REPUBLIC OF THE PHILIPPINES Municipality of San Juan OFFICE OF THE SANGGUNIANG BAYAN TEL NO. 72682-65; 725:8-97 ORDINANCE NO. 54 Series of 2002 AN ORDINANCE ADOPTING THE ZONING REGULATIONS FOR THE MUNICIPALITY OF SAN JUAN, METRO MANILA AND PROVIDING FOR THE ADMINISTRATION, ENFORCEMENT AND AMENDMENT THEREOF AND FOR THE REPEAL OF ALL ORDINANCES IN CONFLICT THEREWITH Sponsoredby: ‘The Committee on Housing, Land Use & Urban Development Hon. Domingo M. Sese - Chairman Hon. Angelino 0. Mendoza = =~ Member Hon. Edgardo V. Soriano = Member Be it ordained by the Sangguniang Bayan of San Juan, Metro Manila. WHEREAS, the implementation of Comprehensive Land Use Plans would require the cnaciment of regulatory measures to translate its planning goals and objectives into reality; and a 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, the Housing and Land Use Regulatory Board (HLURB) has spearheaded and now assists in and coordinates the activities of local government units in comprehensive land use planning; NOW THEREFORE, the Sangguniang Bayan of San Juan, Metro Manila in a session assembled hereby adopis the following Zoning Ordinance. ARTICLE 1 TITLE OF THE ORDINANCE Section 1, Title_of the Ordinance, This Ordinance shall be known as the Comprehensive Zoning Ordinance of the Municipality of San Juan, Metro Manila and shall hereinafter be referred to as the Ordinance. 2002 ZONING ORDINANCE. page | of 37AUTHORITY AND PURPOSE Section 2. Authority. This Ordinance is enacted pursuant to the provisions of the New Local Government Code, R.A. 7160 Sections 458 a.2 (7-9) and 447 0.2 (7-9) dated 10 October 1991, “Authorizing the City/Municipality through the Sangguniang Panglunsod/Bayan to adopt Zoning Ordinance subject to the provisions of existing laws”, and in conformity with E.0. No. 72. Section 3. Purposes. ‘This Ordinance is enacted for the following purposes : 1. Guide, control and regulate future growth and development of the Municipality of San Juan, Metro Manila in accordance with its Comprehensive Land Use Plan. 2. Protect the character and stability of residential, commercial, industrial, institutional, open space and other functional areas within the locality and promote the orderly and beneficial development of the same. 3, Promote and protect the health, safety, peace, comfort, convenience and general welfare of the inhabitants in the locality. Section4. General Zoning Principle, This zoning regulations is based on the approved General and Urban Land Use Plans as per Resolution No. 55 dated October 1, 2001 for San Juan, Metro Manila, “A Resolution Adopting the Comprehensive Land Use Plan of San Juan, Metro Manila”. ARTICLE 0 DEFINITION OF TERMS The definition of technical terms used in the Zoning Ordinance shall carry the same meaning given to them in already approved codes and regulations, such as but not limited to the National Building Code, Water Code, Philippine Environmental Code and other Implementing Rules and Regulations, promulgated ty the HLRB. The words, terms and phrases enumerated hereunder shall be understood to have the meaning corresponding indicated as follows : 1. HLRB/BOARD - SHALL MEAN THE HOUSING AND LAND USE REGULATORY BOARD. 2, Buffer Area — 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. 3. Builf-Up Area —a contiguous grouping of ten (10) or more structures. 4. Central Business District — shall refer to areas designated principally for trade, services and business purposes (Commercial 1 Zone). 2002 ZONING ORDINANCE Page2 of 3710. 13. 14. 15. Certificate of Non-Conformance — cettificate issued TO OWNERS of all existing prior to the approval of the Zoning Ordinance which do not conform in a zone as per provision of the said Ordinance. Compatible Use — uses or land activities capable of existing together harmoniously e.g. residential use and parks and playground, Comprehensive Land Use Plan (CLUP) — a document embodying specific proposals for guiding, regulating growth and/or development. The main components of the Comprehensive Land Use Plan in this usage are the sectoral studies ie. Demography, Socio-Economic, Infrastructure and Utilities, Local Administration and Land Use. Conflicting Uses — uses or land activities with contrasting characteristies sited adjacent to each other e.g. residential units adjacent to industrial plants. Conforming Use — a use which is in ACCORDANCE with the zone classification as provided for in the Ordinance. Easement — open space imposed on any land use/activities sited along waterways, road-right-of ways, cemeteries/memorial parks and utilities. Environmentally Critical Areas — refers to those arcas which are environmentally sensitive and are listed in Presidential Proclamation No. 2146 dated December 14, 1981. (Refer to Annex A.) Exception — a device which grants a property owner relief from certain provisions of a Zoning Ordinance where because of the specific use would result in @ particular hardship upon the owner, as distinguished from a mere inconvenience or a desire to make mare money. Floor Area Ratio or “FAR” — is the ratio between the gross floor area of @ 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. (Refer to Annexes B-F) General Commercial Zone (GCZ) — an area within a city or municipality for trading/services/business purposes. General Institution Zone (GIZ) ~ an arca within a city or municipality principally for general types of institutional establishments e.g. government offices, schools, hospitals/clinics, academic/research, convention centers. General Residential Zone (GRZ) — an area within a city or municipality principally for dwelling/housing purposes. 2002 ZONING ORDINANCE Page 3 of 3717. 19. 20. 21. 22. General Zoning Ms in which the whole city/muni uthenticated map delineating the different zones ity is divided. 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 and arcas and cages wading or swimming pools, whirlpools or jacuzzis, gardens, courts or plazas. High Density Commercial Zone (C-3) ~ an area within a city or municipality intended for regional shopping centers such as large malls and other commercial 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 are also allowable in this zone. High Density Residential Zone (R-3) — a subdivision of an area principally for dwelling/housing purposes with a density of 66 or more dwelling units per hectare. Highly Urbanized Cities — cities with a minimum population of 200,000 inhabitants as certified by the National Statistics Office and with the latest annual ineome of at least P50,000,000 based on 1996 constant prices as certified by the City Treasurer. (R.A. 7160) Innovative Design — introduction and/or application of —_ new/creative designs and techniques in development projects PLANNED. UNIT DEVELOPMENT (PUD). 2002 ZONING ORDINANCE Page 4 of 3723. 24. 25. 26. 27. 28. 29, 30. 31. 32. 33. Light Industrial Zone ((-1) — a subdivision of an area principally for the following types of industries : a, non-pollutive/non-hazardous b. —_non-pollutive/hazardous Locational Clearance — a clearance issued to a project that is allowed under the provisions of this Zoning Ordinance as well as other standards, rules and regulations on land use. Low Density Commercial Zone (C-1) ~ an area WITHIN A CITY OR MUNICIPALITY principally for trade, services and busine’s activities ordinarily referred to as the Central Business District. Low Density Residential Zone (R-1) — an area WITHIN A CITY OR MUNICIPALITY principally for dwelling/housing purposes with a density of 20 welling units and below per hectare, Medium Density Commercial Zone (C-2) — an area WITHIN A CITY OR MUNICIPALITY with quasi-irade business activities and service industries performing complimentary/supplementary functions to principally commercial zone (CBD). Medium Density Residential Zone (R-2) — an area WITHIN A CITY OR MUNICIPALITY principally for dwelling/housing purposes with a density of 21 to 65 dwelling units per hectare. Medium Industrial Zone (1-2) — an area within a city or municipality principally for the following types of industries : a. pollutive/non-hazardous b. _pollutive/fhazardous Mitigating Device — a means to grant relief in complying with certain provisions of the Ordinance. Non-Conforming Use ~ existing non-conforming uses/establishments in an area allowed to operate inspite of the non-conformity to the provisions of the Ordinance subject to the conditions stipulated in this Zoning Ordinance. Parks and Recreation Zone (PRZ) — an area designed for diversion/amusements and for the maintenance of ecological balance of the community. Planned Unit Development (PUD) ~ it is a land development scheme wherein project site is comprehensively planned as an entity via unitary site plan which permits flexibility in planning/design, building siting, complimentarily of building types and land uses, usable open spaces and the preservation of significant natural land features. 2002 ZONING ORDINANCE. Page 5 of 3734, 35. 37. 38. 40. 4l. 42. 43. 44, 4S. Rezoning — a process of introducing amendments to or a change in the text and maps of the Zoning Ordinance. It also includes amendment or change in view of reclassification under Section 20 of R.A. 7160. ‘Setback — the open space left between the building and lot lines. Socialized Housing Zone (SHZ) — shall be used principally for socialized housing/dwelling purposes for the underprivileged and homeless as defined in RA. 7279. Special Institutional Zone (SIZ) — an area WITHIN A CITY OR MUNICIPALITY 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. Tourist Zone (TZ) — are sites within cities and municipalities endowed with natural or manmade physical attributes and resources that are conducive to recreation, leisure and other wholesome activities. Urban Area(s) — include all barangay(s) or portion(s) of which comprising the Poblacion, Central Business District (CBD) and other built up areas including the Urbanizable land in and adjacent to said areas and where at least more than fifty (50%) percent of the population are engaged in non-agricultural activities. CBD shal] refer to the areas designated principally for trade, services and business purposes. Urban Zoning Map — 2 duly authenticated map delineating the different zones inio which urban area and its expansion area are divided. Urbanizable Land - area designated as suitable for urban expansion by virtue of land use studies conducted. Variance — a SPECIAL LOCATIONAL CLEARANCE which grants a property owner relief from certain provisions of Zoning Ordinance where, because of the particular, physical surrounding, shape or topographical conditions of the property, compliance on height, area, setback, bulk and/or density would result in a particular hardship upon the owner, as distinguished from a mere inconvenience or a desire to make more money. Warehouse — refers 1o a storage and/or depository of those in business of performing warehouse services for others, for profit. Water Zone (WZ) — are bodies of water WITHIN CITIES AND MUNICIPALITIES which includes rivers, streams, lakes and seas except those included in other zone classification. Zone/District — an area within a city or municipality for specific land use as defined by manmade or natural boundaries. 2002 ZONING ORDINANCE Page 6 of 3745. Zoning Administrator/ZONING OFFICER — a municipal/city/goverament employee responsible for the implementation/enforcement of the Zoning Ordinance in a community. 