rural and urban, in an integrative manner that promotes optimal
land use, adequate shelter, environmental protection, utilization of appropriate technology
and rational interdependence among self-reliant communities.”

2.5 Letter of Instruction No. 729

“Municipalities shall submit their land use plans, enforcement systems and implementing
guidelines, including zoning ordinance to the Ministry of Human Settlements thru the
HLURB for review and ratification.”

2.6 Section 5, Executive Order 648, Reorganizing the Human Settlements Regulatory
Commission

The Housing and Land Use Regulatory Board (HLURB) shall:

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1. “Promulgate zoning and other land use control standards and guidelines which shall govern
land use plans and zoning ordinances of local governments XXX”
2. “Review, evaluate and approve or disapprove comprehensive land use development plans and
zoning ordinances of local governments XXX”
3. “Issue rules and regulations to enforce the land use policies on human settlements as provided
for in PDs No, 399, 815, 933, 957, 1216, 1344, 1396, 1517, LOIs No. 713, 729, 935 and other
related laws regulating the use of land XXX”

2.7 PD 933 and Executive Order 648, as amended by EO 90, empowering the HLURB to review
and approve or disapprove land use plans of cities and municipalities;

The aforesaid laws likewise authorize the HLURB to prescribe the standards and
guidelines governing the preparation of land use plans, to monitor the implementation of
such plans and to adjudicate and settle the disputes among LGUs over their land use plans
and zoning programs.

2.8 Executive Order 72

This provides for the preparation, review and approval process and implementation of
comprehensive land use plans and zoning ordinances of local government units pursuant
to the Local Government Code of 1991 and other pertinent laws.

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