Clup Volume 2

Comprehensive Land Use Plan of San Pablo City 2015-2025
The Comprehensive Land Use Plan

of San Pablo City 2015-2025 is
composed of the following
Volumes:
Volume 1: The Comprehensive Land Use Plan

Volume 2: The Zoning Ordinance
Volume 3: Sectoral Studies
V o l u m e 2 : T h e Z o n i n g O r d i n a n c e |1
Table of Contents
Article I ........................................................................................................................... 5
Section 1. Title of the Ordinance ........................................................................... 5
Article II .......................................................................................................................... 5
Section 2. Authority .................................................................................................. 5
Section 3. Purposes .................................................................................................. 6
Section 4. General Zoning Principles ..................................................................... 6
Article III ......................................................................................................................... 7
Article IV ...................................................................................................................... 20
Section 5. Division into Zones or Sub-Zones ........................................................ 20
Section 6. Base Zones ............................................................................................ 20
Section 7. Overlay Zones ....................................................................................... 21
Section 8. Zoning Maps ......................................................................................... 21
Section 9. Zone Boundaries .................................................................................. 21
Section 10. Interpretation of Zone Boundaries .................................................. 30
Article V ....................................................................................................................... 31
Section 11. General Provisions.............................................................................. 31
Section 12. Regulations in Base Zones ................................................................ 32
Section 12.1 Regulations in Forest Zone .......................................................... 32
Section 12.2 Regulations in Agricultural Zone ................................................ 34
Section 12.3 Regulations in Agri-Industrial Zone............................................. 37
Section 12.4 Regulations in City Waters Zone ................................................ 40
Section 12.5 Regulations in Residential–1 (R-1) Zone .................................... 41
Section 12.6 Regulations in Residential –2 (R-2) Zone ................................... 43
Section 12.7 Regulations in Residential –3 (R-3) Zone ................................... 43
Section 12.8 Regulations in Socialized Housing Zone.................................... 44
Section 12.9 Regulations in Commercial – 1 (C-1) Zone .............................. 44
Section 12.10 Regulations in Commercial – 2 (C-2) Zone ............................ 47
Section 12.11 Regulations in Commercial – 3 (C-3) Zone ............................ 49
Section 12.12 Regulations in Industrial –1 (I-1) Zone ...................................... 50
Section 12.13 Regulations in General Institutional Zone ............................... 53
Section 12.14 Regulations in Special Institutional Zone ................................ 55

Section 12.15 Regulations in Parks and Recreation Zone ............................ 56
Section 12.16 Regulations in Cemetery/Memorial Park Zone ..................... 56
Section 12.17 Regulations in Buffer/Greenbelt Zone .................................... 57
Section 12.18 Regulations in Utilities, Transportation, and Services Zone .. 58
Section 12.19 Tourism Zone ............................................................................... 59
Section 13. Regulations in Overlay Zones ........................................................... 60
Section 13.1 Landslide Overlay Zone (LSD-OZ) .............................................. 60
Section 13.2 Heritage Overlay Zone (HTG-OZ)............................................... 61
Section 13.3.Ecotourism Overlay Zone (ETM-OZ) ........................................... 62
Section 14. Zoning Incentives ............................................................................... 63
Article VI ...................................................................................................................... 63
Section 15. Height Regulations ............................................................................. 63
Section 16. Area Regulations ............................................................................... 63
Section 17. Easement ............................................................................................ 64
Section 18. Buffer Regulations .............................................................................. 65
Section 19. Specific Provisions in the National Building Code ........................ 65
Section 20. Advertising, Billboards and Business Signs ...................................... 65
Article VII...................................................................................................................... 66
Section 21. Application of Performance Standards ......................................... 66
Section 22. Environmental Conservation and Protection Standards ............. 66
Section 23. Agricultural Land Conservation and Preservation Criteria ......... 67
Section 24. Network of Green and Open Spaces ............................................ 68
Section 25. Site Development Standards ........................................................... 68
Section 26. Infrastructure Capacities .................................................................. 69
Article VIII ..................................................................................................................... 70
Section 27. Deviation ............................................................................................. 70
Section 28. Procedures for Evaluating Variances and/or Exceptions ........... 71
Article IX ....................................................................................................................... 72
Section 29. Approved Zoning Maps .................................................................... 72
Section 30. Locational Clearance ....................................................................... 72
Section 31. Projects of National Significance .................................................... 72
Section 32. Major and/or Innovative Projects.................................................... 73

Section 33. Subdivision Projects............................................................................ 73
Section 34. Planned Unit Development Projects ............................................... 73
Section 35. Environmental Compliance Certificate ......................................... 74
Section 36. Building Permit .................................................................................... 74
Section 37. Business Permit .................................................................................... 74
Section 38. Occupancy Permit ............................................................................ 74
Section 39. Validity of Locational Clearance .................................................... 74
Section 40. Notice of Non-Conformance .......................................................... 74
Section 41. Existing Non-Conforming Uses, Buildings and Structures.............. 75
Section 42. Responsibility for Administration and Enforcement ...................... 76
Section 43. Qualifications of the Zoning Administrator/Zoning Officer .......... 76
Section 44. Powers and Functions of a Zoning Administrator/Zoning Officer
................................................................................................................................... 76
Section 45. Complaints and Oppositions ........................................................... 77
Section 46. Functions and Responsibilities of the Local Zoning Board of
Appeals .................................................................................................................... 77
Section 47. Appeals to LZBA Decisions ............................................................... 77
Section 48.Composition of the Local Zoning Board of Appeals (LZBA) ......... 77
Section 49. Review of the Zoning Ordinance .................................................... 78
Section 50. Composition of the Local Zoning Review Committee (LZRC) .... 78
Section 51. Functions of the Local Zoning Review Committee ...................... 79
Section 52. Amendments to the integrated ZO ................................................ 79
Section 53. Violation and Penalty ........................................................................ 79
Section 54. Suppletory Effect of Other Laws and Decrees .............................. 80
Section 55. Non-Diminution of National Standards........................................... 80
Section 56. Consistency between National and Local Plans, Programs and
Projects ..................................................................................................................... 80
Section 57. Separability Clause ............................................................................ 80
Section 58. Repealing Clause .............................................................................. 80
Section 59. Effectivity Clause................................................................................ 80
CITY ORDINANCE NO. ________
Series of ________
AN ORDINANCE ADOPTING THE ZONING REGULATIONS OF THE

CITY OF SAN PABLO, PROVINCE OF LAGUNA
AND PROVIDING FOR THE ADMINISTRATION, ENFORCEMENT
AND AMENDMENT THEREOF AND REPEALLING
ALL ORDINANCES IN CONFLICT THEREWITH.
Be it ordained enacted by the Sangguniang Panglungsod of San Pablo City.
WHEREAS, the implementation of Comprehensive Land Use Plans would require

the enactment of regulatory measures to translate the planning goals and
objectives into reality; and an integrated Zoning Ordinance is one such
regulatory measure which is an important tool for the implementation of the
comprehensive land use plan;
WHEREAS, the Local Government Code authorizes local government units to

enact zoning ordinances subject to and in accordance with existing laws;
WHEREAS, this integrated Zoning Ordinance is one such regulatory measure

which is an important tool for the implementation of the approved
Comprehensive Land Use Plan;
NOW THEREFORE, the Sangguniang Panglungsod of San Pablo City in a session

assembled hereby adopts the following Zoning Ordinance.
Article I
Title of the Ordinance
Section 1. Title of the Ordinance
This Ordinance shall be known and shall hereinafter be referred to as the

Zoning Ordinance (ZO) of the City of San Pablo.
Article II
Authority and Purpose
Section 2. Authority
This Ordinance is enacted pursuant to the provisions of the Local Government

Code of 1991, R.A. 7160 Sections 447, 448 and 458 a.2 (7-9) dated 10 October
1991, “Authorizing the City, through the Sangguniang Panglungsod, to adopt

a Zoning Ordinance subject to the provisions of existing laws” and in
accordance with related laws such as but not limited to Commonwealth Act
141, RA 8550 Fisheries Code, PD 705 Forestry Code, PD 1067Water Code, PD
1096National Building Code, and Executive Order No. 72.
Section 3. Purposes
The ZO is enacted for the following purposes:
Promote and protect the health, safety, peace, comfort, convenience and
general welfare of the inhabitants in the City;
Guide, control and regulate the growth and development of public and
private lands in San Pablo City in accordance with its Comprehensive Land
Use Plan (CLUP);
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; and
Enhance the character and stability of residential, commercial, industrial,

institutional, forestry, agricultural, open space and other functional areas within
the City and promote the orderly and beneficial development of the same.
Section 4. General Zoning Principles
These Zoning Regulations are based on the principles provided for in the
approved Comprehensive Land Use Plan as per SP Resolution No. __________
dated___________, as follows:
1. The Ordinance reflects the City’s vision to be “A premier tourism

destination, and industrial and education hub in CALABARZON, highly
regarded as a resilient and healthy community, driven by God-fearing
and empowered citizens, served by diligent public servants committed
to good governance and sustainable development.”;
2. The local government unit recognizes that any land use is a use by right,
but provides however, that the exercise of such right shall be subject to
the review standards of this Ordinance;
3. The Ordinance gives the free market the maximum opportunity to spur
the City’s development within a framework of environmental integrity
and social responsibility;
4. The Ordinance has been designed to encourage the evolution of high-

quality developments rather than regulating against the worst type of
projects;
5. The Ordinance has been crafted in a manner that is fully responsive to
the ever-changing conditions that the City continually face;
6. 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;
7. The Ordinance provides a direct venue for community empowerment
where the stakeholders become involved especially in critical
development decisions; and
8. 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 the terms used in this 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, Philippine
Environmental Code and other Implementing Rules and Regulations
promulgated by the Housing and Land Use Regulatory Board. The words, terms
and phrases enumerated hereunder shall be understood to have the
corresponding meaning 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.
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 authentic of design.
AFMA – shall refer to the Agriculture and Fisheries Modernization Act of 1997 or
RA 8435.
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.
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 (AGZ) – an area within a City intended for the cultivation of
the soil, planting of crops, growing of trees, raising of livestock, poultry, fish or
aquaculture production, including the harvesting of such farm products, and
other farm activities and practices performed in conjunction with such farming
operations.
Agri-Industrial Zone (AgIndZ) - an area within a city intended primarily for

integrated farm operations and related product processing activities such as
plantation for bananas, pineapple, sugar, etc.
Agri-Processing Activities – refers to the processing of raw agricultural and

fishery products into semi-processed or finished products which include
materials for the manufacture of food and/or non-food products,
pharmaceuticals and other industrial products.
Allowable Uses- uses that conform to those allowed in a specific zone.
Aquaculture Sub-Zone (Aq-SZ) – an area within the City Waters Zone of a city
designated for “fishery operations involving all forms of raising and culturing fish
and other fishery species in fresh, brackish and marine water areas” (Fisheries
Code).
Base Flood Elevation – the elevation to which floodwater is expected to reach

during flood events as calculated by the regional office of the DPWH.
Base Zones – refers to the primary zoning classification of areas within the City
and that are provided with a list of allowable uses and regulations on building
density and bulk, among others.
Buffer Greenbelt Zone (BGZ) – an area within a city that 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 to be allowed for buildings structures…and shall be generally
measured from the established grade line to the topmost portion of the
proposed building/structure. If applicable, the BHL may be subject to
clearance requirements of the Civil Aviation Authority of the Philippines (CAAP)
or the concerned military security authorities.” BHL is expressed as the number
of allowable storey’s floor above established grade and or meters above
highest grade.
Cemetery Memorial Park Zone (CMP-Z) – an area in a City intended for the
interment of the dead.
Certificate of Non-Conformance – certificate issued to Owners of non-

conforming uses as provided in this Zoning Ordinance.
Central Business District (CBD) – shall refer to areas designated principally for
trade, services and business purposes.
Class "AA" Slaughterhouse/Abattoir – those with facilities and operational

procedures sufficiently adequate that the livestock and fowls slaughtered
therein is suitable for sale in any market within the country.
Class "A" Slaughter house/Abattoir – those with facilities and procedures of

minimum adequacy that the livestock and the fowls slaughtered therein are
suitable for distribution and sale only within the City where the slaughterhouse
is located.
Commercial-1 Zone (C1-Z) – a low density commercial area within a City

intended for neighborhood or community scale trade, service and business
activities.
Commercial-2 Zone (C2-Z) – a medium to high density commercial area within

a City intended for trade, service and business activities performing
complementary/supplementary functions to the CBD.
Commercial-3 Zone (C3-Z) – a high density commercial area within a City

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).
Compatible Uses – different uses capable of existing harmoniously within a

zone, e.g. residential and parks and playground uses subject to the conditions
stipulated in the Zoning Ordinance.
Comprehensive Land Use Plan (CLUP) – is a technical document embodying

specific proposals and strategies for guiding, regulating growth and/or
development that is implemented through the Zoning Ordinance. The main
components of the Comprehensive Land Use Plan in this usage are the land
use plan and sectoral studies including Demography, Ecosystems Analysis
(Terrestrial and Coastal),and Special Area Studies such as Climate Change
Adaptation, Disaster Risk Reduction and Management, Ancestral Domain,
Biodiversity, Heritage Conservation and Green Urbanism.
Comprehensive Development Master Plan (CDMP) – a unitary development

plan site plan that permits flexibility in planning urban design, building/structure
siting, complementary of building types and land uses, usable open spaces for
general public uses services and business activities and the preservation of
significant land features (NBC) and may also be referred to as a Master
Development Plan.
Conflicting Uses – uses or land activities with contrasting characteristics and

adjacent to each other e.g. residential units adjacent to industrial plants.
Conforming Use – a use that is in accordance with the zone regulations as

provided for in the Ordinance.
Deed Restrictions - written agreements that impose limitations on the use of

property in order to maintain the intended character of a neighborhood.
Easement – open space imposed on any land use activities sited along
waterways, fault lines, road-rights-of-way, cemeteries memorial parks, utilities
and the like.
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.” (Tourism
Act and DENR AO2013-19 Guidelines on Ecotourism Planning and

