MARCH 2010

SBFZ CBD Zoning Guidelines

Central Business District

Zoning Guidelines

PART 3 - PAGE NO. 1

SBFZ CBD Zoning Guidelines

Key Map
District Dominant Use Code Zones
Central Business Commercial C-1 Low-Density Commercial Zone
District
C-2 Medium-Density Commercial Zone
C-2A Medium-Density Commercial (Pedestrianized Zone)
C-3 High Density Commercial Zone
INS-1 Ins tu onal-Public Facili es Zone
IND-1 Industrial-Transport Zone
REC-1 Water Easement Zone
REC-2 Recrea onal-Park Zone

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SBFZ CBD Zoning Guidelines

Central Business District

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SBFZ CBD Zoning Guidelines

Low-Density Commercial (C-1) 36. Specialty school/ training facility

37. Sports/ recrea onal facility

Principal uses. Accessory Uses.

1. An que shops, art galleries, art studios and photography store. 1. Off-street parking facili es
2. Automa c teller machines 2. Buildings for the storage of merchandise to be retailed by the principal use.
3. Auto-related shop (parts, service, repair)
4. Bakeries or bake shops with rooms for prepara on and baking.
5. Barber and beauty shops. General Requirements.
6. Bicycle stores including sales, repair and rental.
1. Building Coverage shall not be more than 30% for all buildings and structures.
7. Books and sta onery stores.
2. Recommended Minimum Lot Size: 5,000 sqm. (50m x 100m)
8. Business and professional offices
3. Minimum Setbacks (m.).
9. Camera and photographic supply stores.
Front Side Rear
10. Candy and ice cream stores.
10.0 5.0 5.0
11. Clothing stores
12. Club, mul -purpose hall, room
4. Maximum Building Height: 12.0 meters
13. Computer/ informa on-technology related ac vity
5. Floor Area Ra o (FAR) = 1.0
14. Convenience/ retail store
15. Dance, voice, music, specialty studio
16. Day care centers
17. Drug stores. Medium-Density Commercial (C-2)
18. Dry cleaning and laundry pick-up.
19. Financial ins tu ons, excluding drive-through facili es and pawn shops.
Principal uses.
20. Florist shops.
21. General service/ repair 1. Any Principal Use permi ed in C-1
22. Grocery, meat, fish, and delicatessen stores. 2. Department and shopping centers.
23. Gi shops, toy shops, and so goods stores. 3. Hotels, motels, inns, pension houses and apartels
24. Health center/ clinic/club, gym 4. Offices
25. Locksmith shops. 5. Residen al inn/apartment/condotel/condominium
26. Medical and dental offices 6. Large scale recrea onal facility
27. Music and video sales and rental stores. 7. Shopping Malls
28. Office support service
29. Op cal and eyeglasses stores.
30. Personal service/ repair Condi onal Uses:
31. Post offices
1. Shrine and religious building
32. Rental agencies for automobiles.
2. Educa onal facility
33. Restaurant, canteen, other food-serving establishment
3. Medical and health facility
34. Shoe sales and repair shops.
4. Gas sta ons
35. Showroom/ display

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SBFZ CBD Zoning Guidelines

General Requirements.
Accessory Uses.
1. Building Coverage shall not be more than 70% for all buildings and structures.
1. Off-street parking facili es 2. Recommended Minimum Lot Size: 2,000 sqm. (20m x 100m)
2. Buildings for the storage of merchandise to be retailed by the principal use. 3. Minimum Setbacks (m.).
Front Side Rear
3.0 3.0 3.0
General Requirements.
4. Maximum Building Height: 21 meters
1. Building Coverage shall not be more than 60% for all buildings and structures.
5. Floor Area Ra o (FAR) = 3.5
2. Recommended Minimum Lot Size: 2,000 sqm. (20m x 100m)
6. Ground Floor Use should be commercial (retail, service, or restaurant) and have
3. Minimum Setbacks (m.).
frontage and display windows along the street.
Front Side Rear
6.0 3.0 3.0

4. Maximum Building Height: 32 meters High-Density Commercial (C-3)

5. Floor Area Ra o (FAR) = 4.5
Principal uses.
Medium-Density Commercial 1. Any Principal Use permi ed in C-2
2. Integrated commercial center
(Pedestrianized Zone) (C-2A)
Condi onal Uses:
Principal uses.
1. Shrine and religious building
1. Any Principal Use permi ed in C-1 2. Educa onal facility
2. Department and shopping centers. 3. Medical and health facility
3. Hotels, motels, inns, pension houses and apartels 4. Gas sta ons
4. Offices
5. Residen al inn/apartment/condotel/condominium Accessory Uses.
6. Large scale recrea onal facility
1. Off-street parking facili es
Condi onal Uses: 2. Buildings for the storage of merchandise to be retailed by the principal use.

