Board of Commissioners

RESOLUTION NO.R-744
Series of 2003

APPROVING THE COMPREHENSIVE LAND USE PLAN/

ZONING ORDINANCE OF THE MUNICIPALITY OF
TAGUIG

WHEREAS, the Board is empowered under letter of Instruction No.729, Executive

Order (EO) No.648 s.19981 as amended by EO No.90 s. 1981, Republic Act (RA) No.7279
,and RA No.7160, the Local Government Code ,as implemented by EO No.72 s.1991 to
review and ratify land use plans of highly urbanized cities to ensure their compliance with
national standards;

WHEREAS, the MUNICIPALITY of TAGUIG has complete the formulation of its

Comprehensive Land Use Plan/Zoning Ordinance, 2000-2020, through the City Development
Council and the City Planning and Development Office;

WHEREAS, the plan has been adopted by the Sangguniang Panlungsod under
Resolution No. 129, S of 2003, dated 19 May 2003;

WHEREAS, the Metro Manila Development Council approved and has favorably
endorsed to this Board the approval of said CLUP/ZO through MMDA Resolution No. 03-21,
dated 26 June 2003;

WHEREAS, the city has complied with the prescribed documentary and procedural
requirements in the plan formulation process;

WHEREAS, after the review of the above plan pursuant to the CLUP/ZO review and
approval process under HLURB Administrative No. 01, Series of 1996, the Board finds that
the Comprehensive Land Use Planning/Zoning Ordinance of the Municipality of Taguig, 2000-
2020, substantially complies with national standards and guidelines on comprehensive land
use plan formulation;

RESOLUTION NO. 744, Series of 2003

APPROVING THE COMPREHENSIVE LAND USE PLAN
ZONING ORDINANCE OF THE MUNICIPALITY OF TAGUIG, 2000-2020
Page 2
-----------------------------------------------------------------------------------

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

COMPREHENSIVE LAND USE PLAN/ZONING ORDINANCE OF THE MUNICIPALITY OF
TAGUIG, be APPROVED, as the same is hereby APPROVED.

APPROVED, 20 August 2003, Quezon City, Metro Manila.

MICHAEL T. DEFENSOR
Chairman

JOSE C. CALIDA ROMULO Q. M. FABUL

Undersecretary, DOJ Commissioner and
Ex-Officio Commissioner Chief Executive Officer

EDUARDO R. SOLIMAN, JR. TERESITA A. DESIERTO

Undersecretary, DILG Commissioner
Ex-Officio Commissioner

AUGUSTO B. SANTOS FRANCISCO L. DAGNALAN

Deputy Director-General, NEDA Commissioner
Ex-Officio Commissioner

JOEL I. JACOB
DPWH
Ex-Officio Commissioner

Attested:

CHARITO B. LANSANG
Board Secretary
 REPUBLIKA NG PILIPINAS
TANGGAPAN NG PANGULO
Pangasiwaan Sa Pagpapaunlad Ng Kalakhang Maynila
(Metropolitan Manila Development Authority)
“Tapat na Serbisyo sa Bagong Milenyo”

METRO MANILA COUNCIL

MMDA Resolution No.03-21

Series of 2003

ENDORSING FOR RATIFICATION BYBY THE HOUSING AND LAND USEREGULATION

BOARD THE COMPREHENSIVE LAND USE PLAN AND ZONING ORDINANCE FOR THE
MUNICIPAL OF TAGUIG

WHEREAS, the Sangguniang Bayan of the Municipality of Taguig, through Resolution

No. 129 and Ordinance No. 15, series of 2003 dated May 19, 2003 adopted its Comprehensive
Land Use Plan and Land Use Guidance System and Providing for the Administration and
Enforcement for the Municipality of Taguig;

WHEREAS, the formulation of the said Comprehensive Land Use and Zoning
Ordinance is in line with the provision of Republic Act No. 7160 or the Local Government Code
of 1991 requiring all local government units to prepare their land use plans, zoning ordinances,
enforcement systems and procedures;

WHEREAS, this provision of RA 7160 was reaffirmed by Executive Order No. 72,
dated March 2, 1993 which provides that LGUs shall, conformity with existing laws, continue
to prepare their respective Comprehensive Land Use Plans and Zoning Ordinances, and
submit the same to HLURB for ratification;

WHEREAS, the comments and recommendations of local sector experts, members of

the MMDA-HLURB Technical Review Committee and the local residents generated during
public hearings and consultations were considered in the formulation of the said
Comprehensive Land Use Plan and Zoning Ordinance;

WHEREAS, the said Comprehensive Land Use Plan and Zoning Ordinance serve as
effective mechanism to attain the development goals and objectives of the Municipality of
Taguig by guiding its people in their collective and sustainable use of scare resources to
ensure a better quality of life and an improved living environment.