Management in Protected Areas)
Ecotourism Overlay Zone (ETM-OZ) – an area in a City 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 (ECP) – refer to those projects which have high
potential for negative environmental impacts and are listed in Presidential
Proclamation 2146 dated December 14, 1981, as follows:
a. Heavy industries
• non-ferrous metal industries;
• iron and steel mills;
• petroleum and petro-chemical industries including oil and gas; and
• smelting plants.
b. Resource extractive industries
• major mining and quarrying projects;
• forestry projects such as logging, major wood processing,
introduction of fauna (exotic animals) in public/private forests, forest
occupancy, extraction of mangroves and grazing; and
• fishery projects (dikes for/and fishpond development projects).
c. Infrastructure projects
• major dams;
• major power plants (fossil-fuelled, nuclear-fuelled, hydroelectric or
geothermal);
• major reclamation projects, and
• major roads and bridges.
d. Golf course projects
Proponents of ECPs are required to submit an EIS to the Environmental

Management Bureau (EMB) of the DENR.
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. Projects that fall
within the purview of the EIS System include:
a. Environmentally Critical Projects
b. Projects located in Environmentally Critical Areas
Exception – a device which grants a property owner relief from certain

provisions of the 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.
Fisheries Code – shall refer to the Philippine Fisheries Code of 1998 (RA 8550).
Flood Overlay Zone (FLD-OZ) – an area in a City that have been identified as
prone to flooding and where specific regulations are provided in order to
minimize its potential negative effect to developments.
Flood Protection Elevation – the minimum elevation to which developments

are required by this Ordinance to be elevated, with reference to the Base
Flood Elevation, in order to be flood proofed.
Floor Area Ratio or “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 – refers to either natural vegetation or plantation of crops mainly of trees,

or both, occupying a definable, uninterrupted or contiguous area exceeding
but not less than one hectare with tree crown covering at least ten percent
(10%)of the areas, exclusive of the associated seedlings, saplings, palms,
bamboos and other undercover vegetation. A natural forest is a stand
dominated by trees whose structure, functions and dynamics have been
largely the result of natural succession process. A natural forest is classified as
either 1) primary or virgin forest which has not never been subjected to
significant human disturbance, or has not been significantly affected by the
gathering of forest products such that its natural structure, functions and
dynamics have not undergone any major ecological change; or 2) secondary
or residual forest that maybe classified into either degraded or productive type
(DENR DAO No. 99-53).
Forest Lands –“include the public forest, permanent forest or forest reserves,
and forest reservations” (PD 1559. Further Amending PD 705, otherwise known
as the Revised Forestry Code of the Philippines. 1978).
Forest Zone (FZ) – an area within a City which are intended primarily for forest
purposes. This includes Forest Lands and areas outside of Forest Lands that are
declared for forest purposes by this Ordinance.
Forestry Code – refers to Presidential Decree No. 705 or the Revised Forestry
Code of the Philippines, as amended.
General Institutional Zone (GI-Z) – an area within a City intended principally for
general types of institutional establishments, e.g. government offices, hospitals
clinics, academic/research and convention centers.
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:
• Office areas
• Residential areas
• Corridors
• Lobbies
• Mezzanine
• Vertical penetrations, which shall mean stairs, fire escapes, elevator
shafts, flues, pipe shafts, vertical ducts, and the like, and their
enclosing walls
• Rest rooms or toilets
• Machine rooms and closets
• Storage rooms and closets
• Covered balconies and terraces
• Interior walls and columns, and other interior features
But excluding:
• Covered areas used for parking and driveways, including vertical

penetrations in parking floors where no residential or office units are
present.
• 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 Act – shall mean the National Cultural Heritage Act of 2009 or RA
10066.
Heritage Overlay Zone (HTG-OZ) – an area in a City that refers “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.”(Heritage Act)
Impervious Surface – type of man-made surface which does not permit the
penetration of water.
Industrial-1 Zone (I1-Z) – an area within the City intended for light
manufacturing or production industries that are:
a. non-pollutive/non-hazardous; and
b. non-pollutive/hazardous.
Industrial-2 Zone (I2-Z) – an area within the City intended for medium intensity
manufacturing or production industries that are:
a. pollutive/non-hazardous; and
b. pollutive/hazardous.
Innovative Design – introduction and/or application of new/creative designs

and techniques in development projects e.g. Planned Unit Development.
Lake Sub-Zone (La-SZ) – an area in the City Waters Zone of a City defined as
“an inland body of water, an expanded part of a river, a reservoir formed by
a dam, or a lake basin intermittently or formerly covered by water.” (Fisheries
Code)
Landslide Overlay Zone (LSD-OZ) – an area in a City 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.
Local Zoning Board of Appeals (LZBA) – a local special body created by virtue
of this Ordinance mandated to, among others, handle appeals for Variances
and Exceptions.
Locational Clearance (LC) – a clearance issued by the Zoning Administrator

Zoning Officer to a project that is allowed under the provisions of this
Ordinance.
Locational Clearance (Variance) (LC-V) – a clearance issued by the LZBA to a

project that is allowed under the Mitigating Device/Variance provision of this
Ordinance.
Locational Clearance (Exception) (LC-E) – a clearance issued by the LZBA to

a project that is allowed under the Mitigating Device/Exception provision of
this Ordinance.
Mitigating Device – a means to grant relief in complying with certain provisions

of the Ordinance such as, but not limited to, those pertaining to use, building
bulk and density, and performance standards.
City Waters Zone (WZ) – per Republic Act No. 8550 or the Philippines Fisheries
Code of 1998, this zone covers the City Waters which “include not only streams,
lakes, inland bodies of water and tidal waters within the City which are not
included within the protected areas as defined under Republic Act No. 7586
(The NIPAS Law), public forest, timber lands, forest reserves or fishery reserves,
but also marine waters… (boundary delineation defined in the Fisheries
Code).”
National Park Sub-Zone (NP-SZ) – an area within the Forest Zone of a City that
“refers to a forest land reservation essentially of primitive or wilderness
character which has been withdrawn from settlement or occupancy and set
aside as such exclusively to preserve the scenery, the natural and historic
objects and the wild animals or plants therein, and to provide enjoyment of
these features in such a manner as will leave them unimpaired for future
generations.” (NIPAS Act).
NIPAS Act – shall refer to the National Integrated Protected Areas System Act
of 1992 or RA 7586.
NIPAS: Multiple Use Sub-Zone (NMU-SZ) – an area that "pertains to the

management zone of protected areas" of a City "where settlement, traditional
and/or sustainable land use, including agriculture, agroforestry and other
income generating or livelihood activities may be allowed consistent with the
Management Plan.” (5.10 of DENR Administrative Order No. 2008-26)
NIPAS: Strict Protection Sub-Zone (NSP-SZ) – an area within the Forest Zone of a
City that have “…high bio-diversity value which shall be closed to all human
activity except for scientific studies and or ceremonial or religious use by
indigenous communities.” (NIPAS Act)
Non-Conforming Use – uses existing prior to the approval of this Zoning

Ordinance that are not in conformity with its provisions but are allowed to
operate subject to the conditions of this Zoning Ordinance.
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 whole City is divided.
Open Space (OS) – as used in this Ordinance, an area where permanent

buildings shall not be allowed and which may only be used as forest, buffer
greenbelts, parks and playgrounds.
Overlay Zones (OZ) – a “transparent zone” that is overlain on top of the Basic
Zone or another Overlay Zone that provides an additional set (or layer) of
regulations.
Parks and Recreation Zone (PR-Z) – an area in a City designed for diversion
amusements and for the maintenance of ecological balance.
Planned Unit Development (PUD) – a land development scheme wherein the

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.
Port – an area with facilities for loading and unloading of ships and may
include, among others, harbor, docks, wharves, and piers.
Protected Areas – areas declared as belonging to the NIPAS System per NIPAS
Act. 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.
Protected Area Management Board (PAMB) – per the NIPAS Act’s IRR, a board
established for NIPAS areas that shall, among others:
Decide matters relating to planning, resource protection and general

administration of the area in accordance with the General
Management Planning Strategy (GMPS);
Approve proposals, work plans, action plans, and guidelines, for

management of the protected area in accordance with the approved
Management Plan;
Delineate and demarcate protected area boundaries, buffer zones,

ancestral domains;
Promulgate rules and regulations to promote development programs

and projects on biodiversity conservation and sustainable development;
and
Control and regulate the construction, operation and maintenance of

roads, trails, water works, sewerage, fire protection and sanitation
systems and other utilities within the protected area.
Protected Area Management Plan (PAMP) – a document required for NIPAS

areas that “shall, as a minimum, promote the adoption and implementation of
innovative management techniques including if necessary, the concept of
zoning, buffer zone management for multiple use and protection, habitat
conservation and rehabilitation, site-specific policy development, pest
management, and fire control…” (NIPAS Act)
Protection Agricultural Sub-Zone (PTA-SZ) – an area within the Agricultural Zone

of the City that include the NPAAAD which are “agricultural areas identified
by the Department (Agriculture) through the Bureau of Soils and Water
Management (BSWM) in coordination with the National Mapping and
Resource Information Authority (NAMRIA) in order to ensure the efficient
utilization of land for agriculture and agro-industrial development and promote
sustainable growth.”
Protection Forest – an area within a City that are “forestlands outside NIPAS
obtained essentially for their beneficial influence on soil and water in particular
and the environment in general. (DENR DAO 95-15)
Areas wholly or partially covered with woody vegetation manage primarily for
its beneficial effects on water, climate, soil, aesthetic value and preservation
of genetic diversity. (FMB Technical Bulletin No.5 as cited in ITTD PD 22003 Rev.1)
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” (LGC and MC 54).
Residential-1 Zone (R1-Z) – an area within a City intended for low density
residential use. 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 Zone (R2-Z) – an area within the City intended for medium density
residential use. 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 Zone (R3-Z) – an area within the City intended for medium to high
density residential use. 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.
Rezoning – a process of introducing amendments to or change in the existing

zoning of a particular area and reflected in the text and maps of the
Ordinance.
Socialized Housing – 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 (UDHA).
Socialized Housing Zone (SH-Z) – an area in a City designated for socialized

housing projects.
Special Institutional Zone (SI-Z) – an area in a City 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.
Tourism Act – shall mean the Tourism Act of 2009 or RA 9593.
Tourism Zone – are sites within the City endowed with natural or manmade
physical attributes and resources that are conducive to recreation, leisure and
other wholesome activities.
UDHA – shall mean the Urban Development and Housing Act of 1992 or RA
7279.
Urban Renewal – regeneration, modernization, or revitalization of an old,

deteriorated or blighted portion of a town or, with the objective of preparing
the town or 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.
Utilities, Transportation and Services Zone (UTS-Z) – an area in a City designated

for “a range of utilitarian functional uses or occupancies, characterized mainly
as a low-rise or medium-rise building structure for low to high intensity
community support functions, e.g. terminals, inter-modals, multi-modals,
depots, power and water generation distribution facilities, telecommunication
facilities, drainage wastewater and sewerage facilities, solid waste handling
facilities and the like” (NBC).
Variance – a device which grants a property owner relief from certain

provisions of the Zoning Ordinance where, because of the particular physical
surrounding, shape or topographical condition of the property, compliance on
applicable Building Bulk and Density Regulations, Building Design Regulations
and Performance Standards 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.
Water Code – shall mean the Water Code of the Philippines (Presidential
Decree 1067).
Wharf – an area within a City intended as a landing place where ships may be
tied-up or unloaded.
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/Sub-Zone – an area within a City for specific land use as defined by

manmade or natural boundaries.
Zoning Administrator/Zoning Officer – a City government employee

responsible for the implementation enforcement of the Zoning Ordinance.
Zoning Certificate – a document issued by the Zoning Administrator citing the

zoning classification of the land based on this Ordinance.
Article IV
Zone Classifications
Section 5. Division into Zones or Sub-Zones
To effectively carry out the provisions of this Ordinance, the City is hereby
divided into the following zones or districts as shown in the Official Zoning
Maps (Annex 1 and Annex 2).
Section 6. Base Zones
The following are designated as Base Zones:
1. Forest Zone (FZ)

Protection Forest Sub-Zones
• Forest Reserve Sub-Zone (FR-SZ)
• National Park Sub-Zone (NP-SZ)
Production Forest Sub-Zones (PF-SZ)
2. Agricultural Zone (AGZ)
• Protection Agricultural Sub-Zone (PTA-SZ)
• Production Agricultural Sub-Zone (PDA-SZ)
3. Agri-industrial Zone (AgIndZ)
4. City Waters Zone (WZ)
Protection Water Sub-Zones
• Lake Sub-Zone (L-SZ)
Production Water Sub-Zones
• Aquaculture Sub-Zone (Aq-SZ)
5. Residential-1 Zone (R1-Z)
6. Residential–2 Zone (R2-Z)
7. Residential–3 Zone (R3-Z)
8. Socialized Housing Zone (SH-Z)
9. Commercial–1 Zone (C1-Z)
12. Industrial–1 Zone (I1-Z)
13. General Institutional Zone (GI-Z)
14. Special Institutional Zone (SI-Z)
15. Parks and Recreation Zone (PR-Z)
16. Cemetery/Memorial Park Zone (CMP-Z)
17. Buffer/Greenbelt Zone (BG-Z)
18. Utilities, Transportation, and Services Zone (UTS-SZ)
19. Tourism Zone (T-Z)
Section 7. Overlay Zones
The following are designated as Overlay Zones:

1. Landslide Overlay Zone (LSD-OZ)
2. Heritage Overlay Zone (HTG-OZ)
3. Ecotourism Overlay Zone (ETM-OZ)
Section 8. Zoning Maps
It is hereby adopted as an integral part of this Ordinance, the duly

authenticated and Official Zoning Maps of the City showing location and
boundaries of the Base Zones, Sub-zones and Overlay Zones herein established
(refer to Annex 1 and Annex 2).
Section 9. Zone Boundaries
The locations and boundaries of the above mentioned various zones into
which the City has been subdivided are identified and specified as follows:
1. Forest Zone (FZ)
These are areas under NIPAS found in Barangay Sta. Elena and San
Cristobal southeast of the city and part of San Cristobal Mt. Banahaw National
Park; Barangay San Diego and Sto. Angel and part of Malabanban Forest
Reserve; and areas outside NIPAS with 30% above slopes in following
barangays: north Sta. Catalina (97.42 ha), east of San Isidro, east of Atisan, east
of Bautista and east of Santiago 2 (439.36 ha combined area for four
barangays) which should be reforested and/or developed into production
forest.
Forest zones are further subdivided into three sub-zones, namely:
 Forest Reserve Sub-Zone (FR-SZ)

These are reserve areas in Barangay San Diego and Sto. Angel and part
of Malabanban Forest Reserve with an area of 384.21 hectares.
 National Park Sub-Zone (NP-SZ)

These are areas in Barangay Sta. Elena and San Cristobal southeast of
the city and part of San Cristobal Mt. Banahaw National Park with an
area of 452.12 hectares.
 Production Forest Sub-Zone (PF-SZ)

These are areas outside NIPAS with30% and above slopes in following
barangays: north Sta. Catalina (97.42 ha), east of San Isidro, east of
Atisan, east of Bautista and east of Santiago 2 (439.36 ha combined area
for four barangays) which should be reforested and/or developed into

production forest.
2. Agricultural Zones
Areas in the rural barangays of the City intended for the cultivation of the
soil, planting of crops, growing of trees, raising of livestock, poultry, fish or
operations (AFMA). These include Protected Agricultural Areas as well as
Production Agricultural Areas declared by the City.
Agricultural zones are further subdivided into two sub-zones, namely:
 Protection Agriculture Sub-Zone (PTA-SZ)

a. Based on NPAAD-SAFDZ, these are patches of sloping areas in
Barangays San Nicolas, Sta. Monica, Sta. Veronica and Santiago 1.
Large portions are also found South of Barangay Sta. Maria extending
to Barangay Stmo. Rosario up to Barangay San Isidro; and
b. Agricultural lands identified by the City Agrarian Reform Office as

CARPable areas in barangays Sta. Ana, Sto. Angel, San Antonio 1,
San Antonio2, San Bartolome, Bautista, San Buenaventura, Sta.
Catalina, Concepcion, San Crispin, Sta. Cruz, San Diego, Dolores, Sta.
Elena, Sta. Filomena, San Francisco, San Ignacio, San Cristobal, Sta.
Isabel, San Joaquin, San Isidro, San Jose, San Juan, San Lorenzo, San
Marcos, San Gabriel, Sta. Maria, Sta. Maria Magdalena, San Mateo,
San Miguel, Sta. Monica, San Nicholas, Sto. Niňo, San Pedro, San
Rafael, Stmo. Rosario, Santiago 1, Santiago II, Soledad, Sta. Veronica,
and San Vicente.
 Production Agricultural Sub-Zone (PDA-SZ)

These are areas in the rural barangays that are outside of NPAAAD and
declared by the City for agricultural use.
3. Agri-Industrial Zone (AgIndz)
These are areas found in portions of Barangay Soledad located north of the
proposed SLEX extension, extending up to the Northern part of Sta. Maria which
has a total area of about 50 hectares. Specifically, these areas are found in Lot
Nos. described in Cadastral Maps Case 10: Majority of 10669, part of 10695,
majority of 10699, and majority of 10668.
4. City Waters Zone (WZ)
All existing water bodies within the jurisdiction of the City of San Pablo. These
include the seven (7) lakes within the tourism circuit and the rivers, creeks, and
tributaries draining and traversing the city.
City waters are further divided into two subzones, namely:
 Lake Sub-Zone (L-SZ)

These are areas and shorelines covered by the seven (7) lakes:
Sampaloc Lake located in Barangays IV-A, IV-C, V-A, Concepcion, and
San Lucas I, Lake Bunot in Barangay Concepcion, Lake Calibato in Sto.
Angel, Lake Mohicap in San Buenaventura, Lake Palakpakin in San
Buenaventura, San Lorenzo, and Dolores, Lake Pandin in San Lorenzo
and Sto. Angel, and Lake Yambo in San Lorenzo.
 Aquaculture Sub-Zone (Aq-SZ)

These are areas within the seven (7) lakes that are identified by BFAR and
LLDA. Under Republic Act 8550 or the Fishery Act, this should cover
maximum of 10% of the total surface area of a lake.
5. Residential – 1 Zone (R1-Z)
These are all other areas outside the 3-km urban area radius not specifically
delineated into other land use category. These are currently vacant and open
but intended for low density residential developments.
6. Residential – 2Zone (R2-Z)
All existing areas and subdivision project within the old Poblacion and
adjacent barangays within the 3-km radius area of urban areas.
7. Residential – 3Zone (R3-Z)
These areas are found in Barangay Santa Ana, located south of the
Industrial areas and south of Santa Ana Homes (Socialized Housing).
Specifically, this zone is situated in lot numbers as described in Cadastral

Map Case 10: majority of 11529, majority of 11528, 11524, 11525, large
portion of 11526, 11527, majority of 11529, and large portion of 11523.
8. Socialized Housing Zone (SH-Z)
a. This covers all existing areas and subdivision projects with total area of
83.37 hectares within the old Poblacion and adjacent barangays.
Specifically, this zone can be located in the following barangays:
i. Clapson Homes 1 and 2 north of San Nicolas along San Nicolas
road;
ii. Coco Villa northwest San Miguel along San Miguel road;
iii. Sta. Ana Homes southeast of Sta. Ana along Sta. Ana road;
iv. Sto. Niňo Homes northwest of Sto. Niňo along Sto. Niňo road;
v. NHA Housing southwest of Sto. Angel along San Pablo-Nagcarlan
Provincial road;
vi. NHA housing in San Jose;
vii. BLISS in center in San Lucas 1;
viii. Spring Leaf MERALCO Housing Project in Gawad Kalinga in large
portion of San Lucas 2 ; and
ix. Bagong Lipunan 1 and 2, east of San Nicolas and Bagong Silang,
west of San Nicolas.
b. Proposed socialized housing expansion between Clapson Homes 1 and

2 with area of 20 hectares; and
c. Proposed socialized housing expansion in Gawad Kalinga in San Lucas

2 with area of 46.61 hectares.
9. Commercial – 1 Zone (C1-Z)
a. These are areas in barangays II-D; IV-B and IV-C; V-B; V-C and V-D; and
VII-B; VII-C; VII-D and VII-E. These include the public market and its
peripheral streets south of Rizal Avenue down to Balverde Street. These
areas bounded on the west by P. Alcantara St. and on the east by
portion of M. Paulino Street. These are being bisected by P. Burgos St., A.
Regidor St; and P. Paterno St.;
b. Moreover, this zone is situated in areas on the northern side of side of

Rizal Avenue up to F. Bautista St. and the peripheral of the City Hall,
bounded on the west by A. Mabini St. and on the east by T. Azucena
and Gen. Luna St.; The interior roads are I. Barleta St.; M. Brion St. Paseo
de Arsenio Escudero; T. Dizon St. and A. Fule St.;
c. Proposed extension in Barangay San Jose are found in lot numbers as

described in Cadastral Map Case 5, 6, and 7: 6020, part of 6019, part of
6329, part of 6022, majority of 5084, 5022, 5021, 5020, 5019, part of 5018,
4989, 4987, 4990, 4986, 4985, 4988, 4984, 5086, majority of 5085, 5204,
5205, 5206, 5524, 5523, 5521, 5522, 5520, 5519, 5518, 5517, 5515, part of
5516 and 5513, 5714, 5036, 5035, 5034, part of 5033, 5373, 5372, 5371, part
of 5370, and majority of 5106.
a. These area areas of about 100 meters on both sides of the road right-of-
way of Schetelig Avenue extending northwards and northeast via the
San Pablo – Nagcarlan Provincial road in Barangay Concepcion up to
the 3-km radius limit; and
b. Areas of about 100 meters on both side of the road of right-of-way of

Rizal Avenue extending north west to L. Cosico Avenue and the national
highway to Calauan at Barangay Del Remedio up to 3-km radius limit.
Areas of about 100 meters on both sides of the road right-of-way of

Maharlika National Highway in Barangays San Antonio 1 and San Antonio
2.

Map Case 10: small portion of 11664, portion of 11663, small portion of 10539,
small portion of 11661, 10538, 10537, 10534, small portion of 11659, large
portion of 11672, portion of 11657, portion of 10533, portion of 10532, portion
of 10531, portion of 10530, portion of 11636, large portion of 11656, 11653,
small portion of 11634, portion of 11651, portion of 11652, 11650, small
portion of 11649, portion of 11529, portion of 11644, small portion of 11643,
small portion of 11642, portion of 11641, small portion of 11640, 11639, 11638,
11637, 11636, 11635, 10464, large portion of 11631, 11630, 11608, large
portion of 11609, small portion of 11610, large portion of 11619, 11620, 11621,
11622, 11623, 11624, 11625, 11626, 11627, 11628, 11629, small portion of
11583, 11613, 11614, 11615, and 11617.
Cadastral Map Case 8: 8519, small portion of 8391, 8540, small portion of
8539, portion of 8538, 8535, 8534, 8533, 8532, 8531, 8530, 8529, 8528, 8527,
8626, 8525, 8524, 8523, 8522, 8521, portion of 8520, large portion of 8494,
large portion of 8493, large portion of 8492, large portion of 8491, large
portion of 8490, 8489, 8488, 8487, 8486, 8485, 8484, large portion of 8483,
large portion of 8482, large portion of 8481, majority of 8480, 8479, portion
of 8494, portion of 8463, large portion of 8462, large portion of 8461, large
portion of 8460, large portion of 8459, large portion of 8458, portion of 8478,
large portion of 8456, large portion of 8455, 8464, small portion of 8454, small
portion of 8453, small portion of 8452, large portion of 8450, portion of 8438,
large portion of 8437, large portion of 8436, 8434, small portion of 8432, 8431,
8430, portion of 8429, majority of 8428, large portion of 8425, portion of 8398,
8421, 8420, portion of 8419, 8418, 8417, portion of 8416, portion of 8415, small
portion of 8413, small portion of 8412, 8411, 8410, 8409, 8408, 8407, 8406,
large portion of 8405, 8404, 8403, and large portion of 8402.
12. Industrial – 1 Zone(I1-Z)
Large portion of the Western part of Barangay San Vicente and large
portion of the Eastern part of Barangay Santa Ana located along Maharlika
Highway which is about 240 has.
Specifically, these area are found in lot numbers as described in

Cadastral Map Case 10: portion of 11475, portion of 11472, 11646, portion
of 11469, large portion of 11648, 11462, 11461, 11473, small portion of 11458,
11460, portion of 11463, 11441, large portion of 11442, small portion of 11439,
large portion of 11443, large portion of 11446, large portion of 11438, portion
of 11436, 11447, small portion of 11437, large portion of 11435, small portion
of 11434, large portion of 11433, 11432, 11430, 11431, 10511, portion of
11455, portion of 11456, large portion of 11454, portion of 11494, 11498,
10467, 11600, 11286, 11285, large portion of 11284, 11492, 11493, large
portion of 11272, 11275, 11276, 11277, 11278, 11279, 11280, 11281, 11448,
11449, 11450, 11451, 11453, 11430, 11429, small portion of 11428, small
portion of 11427, portion of 10510, large portion of 11228, large portion of
10507, large portion of 11227, 11241, 11240, 11239, 11238, 11237, 11236, small
portion of 11266, 11265, 11264, 11263, 11262, 11261, 11235, 11234, 11233,
10501, 11229, 11230, 11231, 11232, 11242, 11243, 10400, 11222, 11223, small
portion of 11209, large portion of 11210, 11219, 11132, 10499, 11258, small
portion of 11267, 11257, 11256, 11255, 11254, 11253, 11252, 11251, 11250,
11249, 11248, 11247, 11288, 11246, 11244, 11245, 11218, 11217, 11216, portion
of 10437, 11215, 11214, 11220, and 11221.
13. General Institutional Zone(GI-Z)
a. This zone includes the City Hall compound in Barangay V-A;

b. Dalubhasaan ng Lungsod ng San Pablo in San Jose and Laguna State
Polytechnic University in Del Remedio;
c. Roman Catholic Church in Barangay III-B;
d. All existing clinics, medical, educational, government offices and
religious establishments, public and private within City; and
e. Institutional expansion areas in San Jose bounded on the northwest by