1. Shrine and religious building General Requirements.

2. Educa onal facility
1. Building Coverage shall not be more than 60% for all buildings and structures.
Accessory Uses. 2. Recommended Minimum Lot Size: 5,000 sqm. (50m x 100m)
3. Minimum Setbacks (m.).
1. Off-street parking facili es Front Side Rear
2. Buildings for the storage of merchandise to be retailed by the principal use. i. Rizal Highway 10.0 5.0 5.0
ii. All other roads 6.0 3.0 3.0

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SBFZ CBD Zoning Guidelines

4. Maximum Building Height : 45 meters (within general area of zone)

: 60 meters (within designated nodes at Rizal cor. Manila
Industrial Transport Zone (IND-1)
Ave. and Rizal cor. Aguinaldo St.)
5. Floor Area Ra o (FAR) = 10.0 Principal Uses:
1. Shipping port
Ins tu onal (INS-1) 2. Container yards
3. Heavy equipment yard
Principal Uses: 4. Automobile yards
5. Warehouses, silos, and other storage facili es for dry goods
1. Civic or government facility 6. Boat repair
2. Cultural/educa onal center
3. Conven on/seminar/workshop facility Accessory Uses:
4. Public service facility
1. Offices and administra ve facili es.
Accessory Uses: 2. Shipping and receiving space and mailing rooms.
3. Off-street parking facili es
1. Principal Uses allowed in R-2. 4. Guard house.
2. Community facili es and social centers
3. Park, playgrounds, sports field/court, promenades, and playlots General Requirements.
General Requirements. 1. Building Coverage shall not be more than 60% for all buildings and structures.
2. Recommended Minimum Lot Size: 5,000 sqm. (50m x 100m)
1. Building Coverage shall not be more than 60% for all buildings and structures. 3. Minimum Setbacks (m.).
2. Recommended Minimum Lot Size: 5,000 sqm. (50m x 100m) Front Side Rear
3. Minimum Setbacks (m.). 10 5.0 5.0
Front Side Rear
10.0 5.0 5.0 4. Maximum Building Height: 21 meters
5. Floor Area Ra o (FAR) = 3.0
4. Maximum Building Height : 21 meters (within Medium-Density Commercial Zone)
: 45 meters (within High Density Commercial Zone )
: 60 meters (within High Density Commercial Zone Node)
5. Floor Area Ra o (FAR): 3.0 (within Medium-Density Commercial Zone)
: 10.0 (within High Density Commercial Zone)

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SBFZ CBD Zoning Guidelines

Water Easement Zone (REC-1) General Condi ons:

Allowable Uses: 1. Required easements shall be as follows:

NOTES:
1. If wider than 9.00 meters, the easement along rivers or built-up waterfronts may
include a roadway/carriageway component on which vehicles can pass or on which 1. Easements shall be measured from the highest point of the slope of the bank (in the
the same may temporarily park, e.g., an esplanade and the like. case of rivers/ canals), and from the highest de level (for seasides). The official loca-
2. Hardscaped (paved) pedestrian access-ways such as walks, footpaths or arcades on of the easement should be verified with the SBMA.
(covered or roofed sidewalks without any habitable structures above or below it);
3. So scaped (paved) developments such as park strips, linear parks and the like as
well as small tree farms are encouraged for recrea onal, livelihood and soil stabili- Recrea onal Park Zone (REC-2)
za on/protec on purposes;
4. Concrete steps leading down to the water or wooden boardwalks are allowed, pro- Principal Use:
vided that all necessary safety precau ons are taken, e.g., non-slip finishing for sur-
faces, handrails and railings; 1. Green open space
5. Other forms of soil stabiliza on/protec on including an -erosion/sourcing meas- 2. Park for passive recrea on, picnicking, photography and other apprecia ve pur-
ures/structures within the easement are allowed, e.g., rip-rapping, embankment suits
protec on, etc., provided that no enclosed/semi-enclosed habitable structures are
built on, above or below such structures; and
Accessory Uses:
6. Permanent u lity/service lines (power, water, telecommunica ons, gas, etc.) are
allowed within the easement provided that these are either below grade 1.
(underground) or above grade (overhead).
Condi onal Uses:
Prohibited Uses:
1.
1. Residen al and like uses whether temporary or permanent, es and duly approved by SBMA
2. Temporary or movable hardscape elements such as gazebos, sheds, fountains and
like structures with large footprints must not encroach on the easement;
3. Long-term or overnight vehicle parking, i.e. unless duly designated as day and/or General Requirements.
night pay-parking zones;
1. Building Coverage shall not be more than 15% for all buildings and structures.
4. As a depository of stalled, wrecked or abandoned vehicles, mechanical devices and
2. Minimum Setbacks (m.).
the like;
Front Side Rear
5. The conduct of specific commercial, ins tu onal and/or industrial ac vi es not
i. 30 and above ROW 10.0 5.0 5.0
compa ble with its started character;
ii. 20 to 29 ROW 6.0 3.0 3.0
6. Unauthorized recrea onal or entertainment usage and the like which will only
benefit certain en es and which will ul mately result in inconvenience/nuisance/
3. Maximum Building Height: 10 meters
safety problems to the general public; nor
7. Any other form of private use, gain, enjoyment or profit at the expense of the mo-
toring or walking public.