46. Zoning Ordinance — a local legal measure which embodies regulations affecting Jand use. ARTICLE IV ZONE CLASSIFICATIONS Section 5. Division into Zones or Districts, To effectively carry out the provisions of this Ordinance, the city/municipality is hereby divided into the following zones or distieis as shown in the Offiial Zoning Maps. (Refer to Annexes G and H for appropriate color codes) 1. General Residential Zone (GRZ) Socialized Housing Zone (GHZ) Low Density Residential Zone (R-1) Medium Density Residential Zone (R-2) High Density Residential Zone (R-3) General Commercial Zone (GCZ) Low Density Commercial Zone (C-1) Medium Density Commereial Zone (C-2) High Density Commercial Zone (C-3) 10. Light Industrial Zone (1-1) 11. Medium Industrial Zone (I-2) 12. General Institutional Zone (GIZ) 13. Special Institutional Zone (SIZ) 14, Parks and other Recreation Zone (PRZ) 15, Water Zone (WZ) 16. Tourist Zone (TZ) Cer ayeep Section 6. Zoning Maps. It is hereby adopted as an integral part of this Ordinance, the Official Zoning Maps for the urban areas and for the whole municipality, wherein the designation, location and boundaries of the districts/zones herein established are shown and authenticated, Such Official Zoning Maps shall be signed by the local chief executive and duly authenticated by the HLRB. The Urban Zoning Maps shall be drawn to scale of 1:2,000 M to 1:4,000 M and the General Zoning Map shall be drawn to the scale of 1:5,000 M; 1:10,000 M or 1:25,000 M. Section 7. Zone boundaries. The locations and boundaries of the above mentioned various zones info which the city/municipality has been divided are hereby identified and specified as follows: (Refer to Annex “G”) R-2 MEDIUM DENSITY RESIDENTIAL ZONE — characterized mainly by medium density housing like two-family dwellings, townhouses, accessories or row houses and other low area medium rise multi-family dwellings on a limited scale with community ancillary uses and support facilities designed for the needs of a barangay scale, Structure within R-2 zone shall not exceeds seven (7) storeys or a height of 21 meters. 2002 ZONING ORDINANCE Page 7 of 37© All remaining properties of San Juan not identified in the land use/zones described below. R-3 HIGH DENSITY RESIDENTIAL ZONE — characterized mainly by mixed housing types and high density and high rise dwellings, with more than the usual community ancillary uses serving also the needs of outlying areas, increasingly commercial in scale. @ Block bounded by Ortega, Pilar, A. Mabini and Araullo Streets. C-1 LOW DENSITY COMMERCIAL ZONE - characterized by commercial and trade activities on a neighborhood scale including retail outlets, professional office, personal and home service shops, fastfood outlets and eateries on a small scale. Lot deep along Ortigas Avenue on the right going towards northwest from McKinley Street to Santolan Road. (limited height of ten meters) Lot deep along Ortigas Ave. on the left going towards northwest from the political boundary of Mandaluyong City to Santolan Road. (limited height of ten meters) ™ Lot deep along Pinaglabanan Road on the right going towards northwest from P. Narciso Street to N. Domingo Street. % Lot deep along Pinaglabanan Road on the left going towards northwest from Msgr. Alvarez Street to N. Domingo Street. m Lot deep on the right along P. Guevarra Street from comer Santolan Road to Wilson Street. % Lot deep along Santolan Road on the left going towards southwest from Ortigas ‘Avenue to J. Gil Street except the property occupied by White Cross Orphanage. ww __Lot deep along Santolan Road on the right going towards southwest from the political boundary of Quezon City to the property line of La Consolacion Convent. a One lot deep along Wilson Street both sides from the corner of Roosevelt Street to the comer of Leige Street. C-2 MEDIUM DENSITY COMMERCIAL ZONE - characterized by commercial development which is a mixture of retail and wholesale trade and may contain the service and entertainment industries, such as restaurants, shopping centers sufficient to provide the needs of the district level. Lot deep along both sides Aurora Blvd. from the natural boundaries of Quezon City (Ermitafio Bridge on the east towards Lambingan Bridge on the southwest). Lot deep along both sides of N. Domingo Street from the natural boundary Ermitano Creek on the east to the natural boundary (San Juan River) towards southwest except those occupied by institutions (Municipal Building and San Juan Elementary School). 2002 ZONING ORDINANCE Page 8 of 37@ Lot deep along both sides of F. Blumentritt Street from N. Domingo Street to F. Manalo Street except thase occupied by institutions (Dominican College, Aquinas School and Sto. Cristo Parish Church). C-3 HIGH DENSITY COMMERCIAL ZONE — characterized by heavy commercial developments and high use commercial structures including trade, service and entertainment on a metropolitan (regional) scale of operations, as well as miscellaneous support services, increasingly commercial in nature without necessary limitation in height. mm —_Lot deep on the right side along EDSA going towards south from Annapolis Street up to political boundary of Mandaluyong City. B Lot deep along Eisenhower Street on the right going towards northwest from property line of 0.B. Montessori to Johnson St a Lot deep along Annapolis Street on the left going towards northeast from Eisenhower Street up to EDSA. mw —_Superblock Greenhills Commercial Complex) bounded by McKinley Street on the northwest, Ortigas Avenue on the southwest, Connecticut Street on the southeast and Missouri Street on the northeast. (MMC Ord. # 81-01) INSTITUTIONAL ZONE ~ characterized by government and protective uses as well as institutional and social services for the entire community and shall be characterized further by specialized governmental agencies providing institutional, protective, security and social services for the region or the country as a whole and which are governed by specialized regulations, including mental hospitals, rehabilitation and training centers, military and security services. ‘Area occupied by the San Juan Municipal Hall All areas covered by Presidential Proclamation 1716 ‘Areas occupied by the Pinaglabanan Memorial Shrine ‘Area occupied by the San Juan Municipal High School All areas occupied by public elementary schools Area occupied by the San Juan Medical Center ‘Area occupied by St, Martin de Porres Charity Hospital All areas occupied by the private schools ‘Area occupied by Cardinal Santos Memorial Hospital Area occupied by White Cross Area occupied by La Consolacion Convent ‘Area occupied by Iglesia ni Cristo Church Area occupied by Pinaglabanan Church Area Occupied by Sto. Cristo Parish Church. cece ee cere eee 1-2 MEDIUM DENSITY INDUSTRIAL ZONE -— covers those industries that are non- pollutive/non-hazerdous and non-pollutive/hazardous as well as those manufacturing products for regional consumption. ™ Block deep along Sin Juan River with depth of 1 lot to the proposed (C-3) Circumferential Road 3 from N. Domingo Street up to F. Blumentritt Street 2002 ZONING ORDINANCE Page 9 of 37CEMETERY — area occupied by the Municipal Cemetery of San Juan. Note : The proposal to reclassify all areas along the banks of San Juan River from Barangays Batis, Progreso, Rivera, Balong-Bato and Salapan to Planned Unit Development (PUD) is still under comprehensive study. The Zoning District Boundaries for the Municipality of San Juan were considered and adopted based on the previously approved Zoning Reclassification Ordinances passed by the Sangguniang Bayan and Comprehensive Land Use Plan formulated by the Municipal Development Council. Section 8. Interpretation of the Zone Boundary. In the interpretation of the boundaries for any of the zones indicated on the Zoning Map, the following rules shall apply: 1. Where zone boundaries are so indicated that they approximately follow the lot lines, such lot lines shall be construed to be the boundaries. 2, Where zone boundaries are so indicated that they are approximately parallel to the center lines or right-of-way lines of sireets and highways, such zone boundaries shall be construed as being parallel thereto and at such distance there from as indicated in the zoning map. If no distance is given, such dimension shall be determined by the use of the scale shown in said zoning map. 3 Where the boundary of the zone follows approximately a railroad line, such boundary shall be deemed to be the railroad right-of-way. 4. Where the boundary of the zone follows a stream, lake or “other bodies of water, said boundary line shall be decmed to be at the limit of the political jurisdiction of the community unless otherwise indicated. a, Boundaries indicated as following shorelines and in the event of change in the shorelines, shall be construed as moving with the actual shorelines. 6. Where a lot of one ownership, as of record at the effective date of this Ordinance, is divided by the 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 stands. 7. Where zone boundary is indicated as one-lot-deep, said depth shall be construed to be the average lot depth of the lots involved within each particular city/municipal block. Where, however, any lot has depth greater than said average, the remaining portion of said lot shall be construed as covered by the one-lot-deep zoning district provided the remaining portion has an area less than fifty percent (50%) of the total area of the entire lot. If the remaining portion has an area equivalent to fifty percent (50%) or more of the total area of the lot then the average lot depth shall apply the lot which shall become 2 lot divided and covered by two or more different zoning districts, as the case may be. 2002 ZONING ORDINANCE Page 10 of 37 {In case of any remaining doubt 2s to the location of any property along zone boundary lines, such property shall be considered as falling within the less restrictive zone. 8 The textual description of the zone boundaries shall prevail over that of the Official Zoning Maps. ARTICLE V ZONE REGULATIONS Section 9. General Provisions. The uses enumerated in the succeeding sections are not exhaustive nor all-inclusive. The LOCAL ZONING BOARD OF ADJUSTMENT AND APPEALS (LZBAA) shall, subject to the requirements of this Article, allow other uses not enumerated hereunder provided that they are compatible with the uses expressly allowed. Allowance of further uses shall be based on the intrinsic qualities of the land and the socio-economic potential of the locality with due regard to the maintenance of the essential qualities of the zone. Specific uses/activitics of lesser density within a particular zone (R-1) may be allowed within the zone of higher density (R-2, R-3) but not vice versa, nor in another zone and its subdivisions (e.g. GC, C-1, C-2), except for uses expressly allowed in said zones, such that the cumulative effect of zoning shall be intra-zonal and not inter-zonal. Section 10. Use Regulations in General Residential Zone (GRZ). A GR zone shall be used principally for dwelling/housing purposes so as to maintain peace and quiet of the area within the zone. The following are the allowable uses : Detached family dwelling Multi-family dwelling e.g. row-houses, apartments Residential Condominium Apartment Hometel Pension House Hotel Apartment or Apartel Dormitory Boarding House Branch libraries and museums Customary accessory uses like : PSke a Ae a. Servants Quarter b. Private Quarter c. Guard House 12, Home occupation for the practice of one’s profession or for engaging home business such as dressmaking, tailoring, baking, running a sari-sari store and the like provided that : a. The number of persons engaged in such business/industry shall not exceed five (5), inclusive of the owner; 2002 ZONING ORDINANCE Page Il of 3713. 