NHA Housing, Malaunod River on the east, San Pablo City General
hospital on the south, and a residential area which is about 35 hectares.
14. Special Institutional Zone(SI-Z)
An area the City intended principally for particular types of institutional

establishments: St. Martin de Porres in Concepcion, Face the Children
Frontline Ministries in Sto. Niňo, Bahay Nazareth Home for the Aged in beside
the San Pablo Cathedral, Center for the Welfare and Protection of Children
(CWPC) in San Francisco, and Center for Street Children in Cardil Village in
Del Remedio.
15. Parks and Recreation Zone(PR-Z)
a. Existing City Plaza and Dona Leonila Park and pocket parks to be
designated within the urban areas;
b. Shorelines/Coastline of the Sampaloc Lake north of the Poblacion for
park development known as Dagatan Boulevard;
c. Proposed Sports Complex in San Ignacio with area size of 18 hectares
bounded by residential areas on the northern and southern side,
Malaunod River on the western side, and San Ignacio on the east; and
d. Proposed Park in in San Jose with area of 5.7 hectares bounded by
Dalubhasaan ng Lungsod ng San Pablo on the west, San Pablo City
General Hospital on the southern side, and proposed institutional zone
on the northern side.
16. Cemetery Memorial Park Zone (CMP-Z)
Areas in the City intended for the interment of the dead:
a. San Pablo City Cemetery in Barangay II-F;

b. Himlayan San Pableña in Del Remedio;
c. San Pablo Memorial Park in San Gabriel;
d. San Pablo Memorial Garden in San Gabriel;
e. Eternal Glory Memorial Garden in San Vicente;
f. Chinese Cemetery in Barangay II-F;
g. Exclusive memorial park in Carmelite Monastery in Concepcion;
h. Exclusive memorial park in Canossa College in Lakeside Park Subdivision;
and
i. New cemetery in San Ignacio.
17. Buffer/Greenbelt Zone(BG-Z)
a. Areas of about 50 meters surrounding the industrial areas in Barangays

San Vicente and Santa Ana.

Map Case 10: small portion of 10434, small portion of 11210, small portion
of 11209, small portion of 11225, small portion of 11226, small portion of
11227, small portion of 10507, 10508, small portion of 11228, 10509, portion
of 10510, majority of 11427, majority of 11428, majority of 11434, small
portion of 11433, small portion of 11435, small portion of 11436, small
portion of 11494, small portion of 11436, small portion of 11497 and small
portion of 11499.
b. Areas of about 20 meters surrounding the agri-industrial areas in

Barangays Soledad and Santa Maria.

Map Case 9: portion of 10668, portion of 10665, portion of 10701, and
portion of 10732.
18. Utilities, Transportation, and Services Zone(UST-SZ)
a. Sanitary landfill area of about 13.3 hectares in Barangay Sto. Niňo;

b. Cell site areas in Barangays Bautista, Concepcion, Del Remedio, San
Antonio II, San Buenaventura, San Cristobal, San Francisco, San Ignacio,
San Isidro, San Lucas I, San Lucas II, San Marcos, San Mateo, San Miguel,
San Rafael, San Roque, San Vicente, Sta. Elena, Sta. Filomena, Sta.
Maria, Sta. Maria Magdalena, Sta. Monica, Sto. Angel, I-A, IV-A, and VII-
E;
c. Tollgate plaza in Barangays San Miguel and San Gabriel;
d. Proposed two Grand Terminals of about 1 hectare. Terminal 1 in Del
Remedio is bounded by Cosico Avenue on the west, Malinao Creek on
the east, and commercial areas on the north and the south. Terminal 2
in San Francisco is bounded by a residential area on the north, Maharlika
Highway on the south, and commercial areas on the eastern and
western side;
e. Production well in Concepcion, San Marcos 1, San Marcos 2, Rizal
Avenue, San Pedro, San Mateo, Sta. Catalina, San Antonio, San Gabriel,
San Cristobal, Sta. Veronica, and Sto. Angel;
f. Malaunod pumping station in San Francisco, Balanga pumping station
in San Antonio 2, and pumping stations in Concepcion, San Marcos 1,
San Marcos 2, San Pedro, San Mateo, Sta. Catalina, San Cristobal, Sta.
Veronica, and Sto. Angel; and
g. Calibato Hydro Power Plant in Sto. Angel.
19. Tourism Zone(T-Z)
a. These include areas in Barangays San Buenaventura, San Lorenzo and

Sto. Angel;
b. This covers the five (5) lakes of Palakpakin, Mohicap, Yambo, Pandin,
and Calibato. An easement of about 200 meters along banks of these
lakes shall be reserved for parks, recreation and nature activities, tree
planting and recognition of lake ecosystem; and
c. This zone also includes a 50-meter radius away from the lakes of
Sampaloc and Bunot for parks, recreation and nature activities, tree
planting and recognition of lake ecosystem.
Overlay Zones
1. Landslide Overlay Zone(LSD-OZ)
Portions of the following barangays which are highly susceptible to landslide

as specified in zoning map: Atisan, San Isidro, Bautista, Santiago 2, San
Cristobal, Santa Elena, San Jose, San Crispin, San Juan, Santo Angel, Santa
Filomena, Santa Maria Magdalena, San Marcos, San Buenaventura, Dolores,
San Mateo, San Lorenzo, Santa Catalina, and San Diego.
2. Heritage Overlay Zone(HTG-OZ)
The whole of:
a. San Pablo Cathedral;

b. Town Plaza;
c. Rizal Monument;
d. Presidencia or Municipio (currently DepEd Library Hub);
e. Escuela Pia or community school (currently Red Cross Building);
f. Telegraphia or telegraph office (beside DepEd library Hub);
g. Fire Station;
h. Century old mango tree;
i. Kilometer Zero Marker across Rizal Monument;
j. Original lamp posts;
k. Stretch of Rizal Avenue from the Church patio down to Lion’s welcome
arc and railroad tracks corner Bagong Bayan;
l. Farcon residence beside the Cathedral which used to be the convent
attached to the Cathedral;
m. Former Capino residence (currently Si Christina’s), Fule-Malvar residence
(currently Phil-Am Insurance); and
n. San Pablo Central School.
3. Ecotourism Overlay Zone (ETM-OZ)
a. Areas along the Magampon River in Sta Monica and along the Tarak
Falls in Sta. Veronica, areas adjacent to the forest zones in barangays
Santiago II, Bautista and Atisan, and existing areas of Malabanban
Watershed and Lubigan Spring in Brgy. Sto. Angel; and
b. Ecotourism sites located in Barangays San Buenaventura (swimming),

Sta. Catalina (caving and rock climbing), San Lorenzo (nature walk and
picnicking), Sto. Angel (off-road biking), Sta. Veronica (swimming and
camping), and mountain trekking and extreme adventure in Sta.
Monica, Santiago II, Bautista and Atisan.
Section 10. 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 streets or highways 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 therefrom 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 boundaries are indicated by Lot Parcels or said to be one-

lot deep, this should mean that the said zone boundaries are defined by
the parcellary subdivision existing at the time of the passage of this
Ordinance.
The textual description of the zone boundaries shall prevail over that of the
Official Zoning Maps.
Article V
Zone Regulations
Section 11. General Provisions
Zone regulations refer to Use and Building Regulations as described below:
Allowable Uses
The uses enumerated in the succeeding sections are not exhaustive nor all
inclusive. The Local Zoning Board of Appeals (LZBA) may allow other uses
subject to the requirements of the Mitigating Devices provision of this
Ordinance.
Building Regulations
Building regulations specify whether buildings/structures may be allowed in

specific zones/sub-zones. When allowed, buildings/structures shall be
designed, constructed and operated in accordance with the requirements of
each zone’s sub-zone’s governing authority as well as with the relevant
provisions of the National Building Code (NBC) and this Ordinance.
In certain zones, the design of buildings/structures may also be regulated by

this Ordinance according to Building Height Limit in consonance with the NBC
and to architectural design to ensure harmony with the desired character of
the zone in consideration.
Section 12. Regulations in Base Zones
Base Zones refer to the primary zoning classification of areas within the City and
that are provided with a list of allowable uses and regulations on building
density and bulk, among others.
Section 12.1 Regulations in Forest Zone
The Forest Zone includes the Protection Forest and Production Forest. The
following regulations shall be applied in accordance with the relevant
provisions of the Revised Forestry Code, Revised Public Land Act of 1937, NIPAS
Act of 1992, and specific proclamations of Forest Reservations, and related
issuances as well as with approved City Forest Land Use Plan (FLUP), if any.
Section 12.1.1 Forest Reserve Sub-Zone
Per the Revised Forestry Code, these are “lands of the public domain which
have been the subject of the present system of classification and determined
to be needed for forest purposes. Also called Permanent Forest.”
Allowable Uses/Activities
• Reforestation
• Religious ceremonies of Indigenous Peoples (IPs)
• Burial sites of IPs
• Scientific studies that do not involve gathering of species or any

alteration in the area
• No permanent buildings or structures are allowed.
Section 12.1.2 National Park Sub-Zone
Per the NIPAS Act, this “refers to a forest land reservation essentially of primitive
or wilderness character which has been withdrawn from settlement or
occupancy and set aside as such exclusively to preserve the scenery, the
natural and historic objects and the wild animals or plants therein, and to
provide enjoyment of these features in such a manner as will leave them
unimpaired for future generations.”
• Reforestation
• Religious ceremonies of Indigenous Peoples (IPs)
• Burial sites of IPs
• Scientific studies that do not involve gathering of species or any
alteration in the area
Section 12.1.3Production Forest Sub-Zone
These are areas outside of NIPAS and declared by the City for production forest
use where the following may be allowed consistent with the protected area
management plan; settlement, traditional and or sustainable land use,
including agriculture, agroforestry and other income generating or livelihood
activities.
• Existing settlement, traditional and/or sustainable land use, including

agriculture, agroforestry and other income generating or livelihood
activities;
• Areas of high recreational tourism;
• Areas of educational or environmental awareness values;
• Areas consisting of existing installations of national

significance/interest such as development of renewable energy
sources, telecommunication and electric power lines; and
• When allowed, buildings and structures shall be designed,
constructed and operated in accordance with the requirements of
the PAMP, NBC and with the provisions of this Ordinance.
Section 12.2 Regulations in Agricultural Zone
The Agricultural Zone includes areas intended for the cultivation of the soil,
planting of crops, growing of trees, raising of livestock, poultry, fish or
operations (AFMA). These include Protected Agricultural Areas (as defined by
AFMA, CARL and related issuances) as well as Production Agricultural Areas as
may be declared by the City.
Regulations shall be in accordance with AFMA, CARL, Republic Act No. 7160
or the Local Government Code of 1991 (LGC) and related issuances.
Section 12.2.1 Protection Agriculture Sub-Zone
Per the AFMA, these include the Network of Protected Areas for Agriculture
and Agro-industrial Development (NPAAAD) which are “agricultural areas
identified by the Department (Agriculture) through the Bureau of Soils and
Water Management (BSWM) in coordination with the National Mapping and
Resource Information Authority (NAMRIA) in order to ensure the efficient
utilization of land for agriculture and agro-industrial development and promote
sustainable growth.”
• Cultivation, raising and growing of staple crops such as rice, corn,

camote, cassava and the like
• Growing of diversified plants and trees, such as fruit and flower
bearing trees, coffee, tobacco, etc.
• Silviculture, mushroom culture and the like
• Pastoral activities such as goat and cattle raising
• Fishpond activities
• Backyard raising of livestock and fowl, provided that:
o For livestock – maximum of 1 sow and 10 heads
o For fowl – a maximum of 500 heads
• Single-detached dwelling units of landowners
• Customary support facilities such as palay dryers, rice threshers and

storage barns and warehouses
• Ancillary dwelling units/farmhouses for tenants, tillers and laborers
• Engaging in home businesses such as dressmaking, tailoring, baking,
running a sari-sari store and the like provided that:
a. The number of persons engaged in such business/industry shall not
exceed five, inclusive of owner;
b. There shall be no change in the outside appearance of the
building premises;
c. No home occupation shall be conducted in any customary
accessory uses cited above;
d. No traffic shall be generated by such home occupation in greater
volume than would normally be expected in a residential
neighborhood and any need for parking generated by the
conduct of such home occupation shall be met off the street and
in a place other than the required front yard; and
e. No equipment or process shall be used in such home occupation
which creates noise, vibration, glare, fumes, odors and 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.
• Home Industry classified as cottage industry provided that:
a. Such home industry shall not occupy more than thirty percent of
the floor area of the dwelling unit;
b. There shall be no change or alteration in the outside appearance
of the dwelling unit and shall not be a hazard or nuisance; and
c. Such shall consider the provisions pertaining to customary
accessory uses, traffic and equipment as enumerated under
Home Occupation of this section.
• When allowed, buildings and structures shall be designed,

constructed and operated in accordance with the requirements of
the NBC and with the provisions of this Ordinance.
• The Building Height Limit is 15.00 meters above established grade as
provided in the NBC.
Section 12.2.2 Production Agricultural Sub-Zone
These are areas that are outside of NPAAAD and declared by the City for
agricultural use.
• Cultivation, raising and growing of staple crops such as rice, corn,

camote, cassava and the like
• Growing of diversified plants and trees, such as fruit and flower
bearing trees, coffee, tobacco, etc.
• Silviculture, mushroom culture and the like
• Pastoral activities such as goat raising and cattle fattening
• Fishpond activities
• Backyard raising of livestock and fowl, provided that:
a. For livestock – maximum of 1 sow and 10 heads
b. For fowl – a maximum of 500 heads
• Rice/corn mill (single pass such as cono mill)
• Rice/corn warehouses and solar dryers
• Agricultural research and experimentation facilities such as breeding
stations, fish farms, nurseries, demonstration farms, etc.
• Plant nursery
• Single-detached dwelling units of landowners
• Customary support facilities such as palay dryers, rice threshers and
storage barns and warehouses
• Ancillary dwelling units/farmhouses for tillers and laborers
• Engaging home business such as dressmaking, tailoring, baking,
running a sari-sari store and the like provided that:
a. The number of persons engaged in such business/industry shall
not exceed five, inclusive of owner;
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
e. No traffic shall be generated by such home occupation in
greater volume than would normally be expected in a residential
conduct of such home occupation shall be met off the street
and in a place other than the required front yard;
f. No equipment or process shall be used in such home occupation
fluctuations in line voltage off the premises; and
g. Home Industry Classified as cottage industry provided that:

 Such home industry shall not occupy more than thirty
percent 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; and
 Such shall consider the provisions pertaining to customary
accessory uses, traffic and equipment as enumerated
under Home Occupation of this section.
• Class "A" slaughterhouse/abattoir
• Piggery and poultry:
a. Piggery and poultry farm shall be situated in an area with good
drainage. Flood prone areas and other environmentally critical
areas shall be avoided;
b. The farm shall preferably be at least 500 to 1000 meters away
from the built-up areas (residential, commercial, institutional and
industrial); and
c. The piggery shall be 500 meters away from the major roads
and/or highways. For poultry farms, it shall be 200 meters away
from the major roads and/or highways.

