O1053 11 Zoning Ordinance 2011

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Sponsored By: Honorable Councilors Ruben C. Ramos, Danilo V. Hernandez, Henry C. Medina, Mark Anthony G.
Santos, Filemon A. Aguilar Jr., Alfredo L. Miranda, Renato P. Dumlao, Dennis S. Aguilar, Carlo R. Aguilar, Leopoldo F.
Benedicto, Oscar C. Peña, Rex H. Riguera, Buenaventura F. Quilatan and Loraine Ann N. Dela Cruz.
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CITY ORDINANCE NO. 1053-11

Series of 2011
AN ORDINANCE AMENDING CITY ORDINANCE NO. 520-00, SERIES

OF 2000
WHEREAS, R.A. 7160, otherwise known as the Local Government Code of

1991, provides that local government units (LGU’s) shall, in conformity with existing
laws, 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 Code further provides that the powers and
duties for the proper enforcement of the Zoning Rules and Regulations have been
devolved upon the Local Government as part of its primary responsibilities;
WHEREAS, the implementation of the Comprehensive Development Plan would

require the enactment of regulatory measures to translate its planning goals and
objectives into reality;
WHEREAS, a Zoning Ordinance is one such regulatory measure which is an

important tool for the implementation of the comprehensive development plan;
NOW, THEREFORE:
BE IT ORDAINED by the Sangguniang Panlungsod of the City of Las Piñas, in

session assembled, that:
ARTICLE I
TITLE
Section 1. Title. This Ordinance shall be known as The Amended

Comprehensive Land Use and Zoning Ordinance of the City of Las Piñas and shall be
referred to as the “Zoning Ordinance of 2011”.
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City Ordinance No. 1053-11, Series of 2011. “An Ordinance Amending City Ordinance No. 520-00, Series of 2000.”
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ARTICLE II
AUTHORITY AND PURPOSE
Section 2. Authority. This Ordinance is enacted pursuant to the provisions of

the Local Government Code of 1991 (R.A. 7160) Section 447 paragraphs (a)(2)(IX) and
(a)(2)(X) “authorizing the City through Sangguniang Panlungsod to adopt Zoning
Ordinance subject to the provisions of the existing laws.”
Section 3. Purpose. This Ordinance is enacted to achieve the following

purposes:
a. To promote and protect public health, safety, peace, morals, comfort,

convenience and general welfare of the inhabitants in the locality;
b. To guide, control and regulate future growth and development in

accordance with the Development Plan of the City of Las Piñas;
c. To protect the character and stability of residential, commercial, industrial,

institutional, parks and open spaces and other functional areas within the
locality and promote the orderly and beneficial development of the same.
d. To provide adequate light, air, privacy and convenience to access to property.
e. To prevent undue concentration of population and congestion to properties;
f. To regulate the location and use of buildings and lands in such a manner as
to obviate the danger to public caused by undue interference with existing or
prospective traffic movement on such streets and thoroughfares;
g. To regulate and restrict the location and use of buildings, structures and land
for trade, industry, residence and other uses, and to establish building or
setback lines;
h. To prevent additions to and alteration or remodeling of existing buildings or

structure in such away as to avoid the restrictions and limitations lawfully
imposed in this Ordinance;
i. To protect the inhabitants against fire, explosion, and noxious fumes, and
other hazards in the interest of public health, safety, comfort and general
welfare ;
j. To eliminate the incompatible or non- conforming uses of lands, buildings and

structure which are adversely affecting the character and value of desirable
development in each district.
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Section 4. General Zoning Principle. Zoning is the division of the city into
land use zones, the specification of patterns, nature and characteristics of uses and the
provision of density and environmental regulations in consonance with the approved
Land Use Plan that has been prepared by the City Development Planning Office and
adopted by the Sangguniang Panlungsod of Las Piñas.
ARTICLE III
DEFINITION OF TERMS AND PHRASES
Section 5. Definition of terms and Phrases. The terms of words and phrases
used in this Ordinance are defined and understood to have the meaning
correspondingly indicated herein:
1. “Accessoria” or row house – a house of not more than two (2)

storeys, composed of a row of dwelling units entirely separate from one
another by party wall or walls and with an independent entrance for each
dwelling unit;
2. Accessory use – a use customarily incidental and subordinate to the

principal use of the building and located on the same lot with such
principal use of the building;
3. Alterations, structural – any change in the supporting members of a

building such as bearing walls, columns, beams or girders;
4. Alley, lane or callejon – a public space or thoroughfare affording

generally a secondary means of access to abutting property;
5. Apartment building – a building arranged, intended or designed to be

occupied by three or more families living independently of each other;
6. Animal stockyard – usually an open-fenced yard without buildings where

livestock are quartered, fed and cured to recuperate in weight before
slaughter. It is usually adjacent to slaughterhouse;
7. Arboretum – a large tract of land treated as natural outdoor museum or