14, 15. 16. 17. 18. 19. 20. 21. 22, 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: 4. 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; €. 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 yoltage 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. Allotted capitalization shall not exceed the capitalization as set by the Department of Trade and Industry (DTT); c. Such shall consider same provisions as cnumerated in letters c, d and € number 12, home oecupation, this section. Recreational facilities for the exclusive use of the members of the family residing within the premises, such as : a. Swimming Pool b. — Pelota Court c. Others ‘Nursery/ Elementary School High School Vocational School Sports Club Religious Use Multi-Purpose Hall/Barangay Hall Clinic, nursing and convalescing home, health center Plant nurseries Section 10a. Use Regulations in Low Density Residential Zone (R-1). A R-1 shall be used principally for housing/dwelling purposes so as to maintain the peace and quiet of the area within the zone with a density of 20 dwelling units and below per hectare. The following are allowable uses : 2002 ZONING ORDINANCE Page 12 of 37pee Detached family dwelling Semi-detached family dwelling ¢.g. duplex, row house Customary accessory uses like : a b. e Servants Quarter Private Garage Guardhouse Home occupation for the practice of one’s profession or for engaging an in-house business such as dressmaking, tailoring, baking, running a sari-sari store and the like, provided that : a 8. The number of persons engaged in such business/industry shall not execed five (5) inclusive of the owner: ‘There shall be no change in the outside appearance of the building or premises; No home occupation shall be conducted in any customary accessory uses cited above; 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 of the street and in place other than in a required front yard: No equipment or process shall be used in such home occupation which creates noise, vibration, glare, fumes, odors or electrical interference detectable to the normal senses and visual or audible interference in any radio or television receivers or causes fluctuations in line voltage of the premises. Home industry classified as cottage industry provided that : a. Recreational facil 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 hazard/nuisance; Allotted capitalization shall not exceed the capitalization as set by the Department of Trade and Industry Shall consider same provisions as enumerated in letters ¢, d and ¢ of number 4, Home Occupation, this section. jes for the exclusive use of the members of the family residing within the premises, such as : 2002 ZONING ORDINANCE, Page 13 of 37a. Swimming Pool b. — Pelota Court c. Others 7. Religious Use 8. Multi-Purpose/Barangay Hall 9. Pre-School 10. Sports Club 11. Clinic, nursing and convalescing home, health center 12. Plant Nursery Section 10b. Use Regulations in Medium Density Residential (R-2) Zone. A R-2 shall be for housing/dwelling purposes i.e. 21 to 65 dwelling units per hectare. The following are the allowable uses : all uses allowed in R-1 zone apartment boarding houses dormitory branch library and museum elementary school high school POPPER Section 10c. Use Regulations in Hit ity Reside! -3) Zone. An R-3 shall be for housing/dwelling purposes of high density i.e. 66 or more dwelling units per hectare. The following are the allowable uses : all uses allowed in R-1 and R-2 zones residential condominium pension house hometel vocational school hotel apartments or apartcls high school and vocational schools Scction 10d, Use Regulations in Socialized Housing Zone (SHZ) — A SHZ shall be used principally for socialized housing/dwelling purposes for the underprivileged and homeless as defined in R.A. 7279. Allowable uses : Sale aad ita ip All uses allowed in General Residential Zone, R1, R2 and R3 zones. Section 11. Use Regulations in General Commercial Zone (GCZ). A GCZ shall be for business/trade/service uses. Within the zone the following types of establishments shall be allowed : 1 Office like : a. office building b. office condominium 2002 ZONING ORDINANCE Page 14 of 37ee General retail stores and shops like : mene sp department store bookstores and office supply shop home appliance store car shop photo shop flower shop Food markets and shops like : oP bakery and bakeshops wine store grocery supermarket Personal service shops like : pegs beauty parlor barber shop sauna bath and massage clinic dressmaking and tailoring shops Recreational center/establishments like ; pepe se movie house/theater play court e.g. tennis court, bowling lane, billiard hall swimming pool day and night club stadium, coliseum, gymnasium other sports and recreational establishment Restaurants and other eateries Short term special education like : esp dancing schools school for self defense driving schools speech clinics Storerooms but only as may be necessary for the efficient conduct of the business Commercial condominium (with residential units in upper floors) Commercial housing like : Frme pe sp hotel apartment apartel boarding house dormitory pension house club house motel 2002 ZONING ORDINANCE. Page 15 of 37ale 12. 13. 14. 15. 16. 17. 18, 19, 20. 21, 22, 23. 24, 25. 26. 27. 28. 29, 30. Fs 32. 33. 4. 45. 36. 37. 38. 39. 40. 41. 42. 43, 44. 45. 46. 47. 48. 49. 50. 51. 52. Embassy/Consulate Library/museum Filling Stations/Service Station Clinic Vocational/Technical Schoo! Convention Center and related facilities Messengerial Service Security Agency Janitorial Service Bank and other financial institutions Radio and Television Station Building Garage, Parking Lot Bakery and baking of bread, cake, pastries, pies and other similar perishable products Custom dressmaking shop Custom tailoring shop Commercial and job printing ‘Typing and photo engraving services Repair of optical instruments and equipment and cameras Repair of clocks and watches Manufacture of insignia, badges and similar emblems except metal Transportation terminals/garage with and without repair Repair shops like : a house appliances repair shops b. motor vehicles and accessory repair shop c. home furnishing shops Printing/Publishing Machinery display shop/center Gravel and sand Lumber/hardware ‘Manufacture of ice, ice blocks, cubes, tubes, crush except dry ice Printing and publishing of books and pamphlets, printing cards and Stationery Manufacture of signs and advertising displays (except printed) Chicharon factory Manufacture of wood fumiture including upholstered ‘Manufacture of rattan furniture including upholstered Manufacture of box beds and mattresses Welding shops Machine shop service operation (repairing/rebuilding or custom job orders) Medium scale junk shop Repair of motoreycles Lechon or whole pig roasting 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.) Repacking of food products e.g. fruits, vegetables, sugar and other related products 2002 ZONING ORDINANCE, Page 16 of 3753. Plant nursery 54. Funeral parlors, mortuaries and crematory services and memorial chapels 55. Parking lots, garage facilities 56. Other commercial activities not elsewhere classified Section Ila. Use Regulations in C-1_ Zone. Referred to as the Central Business District (CBD), a C-1 Zone shall be principally for trade, services and business activities. Enumerated below are the allowable uses : 1. Offices like = a. office building b. office condominium General retail stores and shops like : department store/shopping center bookstore and office supply shop car shop home appliance store photo shop flower shop pepose 3. Food markets and shops like : bakery and bakeshops wine store grocery supermarket pees 4, Personal services shops like : beauty parlor barber shop sauna bath and massage clinic dressmaking and tailoring shops eese a Recreational center/establishments like : movie house /theater play court e.g. tennis, bowling, billiard swimming pool day and night elub stadium, coliseum, gymnasium other sports and recreational establishments 6. Restaurants and other eateries Ve Short term special education like : 2002 ZONING ORDINANCE Page 17 of 3710. I. 12, 13, 14. 15. 16. 17, 18. 19. 20. 21 22. 23. 24. 25. 26. 27. 28. 29. 30. dancing schools schools for self-defense driving schools speech clinics ee oR Storeroom and warehouse but only as may be necessary for the efficient conduct of the business Commercial housing like: hotel apartment apartel boarding house dormitory pension house club house motel Fp mone op Commercial condominium (with residential units in upper floors) Embassy/consulate Library/museum Filling stations/service station Clinic Vocational/technical school Convention center and related facilities Messengerial service Security Agency Janitorial Service Bank and other financial institution Radio and television station Building garage Commercial job printing ‘Typing and photo engraving services Repair of optical instruments and equipment and cameras Repair of clocks and watches Manufacture of insignia, badges and similar emblems except metal Transportation terminal/garage Plant nurseries Scientific, cultural and academic centers and research facilities except nuclear, radioactive, chemical and biological warfare facilities. Section 11b. Use Regulations in C-2 Zone. A C-2 Zone shall be for quasi-trade, business activi and service industries performing complimentary / supplementary functions to principally Commercial Zone. Within the C-2 Zone the following uses are allowed : 1 2 All uses in C-1 may be allowed in C-2 Repair shops like a. house appliances b. motor vehicles and accessory ©. home furnishing shops 2002 ZONING ORDINANCE. Page 18 of 3720. i. 22. ‘Transportation terminal/garage with repair Publishing ‘Medium scale junk shop Machinery display shop/center Gravel and sand Lumber/bardware Manufacture of ice, ice blocks, cubes, tubes, crush except dry ice Manufacture of signs and advertising displays (except printed) Chicharon factory Welding shops Machine shops service operations (repairing/rebuilding or custom job orders) Repair of motorcycles Lechon or whole pig roasting Biscuit factory ~ manufacture of biscuits, cookies, crackers and other similar dried bakery products Doughnut and hopia factory Other bakery products not elsewhere classified Repacking of food products e.g. fruits, vegetables. Sugar and other related products Funeral parlors. Mortuaries and crematory services and memorial chapels Parking lots, garage facilities Other commercial activities not elsewhere classified Section 12. Use Regulation in Light Industrial Zone (I-1) — An I-1 Zone shall be for non-pollutive/non-hazardous and non-pollutivelhazardous _manufacturing/processing establishments. Enumerated below are the allowable uses: i Non-Pollutive/Non Hazardous Industries 1, Drying fish 2. Biscuit factory - manufacture of biscuits, cookies, crackers and other similar dried bakery products 3. Doughnut and hopia factory 4, Manufacture of macaroni, spaghetti and vermicelli and other noodles 5. Other bakery products not elsewhere classified (n.c.c.) 6. Life belts factory 7. Manufacture of iuggage, handbags, wallets and small leather goods 8. Manufacture of miscellaneous products of leather and leather substitute and n.e.c. 9. Manufacture of shoes except rubber, plastic and wood 10. Manufacture of slipper and sandal except rubber and plastic 11. Manufacture of footwear parts except nubher and plastic 12. _ Printing, publishing and allied industries and those n. 13. Manufacture or assembly of typewriters, cash registers, weighing duplicating and accounting machines 14. Manufacture or assembly of electronic data processing machinery and accessories. 