• Piggery and poultry:
a. Piggery and poultry farm shall be situated in an area with good
drainage. Flood prone areas and other environmentally critical
areas shall be avoided;
b. The farm shall preferably be at least 500 to 1000 meters away
from the built-up areas (residential, commercial, institutional and
industrial); and
c. The piggery shall be 500 meters away from the major roads
and/or highways. For poultry farms, it shall be 200 meters away
from the major roads and/or highways.
Section 12.3 Regulations in Agri-Industrial Zone
These are areas within the City intended primarily for integrated farm
operations and related product processing activities such as plantation for
bananas, pineapple, sugar, etc.
Agri-industrial projects allowed for this zone shall still conform to light production
threshold, as in the “Industrial” Zone of this ZO. Similarly, below identified
allowed uses and activities are, adopted from MC 2014-005 of the
Environmental Management Bureau of the DENR, as to the Guidelines for
Project Screening and Requirements, vis-a-vis environmental impacts of
projects. Category B are projects characterized by non ECPs, located in non-
ECA and required to secure an ECC. Category D are not covered by the
Philippine Environmental Statement System (PEISS or PD 1586), hence may or
may not secure a Certificate of Non-Coverage (CNC).
• Animal Products processing including other marine/aquaculture

products
-Category B :> 200 MT but < 2,500 MT annual production rate
-Category D: < 200 MT annual production rate
a. Class "A" slaughterhouse/abattoir
b. Class "AA" slaughterhouse/abattoir
c. Fish canning
d. Patis factory
e. Bagoong factory
f. Processing, preserving and canning of fish and other seafood
n.e.c.
• Coconut processing plants, including production of other coconut-
based products
-Category B: >200 MT but < 25,000 MT annual production rate
a. Manufacture of desiccated coconut
• Food preservation (i.e., drying and freezing) and other similar
methods aside from canning (no capacity threshold)
a. Drying, smoking and airing of tobacco
b. Canning and preserving of fruits and fruit juices
c. Canning and preserving of vegetables and vegetable juices
d. Canning and preserving of vegetable sauces
e. Miscellaneous canning and preserving of fruit and vegetables
n.e.c.
• Agricultural processing including rice, corn, vegetable, fruits, and
other agricultural products
-Category B: >5,000 MT but <50,000 MT annual production rate
-Category D: <5,000 MT annual production rate
• Other types of food (and other food by-products and additives,
etc.) processing industries
-Category B: > 200 MT but < 50,000 MT annual production rate

a. Manufacture of starch and its products
b. Drying, cleaning, curing and preserving of meat and its by-
products and derivatives
c. Vegetable oil mills, including coconut oil
d. Manufacture/processing of other plantation crops e.g.
pineapple, bananas, etc.
e. Other commercial handicrafts and industrial activities utilizing
plant or animal parts and/or products as raw materials
• Rice/corn mills, Rice/corn mill warehouses & solar dryers
-Category B: >1 ton/hr. or mill with polishing (regardless of
production rate)
-Category D: < 1 ton/hr. production rate
a. Other accessory uses incidental to agri-industrial activities
b. Customary support facilities such as palay dryers, rice threshers
and storage barns and warehouses
• Processing of dairy products
-Category B: >100 L but < 10,000 L (liquid) or >1 MT but < 100 MT
(solid) annual production rate
-Category D: < 1,000 L (liquid) or < 1 MT (solid) annual production
rate
a. Butter and cheese processing plants
b. Natural fluid milk processing (pasteurizing, homogenizing,
vitaminizing, bottling of natural animal milk and cream related
products)
c. Milk processing plants (manufacturing filled, reconstituted or
recombined milk, condensed or evaporated)
• Animal feed mill and other grain milling
-Category B: > 200 MT but < 2,500 MT annual production rate
a. Feed Mill
b. Flour mill
c. Cassava flour mill
• Agricultural plantation (i.e., orchards, including rubber plantation)
-Category B: > 50 hectare but < 500 hectares
-Category D: < 50 hectares
• Fishery/aquaculture project
-Category B: > 1 hectare but < 5 hectares
-Category D: < 1hectare
• Other industries, which thresholds are defined in the MC 2014-005 of
the Environmental Management Bureau
a. Agricultural and/or agri-industrial research & experimentation

facilities
b. Curing and re-drying tobacco leaves
c. Miscellaneous processing of tobacco leaves n.e.c.
d. Weaving hemp textile
e. Jute spinning and weaving
f. Manufacture of charcoal
g. Manufacture of wines from fruit juices
h. Ancillary dwelling units/farmhouses for landowners. tenants, tillers
and laborers (no capacity threshold)
i. Ice plant (no capacity threshold)
Building Density and Bulk Regulations

Section 12.4 Regulations in City Waters Zone
Per Republic Act No. 8550 or the Philippines Fisheries Code of 1998, this zone
covers the City Waters which “include not only streams, lakes, inland bodies of
water and tidal waters within the City which are not included within the
protected areas as defined under Republic Act No. 7586 (The NIPAS Law),
public forest, timber lands, forest reserves or fishery reserves, but also marine
waters… (boundary delineation defined in the Fisheries Code).”
Regulations shall be in accordance with the Fisheries Code, Presidential

Decree No. 1067 or the Water Code of the Philippines, Republic Act No. 9275
or the Philippine Clean Water Act of 2004 and related issuances.
Section 12.4.6 Lake Sub-Zone
Per the Fisheries Code, this is “an inland body of water, an expanded part of
a river, a reservoir formed by a dam, or a lake basin intermittently or formerly
covered by water.”
• Regulated fishing
• Aquaculture
• Except for duly-approved protective lakeshore and fish landing

structures, no other permanent buildings or structures are allowed.
Section 12.4.7 Aquaculture Sub-Zone
Per the Fisheries Code, this an area within the City Waters Zone of the City
designated for “fishery operations involving all forms of raising and culturing fish
and other fishery species in fresh, brackish and marine water areas.”
• Aquaculture
• Except for duly-approved aquaculture-related structures such as fish

cages, no other temporary structures are allowed.
Section 12.5 Regulations in Residential–1 (R-1) Zone
An area within City 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.
Allowable Uses
• Single-detached dwelling units.

• Semi-detached family dwelling units, e.g. duplex.
• Residential Subdivisions approved per P.D. 957 standards.
• 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;
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
e. No traffic shall be generated by such home occupation in greater
volume than would normally be expected in a residential
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
fluctuations in line voltage off the premises.
• 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.
• 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
• Parks and Open Spaces
• Nursery/Elementary School
• Tutorial services
• Sports club
• Religious use
• Multi-purpose/Barangay hall
• Clinic, nursing and convalescing home, health center
• Plant nursery
• 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
• Per the relevant provisions of the NBC, PD 957 and this Ordinance.
• The number of allowable storeys/floors above established grade is
three (3) as provided in the NBC.
• The Building Height Limit is 10.00 meters above highest grade as
Section 12.6 Regulations in Residential –2 (R-2) Zone
An area within the City intended for medium density residential use. 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.
Allowable Uses
• All uses allowed in R-1 Zone

• Apartments
• Boarding houses
• Dormitories
• Museums
• Libraries
• High School
• Vocational School
five (5) as provided in the NBC.
Section 12.7 Regulations in Residential –3 (R-3) Zone
An area within City intended for medium to high density residential. 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.
Allowable Uses
• All uses allowed in R-1 and R-2 Zones

• Residential condominiums
• Pension houses
• Hotel apartments or apartels
• Hotels
a. Parking buildings (aboveground underground)
twelve (12) as provided in the NBC.
Section 12.8 Regulations in Socialized Housing Zone
An area within the City designated 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 (UDHA).
Allowable Uses
• All uses allowed according to the provisions of BP 220.
• Applicable provisions of BP 220.
Section 12.9 Regulations in Commercial – 1 (C-1) Zone
A low density commercial area within the City intended for neighborhood or
community scale trade, service and business activities.
Allowable Uses
• Retail stores and shops like:

a. Department stores
b. Bookstores and office supply shops
c. Art supplies and novelties
d. Home appliance stores
e. Car display and dealer stores
f. Photo shops
g. Flower shops
h. Curio or antique shops

i. Pet shops and aquarium stores
j. Jewelry shops
k. Consumer electronics such as cellular phones, cameras, laptops,
home appliances and the like
l. Drugstores
• Food market and shops like:
a. Bakery, cake, pastry and delicatessen shops
b. Liquor and wine stores
c. Groceries
d. Supermarkets
e. Convenience stores
• Product showroom/display store
• Warehouse/storage facility for non-pollutive/non-hazardous finished
products
• Personal service shops like:
a. Medical, dental, and similar clinics
b. Beauty parlor
c. Barber shop
d. Wellness facilities such as sauna, spa, massage and facial clinics
e. Dressmaking and tailoring shop
• Bayad centers
• Laundries
• Internet café and cyber stations
• Photo/video, lights & sounds services
• Catering services
• Event planners
• Water stations
• Courier services
• Security agencies
• Janitorial services
• Travel agencies
• Photo and portrait studios
• Repair shops like:
a. House furniture and appliances repair shops
b. Motor vehicles and accessory repair shops
c. Battery shops and repair shops
d. Bicycle repair shops
e. Repair shops for watches, bags, shoes, cellular phones, cameras,
computers and the like
• Recreational centers/establishments like
a. Play courts e.g. tennis court, bowling lane, billiard hall

b. Swimming pool
c. Gymnasium
• Restaurants and other eateries
• Lotto terminals, off-fronton, on-line bingo outlets and off-track
betting stations
• Parks, playgrounds, pocket parks, parkways, promenades and play
lots
• Plant nurseries
• Vocational/technical school
• Special Education (SPED) school
• Short term special education like:
a. Dance schools
b. Schools for self-defense
c. Driving school
d. Speech clinics
e. Tutorial centers
• Embassies/consulates
• Libraries/museums
• Financial institutions/services like:
a. Banks
b. Stand-alone automated teller machines
c. Insurance
d. Foreign exchange
e. Money lending
f. Pawnshops
• Offices
• Parking lots/garage facilities
• Parking buildings (aboveground/underground)
• Auto repair, tire, vulcanizing shops and car wash
• Gasoline filling stations/services stations
• Engraving, photo developing and printing shops
• Printing, publication and graphics shops
• Manufacture of insignia, badges and similar emblems except metal
• Construction supply stores/depots
• Funeral parlors (Category II and III)
• Commercial housing like:
a. Hotel
b. Apartment
c. Apartel
d. Boarding house
e. Dormitory
f. Pension house
• All uses allowed R-1 Zones
• Customary accessory uses incidental to any of the above uses such
as:
a. Staff houses/quarters
b. Parking lots
c. Building garage
d. Storerooms and warehouses but only as may be necessary for
the efficient conduct of the business
e. Pump houses
f. Generator houses
• Per the relevant provisions of the NBC and this Ordinance.

three (3) as provided in the NBC.
• Subject to national locational guidelines and standards of
concerned agencies.
A medium to high density commercial area within the City intended for trade,
service and business activities performing complementary supplementary
functions to the CBD.
Allowable Uses
• All uses allowed in C-1 Zone