started as a natural wooded site, the existing trees or shrubs being
preserved or planted to entirely new plantings and arranged by family and
generic groups for specific study. It is considered as a preserved nature
park;
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8. Bar – any place where intoxicating and fermented liquors or malt drinks
are sold or disposed of for a price, or such place with hired hostesses
occasionally dancing to music;
9. Barangay – the basic political unit in the Philippines composed of all

persons who have been residents of the barrio, district or barangay for at
least six months, citizens of the Philippines, and duly registered in the list
of barangay members kept by the barrio, district or barangay secretary;
10. Block – the combined area of one (1) or more lots forming a street block
bounded by more than two (2) streets.
11. Boarding house – a house with several sleeping rooms where boarders
are provided with lodging and meals for a fixed sum paid by the week or
month, in accordance with previous arrangements;
12. Botanical garden – a park opened to the public where specimen trees,
plants and shrubs of native or imported varieties are grown, exhibited and
maintained with their scientific and local names in well landscaped
gardens for the education, enjoyment and relaxation of the public.
Sometimes combined with the zoological garden to give the natural setting
needed for confined birds, reptiles and animals;
13. Boundary lines – the abstract line formed by the technical description of
bearings and distances given on the certificate of title of the property or as
defined herein;
14. Buffer strip – a minimum of four (4.00) meters strip established to

separate and protect one type of land use from another, for example, as a
screen to objectionable noise, smoke or visual aspects of an industrial or
commercial zone adjacent to a residential zone;
15. Building – any structure having a roof supported by columns or walls. A

main building is one in which the principal use of the lot upon which it is
situated is conducted. Every dwelling in a residential district is a main
building. Accessory building is a subordinate building, the use of which is
incidental and accessory to the principal use on the same lot. The term
building includes the term structure;
16. Building accessory – a building subordinate to the main building on the

same lot, the use of which is either (1) necessary to the enjoyment or
operation of a lawful principal use, transitional use, or (2) appropriate,
incidental and subordinate to any principal use, such as servants quarter,
garage, pump house, laundry, etc.;
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17. Buildable area – the remaining space in a lot after deducting the required
minimum open spaces;
18. Building area – the combined (roofed) covered area of a building

measured at the ground floor excluding the projection of roof-eaves.
Similar to buildable area;
19. Building, existing – a building erected prior to the adoption of this

Ordinance or one for which a legal building permit has been issued;
20. Business – commercial activity customarily engaged in as a means of

livelihood and typically involving some independence of judgment and
power of division;
21. Car barns – terminals and garage for public utility vehicles for hire, such
as jeepneys, taxicabs, trucks and animal drawn vehicles, where such
vehicles are stored, repaired and maintained within its own premises
outside of any streets;
22. Certificate of Non-conformance - Certificate issued by the Zoning

Administrator to all uses existing prior to the adoption of the zoning
ordinance. Which while legally existing as the adoption of this ordinance,
have become disallowed or non–conforming under the terms off this
ordinance; it is a certificate that recognize the existence and legitimacy of
a non-conforming use and authorizes it to continue in existence, under
certain condition;
23. Certificate of Zoning Compliance - Certificate issued by the Zoning

Administrator attesting to the conformity of the proposed project with the
provisions of this code and permitting it to be established;
24. Cluster housing – a single-family attached dwelling containing three or

more separate living units grouped closely together to form relatively
compact structure;
25. Cockpit – a pit or enclosure within a building or a portion thereof where

cockfighting is held, where betting money betting may or may not be
made;
26. Commercial district – an area predominantly used for commerce;
27. Commercial Garage – A garage where automobiles and other motor

vehicles are housed, cared for, equipped, repaired or kept remunerations,
hire or sale;
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28. Condominium building – a multi-rise structure usually used for

commercial or residential purposes and generally owned by the occupants
thereof;
29. Country Club - the use of a building or space or sports and recreation
with facilities that include clubhouse, golf course, other sports field,
swimming pool, meetings and conference rooms, dining rooms, and other
similar and related activities;
30. Cottage industry – an economic activity carried on in the homes or in

other places for profit, with capitalization not exceeding One Hundred
Thousand pesos (P100,000.00) at the time of registration. The definition
provided for in P.D. No. 817 is hereby adopted for zoning purposes;
31. District – a division of a city;
32. Dog kennel – a structure used for the harboring of more than three (3)
dogs;
33. Dominant land use – land use which accounts for at least seventy
percent (70%) of the area within One Thousand (1,000) meter radius
from the periphery of the lot being applied for;
34. Dormitories – an institutional building where boarders are provided with