15. Renovation and repair of office machinery. 16. Manufacture of assembly of miscellaneous office machines and those n.c.c. 17. Manufacture of rowboats, bancas, sailboats. 2002 ZONING ORDINANCE, Page 19 of 3729. 30. ES 32. 33. 34, 35. 36. 37. 38. 39. 40. 41 42. 43. 44, 45, 46. 47. 48. 49. 50. 51. ‘Manufacture of animal drawn vehicles. Manufacture of children vehicles and baby carriages. Manufacture of laboratory and scientific instruments, barometers, chemical balance, ete. Manufacture of measuring and controlling equipment, plumb bomb, rain gauge, taxi meter, thermometer. ete Manufacture or assembly of surgical, medical, dental equipment and medical furniture. Quick freezing and cold packaging for fish and other seafoods. 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 orthopedics and prosthetics appliances (abdominal supporter, ankle supports, arch support, limb, kneecap supporters, ete,). 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 of 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 athletics 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 and fasieners and zippers. ‘Manufacture of insignia, badges and similar emblems (except metal) Manufacture of signs and advertising displays (except printed) Small seale manufacture of ice cream Non-Pollutive/Hazardous Industries peer 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 choir Men’s and boy’s garment factory Women’s and girl's and ladies’ garment factory 2002 ZONING ORDINA\ Page 20 of 379: 10. ll. 12. 13, 14. i5, 16. 17. 18. 19, 20, 21 22. Section 13. 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 and those ne.c. Manufacture of miscellaneous fabricated mill of work and those n.c.c. ‘Manufacture of wooden and care 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 Jace 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 stationary, envelopes and related articles Manufacture of dry ice Repacking of industrial products e.g. paints, vanishes and other related products Use Regulations in Medium Industrial Zone (1-2) — An I-2 Zone shall be for pollutive/non-hazardous and pollutive/hazardous manufacturing and processing establishments, Enumerated below are the allowable use : a Pollutive/Non-hazardous Industries i; 12. 13. 14. 15. 16. 17. 18, 19. 20. 21, 22. ZB: 24. Serer awawye Manufacture and canning of ham, bacon and native sausage Poultry processing and canning Large-scale manufacture of ice cream Corn milV/rice mill Chocolate and cocoa factory Candy Factory Chewing gum factory Peanuts and other nuts factory Other chocolate and confectionery products Manufacture of flavoring extracts Manufacture of food products n.e.c. (vinegar, vetsin) Manufacture of fish meal Oyster shell grading Manufacture of medicinal and pharmaceutical preparations Manufacture of stationary, art goods, cut stone and marble products Manufacture of abrasive products Manufacture of miscellaneous non-metallic mineral products n.c.c. Manufacture of cutlery, except table flatware Manufacture of hand tools Manufacture of general hardware Manufacture of miscellaneous cutlery hand tools and general hardware nec. Manufacture of household metal furniture Manufacture of office, store and restaurant metal furniture Manufacture of metal blinds, screens and shades 2002 ZONING ORDINANCE Page21 of 3725. Manufacture of miscellaneous furniture and fixture primarily of metal n.e.c. 26. Manufacture of fabricated structural iron and steel 27. Manufacture of architectural and omamental metal works: 28. Manufacture of boilers, tanks and other structural sheet metal works 2. Manufacture of other structural products n.e.c, 30. Manufacture of metal cans, boxes and containers 31. Manufacture of stamped coated and engraved metal products 32. Manufacture of fabricated wire and cable products 33. Manufacture of heating, cooking and lighting equipment except electrical 34. Sheet metal works generally manual operation 35. Manufacture of other fabricated metal products except machinery and equipment n.c.c. 7 36. Manufacture or assembly of agriculture machinery and equipment 37. Native plow and harrow factory 38. Repair of agricultural machinery 39. Manufacture or assembly of service industry machines 40. Manufacture or assembly of elevators and escalators 41. Manufacture or assembly of sewing machines 42. Manufacture or assembly of cooking ranges 43. Manufacture or assembly of water pumps 44. Refrigeration industry 45. Manufacture or assembly of other machinery and equipment except electrical n.c.c. 46. Manufacture and repair of electrical apparatus 47. Manufacture and repair of electrical cables and wires 48. Manufacture of electrical cables and wires 49, Manufacture of other electrical industrial machinery and apparatus n.e.c. 50. Manufacture or assembly of electric equipment radio and television, tape recorders, stereo Manufacture or assembly of radio and television, transmitting, signaling and detection equipment 52, Manufacture or assembly of telephone and telegraphic equipment 53. Manufacture of other electronic equipment and apparatus n.e.c. 54, Manufacture of industrial and commercial cleotrical appliances 55. Manufacture of household cooking, heating and laundry appliances 56. Manufacture of other electrical appliances n.e.c. 57. Manufacture of electrical lamp fixtures Pollutive/Hazardous Industries . FlourMill Cassava Flour mill Manufacturing of coffee ‘Manufacturing of unprepared animal feeds, other grain milling n.e.c. Production of prepared feeds for animals Cigar and cigarette factory Curing and redrying tobacco leaves, n.c.c. . Miscellaneous processing tobacco leaves n. . Weaving hemp textile 0. Jute spinning and weaving mills n.c.c. mops awEene 2002 ZONING ORDINANCE Page 22 of 37Ii. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21, 22. 23. 24. 25. 26. 27. 28. 29. 30. 31. 32. 33. 34. 35. 36. ots 38. 39. 40. Al. 42. 43, 45. 46. 47. 48. 49, 50. 51. $25 53. 54. a. 56. 37. Miscellaneous processing tobacco leaves n.e.c. Hosiery mill ‘Underwear and outwear knitting mills Fabric knitting mills Miscellaneous knitting mills n.e.c. Manufacture of mats and mattings ‘Manufacture of carpeis and rugs “Manufacture of cordage, rope and twine Manufacture of related produets from abaca, sisal henequen, hemp, cotton, paper, ete. Manufacture of linoleum and other surfaced covering. Manufacture of artificial leather, oil cloth and other fabrics except rubberized Manufacture of coir ‘Manufacture of miscellaneous textile n.e.c. Manufacture of rough lumber, unworked Manufacture of worked lumber Re-saw mills Manufacture of veneer, plywood and hardwood. Manufacture of doors, windows and sashes Treating and preserving of wood Manufacture of charcoal ‘Manufacture of wood and cane blinds, screens and shades Manufacture of containers and boxes of paper and paper boards Manufacture of miscellaneous pulp and paper products n.e.c. Manufacture of perfumes, cosmetics and other toilet preparations Manufacture of waxes and polishing preparations Manufacture of candles ‘Manufacture of inks Manufacture of miscellaneous chemical products n.e.c. Tire retreating and rebuilding Manufacture of rubber shoes and slippers Manufacture of industrial and moulded rubber products Manufacture of plastic footwear Manufacture of plastic furniture: Manufacture of other fabricated plastic products n.e.c. Manufacture of table and kitchen articles Manufacture of pottery, china and earthen ware n.e.c. Manufacture of flat glass Manufacture of glass containers ‘Manufacture of miscellancous glass and glass products n.e.c. Manufacture of clay bricks, elay tiles and hollow clay tiles Manufacture of miscellaneous siructural clay products n.e.c. Manufacture of structural eonerete products Manufacture of asbestos products ‘Manufacture engines and turbines except motor vehicles, marine and aircraft Manufacture of metal cutting, shaving and finishing machinery Manufacture of wood working machinery Manufacture, assembly, rebuilding, repairing of food and beverage making machinery 2002 ZONING ORDINANCE Page 23 of 3758 Manufacture, assembly, rebuilding, repairing of textile machinery and equipment 59. Manufacture, assembly, rebuilding, repairing of paper industry machinery 60. Manufacture, assembly, rebuilding, repairing of printing, wade machinery and equipment 61. Manufacture of rice mills 62. Manufacture of machines for leather and leather products 63. Manufiacture of construction machinery 64. Manufacture of machines for clay, stove and glass industries 65. Manufacture, assembly, repair, rebuilding of miscellaneous special industrial machinery and equipment, n. . 66. Manufacture of dry cells, storage battery and other batteries 67. Boat building and repairing 68. Ship repairing industry, dock yards, dry docks, shipways 69. Miscellaneous shipbuilding and repairing, n.e.c. 70. Manufacture of locomotives and parts 71. Manufacture of railroads and street cars 72. Manufacture or assembly of automobiles, cars, buses, trucks and trailers 73. Manufacture of wood furniture including upholstered 74. Manufacture of rattan furniture including upholstered 75. Manufacture of box beds and matiresses Section 14. Use Regulations in General Institutional Zone (GIZ). ~ in Gl Zone, the following uses shall be allowed : 1. 25 s yam Government center to house national, regional or local offices in the area Colleges, universities, professional business schools, vocational and trade schools, technical schools and other institutions of higher learning General hospitals, medical centers, multi-purpose clinics Scientific, cultural and academic centers and research facilities except nuclear, radioactive, chemical and biological warfare facilities Convention centers and related facilities Religious structures e.g, ehurch, seminary, convents Museums Embassies/consulate Student housing e.g. dormitories, boarding house Section 15. Use Regulations in Special Institutional Zone (SIZ). In SI Zones, the following uses shall be allowed : as Welfare homes, orphanages, boys and girls town, home for the aged and the like. Rehabilitation and vocational training center 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 Penitentiary and correctional institution 2002 ZONING ORDINANCE Page 24 of 37Section 16. Use Regulation in Parks and Recreation Zone (PRZ) The following uses shall be allowed in Parks and Recreation Zones : 1. Parksigardens 2. Resort areas e.g, beaches, including accessory uses 3. Open air or outdoor sports activities and support facilities, including low rise stadia, gyms, amphitheaters and swimming pools Golf courses, ball courts, race tracks and similar uses Memorial/Shrines monuments, kiosks and other park structure Sports Club Underground and parking structures/facilities 6. Section 17. Use Regulation in Water Zone (WZ). 