• Wholesale stores
• Wet and dry markets
• Shopping centers, malls and supermarkets
• Recreational center/establishments like:
a. Movie house/theater
b. Stadium, coliseum
c. Tennis courts and sports complex
d. Billiard halls, pool rooms and bowling alleys
e. Sports clubhouses
f. Other sports and recreational establishments
• Bars, sing-along lounges, bistros, pubs, beer gardens, disco, dance

halls
• Exhibit halls
• Convention centers and related facilities
• Business Process Outsourcing services
• Radio and television stations
• Transportation terminals/garage with and without repair
• Display for cars, tractors, etc.
• Motor pool
• Hauling services and garage terminals for trucks, tow trucks and
buses
• Auto sales and rentals, automotive handicraft, accessory and spare
parts shops, marine craft and aircraft sales yards
• Boat storage
• Vehicle emission testing centre
• Machinery display shop/center
• Welding shops
• Machine shop service operation (repairing/rebuilding or custom job
orders)
• Welding shop
• Medium scale junk shop
• Glassware and metalware stores, household equipment and
appliances
• Signboard and streamer painting and silk screening
• Printing/typesetting, copiers and duplicating services
• Recording and film laboratories
• Gravel and sand stores
• Lumber/hardware
• Paint stores without bulk handling
• Gardens and landscaping supply/contractors
• Manufacture of ice, ice blocks, cubes, tubes, crush except dry ice
• Lechon stores
• Chicharon factory
• Biscuit factory—manufacture of biscuits, cookies, crackers and other
similar dried bakery products
• Doughnut and hopia factory
• Other bakery products not elsewhere classified (n.e.c.)
• Shops for repacking of food products e.g. fruits, vegetables, sugar
and other related products
• Manufacture of wood furniture including upholstered
• Manufacture of rattan furniture including upholstered
• Manufacture of box beds and mattresses

• Funeral parlors (all categories)
• Commercial condominium (with residential units in upper floors)
• Commercial housing like:
a. Motel
b. Condotel
• All uses allowed in R-1 and R-2 Zones

• The number of allowable storeys/floors above established grade is six
(6) as provided in the NBC.
concerned agencies.
A high density commercial area within the City 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).
Allowable Uses
• All uses allowed in C-1 and C-2 Zones

• All uses allowed in R-3, R-4 and R-5 Zones
• Regional shopping malls/centers

sixty (60) as provided in the NBC.
• There is no fixed building height limits except those prescribed by the
air transportation office (ATO) and other government regulations.
Within this zone, building heights shall be based on the prescribed
floor area ratio (FAR).

concerned agencies.
Section 12.12 Regulations in Industrial –1 (I-1) Zone
An area within the City intended for light manufacturing or production

industries that are:
a. non-pollutive/non-hazardous; and
b. non-pollutive/hazardous.
Light industries are projects or undertakings which are (a) not classified as
Environmentally Critical Projects (ECPs) under Presidential Proclamation No
2146 (1981), Proclamation No 803 (1996) or (b) non-ECPs and are not located
in Environmentally Critical Area (ECA). Processes of any of these establishments
are characterized as: (a) using, storing, and/or handling chemicals not listed in
the Priority Chemical List (PCL) (Annex 1 of DAO 2014-02); (b) generating zero
to small quantities of Chemicals and/or Hazardous Wastes (Annex 2 of DAO
2014-02); (c) have air pollution source/s that are not required to undergo stack
sampling; (d) generate more than 30 kg/day of aggregates solid waste; (e)
discharges less than 30 m3/day of waste water and within effluent quality
parameters; and (f) do not generate sludge.
Allowable Uses
Non-Pollutive/Non-Hazardous Industries:
• Information technology, databank, and related industries

• Business process outsourcing (BPOs)
• Drying fish
• Biscuit factory—manufacture of biscuits, cookies, crackers and other
similar dried bakery products
• Doughnut and hopia factory
• Manufacture of macaroni, spaghetti, vermicelli and other noodles
• Other bakery production not elsewhere classified (n.e.c.)
• Life belts factory
• Manufacture of luggage, handbags, wallets and small leather
goods
• Manufacture of miscellaneous products of leather and leather
substitute and n.e.c.
• Manufacture of shoes except rubber, plastic and wood
• Manufacture of slipper and sandal except rubber and plastic
• Manufacture of footwear parts except rubber and plastic
• Printing, publishing and allied industries and those n.e.c.

• Manufacture or assembly of typewriters, cash registers, weighing,
duplicating and accounting machines
• Manufacture or assembly of electronic data processing machinery
and accessories
• Renovation and repair of office machinery
• Manufacture or assembly of miscellaneous office machines and
those n.e.c.
• Manufacture of rowboats, bancas and sailboats
• Manufacture of animal-drawn vehicles
• Manufacture of children vehicles and baby carriages
• Manufacture of laboratory and scientific instruments, barometers,
chemical balance, etc.
• Manufacture of measuring and controlling equipment, plumb bob,
rain gauge, taxi meter, thermometer, etc.
• Manufacture or assembly of surgical, medical, dental equipment
and medical furniture
• Ice plants and cold storage buildings
• Quick freezing and cold packaging for fish and other seafood
• Quick freezing and cold packaging for fruits and vegetables
• Popcorn/rice factory
• Manufacture of medical/surgical supplies, adhesive tapes,
antiseptic dressing, sanitary napkins, surgical gauge, etc.
• Manufacture of orthopedic and prosthetic appliances (abdominal
supporter, ankle supports, arch support, artificial limb, kneecap
supporters, etc.)
• Manufacture of photographic equipment and accessories
• Manufacture or assembly of optical instruments
• Manufacture of eyeglasses and spectacles
• Manufacture of optical lenses
• Manufacture of watches and clocks
• Manufacture of pianos
• Manufacture of string instruments
• Manufacture of wind and percussion instruments
• Manufacture or assembly of electronic organs
• Manufacture of sporting gloves and mitts
• Manufacture of sporting balls (not of rubber or plastic)
• Manufacture of gym and playground equipment
• Manufacture of sporting tables (billiards, pingpong, pool)
• Manufacture of other sporting and athletic goods n.e.c.
• Manufacture of toys and dolls except rubber and mold plastic
• Manufacture of pens, pencils and other office and artist materials

• Manufacture of umbrella and canes
• Manufacture of buttons except plastic
• Manufacture of brooms, brushes and fans
• Manufacture of needles, pens, fasteners and zippers
• Manufacture of insignia, badges and similar emblems (except
metal)
• Manufacture of signs and advertising displays (except printed)
• Small-scale manufacturing of ice cream
• Dairies and creameries
• Warehouse/Storage facility for non-pollutive/non-hazardous
industries
• Parks, playgrounds, pocket parks, parkways and promenades
as:
o Staff houses/quarters
o Offices
o Eateries/canteens
o Parking lots/garage facilities
o Storerooms and warehouses but only as may be necessary for
o Pump houses
o Generator houses
Non-Pollutive/Hazardous Industries:
• Manufacture of house furnishing

• Textile bag factories
• Canvass bags and other canvass products factory
• Jute bag factory
• Manufacture of miscellaneous textile goods, embroideries and
weaving apparel
• Manufacture of fiber batting, padding and upholstery filling except
coir
• Men’s and boys’ garment factory
• Women’s and girls’ and ladies’ garments factory
• Manufacture of hats, gloves, handkerchief, neckwear and related
clothing accessories
• Manufacture of raincoats and waterproof outer garments except
jackets
• Manufacture of miscellaneous wearing apparel except footwear
• Manufacture of miscellaneous fabricated mill work and those n.e.c.
• Manufacture of wooden and cane containers

• Sawali, nipa and split cane factory
• Manufacture of bamboo, rattan and other cane baskets and wares
• Manufacture of cork products
• Manufacture of wooden shoes, shoe lace and other similar products
• Manufacture of miscellaneous wood products and those n.e.c.
• Manufacture of miscellaneous furniture and fixture except primarily
of metals and those n.e.c.
• Manufacture of paper stationery, envelopes and related articles
• Manufacture of dry ice
• Repackaging of industrial products e.g. paints, varnishes and other
related products
• Pumping plants [water supply, storm drainage, sewerage, irrigation
and waste treatment plants]
• Warehouse/Storage Facility for non-pollutive/hazardous industries
• Parks, playgrounds, pocket parks, parkways and promenades
as:
o Offices
o Eateries/canteens
o Pump houses
o Generator houses

• The Building Height Limit is 15 meters above highest grade as
concerned agencies.
Section 12.13 Regulations in General Institutional Zone
An area within the City intended principally for general types of institutional
establishments, e.g. government offices, hospitals clinics, academic research
and convention centers.
Allowable Uses
• Government or civic centers to house national, regional or local

offices in the area;
• Police and fire stations;
• Other types of government buildings;
• Colleges, universities, professional business schools, vocational and
trade schools, technical schools and other institutions of higher
learning;
• Learning facilities such as training centers, seminar halls and libraries;
• Scientific, cultural and academic centers and research facilities
except nuclear, radioactive, chemical and biological warfare
facilities;
• Museums, exhibition halls and art galleries;
• Convention center and related facilities;
• Civic centers and community centers;
• General hospitals, medical centers, specialty hospitals, medical,
dental and similar clinics;
• Places of worship, such as churches, mosques, temples, shrines,
chapels;
• Seminaries and convents;
• Embassies/consulates;
• Parking buildings;
lots; and
as:
o Offices
o Eateries/canteens
o Pump houses
o Generator houses


concerned agencies.
Section 12.14 Regulations in Special Institutional Zone
An area the City 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.
Allowable Uses
• Welfare home, orphanages, boys and girls town, nursing homes,

homes for the aged and the like;
• Rehabilitation and vocational training centers for ex-convicts, drug
addicts, unwed mothers, physically, mentally and emotionally
handicapped, ex-sanitaria inmates and similar establishments;
• Military camps/reservations/bases and training grounds;
• Jails, prisons, reformatories and correctional institution;
• Penitentiaries and correctional institutions;
• Leprosaria;
• Psychiatric facilities, such as mental hospitals, mental
sanitaria/asylums;
lots; and
as:
o Offices
o Eateries/canteens
o Pump houses
o Generator houses

concerned agencies.
Section 12.15 Regulations in Parks and Recreation Zone
An area designed for diversion/amusements and for the maintenance of

ecological balance in the community.
Allowable Uses

lots, gardens;
• All types of resort complexes such as those providing
accommodation, sports, dining and other leisure facilities;
• Open air or outdoor sports activities and support facilities, including
low rise stadia, gyms, amphitheaters and swimming pools;
• Ball courts, skating rinks and similar uses;
• Memorial/Shrines monuments, kiosks and other park structures;
• Sports clubs;
• Parking structures/facilities;
• Open space buffers and easements; and
as:
o Offices
o Eateries/canteens
o Pump houses
o Generator houses

• There is no fixed building height limits except those prescribed by the
air transportation office (ATO) and other government regulations.
Within this zone, building heights shall be based on the prescribed
floor area ratio (FAR).
concerned agencies.
Section 12.16 Regulations in Cemetery/Memorial Park Zone
An area in the City intended for the interment of the dead.
Allowable Uses
• Memorial Parks;
• Cemetery;
• Columbarium;
• Crematorium;
• Ossuary; and
• Customary accessory uses such as crypts, chapels, parks,
playgrounds, pocket parks, parkways, promenades, parking, and
toilet facilities.

• Subject to HLURB Rules and Regulations for Memorial Parks and
Cemeteries and other applicable guidelines/standards of
concerned agencies.
concerned agencies.
Section 12.17 Regulations in Buffer/Greenbelt Zone
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.
Allowable Uses
• Open spaces/gardens;
• Parks and park structures such as playgrounds, jogging trails, bicycle
lanes;
• Plant nurseries;
• Ground-level or underground parking structures/facilities;
• Agriculture, silviculture, horticulture; and
• Customary accessory uses incidental to any of the above such as
offices, eateries canteens, parking, kiosks, retail stores and toilet
facilities.
• The Building Height Limit is six (6) meters above highest grade as
concerned agencies.
Section 12.18 Regulations in Utilities, Transportation, and Services Zone
An area in the City designated for “a range of utilitarian/functional uses or

occupancies, characterized mainly as a low-rise or medium-rise building
structure for low to high intensity community support functions, e.g. terminals,
inter-modals, multi-modals, depots, power and water generation/distribution
facilities, telecommunication facilities, drainage/wastewater and sewerage
facilities, solid waste handling facilities and the like” (NBC).
Allowable Uses
• Bus and railway depots and terminals;

• Port facilities;
• Airports and heliport facilities;
• All other types of transportation complexes;
• Power plants (thermal, hydro, geothermal, wind, solar);
• Pumping plants [water supply, storm drainage, sewerage, irrigation
and waste treatment plants];
• Liquid and solid waste management facilities;
• Climate monitoring facilities;
• Telecommunication facilities such as cell (mobile) phone towers;
• All other types of large complexes for public services; and
as:
o Offices
o Eateries/canteens
o Pump houses
o Generator houses

• The Building Height Limit is fifteen (15) meters above highest grade
as provided in the NBC.

concerned agencies.
Section 12.19 Tourism Zone
No tourism project or tourist related activities shall be allowed in Tourism Zones

unless developed or undertaken in compliance with the Department of
Tourism (DOT) Guidelines and Standards.
Allowable Uses
• Agri-tourism;
• Resort areas, e.g. beach/mountain resort including accessory uses;
• Theme parks;
• Heritage and Historical Sites;
• Other related activities such as tree parks and botanical gardens;
• Souvenir shops;
• Open air or outdoor sports activities;
• Food production and processing activities such as vegetables, fruits
and plantation crop and fish production to sustain tourism industry;
• Parking areas; and
• Tourism accommodation such as:
o Cottages
o Lodging inns
o Restaurants
o Home stays
Building/Structure Design Regulations
Site development shall be designed with consideration to avoiding/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 areas/properties.
• Buildings and structures should be laid out and designed to

harmonize with the terrain to minimize earth moving activities;
• Appropriate slope, erosion and soil stabilization measures shall be
applied, either through hard or soft engineering measures;
• Indigenous and mature vegetation should be retained
• Natural drainage patterns should not be altered; and
• 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.
Section 13. Regulations in Overlay Zones
A “transparent zone” that is overlain on top of the Basic Zone or another