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SBFZ CBD Zoning Guidelines

Summary of Development Controls

Minimum Setback (m) Maximum Site Maximum Floor Area Recommended
CLASSIFICATION ZONE
Occupancy Building Height (m) Ra o (FAR) Minimum Lot Size
CODE ZONING CATEGORY Front Side Rear
C-1 Low-Density Commercial 10 5.0 5.0 30% 12.0m 1.0 5,000 sqm.
(approx. 3 flrs.) (50m x 100m)
C-2 Medium-Density Commercial 6.0 3.0 3.0 60% 32.0m 4.5 2,000 sqm.
(Regular Street) (approx. 8 flrs.) (20m x 100m)
C-2A Medium-Density Commercial 3.0 3.0 3.0 70% 21.0m 3.5 2,000 sqm
(Pedestrianized Zone) (approx. 5 flrs.) (20m x 100m)
C-3 High-Density Commercial 5.0 5.0 60% 45.0m 7.0 5,000 sqm.
(Regular Site) 10 (along Rizal Highway) (approx. 12 flrs.) (50m x 100m)

6.0 (all other roads) 3.0 3.0

High-Density Commercial 10.0 5.0 5.0 60% 60.0m 10.0 5,000 sqm.
(Node) (approx. 16 flrs.) (50m x 100m)
INS -1 / Ins tu onal / Industrial 10 5.0 5.0 60% 21.0m 3.0 5,000 sqm.
IND-1 (Regular Site) (approx. 5 flrs.) (50m x 100m)
Ins tu onal / Industrial 10 5.0 5.0 60% 60.0m 10.0 5,000 sqm.
(Node) (approx. 16 flrs.) (50m x 100m)
REC-2 Recrea onal Parks 10 5.0 5.0 15% 10.0m N/A 5,000 sqm.
(approx. 2 flrs.) (50m x 100m)

NOTES:

1. When applying development controls, whichever is the more restric ve rule shall apply.
2. Required setbacks are for new developments only.
3. For lots 2,000 sqm. and above, abutments/firewalls are not allowed on side/rear property lines.
4. For lots below 1,000 sqm. and below, firewalls are allowed with a minimum 1m setback from the side/
rear property line. Abutments/party walls are not allowed.
5. Building height shall be measured from the established grade line or the curbline to the topmost por-
on of the building structure, including the height of projec ons above the roof such as towers, spires,
antennas, beacons and the like. In case of sloping ground, the building height shall be measured from
the highest finished grade of the curb of the adjoining public sidewalk.
6. All projects approved before June 2009 shall be excep ons to the above restric ons. Their development
controls shall be subject to a case to case nego a on.
Compara ve Allowable Building Heights

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SBFZ CBD Zoning Guidelines

Required Water Body Easement

Area Loca on Easement (m)

Drainage Channel Northern boundary of the CBD 3.0
Kalaklan Riverside Western boundary of the CBD 3.0
Marina Along Rizal Highway 3.0
Seaside (built-up area) Along Waterfront Road Area in front of Waterfront Road
Seaside (Industrial-Transport Zone) Southeast waterfront along Olongapo Bay from 3.0
Sampson St. to Causeway
Seaside (Beach) Southwest waterfront from Kalaklan River to 3.0
Manila Ave.

NOTES:

1. Easements shall be measured from the highest point of the slope of the
bank (in the case of rivers/ canals), and from the highest de level (for sea-
sides). The official loca on of the easement should be verified with the
SBMA.
2. Easements may be lease out by authori es for temporary commercial uses
such as Al fresco facili es, exhibits, events and for general recrea on.

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