1. The utilization of the water resources for domestic and industrial use shall be allowed provided it is in consonance with the development regulations of DENR, provisions of Water Code, and the revised Forestry Code of the Philippines, as amended, and provided further, that it is subjected to an Environmental Impact ‘Assessment prior to the approval of its use. 2. Other uses such as recreation, fishing and related activities, floatage/transportation and mining (c.g. offshore oil exploration) shall also. be allowed provided it is in consonance with the provisions of the Water Code, and the revised Forestry Code of the Philippines, as amended. Such bodies of water shall include rivers, streams, lakes and seas. Section 18. Regulations in Tourist Zone (TZ). No tourism project or tourist related activities shall be allowed in tourist Zones unless developed or~—undertaken in accordance with —_the Department of Tourism (DOT) guidelines and standards and granted approval by the Tourism Estate Department of DOT. ARTICLE VI GENERAL DISTRICT REGULATION Section 19. Development Density. Permitted density shall be based on the zones capacity to support development. A. — Residential Zones A.l. Low Density Residential Zone (R-1) —In R-1 Zone, allowed density is twenty (20) dwelling units and below per hectare: A.2. Medium Density Residential Zone (R-2) — In R-2 Zone, allowed densi one to sixty five (21 to 65) dwelling units per hectares: A3 High Density Residential Zone (R-3) — In R-3 Zone, allowed density is sixty six (66) or more dwelling units per hectare. 2002 ZONING ORDINANCE Page 25 of 37B. All Other Zones ‘There is no fixed maximum density but should be based on the planned absolute Ievel of density that is intended for each concemed zone based on the comprehensive land use plan. Section 20, Height Regulations, Building height must conform to the height restrictions and requirements of the Air Transportation Office (ATO) as well as the requirements of the National Building Code, the Structural Code as well as all laws, ordinances, design standards, rules and regulations related to land development and building construction and the various safety codes. A. — Residential Al Low Density Residential Zones (R-1) — In R-1 Zone, no building or structure for human occupancy whether public or private shall be higher than ten (10) meters above highest natural grade line in the property or front sidewalk (main entry) level; low rise dwellings are up to three storeys. A2 Medium Density Residential Zones (R-2) — In R-2 Zone, no building or structure for human occupancy whether public or private shall be higher than twenty one (21) meters above highest natural grade line in the property oF front sidewalk (main entry) level; mid-rise dwellings are four to seven storey A3 High Density Residential Zones (R-3) — In R-3 Zone, high rise dwelling units of cight or more storeys are allowed provided it conforms with the zone’s prescribed Floor Area Ratio (FAR). The FAR of R-3 Zone shall be based on the planned density of development intended for the zone. B. All Other Zone There is no fixed building height limits except those prescribed by the Air Transportation Office (ATO) and other government regulations. Within these zones, building heights shall be based on the prescribed Floor Area Ratio (FAR). (Refer to annexes B -F for illustration on how Floor Area Ratio is used in a zoning plan) Section 21. Exemptions from Height Regulation in R-1 and R-2, 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 Air Transportation Office. Section 22. Area Regulations. Area regulation in all zones shall conform with the minimum requirement of the existing codes such as : a P.D.957- the “Subdivision and Condominium Buyers’ Protection Law”, its revised implementing rules and regulations. 2002 ZONING ORDINANCE Page 26 of 37b. B.P.220- “Promulgation of Different Levels of Standards and Technical Requirements for Economic and Socialized Housing Projects” and its revised implementing rules and regulations. c. P.D. 1096- National Building Code a. Fire Code ©. Sanitation Code f£ Plumbing Code g. Structural Code h, Executive Order No. 648 i, Other relevant guidelines promulgated by the national agencies concerned. Section 23. Road Setback Regulations. The following road setback regulations shall be applied : ROAD SETBACK Major : Secondary : Tertiary Zoning Classification: Thoroughfare: Road : Road + 30m. & Above: 26m. & Above = Diversion/Railway : Provincial: Mun./Brgy. Residential > 10m, > 10m. 3m. Commercial 3. 20m, 3 20m. : 7m. Industrial : 30m. 2. 25m. 10m. Institutional > 20m. > 20m: 10m Parks & Recreation : 10m. : 10m: 3m. Source : DPWH Section 24. Easement. Pursuant to the provisions of the Water Code : 1. The banks of rivers and streams and the shores of the seas and the lakes throughout their entire length and within a zone of three (3) meters in urban areas. are subject to easement of public use in the interest of recreation, navigation, floatage, fishing and salvage. 2. No person shall be allowed to stay in this zone longer than what is necessary for space or recreation, navigation, floatagc, fishing or salvage or to build structures, of any kind, 3. Mandatory five-meter easement on both sides of the Marikina fault trace and such other fault traces on the ground identified by PHTVOLCS. Section 25. Buffer Regulations, A buffer of 3 meters shall be provided along entire boundary length between two or more conilicting zones allocating 1.5 meters from each side of the disirict boundary. Such bu‘fer 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 26. Traffic Generators. Based on the Presidential Decree No. 1096, all traffic generating buildings and structures allowed in any of the districis must provide for adequate spaces for their employed clients and their visitors, subject to the following provisions: 2002 ZONING ORDINANCE Page27 of 37 Ff6. 10. is 12. 13, Multi-storey apartment buildings for residential purposes shall provide one parking space for every apartment unit. Hotels, Pension Houses, Motels, one parking space per room. ‘Shopping Centers, provide 5 parking spaces per 100 sq.m. of rentable floor area. Retail Store, one parking space per 30 sq.m. of floor area. Restaurants and supper clubs, one parking space for every 10 customer seats of 10 sq. meters of customer area. For buildings in the central business district where mass transit is available, provide one parking for every 50 sq.m. rentable floor area. For office building and general business, provide one parking space per 40 sq.m. of rentable floor area. For banks, other related financial institutions, and service shops, provide one parking space per 20 sq.m. of gross floor area. For public assembly buildings such as theatre, auditoria, and stadia, provide one parking space per 20 fixed seats. For movichouses, provide one parking space per 25 square meters of viewer’s area. . For churches and other places of worship, one parking space for every 25 square meters. For warchouses, provide one parking space per 75 sq.m. of gross floor area. FOR SCHOOLS: a. ELEMENTARY - one parking space per 3 classrooms b. HIGH SCHOOL - one parking space per 2 classrooms ‘TRADE SCHOOL c. COLLEGES = one parking space per 25 students All other buildings/structures not mentioned in this section shall be subject to the provisions on_minimum _ off-street requirements stipulated under Section 803 of the National Building Code (PD 1096). Basement parking is required for buildings and structures for the provision of this section. 2002 ZONING ORDINANCE. Page 28 of 37C. All buildings constructed more than 15 years old shall conform/abide to the condition of the parking space regulation per Zoning Ordinance. D. Violation of this clause shall be penalized at the rate of Php 25,000.00 per year of non-compliance irregardless of size or area. Section 27. Speeific Provisions in the National Building Code. Specific provisions stipulated in the National Building Code (P.D. 1096) as amended thereto relevant to traffic generators, parking space requirements, advertising and business signs, erection of more than one principal structure, dwelling or rear lots, access yard requirements and dwelling groups, which are not in conflict with the provisions of the Zoning Ordinance shall be observed. ARTICLE VII INNOVATIVE TECHNIQUES Section 28. Innovative Techniques or Designs . For projects. that introduce flexibility and creativity in design or plan such as but not limited to Planned Unit Development. Housing projects covered by New Town Development under R.A. 7279, BLISS Commercial Complexes, etc., the Zoning Administrator/Zoning Officer shall on grounds of innovative development techniques forward applications to HLRB for appropriate action, unless the Local Government Units concemed has the capacity to process the same. ARTICLE VIII MISCELLANEOUS PROVISIONS Section 29. Projects of National Significance. Projects may be declared by the NEDA Board as projects of national significance pursuant to Section 3 of HO 72. When a project is declared by the NEDA Board as a project of national significance the locational clearance shall be issued by HILRB pursuant to EO 72. Section 30. Environmental Compliance Certificate (ECC). Notwithstanding the issuance of location clearance under section 33 of this ordinance, no environmentally critical projects located in environmentally critical areas shall be commenced, developed or operated unless the requirements of ECC have been complied with, Section 31. Subdivision Projects. All owners and/or developers of subdivision projects shall in addition to securing a locational clearance under section 33 of this ordinance, be required to secure a development permit pursuant to provisions of PD 957 and its implementing rules and regulations or BP 220 and its implementing rules and regulations in the case of socialized housing projects in accordance with the procedures laid down in EO 71, series of 1993. Section 32. Use Regulations of Communication Towers/Cellular Antenna. All projects of this nature, must first Secure the required radio-frequency radiation 2002 ZONING ORDINANCE Page 29 of 37Protection permit from the Bureau of Health Devices and Technology, Department of Health, before construction for proper installation and for public’s health welfare. Section 33. Use Regulation of Cemetery. Height limit for ‘apartment type’ niches shall not exceed 6 layers or 4.00 meters and must be built with durable materials and with reinforcing bars not less than 10mm in diameter bothways. ARTICLE IX MITIGATING DEVICES Section 32. Deviation. Exceptions, variances or deviations from the provisions of this, Ordinance may be allowed by the Local Zoning Board of Adjustment and Appeals (LZBAA) only when the following terms and conditions are existing: 1. Variance a, The property is unique and different from other properties in b. the adjacent locality and because of its uniqueness, the owner/s cannot obtain a reasonable return on the property. This condition shall include at least 3 of the following provisions. cc. Conforming to the provisions of the Ordinance will cause undue hardship on the part of the owner or occupant of the property due to physical conditions of the property (topography, shape, etc.) which is not self created. d. The proposed variance is the minimum deviation necessary to permit reasonable use of the property. e. The variance will not alter the physical character of the district or zone where the property for which the variance is sought is located, and will not substantially or permanently injure the use of the other properties in the same district or zone. f That the variance will not weaken the general purpose of the Ordinance and will not adversely affect the public health safety or welfare. & ‘The variance will be in harmony with the spirit of this Ordinance. 