WHEREAS, the Municipality of Taguig, as a COMPONENT LOCALITY OF Metro

Manila, is consistently committed towards a rational, planned and coordinated development
for the metropolis under the policy guidelines of the Physical Framework Development Plan
for Metropolitan manila (1996-2016).

MMDA, Building, EDSA Cor. Orense St., Guadalupe, Makati City

Tel No. (632) 8822626∙8822628∙Fax No. (632) 8822630 E-mail: mmdagm@evoserve.com Webpage: www.mmda.gov.ph

METROBASE
Tel Nos. 8820874∙8820876∙8820877∙ Fax No. 8820889
Page 2…
ENDORSING FOR RATIFICATION BY THE HOUSING AND LAND USE REGULATORY BOARD
THE COMPREHENSIVE LAND USE PALN AND ZONING ORDINANCE FOR THE MUNICIPALITY
OF TAGUIG
X===========================================================================X

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

and 9 of Republic Act No. 7924 and its Implementing Rules and Regulations, that the Metro
manila Council hereby endorses for ratification by the Housing and land Use Regulatory
Board thee Comprehensive Land Use Plan and Zoning Ordinance for the Municipality of
Taguig without prejudice to the boundary dispute/ claims of its adjoining cities/
municipalities..

This Resolution shall take effect upon approval.

DONE this 26th day of JUNE 2003,in Makati City ,Metropolitan Manila Philippines.

BAYANI F. FERNANDO
Chairman

BENJAMIN C.ABALOS, JR. VERGEL A. AGUILAR

Mayor,Mandaluyong City Mayor,Las Piñas City

JOSE L. ATIENZA, JR. FELICIANO R. BELMONTE

Mayor, City of Manila Mayor,Quezon City

JEJOMAR C. BINAY ROSEDO T.CAPCO

Mayor ,Cty of Makati Mayor ,Pateros

BOBBIT L. CARLOS,M.D. JOSEPH VICTOR G. EJERCITO

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

SOLEDAD C. EUSEBIO MA.LOURDES C. FERNANDO

Mayor , Pasig City Mayor ,Marikina City

JAIME R. FRESNEDI REYNALDO O. MALONZO

Mayor,City of Muntinlupa Mayor, Caloocan City

JOEY P.MARQUEZ TOBIAS M. TIANGCO

Mayor, Parañaque City Mayor,Navotas

SIGFRIDO R.TINGA WENCESLAO B. TRINIDAD

Mayor, Taguig Mayor,Pasay City

AMADO S. VICENCIO JESUS C.CRUZ

Mayor, City of Malabon Chairman
Metro Manila Vice Mayors League

PERPTUO F. CAMILA
President
Metro Manila Councilor League
 Taguig Land Use Guidance System

Table of Contents

ARTICLE/SECTION Title Page

No. No

ARTICLE 1 TITLE OF THE ORDINANCE 1

Section 1 Title of the Ordinance 1

ARTICLE II AUTHORITY AND PURPOSE 1

Section 2 Authority 1
Section 3 Purpose 1
Section 4 General Principles 2

ARTICLE III DEFINITION OF TERMS 3

ARTICLE IV ZONE CLASSIFICATIONS 7

Section 5 Division into Zones 7
Section 6 Description of Zones 8
Section 7 Zoning Map 13
Section 8 Zone Boundaries 13
Section 9 Interpretation of the Zone Boundary 13

ARTICLE V GENERAL CONDITIONS 14

Section 10 General Provisions 14
Section 11 Classification of Uses 14
Section 12 Height Regulations 14
Section 13 Specific Provisions of the National Building Code 14
Section 14 Subdivisions, Condominiums and Socialized Housing 15
Section 15 Development Permit 15
Section 16 Easement 15
Section 17 Environmental Compliance Certificate 15
Section 18 Projects of National Significance 16
Section 19 Innovative Techniques or Designs 16

ARTICLE VI PERFORMANCE CRITERIA 16

Section 20 Application of Performance Criteria 16
Section 21 Buffer Yards 16
Section 22 Environment Conservation and Protection Criteria 17
Section 23 Agriculture Land Conservation and Protection Criteria 18
Section 24 Network of Green and Open Spaces 18
Section 25 Historical Conservation and Preservation Criteria 19
Section 26 Site Performance Criteria 19
Section 27 Infrastructure Capacities 20
Section 28 Traffic Impact Assessment 20
ARTICLE/SECTION Title Page
No. No

ARTICLE VII SPECIFIC ZONE GUIDELINES 20

Section 29 Application of Specific Zone Guidelines 20
Section 30 Basic Zone Guidelines 20
Section 31 Overlay Zone Guidelines 33

ARTICLE VIII MITIGATING DEVICES 36

Section 32 Deviation 36
Section 33 Procedures for Granting Variances and Exception 36