Overlay Zone that provides an additional set (or layer) of regulations. These
additional layers of regulations may pertain to additionally allowable uses,
building density and bulk and building structure design that are deemed
necessary to achieve the objectives for the Overlay Zone.
Section 13.1 Landslide Overlay Zone (LSD-OZ)
Objective
• LSD-OZ regulations are applied in areas identified in the CLUP as

highly susceptible to landslides. The objectives of these regulations
are to avoid/minimize potentials for landslide occurrence, and to
protect lives and properties from its impacts.
Allowable Uses
• Allowable uses shall be as provided in the Base Zone, subject to the

following additional regulations.
• 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:
o 20% for Parks and Recreation uses
o 30% for all other uses activities
The MAPSO shall include all buildings and structures built or to be built on the
lot.
• The Unpaved Surface Area (USA) of developments shall:

o Not be less than 70% for Parks and Recreation uses
o Not be less than 60% for all other uses activities
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.
Section 13.2 Heritage Overlay Zone (HTG-OZ)
Objective
• The HTG-OZ is applied in areas with houses of ancestry. The objectives

are: 1) to preserve existing historic structures; and 2) 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:

o Single-detached residential
o Museum
o Shops, offices, restaurants, craftsmen’s workshops and retail
outlets (only at the ground floor)
• For new construction, allowable uses shall be as provided in the
base R-1 Zones.
The following regulations supersede those provided in the base R-1 zone:
• For declared houses of ancestry:

o The height and floor area of the existing building shall not be
altered.
• For new construction:
o BHL: Building height limit for buildings within the buffer zone shall
not be more than the roof apex of the declared heritage structure
(Guidelines, Policies and Standards for the Conservation and
Development of Historic Centers/Heritage Zones, NHCP 2012)
• For declared houses of ancestry:
Repair and renovation works, to include building and landscape, shall ensure
that the original architectural design at the interior and exterior are
maintained.
The size and appearance of business and other signs shall be made to blend
with the period design of the house.
• For new construction:
Designs, to include building and landscape, shall be made similar to the

period designs of the declared houses of ancestry.
Other Regulations
• The gathering of natural and historical artifacts shall be subject to the

provisions of RA 10066.
Section 13.3.Ecotourism Overlay Zone (ETM-OZ)
Objective
• 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 Ecotourism Overlay Zone:
• Accommodation facilities;
• Boardwalks;
• Dining facilities;
• Dive shops/Diving lesson establishments;
• Water-oriented recreation/sports rental equipment shops;
• Tourism-oriented retail shops (e.g. souvenirs, clothes, etc.); and
• Foreign exchange shops/establishments.
• Ecotourism facilities such as resorts should have heights of no

greater than (6) meters from highest grade to roof apex line.
• The minimum setback of buildings from the inland foreshore line is
seven (7) meters.
• The maximum building footprint shall be (75) % of the total lot area.
• Ecotourism facilities such as hotels, resorts, should be made of light

indigenous materials.
• Designs should conform to the applicable standards of the
Department of Tourism.
• Only single-detached or duplex structures shall be allowed.
• The freeboard elevation of buildings shall be 600mm measured from

the outermost building line facing the foreshore to the building’s
finish floor line.
• Buildings on stilts are encouraged.
• Electrical appliances should be raised with a minimum height of
600mm from each building’s finish floor line.
• The use of impermeable paving materials outside of building
envelopes shall not be allowed.
• Only picket fences made of wood or bamboo and with heights no
greater than 600mm shall be allowed.
• The use of firewalls along property lines shall not be allowed.
Section 14. 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, i.e. use of solar panels, rainwater harvesting, smart urban drainage
systems, green architecture building systems.
Similar incentives may also be given to projects that provide wider setbacks,
increased ground level open spaces, provides public infrastructure or
conserve heritage sites.
Article VI
General Regulations
Section 15. Height Regulations
Notwithstanding the Building Height provisions of this ordinance, building

heights should also conform to the height restrictions and requirements of the
Civil Aviation Authority of the Philippines (CAAP).
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/or the CAAP.
Section 16. Area Regulations
Area regulations in all zones shall conform to the applicable minimum

requirements of existing laws, codes and regulations such as:
1. PD 957, “Subdivision and Condominium Buyers’ Protective Law” and

its revised implementing rules and regulations;
2. Batas Pambansa 220, “Promulgation of Different Levels of Standards
and Technical Requirements for Economic and Socialized Housing
Projects” and its revised implementing rules and regulations;
3. RA 7279 – Urban Development and Housing Act;
4. PD 1096 – National Building Code;
5. PD 1185 – Fire Code;
6. PD 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. RA 8371 or Indigenous People’s Rights Act (IPRA) – ancestral lands;
18. RA 8435 or Agriculture and Fisheries Modernization Act (AFMA) –
SAFDZs and prime agricultural lands;
19. RA 8550 or Revised Fisheries Code – City waters and coastal zones;
20. RA 9593 or Philippine Tourism Act – tourism zones and estates;
21. RA 9729 or Philippine Climate Change Act, as amended;
22. RA 10066 or Philippine Cultural Heritage Act – cultural and heritage
zones/areas;
23. RA 100121 or Disaster Risk Reduction and Management Act – disaster-
prone and geo-hazard areas; and
24. Other relevant guidelines promulgated by the national agencies
concerned.
Section 17. Easement
Pursuant to the provisions of the Water Code: 1) the banks of rivers and streams
and the shores of the seas and lakes throughout their entire length within a
zone of three (3) meters in urban areas, twenty (20) meters in agricultural areas
and forty (40) meters in forest areas, along their margins, are subject to
easements 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
structures of any kind.
Mandatory five-meter easement on both sides of earthquake fault traces on

the ground identified by PHIVOLCS.
As required by the City Government, road widening and road construction

program as well as other projects that may later on be identified.
Section 18. Buffer Regulations
A buffer of four (4) meters (or as declared by the LGU) shall be provided along
entire boundary length between two or more conflicting zones/sub-zones
allocating two (2) meters from each side of the zone/sub-zone 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.
Section 19. 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 on rear lots, access yard
requirements and dwelling groups, which are not in conflict with the provisions
of the Zoning Ordinance, shall be observed.
Section 20. 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 locational
clearance from the Zoning Administrator/Zoning Officer. Locational 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.
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 City. The permit for such sign shall
indicate the location, size, slope, contents and type of construction.
It shall be unlawful to maintain an obsolete sign by reason of discontinuance

of business, service or activity for more than 60 days there from.
Article VII
Performance Standards
Section 21. Application of Performance Standards
The following performance standards are intended to ensure land use and
neighborhood compatibility. Proposed developments shall comply with the
applicable performance 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.
These shall be enforced through the Implementing Guidelines that is made

part of this ZO.
Section 22. Environmental Conservation and Protection Standards
It is the intent of the ZO to protect the natural resources of the City. 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. Deep wells shall not be allowed unless a Water Permit is obtained from
the National Water Resources Board;
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 storm water. Streams, watercourses,
wetlands, lakes or ponds shall not be altered, re-graded, developed,
piped, diverted or built upon;
4. All developments shall ensure that storm water runoff shall be controlled
through appropriate storm water drainage system design;
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’s latest Revised Water Usage
and Classification/Ambient Water Quality Criteria;
7. City 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’s latest Effluent Quality Standards for
Class “C” Inland Waters;
8. Developments 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, gas 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’s latest Air Quality Standards;
12. Developments that generate a significant volume of solid waste shall
provide appropriate solid waste collection and disposal systems and
facilities; and
13. 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 23. 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 City shall
not be prematurely re-classified. Requests for re-classification shall be
evaluated on the merits of conditions prevailing at the time of application,
compatibility with the CLUP, and subject to the provisions of 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.
Applications for agricultural land re-classification approved by the City shall be

submitted to the HLURB/Sangguniang Panlalawigan for review and final
approval.
Section 24. Network of Green and Open Spaces
The City intends to develop a network of green and open spaces as a way to
minimize the occurrence of urban heat islands. Developments shall conform
to the following provisions, as applicable:
1. All residential, commercial, industrial and mixed-use subdivisions, in

compliance with the rules and regulations of PD 1216, PD 953, PD 957
and BP 220, are respectively required to provide tree-planted strips
along their internal roads.
2. Similar developments shall also be required to provide landscaped tree
parks that may be made part of the open space requirements
mandated by PD 957, BP 220 and related laws. These mandated open
spaces shall be classified as non-alienable public lands, and non-
buildable.
3. Roof decks of all buildings shall be landscaped, as applicable.
4. Parking lots having at least 20 car parking slots shall be:
a. Landscaped with suitable trees. The minimum height of trees at the
time of securing an Occupancy Permit shall be 1.80 meters from the
base to the crown.
b. 50% paved with permeable or semi-permeable materials such as
grass, gravel, grass pavers and the like.
Section 25. Site Development Standards
The City consider 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.
Further, designs should consider the following:
1. 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;
2. 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;
3. The capacity of parking area/slots 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 area/slots encroach into street
rights-of-way;
4. Developments, such as shopping malls, schools, places of worship,
markets, sports stadia and the like, which attract a significant volume of
transportation, such as PUVs and, private vehicles shall provide
adequate 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;
5. Buffers, silencers, mufflers, enclosures and other noise-absorbing
materials shall be provided to all noise and vibration-producing
operations. Noise levels shall be maintained according to levels
specified in DENR’s latest guidelines on the Abatement of Noise and
Other Forms of Nuisance;
6. Glare and heat from any operation or activity shall not be radiated, seen
or felt from any point beyond the limits of the property; and
7. Fencing along roads shall be see-through. Side and rear fencing
between adjacent lots (not facing a road) may be of opaque
construction materials.
Section 26. Infrastructure Capacities
All developments shall not cause excessive requirements at public cost for
public facilities and services. All developments shall exhibit that their
requirements for public infrastructure (such as roads, drainage, water supply
and the like) are within the capacities of the systems serving them.
The Zoning Administrator shall require the following:
1. 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 or condominiums, shopping malls, public markets, schools,
universities, residential and industrial, and other similar developments 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.
2. Traffic Impact Statement
Major, high intensity facilities such as commercial-residential buildings or

condominiums having four floors and above, shopping malls, public markets,
transportation terminals garages, schools, universities, residential and industrial
subdivisions, cock fighting arena, 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
Mitigating Devices
Section 27. Deviation
Variances and or Exceptions from the provisions of this Ordinance may be

allowed by the Local Zoning Board of Appeals (LZBA) only when the following
terms and conditions exist:
1. Variances (deviation from applicable Building Bulk and Density

Regulations, Building Design Regulations and Performance Standards)
Variance may be allowed provided that proposals satisfy all of the

following provisions:
a. Conforming to the provisions of the Ordinance will cause undue

hardship on the part of the owner of the property due to physical
conditions of the property (topography, shape, etc.), which is not self-
created.
b. The proposed variance is the minimum deviation necessary to permit
reasonable use of the property.
c. The variance will not alter the intended physical character of the zone
and adversely affect the use of the other properties in the same zone
such as blocking-off natural light, causing loss of natural ventilation or
encroaching in public easements and the like.
d. That the variance will not weaken the general purpose of the
Ordinance and will not adversely affect the public health, safety or
welfare.
e. The variance will be in harmony with the spirit of this Ordinance.
2. Exceptions (deviations from Allowable Use provisions)
Exceptions may be allowed provided that proposals satisfy all of the

following conditions:
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
properties in the same zone such as generating excessive vehicular
traffic, causing overcrowding of people or generating excessive noise
and the like.
d. The exception will not alter the essential character and general purpose
of the zone where the exception sought is located.
Section 28. Procedures for Evaluating Variances and/or Exceptions
The procedure for evaluating applications for Variances and/or Exceptions is

as follows:
1. The project proponent shall file a written application for Variance and/or
Exception with the LZBA citing the section(s) of this Ordinance under
which the same is sought and stating the grounds 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.
This sign shall be maintained until the LZBA has rendered a decision on
the application.
3. The LZBA shall conduct preliminary studies on the application. These
application papers shall be made accessible to the public.
4. A written affidavit of no objection to the project by the owners of the
properties immediately in front of and abutting the project site shall be
filed by the applicant with the LZBA within fifteen (15) days upon filing of
application.
5. The LZBA shall hold public hearing(s) to be held in the concerned
barangay.
6. At the hearing, any party may appear in person, or be represented by
agents. All interested parties shall be accorded the opportunity to be
heard and present evidences and testimonies.
7. 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(s).
All expenses to be incurred in evaluating proposals for Variances and or

Exceptions shall be shouldered by the project proponent.
Article IX
Administration and Enforcement
Section 29. Approved Zoning Maps
The Approved City 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 Planning and Development Office
• City Assessor’s Office
• City Engineer’s Office
• City Agrarian Reform Office
• City Agriculture Office
• City 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 30. Locational Clearance
All owners/developers shall secure Locational Clearance from the Zoning