2. Exceptions a. The exception will not adversely affect the public health, safety and welfare and is 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 2002 ZONING ORDINANCE Page 30 of 37Section 33. ‘The exception will not adversely affect the appropriate use of adjoining property in the same district. ‘The exception will not alter the essential character and general purpose of the district where the exception sought is located. Procedures for granting Exception and Variances. The procedure for granting of exception and/or variance is as follows: 1s Section 34. ‘A written application for an exception or variance shall be filed with the Local Zoning Board of Adjustment and Appeals (LZBAA) citing the section of this Ordinance under which the same is sought and stating the grounds/thereof. Upon filling of application a visible project sign, (indicating the name and nature of the proposed projects) shall be posted at the project site. The Local Zoning Board of Adjustment and Appeals shall conduct preliminary studies on the application. ‘A written affidavit of non -objection of the project by the owners of the properties adjacent to the project shall be filed by the applicant with the LZBAA at least (15) days prior to the decision for exception/variance. In case of objection, the LZBAA shall hold public hearing. At the hearing, any party may appear in person, or ‘be represented by agenvs. All interested parties shall be accorded the opportunity to be heard and present evidences and testimoni The LZBAA shall render a decision within thirty (30) days from the filling of the application, exclusive of the time spent for the preparation of written affidavit of non-objection and the public hearing in case of any objection to the granting of exveption/variance. ARTICLE X ADMINISTRATION AND ENFORCEMENT Locational Clearance All owners/developers shall secure locational clearance from the Zoning Administrator/Zoning Officer or in cases of variances and exemptions, from the Local Zoning Board of Adjustment and Appeals (LZBAA) prior to conducting any activity or construction on their property/land. Section 35. Building Permit. No building permit shall be issued by the Local Building Officer without a valid locational clearance in accordance with this ordinance. 2002 ZONING ORDINANCE Page 31 of 37Section 36. Non-User of Locational Clearance. Upon issuance of a local clearance, the grantee thereof shall have one year within which to commence or undertake the use, activity or development covered by such clearance on his property. Non-use of said clearance within said period shall result in its automatic expiration, cancellation and the grantee shall not procced with his project without applying for a new clearance. Section 37. Certificate of Non-Conformance, A certificate of Non-Conformance shall be applied by the owner of the structure or operator of the activity involved within six (6) months from the ratification of the Zoning Ordinance by the HLRB. Failure on the part of the owner to register/apply for a Certificate of Non-Conformanee shall be considered in violation of the Zoning Ordinance and is subject to fine/penalties. Upon approval of this ordinance, the Zoning Administrator/Zoning Officer shall immediately notify owners of known existing non-conforming use to apply for a certificate of non- conformance. Existing Non-Conforming Uses and Buildings. The lawful uses of any building, structure or land at the time of adoption or amendment of this ordinance may be continued, although such uses do not conform with the provision of this Ordinance, provided : 1. ‘That no such non-conforming use shall be enlarged or extended to occupy a greater area of land than that already occupied by such use at the time of the adoption of this ordinance or moved in whole or in pari, to any other portion of the lot or parcel or land where such non-conforming use exists at the time of the adoption of this Ordinance 2. That no such non-conforming use which has ceased operation for more than one (1) year be again revived as non-conforming use. * 3. An idle/vacant structure may not be used for non-conforming activity. 4. That any non-conforming structure or structures under one ownership which has been damaged may be reconstructed and used as before provided that such reconstruction is not more than fifty percent (50%) of its replacement cost. |. That should such non-conforming portion of structure be destroyed by any means to an extent of more than fifty percent (50%) of its replacement cost at the time of destruction, it shall not be reconstructed except in conformity with the provisions of this Ordinance, 6. That no such non-conforming use may be moved to displace any conforming use. 7. That no such non-conforming structure may be enlarged or altered in a way which increases its non conformity. but any structure or portion thereof may be altered to decrease its non-conformity. 8. ‘That should such structure be moved for any reason to whatever distance, it shall thereafter conform to the regulation of the district in which it is moved or relocated. 2002. ZONING ORDINANCE Page 32 of 37Section 39. In addition, the owner of a non-conforming use shall program the phase-out and relocation of the non-conforming use within ten (10) years from the effectivity of this Ordinance. 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 40. Powers and Functions of a Zoning Administrator/Zoning Officer. Pursuant to the provisions of EO 72 implementing R.A. 7160 in relation to See. 5. Paragraph a and d, and Section 7 of Executive Order No. 648 dated 07 February 1981 ‘The Zoning Administrator/Zoning Officer shall perform the following functions, duties and responsibilities. L Enforcement AL ‘Act on all applications for locational clearances for all projects. 1. Issuance of Locational Clearance for projects conforming with Zoning regulations. 2. Recommend to the Local Zoning Board of Adjustment and Appeals (LZBAA) the grant or denial of applications for variances and exemptions and the issuance of Certificate of Non-Conformance for non-conforming projects lawfully existing at the time of the adoption of the zoning ordinance, including clearances for repairs/renovations on non-conforming uses consistent with the guidetines therefore. Monitor on-going/existing projects within their respective jurisdictions and issue notices of violation and show cause order to owners, developers or managers of projects that are violative of zoning ordinance and if necessary, pursuant to Sec. 3 of EO 72 and Sec. 2 of EO 71 refer subsequent actions thereon to the HLRB Call and coordinate with the Philippine National Police for enforcement of all orders and processes issued in the implementation of this ordinance. Coordinate with the Municipal Attorney for other legal actions/remedies relative to the foregoing. 1. Planning A Coordinate with the Regional Office of the HLRB regarding proposed amendments to the zoning ordinances prior to adoption by the Sangguniang Bayan. 2002 ZONING ORDINANCE Page 33 of 37COLLECTION OF PROCESSING FEE. The administration and collection of processing fee for locational clearance in San Juan by the Office of the Local Zoning Administrator for its personnel, maintenance and operating expenses shall be as follows : [TYPE OF APPLICATION PROPOSED RATE Locational Clearance Pp 100.00 Motion for Reconsideration “ 200.00 Petition / Request for Reclassification 1,350.00 Complaints, except those involving paper Litigant which shall be free of charge 100.00 [LAND USE FEE Residential (Single Detach and Duplex Type) 2,00 per sqm. | Commercial Establishments (Mass Housing, ‘Townhouses constructed primarily for gain purposes) 10.00 per sq.m. Industrial Establishment 6.00 per sam, Institutional (Schools, Hospitals, etc.) 7.00 per sam. Memorial Parks/ Cemeteries 0.50 per sq.m. ‘Agro-Industrial Manufacturin 8.00 per sq.m. ‘Non-Manufieturing, 4.00 per sq.m. Telecommunications/Towers 9.00 per sq.m Billboards 1.00 per sq.m. ‘Yards utilized for industrial purposes ie 4.00 per sq.m. ‘Yards utilized for commercial purposes 2.50 per sq.m. All types of renovation 75% ofthe ccrresponding prescribed rate PROCESSING FEE 25% ofthe corresponding Land Use Fee shall be paid for processing ofall clearances. CERTIFICATE FEE 200.00 TEMPORARY USE PERMIT Some rate of processing fee shall be applied for every annual renewal. Section 41. Action on Complaints and Oppositions. A complaint for violations of any provision of the zoning ordinance of of any clearance or permits issued pursuant thereto shall be filed with the LZBAA. However, oppositions to application for clearance, variance or exception shall be treated as complaint and dealt with in accordance with the provision of this section. Section 42. Functions and Responsibilities of _the Local Zoning _Board_of Adjustment and Appeals. There is hereby created a LZBAA which shall perform the following functions and responsibilities : ‘A. Act on Applications of the following nature : a Variances 2002 ZONING ORDINANCE Page 34 of 372. Exceptions 3. Non-Conforming Uses 4. Complaints and opposition to applications B. Act on Appeals on grant or denial of locational clearance by the Zoning Administrator/Zoning Officer. Decisions of the Local Zoning Board of Adjustment and Appeals shall be appealable to the HLRB. Section 43. Composition of the Local Zoning Board of Adjustment and Appeals LZBAA). The Municipal City Development Council shall create a sub-committee which shall act as the LZBAA composed of the following members : Municipal Mayor as Chairman Municipal Legal Officer Municipal Assessor Municipal Engineer Municipal Planning and Development Officer (if other than the Zoning Administrator) 6. Two (2) representatives of the private sector, nominated by their respective organizations and confirmed by the City or Municipal Mayor. In the event of non-availability of any of the officials enumerated above, the Sangguniang Bayan shall elect the number of its members as may be necessary to meet the total above set forth, as representatives. 7. One (1) representative from non-government organizations, nominated by their respective organizations and confirmed by the city or Municipal Mayor. In the event of non-availability of any of the officials enumerated above, the Sangguniang Bayan shall clect the number of its members as may be necessary to set the total number above set forth, as representativ. 