ARTICLE IX ADMINISTRATION AND ENFORCEMENT 37

Section 34 Locational Clearance 37
Section 35 Processing Fee for Location Clearance 37
Section 36 Escalation Clause 39
Section 37 Time of Payment 39
Section 38 Exemption 39
Section 39 Building Permit 39
Section 40 Business Permit 39
Section 41 Non-User of Location Clearance 39
Section 42 Issuance of Zoning Classification 39
Section 43 Certificate of Non-Conformance 39
Section 44 Existing Non-Conforming Uses and Building 40
Section 45 Phasing-Out of Temporary Use Permits 40
Section 46 Responsibility for Administration and Enforcement 40
Section 47 Power and Functions of a Zoning Administration 40
Section 48 Action on Complaints and Oppositions 40
Section 49 Functions and Responsibilities of the Local Zoning
Board of Adjustments and Appeals 41
Section 50 Composition of the LZBAA 41
Section 51 Review of the LUGS 42
Section 52 Composition of the Local Zoning Review Committee 42
Section 53 Function of the LZRC 42
Section 54 Amendments to the LUGS 43
Section 55 Violations and Administrative Penalties 43
Section 56 Suppletory Effect of other Laws and Decrees 44
Section 57 Separability Clause 44
Section 58 Repealing Clause 44
Section 59 Effectivity Clause 44
 Taguig Land Use Guidance System

2 MUNICIPALITY OF TAGUIG
ORDINANCE NO. 15
Series of 2003

AN ORDINANCE
ADOPTING A REVISED LAND USE GUIDANCE SYSTEM
FOR THE MUNICIPALITY OF TAGUIG AND PROVIDING FOR THE ADMINISTRATION
AND ENFORCEMENT THEREOF

Be it ordinance and enacted by the Sangguniang Bayan of Taguig:

WHEREAS, Section 20-c of the Local Government Code provides that local government
units shall continue to prepare their respective Land Use Plans enacted through Zoning
Ordinances which shall be the primary and dominant bases for the future use of land
resources;
WHEREAS, the local government of Taguig in pursuit of its development goals and
objectives, formulated its Comprehensive Land Use Plan which would require the enactment
of regulatory measures to translate its planning goals and objectives into reality;
WHEREAS, ON December 18, 2000 this body passed and approved Ordinance 33, Series
of 2000 adopting a land development guidance system which was subsequently published
and submitted to the Metropolitan Development Authority (MMDA);
WHEREAS, after a thorough study, it was found that there is a need to revise the said land
development guidance system as recommended by the MMDA;
WHEREAS, this Zoning Ordinance is one such regulatory measure which is an important
tool for the implementation of the Comprehensive land Use Plan;

NOW THEREFORE, the Sangguniang Bayan of Taguig in a session assembled hereby

adopts the following Zoning Ordinance.

ARTICLE I
TITLE OF THE ORDINANCE

Section 1. Title of the Ordinance. This Zoning Ordinance shall be known as the
Taguig Land Guidance System and shall hereinafter to as the LUGS.

ARTICLE II
AUTHORITY AND PURPOSE

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

Section 3. Purposes. The LUGS is enacted for the following purposes

1
 Taguig Land Use Guidance System

1. Promote and protect the health, safety, peace, comfort, convenience and general
welfare of the inhabitants of the Municipality;

2. Guide the growth and development of Taguig in accordance with its Comprehensive
land Use Plan;

3. Provide the proper regulatory environment to maximize opportunities for creativity,

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

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

open space and other functional areas within the Municipality and promote the
orderly and beneficial development of the same; and

5. Guide the local government and the private sector in their development decisions.

Section 4. General Principles. The LUGS is based on the approved Taguig

Comprehensive Land Use as per Resolution No. 129 dated May 19, 2003.

1. The LUGS reflects the Municipality’s vision to be “A highly livable and

environmentally sustainable city, with a globally competitive business environment
under the guidance of an accountable, proactive, strong and competent local
leadership with a participant community.”

2. The LUGS recognizes that any land use is a use by right but provides that the
exercise of such right shall be subject to the review standards of the LUGS.

3. The LUGS gives the free market the maximum opportunity to spur the Municipality’s
development within a framework of environmental integrity and social responsibility.

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

developments rather than regulating against the worst type of projects.

5. The LUGS has been crafted in a manner that is fully responsive to the ever changing
condition that the Municipality continually face.

6. The LUGS functions as a tool for informed decision-making on the part of land use
administrators by way of providing specific criteria to judge the acceptability of
developments.

7. The LUGS provides a direct venue for community empowerment where the
stakeholders become involved especially in critical development decisions.

8. The regulation in the LUGS are considered as land development as land use
management tools that are necessary to provide a clear guidance to land
development in order to ensure the community ‘s common good.