Administrator Zoning Officer or, in cases of Variances and/or Exceptions, from
the LZBA prior to conducting any activity or construction on their
property/land. This will include property land located in Forest Lands, Special
Economic Zones and other areas administered by national and special
agencies, except for facilities for national security as certified by the
Department of National Defense.
Section 31. 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 32. 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.
Section 33. Subdivision Projects
All owners and/or developers of subdivision projects shall, in addition to

securing a Locational Clearance, be required to secure a Development Permit
pursuant to the provisions of PD 957 and its Implementing Rules and Regulations
or BP 220 and its Implementing Rules and Regulations and in accordance with
the procedures laid down in EO 71, Series of 1993.
Proposed subdivision projects shall prepare their respective Deed Restrictions

to include, among others, regulations pertaining to allowable uses within their
project sites. The list of allowable uses within subdivisions shall be within the list
of allowable uses within the Zone. Proof of compliance of future projects with
the provisions of the Deed Restrictions for the said subdivision shall form part of
the requirements for Locational Clearance.
Section 34. 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 or LZBA, as the case may be, proof of
compliance of future projects on the said PUD site shall form part of the
requirements for Locational Clearance.
Section 35. Environmental Compliance Certificate
No Locational Clearance shall be issued to proposals covered by the EIS

System unless the requirements of ECC have been complied with.
Section 36. Building Permit
No Building Permit shall be issued by the City Building Official without a valid
Locational Clearance in accordance with the integrated ZO.
Section 37. Business Permit
The Business and Licensing Division shall require a Locational Clearance for
new developments except for projects indicated in the approved
development plan in subdivisions with preliminary approved locational
clearance.
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.
Section 38. 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 39. Validity of Locational Clearance
Upon issuance of an LC, the grantee thereof shall have one year within which
to commence or undertake the use, activity or development covered by such
clearance on his property. Non–use of LC within said period shall result in its
automatic expiration, cancellation and the grantee shall not proceed with his
project without applying for a new clearance.
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.
Section 40. Notice of Non-Conformance
Upon approval of this Ordinance, the Zoning Administrator/Zoning Officer shall

immediately issue Notices of Non-Conformance to existing non-conforming
uses, buildings or structures. The said Notice of Non-Conformance shall cite
provisions of this Ordinance to which the existing use, building or structure does
not conform to. The same Notice shall also inform the owner of said non-
conforming use, building or structure of the conditions for the continued use of
the same as provided in the following section.
It may also provide conditions by which the non-conforming use can reduce
its non-conformity.
Section 41. Existing Non-Conforming Uses, Buildings and Structures
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 to the provisions of the integrated ZO, provided:
1. That no such non-conforming use shall be expanded 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 of 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;
3. A vacant/idle building or structure may not be used for non-conforming
activity;
4. That any non-conforming building/structure 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;
5. That should such non-conforming portion of any building/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;
6. That no such non-conforming use maybe moved to displace any
conforming use;
7. That no such non-conforming use and/or structure may be expanded or
altered in a way which increases its non-conformity, but any structure or
portion thereof may be altered to decrease its non-conformity;
8. That should such use and/or structure be moved for any reason to
whatever distance, it shall thereafter conform to the regulation of the
zone in which it is moved or relocated;
9. That such non-conforming use and/or structure should not cause
nuisance effects to its neighborhood, such as but not limited to pollution
of whatever form (air, noise, land, water, etc.), undesirable traffic
(whether vehicular or pedestrian) and the like and should further not
pose health and safety hazards and as further provided in the

Performance Standards provision of this Ordinance; and
10. The owner of a non-conforming use and/or structure shall program the
phase-out and relocation within ten (10) years from the effectivity of this
Ordinance.
Section 42. Responsibility for Administration and Enforcement
This Ordinance shall be enforced and administered by the Local Chief

Executive through the Zoning Administrator/Zoning Officer who shall be
appointed by the former in accordance with existing rules and regulations on
the subject.
Section 43. 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.
Section 44. Powers and Functions of a Zoning Administrator/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 Administrator shall perform the following:
1. Enforcement
a. Act on all applications for Locational Clearance;

b. Issuance of Notice of Non-Conformance to owners/operators of
uses, buildings or structures that is non-conforming to the applicable
provisions of this Ordinance;
c. Monitor on-going/existing projects and issue Notices of Violation and
Show Cause Order to owners, developers, or managers of projects
that are in violation of the provisions of the integrated ZO;
d. Coordinate with the Philippine National Police (PNP) for enforcement
of all orders and processes issued in the implementation of this
Ordinance; and
e. Coordinate with the City Fiscal and/or City Legal Officer for other
legal actions/remedies relative to the foregoing.
2. Planning
Coordinate with the Regional Office of the HLURB regarding proposed

amendments to the integrated ZO prior to adoption by the Sangguniang
Panglungsod.
Section 45. Complaints and Oppositions
A complaint for violation of any provision of the integrated ZO or any

clearance or permit issued pursuant thereto shall be filed with the LZBA.
Oppositions to applications for Locational Clearance, Variance or Exception

shall be treated as a complaint and shall likewise be filed with the LZBA.
Section 46. Functions and Responsibilities of the Local Zoning Board of
Appeals
There is hereby created an 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 Applications
2. Act on appeals on Grant or Denial of Locational Clearance by the Zoning
Administrator Zoning Officer.
3. Act on appeals regarding the non-conformity of existing uses, buildings or
structures to the applicable provisions of this Ordinance.
4. Decisions of the LZBA shall be carried by an absolute majority vote (50% +
1) of its members.
Section 47. Appeals to LZBA Decisions
Decisions of the LZBA shall be appealable to the HLURB.
Section 48.Composition of the Local Zoning Board of Appeals (LZBA)
The LZBA shall be composed of the following members:
1. City Mayor as Chairman

2. SP Committee Chairperson on Land Use/Zoning (If said committee is
non-existent, the SB may elect a representative)
3. City Legal Officer
4. City Assessor
5. City Engineer
6. City Planning and Development Coordinator (if other than the Zoning
Administrator/Zoning Officer)
7. City Community Environment and Natural Resources Officer/Disaster

Risk Reduction and Management Officer
8. Two (2) representatives of the private sector nominated by their
respective organizations
9. Two (2) representatives from non-government and civil society
organizations nominated by their respective organizations.
The City Planning and Development Office shall serve as the Secretariat to the
LZBA.
The LZBA may invite resource persons in support of the performance of its
functions.
Section 49. Review of the Zoning Ordinance
The Local Zoning Review Committee (LZRC) is hereby created under the City
Development Council, to review the integrated ZO considering the CLUP,
based on the following reasons situations:
1. Updating/Revision of the CLUP;

2. Introduction of projects of national and or local significance;
3. Force majeure events with City-wide land use implications;
4. Petition for re-zoning/re-classification with City-wide implications; and
5. Increasing number of applications/issuances invoking Variances and
Exceptions.
Section 50. Composition of the Local Zoning Review Committee (LZRC)
The Local Zoning Review Committee shall be composed of the following:
1. Sangguniang Panglunsod Chairperson on Land Use/Zoning (or

equivalent committee)
2. City Planning and Development Coordinator
3. City Zoning Administrator/Zoning Officer
4. City Assessor
5. City Legal Officer
6. City Engineer
7. City Community Environment and Natural Resources Officer/Disaster
Risk Reduction and Management Officer
8. City Agriculturist
9. City Agrarian Reform Officer
10. President, Association of Barangay Captains
11. Three (3) Private Sector Representatives such as from Local Chamber
of Commerce, local housing industry, federation of homeowner’s
associations, and academe.
12. Two (2) non-government and civil society organization representatives.
The City Planning and Development Office shall serve as the Secretariat to the
LZRC.
The LZRC may invite resource persons in support of the performance of its
functions.
Section 51. Functions of the Local Zoning Review Committee
The Local Zoning Review Committee shall have the following 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. Recommend changes to be introduced in the Comprehensive Land
Use Plan and the Zoning Ordinance in the light of permits granted
such as variances and exceptions, and increasing applications for
rezoning and reclassification.
2. Recommend to the Sangguniang Panglungsod necessary legislative
amendments on the needed changes in the integrated ZO as a result of
the review conducted.
3. Coordinate with HLURB of the recommended changes to the integrated
ZO as a result of its review.
Section 52. Amendments to the integrated ZO
Changes in the integrated ZO, as a result of the review by the LZRC shall be
treated as an amendment, provided that any proposed amendment to the
Zoning Ordinance or provisions thereof shall be subject to public hearing and
shall be carried out through a three-fourths vote of the Sangguniang
Panglungsod.
Any amendment shall take effect only after approval and authentication by
HLURB or Sangguniang Panlalawigan.
Section 53. Violation and Penalty
Any person who violates any of the provisions of this Ordinance, shall, upon
conviction, be punished by a fine not exceeding the latest HLURB Schedule of
Fees and Fines or an 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 54. Suppletory Effect of Other Laws and Decrees
The provisions of this Ordinance shall be without prejudice to the application

of other laws, presidential decrees, letters of instruction 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 55. 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 56. Consistency between National and Local Plans, Programs and
Projects
Plans, programs and projects of national agencies that will be implemented

within the locality, shall as much as practicable, be consistent with the
provisions of the ZO.
Section 57. Separability Clause
Should any section or provision of this Ordinance be declared by the Courts 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.
Section 58. 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 59. Effectivity Clause
This Zoning Ordinance takes effect upon approval by the Sangguniang

Panlalawigan (SP) Housing and Land Use Regulatory Board (HLURB) and after
compliance with the publication requirements of the Local Government
Code.
Approved this ___ day of ____________, 2016 in San Pablo City.
APPROVED BY:
_______________________________
Hon. Angelita E. Yang

City Vice-Mayor
____________________________________ ____________________________________
Hon. Justin Colago Hon. Karla Monica Adajar

Councilor Councilor
____________________________________ ____________________________________
Hon. Rondel Diaz Hon. Enrico Galicia
Councilor Councilor
____________________________________ ____________________________________
Hon. Diosdado Biglete Hon. Eduardo Dizon
Councilor Councilor
____________________________________ ____________________________________
Hon. Arnel C. Ticzon Hon. Elsie Pavico
Councilor Councilor
____________________________________ ____________________________________
Hon. Napoleon C. Calatraba Hon. Fernando A. See

Councilor Councilor
____________________________________
Hon. Gener B. Amante

Councilor
ATTESTED BY:
____________________________________
Mrs. Elenita D. Capuno

Sangguniang PanglungsodSecretary
APPROVED BY:
____________________________________
Hon. Loreto S. Amante

City Mayor
Annex 1. Zoning Map of San Pablo City, Laguna
Annex 2. Urban Zoning Map of San Pablo City, Laguna

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Comprehensive Land Use Plan of San Pablo City 2015-2025

The Comprehensive Land Use Plan

Volume 1: The Comprehensive Land Use Plan

Section 12.14 Regulations in Special Institutional Zone ................................ 55

Section 32. Major and/or Innovative Projects.................................................... 73

CITY ORDINANCE NO. ________

AN ORDINANCE ADOPTING THE ZONING REGULATIONS OF THE

Be it ordained enacted by the Sangguniang Panglungsod of San Pablo City.

WHEREAS, the implementation of Comprehensive Land Use Plans would require

WHEREAS, the Local Government Code authorizes local government units to

WHEREAS, this integrated Zoning Ordinance is one such regulatory measure

NOW THEREFORE, the Sangguniang Panglungsod of San Pablo City in a session

Section 1. Title of the Ordinance

This Ordinance shall be known and shall hereinafter be referred to as the

This Ordinance is enacted pursuant to the provisions of the Local Government

1991, “Authorizing the City, through the Sangguniang Panglungsod, to adopt

The ZO is enacted for the following purposes:

Provide the proper regulatory environment to maximize opportunities for

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

Section 4. General Zoning Principles

1. The Ordinance reflects the City’s vision to be “A premier tourism

4. The Ordinance has been designed to encourage the evolution of high-

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

Agricultural Land – per RA 6657, refers to land devoted to agricultural activity

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

Agri-Industrial Zone (AgIndZ) - an area within a city intended primarily for

Agri-Processing Activities – refers to the processing of raw agricultural and

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

Base Flood Elevation – the elevation to which floodwater is expected to reach

pollution nuisance and for identifying and defining development areas or

Certificate of Non-Conformance – certificate issued to Owners of non-

Class "AA" Slaughterhouse/Abattoir – those with facilities and operational

Class "A" Slaughter house/Abattoir – those with facilities and procedures of

Commercial-1 Zone (C1-Z) – a low density commercial area within a City

Commercial-2 Zone (C2-Z) – a medium to high density commercial area within

Commercial-3 Zone (C3-Z) – a high density commercial area within a City

Compatible Uses – different uses capable of existing harmoniously within a

Comprehensive Land Use Plan (CLUP) – is a technical document embodying

Comprehensive Development Master Plan (CDMP) – a unitary development

Conflicting Uses – uses or land activities with contrasting characteristics and

Conforming Use – a use that is in accordance with the zone regulations as

Deed Restrictions - written agreements that impose limitations on the use of

Established Grade – the finish ground level of a proposed development which

Ecotourism – a form of sustainable tourism within a natural and cultural heritage

Act and DENR AO2013-19 Guidelines on Ecotourism Planning and

Ecotourism Overlay Zone (ETM-OZ) – an area in a City intended for ecotourism

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

Proponents of ECPs are required to submit an EIS to the Environmental

Environmental Impact Statement (EIS) System – pursuant to PD 1586 of 1978,

a. Environmentally Critical Projects

b. Projects located in Environmentally Critical Areas

Exception – a device which grants a property owner relief from certain

Flood Protection Elevation – the minimum elevation to which developments

Forest – refers to either natural vegetation or plantation of crops mainly of trees,

• Covered areas used for parking and driveways, including vertical

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

Locational Clearance (LC) – a clearance issued by the Zoning Administrator

Locational Clearance (Variance) (LC-V) – a clearance issued by the LZBA to a

Locational Clearance (Exception) (LC-E) – a clearance issued by the LZBA to

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