8. Chairman, Sangguniang Bayan Committee on Housing, Land Use and Urban Development. yaepe For purposes of policy coordination, said committee shall be attached to the Municipal Development Council Section 44. Interim Provision. Until such time that the Local Zoning Board of ‘Adjustment and Appeals shall have been constituted, the HLRB shall act as the Local Zoning Board of Adjustment and Appeals. As an appellate Board, the HLRB shall adopt its own rules of procedure to govern the conduct of appeals arising from the administration and enforcement of this Ordinance. Section 45. Review of the Zoning Ordinance, The Municipal Development Council shall create a sub-committee, the Local Zoning Review Committee (LZRC) that shall review the Zoning Ordinance considering the Comprehensive Land Use Plan, as the need arises, based on the following reasons/situations = Change in locel development plans Introduction of projects of national significance Petition of rezoning Other reasons which are appropriate for consideration sess 2002 ZONING ORDINANCE 5 of 37Section 46. Composition of the Local Zoning Review Committee (LZRC). The Local Zoning Review Committee shall composed of sectoral experts. These are the Local Officials/Civie Leaders responsible for the operation, development and progress of all sectoral undertakings in the locality, e.g. Municipal Planning and Development Officer Municipal Engineer President, Association of Barangay Captains Sangguniang Bayan Committee on Housing, Land Use and Urban Development €. One (1) NGO Representative ae se For purposes of policy and program coordination, said committee shall be attached to the Municipal Development Council. Section 47. Functions of the Local Zoning Review Committee. The Local Zoning Review Committee shall have the following powers and functions A. Review the Zoning Ordinance for the following purposes : 1. Determine amendments or revisions necessary in the Zoning Ordinance because of changes that might have been introduced in the Comprehensive Land Use Plan, for approval by the Sangguniang Bayan. 2. Determine changes to be introduced in the Comprehensive Land Use Plan in the light of permits given, and exceptions and variances granted. a5 Identify provisions of the Ordinance difficult to enforce or are unworkable. B. Recommend to the Sangguniang Bayan necessary legislative amendments and to the Local Planning and Development Officer the needed changes in the plan as a result of the review conducted. C. Provide information to the HLRB that would be useful in the exercise of its functions. Section 48. Amendments to the Zoning Ordinance. Changes in the Zoning Ordinance as a result of the review by the Local Zoning Review Committee shall be treated as an amendment, provided that any amendment to the Zoning Ordinance or provisions thereof shall be subject to public hearing and review evaluation of the Local Zoning Review Committee and shall be carried out through a resolution of three fourths vote of the Sangguniang Bayan. Said amendments shall take effect only after approval and authentication by HLRB Scction 49. Violation and Penalty. Any person who violates any of the provisions of this Ordinance, shall, upon conviction, be punished by a fine not less than P25,000.00 and a maximum of not more than P50,000.00 or an imprisonment for a period not exceeding six (6) months or both at the discretion of the Court. In case of violation by @ corporation, partnership or association the penalty shall be imposed upon the responsible officers thereof. 2002 ZONING ORDINANCE Page 36 of 37Section 50. Zoning Enforcement Clause. |n the absence of a Zoning Administration Office, the Municipal Planning & Development Officer shall act as Zoning Administrator and absorb the functions provided thereof. Section 51. Suppletory Effect of Other Laws and Decrees, The provisions of this Ordinance shall be without prejudice to the application of other laws, presidential decrees, letter of instructions and other executive or administrative orders vesting national agencies with jurisdiction over specific land area, 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 52. 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 53. Repealing Clause, All ordinances, rules or regulations inconsistent 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 54. Effectivity Clause, This Ordinance shall take effect upon the approval of the Sangguniang Bayan and reveiew by the Housing and Land Use Regulatory Board. cK XXX ERE 1 HEREBY CERTIFY THAT THIS ORDINANCE HAS BEEN DULY APPROVED BY THE SANGGUNIANG BAYAN. amesht V. HENSON: Municipal Secretary ATTESTED: 10, Carey (EONARDO G. CELLES Presiding Officer ‘Vice-Mayor APPROVED: September 9, 2002 HON. JOSEPH VICTOR G-EJERCITO May py 2002 ZONING ORDINANCE. Page 37 of 37ANNEX “ A” LIST OF PERMITTED USES * In RI districts, no building, structure or land used, and no building or structure shall be erected or altered in whole or in part except for one of more of the following Principal Uses = 1. One-family dwellings 2. Duplex type buildings 3. Churches or similar places of worship and dwelling for the religious and seminaries 4, Nursery and kindergarten schools, provided that they do not exceed two (2) classrooms 5. Clubhouses, lodges and other social centers 6. Parks, playgrounds, pocket parks, parkways, promenades and playlots 7. Recreational such as golf courses, tennis courts, baseball diamonds, swimming pools and similar uses operated by the government or private individuals as membership organizations for the benefits of their members, families or guests and not primarily for gain. 8. Townhouses Accessory Uses : 1, Uses customarily incidental to any of the aforementioned uses located on the same lot, provided that such accessory uses shall not include any activity conducted for monetary gain or commercial purposes; a, servant’s quarter b. home laundries cc. non-commercial garages d. house for pets such as dogs, birds, rabbits, and the like of not more than four square meters in floor area. e. Cottage or home industries such as embroidery, sewing, handicrafts, shell crafts, and the like, conducted within a dwelling, provided that a maximum of ten persons is employed and not more than 30% of the floor area of any one floor of the dwelling is devoted to such home occupation; provided further, that such home occupation does not require internal or external alterations, or involve construction features ‘or use of equipment not customary in dwellings Pump houses g Small power plant and machineries customarily used in connection with churches, schools, museums, parks, playgrounds, community centers, golf courses and dwelling and their accessory buildings, provided that such power plant and other machineries are so placed as to cause the least inconvenience to adjoining residences, and provided that they thConditional Uses : ner do not cause serious injury or nuisance to occupants through fumes or gases, dust smoke, noise or vibrations or other similar nuisances, and provided that such power plant, if other than electric should be used only in cases of emergency or power failure, provided further, that if the power employed is clectric motor and used exclusively for air conditioning for elevators, for water pumps, and for household appliances such as washing machines, refrigerators and the like, any number of house-power necessary is allowed. Auxiliary uses customarily conducted in dwellings and homes such as offices of physicians, surgeons, dentists, architects, engineers, lawyers and other professionals provided that such professionals are members of the family residing in the premises; and provided further, that not more than six (6) semi-professional assistants are employed at any time; that in no case shall more than twenty percent (20%) of the floor area of the building be used for said professional practice. Dancing schools Day Care Centers 3. Barangay Centers, public and civic centers, neighborhood and community centers, puericulture centers, libraries, police stations, fire stations, and public utility structure necessary for the service of the area upon approval for the layout plan by the local zoning administrator and subject to such conditions and safeguards as deemed appropriate by the same zoning administrator PIAS Boarding houses Plant nurseries and track gardens Neighborhood convenience stores selling miscellaneous items Cottage or home industries Gasoline service stations/illing stations © In R2 districts, only the following uses are permitted Principal Uses : pe two-family dwellings all uses permitted in R1 with conditions deemed appropriate and applicable to R2 aouay residential condominium of medium rise type apartment houses, apartment hotels, hometels multi-family dwellings, accessoria boarding houses nursery, kindergarten and elementary schools, provided that these will not exceed 12 classrooms 2 clinics, family planning clinies/industrial clinies 9. local civic centers and local auditoriums, halls and exhibition areasAccessory Uses : 1. customarily incidental home occupations such as barber and beauty shops, tailoring and dress shops, neighborhood convenience stores, retail drugstore. Conditional Uses : |. ballet, dance and voice studio provided that the classes or instructions are held in sound proofed and air-conditioned building 2. sanitaria, nursery, or convalescent homes 3. philanthropic or charitable institutions upon approval of the layout plan by the zoning administrator and subject to such conditions and safeguards as deemed appropriate by the same administrator 4, offices with no actual display, sale, transfer, or handling of the office commodities in the premises. * R3 districts, only the following uses are permitted : Principal Uses 1, All uses permitted in Rand R2 with the conditions deemed appropriate by the zoning administrator and applicable to R3 zoning district 2. Medium to high-rise residential buildings, mixed use development having 60 % of gross generated area for residential use. Tenements and mass housing Multi-storey apartment Boarding, houses, provided that said buildings rooming/boarding should not exceed none (9) persons 6. Elementary schools and high schools, provided that the number of classrooms for high schools shall not exceed 20. no Accessory Uses 1. Customary accessory uses and buildings incidental to any of the above permitted uses. © In Cel. districts, only the following uses are permitted, provided that the scale of operations must be for a neighborhood size population approximately 100 families and the establishment is part of an overall plan for the community. Principal Uses : 1, alluses permitted in R-2 district 2. pawnshops, photo and portrait studios, shoeshine-repair stands, retail drug stores, tailoring and dress shopspersonal service shops such as watch repair shops, laundries and Jaundromats, repair of business machines, repair of household appliances and other small service establishments carinderias, food stores, take home kiosks, ice cream parlors, soda fountains, fruit stands, mest, fish and poultry stores, dairy products, candies and other related goods store radio, television and other electrical appliance repair shops gravel and sand dealer furniture repair and upholstering job, printing and other small service establishment blacksmith on neighborhood scales tire and vulcanizing shops welding shops Accessory Uses : i 2. customary uses and building incidental to any of the above permitted uses like storage rooms cottage and home industries © In C2 districts, only the following uses are permitted, provided that the “scale of operation must be for a barangay size population only. Principal Uses : 1. a all uses permitted in R2 and C1. districts; hardware and auto supply shops, auto sales, auto repair, car rentals, automotive handicrafts, marine craft and air craft, retail shops, accessories and spare shops and cquipment and rentals and sales yards; amusement centers, theaters, off-fronton stations, off-track stations, commercial stables, dance hall or cabaret, dance and voice studios. restaurants, beer houses, canteens, delicatessen, confectionery shops and automats, soda fountains, groceries and supper clubs, night-clubs and discoteques; hometels, inns and pension houses, motels, reducing saloons, health studios, and massage and sauna parlors, tourist cabins, and tourist homes; general retail establishments such as curios and antique shops, pet shops, and aquarium stores, book stores, art supplies and novelties, jewelry shops, liquor wine stores and flower shops; sign and billboard shops, engraving and photo-development shops, printing, blueprinting, and publishing shops; watch sales and services , locksmith and other related services; building material stores such as electrical and electronic stores; plumbing supply stores, ceramic, clay, cement and other similar products; sporting goods, supplies, dry goods stores, haberdasheries, ready- made and knitted wear stores, apparel, repair and other related repair services, and footwear shops;11, gasoline service stations / filing stations and commercial garages, multi-storey structures; 12. local wet and dry markets, including open markets (talipapa); 13. supermarkets; 14. machinery and machine shops , steel shops, machinery equipment supply and related wholesale trade; provided that the shops floor area shall not exceed 100 square meters; 15. glassware and metal ware shops, houschold equipment and appliance shops, employment services, news syndicate services, branch offices, office equipment and repair shops; 16. banks, savings /oan (related functions), money shops and other related financial institutions; 17. other stores and shops for conducting retail business and local shopping establishments; 18, funeral parlors, mortuaries and crematory services and memorial chapels: 19. messengerial services, telephone and telegraphic exchanges; 20. institutional uses as colleges and umiversities, vocational and technical schools, general hospitals and specialized general hospital, welfare and charitable institutions, municipal building; 21. electroplating shops; 22. gravel and sand dealer, 23. parking lots; 24. — blueprinting shops; 25, _ radio and television broadcasting stations; Accessory Uses : 1, customary accessory uses and buildings incidental to any of the above permitted uses. Conditional Uses 1. warehouses and storage facilities in support of commercial establishments. «In C23 districts, the following uses which are metropolitan in scale are pemnitted: Principal Uses : 1 all permitted uses in R-2, C-1 and C-2 districts ; 2 supermarkets, superstores, shopping and commercial centers; 3. commercial recreations such as bars and night- clubs, boxing, wrestling, stadia, cinema, cockfighting arenas and racetracks, jai-alai; 4. machinery equipment supply an related wholesale trade; 5. _radio-phonographs and record shops; 6. musical instrument stores,10. il printing, book binding shops, publishing shops and other related activities lumber yards; institutional uses as university complexes; commercial parking lots and garages; other commercial/business activitics not elsewhere classified. © 1-2 districts, only the following uses are permitted : 1 2. 3 4. all customary support facilities and services to the area all uses included in a planned unit development all uses permitted in I-1. district manufacturer of cocoa, chocolate and sugar confectionery chocolate and cocoa factory candy factory popcom factory chewing gum factory peanuts and other nuts factory other chocolate and sugar confectionery products ‘manufacture of food products, N.E.C manufacture of desiccated coconut manufacture of starch and its products coffee roasting grinding, egg processing manufacture of ice ; ice blocks, cubes, tubes crushed except dry ice manufacture of flavoring extracts steamed native food products (puto, siopao, etc.) manufacture of food products, N.! (vinegar, vetsin) manufacture of prepared animal foods production of prepared feeds for animals and fowls manufacture of fish meal oyster shell grinding dog and cat food factory Tobacco manufacturer Cigar factory Cigarette factory manufacture of chewing and smoking tobacco curing and redrying tobacco leaves miscellaneous processing tobacco leaves, N.E.C, manufacture of furniture and fixture except those primarily of metal manufacture of wood furniture including upholstered furniture manufacture of box beds and mattresses manufacture of wood and cane blinds, screens and shades manufacture of rattan furniture including upholstered furniture miscellancous furniture and fixture except primarily of metal, N.E.C, manufacture of containers and boxes of paper and paperboard manufacture of drugs and medicines manufacture of medicinal and pharmaceutical preparations13. 24. 25, 26. 27. 29, 30. manufacture of pottery, china and earthenware manufacture of table and kitchen articles, except coarse earthenware manufacture of coarse clay products manufacture of pottery, china and earthenware, N.E.C. manufacture of structural clay products manufacture of clay bricks and hollow clay tiles but not sun-dried (manufacturing of sun-dried brick is mining) manufacture of clay tiles. except hollow clay tiles manufacture of miscellaneous structural clay products, N.E.C. manufacture of cutlery, hand tools and general hardware manufacture of cutlery, except table flatware manufacture of hand tools manufacture of general hardware blacksmith shops manufacture of razor blade manufacture of miscellaneous cutlery, hand tools, and general hardware, N.E.C. manufacture of electrical appliances and housewares, manufacture of industrial and commercial electrical appliances manufacture of household cooking, heating and laundry appliances manufacture of other electrical appliances, N.E.C. manufacture of electrical apparatus and supplies not elsewhere classified manufacture of electrical wares, cables and writing devices manufacture of dry cells, storage battery and other batteries manufacture of clectrical lamps and fixtures manufacture of other electrical apparatus and supplies manufacture of motorcycles and bicycles . manufacture or assembly of motorcycles, scooters, pedicabs and tricycles manufacture of side cars of tricycles manufacture of bicycle parts major repair of bicycles major repair of motorcycles manufacture of non-metallic mineral products, N.E.C. manufacture of mineral products not elsewhere classified power plants and related activities water plants and related activities custom slaughtering service only slaughtering and meat dressing meat processing, curing, preserving except processing and canning of ham, bacon, sausage and chicharon other slaughtering, preparing and preserving meat products, NEC. quick freezing and cold packing of fruits and vegetables jpatis factory jute spinning and weaving ‘embroidery of made-up textile goods manufacture of candles manufacture of statuary, art goods and cut stone blacksmith and welding shop products, doing job orders32, 33, 34 35. 36. 37, 38, 39. 40. 41 42. 43. 44. 45. 46. 47. 48. 49. 50. assembly and repairing of food and beverage making machinery assembly and repairing of a textile machinery and equipment assembly and repairing of paper industry machinery assembly and repairing of printing trade machinery and equipment machine shop service operations (repaiting rebuilding or custom job orders) boat building and repairing assembly of rowboats, bancas and sailboats assembly of cars, buses, trucks and trailers manufacture of bodies of jeeps, buses and coaches manufacture of animal drawn ychicles = customary agricultural operations including livestock and dairy farms processing of agricultural and commercial food products manufacture of wooden and cloth-based toys and dolls manufacture of pens, pencils and other office and artist materials manufacture of umbrellas and canes ‘manufacture of buttons except plastic manufacture of brooms, brushes and fans manufacture of paper, metal and textile based insignias, badges and similar emblems, repait/tebuilding of motor vehicle engine THIS LIST OF PERMITTED USES WAS BASED ON MMC ZONING ORDINANCE 81-01 AND HLRB MODEL ZONING ORDINANCE @ Propared by the Municipal Planning and Development Office, San Juan, Metro ManilaANNEX B R41 Ri districts permit only single family detached houses, These zones limit population density by allowing only twenty (20) dwelling units or less per hectare. Maximum allowable height ~—of structures is. 10 meters above natural grade line In, the properly or front sidewalk, @ storeys and below) HyANNEX C <—Sfe— R2 R2_ districts permit. only buildings and structures for human occupancy with a density of twenty one (21) to. sixty-five (65) dwelling ” units per hectare. Meximum allowable height of structures is twenty one (21) meters above highest nafural grade line in the property or front sidewalk. (4-7 Storeys)ANNEX D R3 R3 districts permit ory buildings and structures for human oseupancy. with 2 density of sixty-six (68) or more dwelling units per hectare. Maximum allow able heightis eight or mors Storeys provided it cone forms wilh ihe zone's prescribed floor area ratio {FAR}. The FAR of an R-3. shall bd based on tha absolute level of density that the ‘area's: trans- portation and cther utility networks can support, fct C7 disizicts accommodate the retail- and personal services shops needed In resicientiel neighborhood. Continuous clustered retail dovelopment is clustered in the Central Businoss District (CBD). c2 €2 districts allow a wider range of locat ‘retail “and service establishments than C1 ond are intended to seve a wider neighborhoad.ANNEX F C3 €3 districts are zoned for regional shopping centers such as large malls end other large | commercial activities Which — ere regional in scope or whose narket activities generate traffic and roquires utilities and services. that extend beyond local boundaries.40 | abed Paau Se ASSESS oF VOTO IN ToueuwOr ONINOZN | Poole wor ONINOZS =o WS 807 ple WS EueRaNg“g Wo Joj papuauuocey Jo} papuewiwosey ‘pis 16u deep 10! euo ) ‘is uosiIA (OL) poeu Se Ajissejoe! 0} UondO WIV Fo 1-8 Woy SNINOZSS 0 0} 2-8 Woly DNINOZSY eo iS BUBAEND “ed OF YS WEAaS00y 4] papuewiuosey Jo} papuawiuosey Woy da9p Jo} BuO } "Ig UOSIIAAJO sapis Ylod_(6) pau se Ajjssejse! oj vondo WI (L0-18 OZ fad) % Car} PANS SHNMUSAIS IAM JO Z 12D PU | WH | a10N , Buluoz Za Jo UoNUsIEY Gepis yo daap 10} auo IS BUBARND ‘d 0) @AW SeENC WON) ) "IS LOSI _(F* iPaaU So ASso|aS! oF WORAS TIAA TO pauez Tio OzN Ted) zo HewIUT Way powdl UB|OWUES OF 16 UDSIPOW Buluo7 Z-Y J0 UONUeToR Woy 2p|s-WybU daap jo] UO) ‘aAY-SEOIIO (9) past Se AVSSe|aaT oy WOHAS TIN TTT] €-0 07 PHI e5 (CKisjaueg jediounyy wo4y SNINOZaY wos SNINOZSS Uy PUE |] DEOL 'HOSSEILIOWY GO J0 eu 40) papuewiwovay Jo) papuawiworey Auadosd auy ulows yooid au ) ig 1eMOUUESIa_(Z) POOU Se ANSSBISL 6} VOTO WEAN ‘Gus POUOZ Co-+8 oz s04) oo EIS OBDHO Put JOG O} Suvoz 2-4 J0 uoKUeIe 1S o|nexy Jo seW09 spueMo} YS O}BY 'W'9J0 “409 Wiou} spisAUByi ‘daap 101 avo ) "IS wae _(S) )POOU Se Aj1SSBj99i OF UORGO YAY (10-18 OZWsed) (40-18 OZW ted) ca qamyynos 94) UO Ail BuoAN|epuEyy uluoz ¢-9 Jo uonuerey Bulvoz ¢-9 Jo UoHS}eN 20 Avepunog leajiiod ayy pue semujnos ayy uo ‘anuaAy SEBO YSBeyRNOU BY UO "Ig LNOSSIA “SBEyHOU ey UO IS AalUL4OW Aq Pspunog 'xa1dWOD |eOIBUUOD sijluUsIS ‘yooIG Jedns_(p) jpoau Se Ayjssajoo! oy woo TUM To pOvOZ Tiara oz ied) To (peoy Buvoz 2-y Jo uoRUEjey UBjOqUES 6} Ig ABIUIYOW WON 1YOL a4} Uo doap 0] at) peoy UB|OWUES 0} AD BuoAnjepUEY Jo Avepunog jeanyjod ayy wiouy ya} ay UO “any SeBMO (e, JFL Se ANSSEIIA! 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