board and lodging, sleeping and eating in common halls and consisting of
at least ten (10) or more persons;
35. Dry cleaning – the cleaning of textiles, fabrics, garments and other
articles by the use of cleaning solvents other than water, extracting of the
solvents before drying and ironing the same. The activity is usually
housed in a building and consisting of one or more dry cleaning units of
machinery or equipment where said articles are carried through a
complete cleaning process;
36. Dumping site – a lot or land or part thereof used primarily for the disposal
by dumping, burial, burning or any other means and/or whatsoever
purpose of garbage, sewerage, trash, refuse, junk, discarded machinery,
vehicles, or parts thereof, or waste material of any kind;
37. Dwelling – a building designed or used exclusively as the living

quarters for one or more families;
38. Dwelling, one family – a house accommodating a single family and

having two side yards;
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39. Dwelling, one family; semi-detached – a one-family house having one

party wall and one side yard;
40. Dwelling, row or group – a building consisting of series of one family

sections having a common wall between each two adjacent sections;
41. Dwelling, multiple – a building used as a home or residence of three (3)

or more families living independently from one another each occupying
one or more rooms as a single housekeeping unit;
42. Dwelling, two families – a house or structure divided into two separate
and independent living quarters by a wall extending from the floor to the
ceiling. Each portion provides complete living facilities for a household;
43. Easement – open space imposed on any land use/activities sited along
waterways, road right-of-ways, cemeteries/ memorial parks and utilities;
44. Exception. Device which grants a property owner relief from certain
provisions of this Zoning Ordinance, where because of the specific
characteristics of the property and the nature of land uses surrounding the
same, enforcement of the Ordinance is impractical and will result in
particular hardship upon the owner and not just inconvenience, and
the exception is not sought solely for the pursuit of the desire to make
more money;
45. Farm – any area of land used for gain in the raising of agricultural
products, livestock, poultry and dairy products. It includes necessary farm
structures within the prescribed limits and the storage of equipment used;
46. Filling station – any area of land, including structures thereon, that is
used or designed to be used for the supply of gasoline or oil or other fuel
for the propulsion of motor vehicles and which may include facilities
used or designed to be used for polishing, greasing, washing, spraying,
dry cleaning or other cleaning or servicing such motor vehicles;
47. Firewall – a fire block which extend vertically from the lowest portion of
the wall which adjoins the two (2) living units up to minimum height
of 0.30 meter above the highest portion of the roof attached to it; the
firewall shall also extend horizontally up to a minimum distance of 0.30
meter beyond the outermost edge of the abutting living units;
48. Fishpond – an area specifically devoted to activities as the cultivation

and raising of fish;
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49. Floor Area Ratio or FAR – is the ratio between the gross floor area of a
building and the area of a 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 base on its
capacity to support development in terms of the absolute level density that
the transportation and the other utility networks can support;
50. Fraternal Clubs and Lodges – all building used as non-profit private
clubs exclusively for civic, religious, charitable and Masonic organizations;
51. Funeral chapels – private non-denominational funeral chapels located at

or near or attached to cemeteries for the purpose of spiritual meditation
and vigil before burial of deceased persons. The display or sale of coffins
or flower wreaths are not conducted therein although dedicated wreaths
may be displayed in memory of the deceased person;
52. Garage, commercial – a garage where automobile and other vehicles

are housed, cared for equipped, repaired or kept for remuneration, hired
or sold, other than service permitted at an automobile station defined
herein;
53. Garments factory – a factory producing garment of cloth or plastic such

as ready-made dresses, hats, shirts, underclothes, children’s clothes,
raincoats, etc., of commercial quantity;
54. Gasoline service station – a place where gasoline or any other motor
fuel, lubrication oil or grease for operation of automobile is offered for sale
to the public. Deliveries are made directly into the vehicle including
lubrication on the premises, the washing of automobile where no
mechanical conveyor, blower or steam cleaning device is involved and
including only such other service and minor adjustments as are
customarily permitted at gasoline supply stations;
55. Heliport – an area of land or water or a structural surface which is

intended for use for the landing and take-off of helicopters, and any
appurtenant areas which are used or intended for use, for heliport
buildings and other heliport facilities;
56. Helistop/Helipad – the same as a helicopter except that no re-fuelling,

maintenance, repair or storage of helicopters is permitted;
57. High Density Commercial Zone (C-3) – an area within a city intended
for regional shopping centers such as large malls and other commercial
activities which are regional in scope or where market activities generate
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traffic and require utilities and services that extend beyond local
boundaries and requires metropolitan level development planning and
implementation. High-rise hotels, sport stadium or sports complexes are
also allowable in this zone;
58. High Density Residential Zone (R-3) - a subdivision of an area

principally for dwelling/housing purposes with a density of sixty-six (66) or
more dwelling units per hectare;
59. Hometel – any establishment offering room and board usually for
tourist and transients on a daily or monthly basis;
60. Home occupation – occupation conducted within a dwelling and not in

any accessory building provided no persons who is not a resident in
the premises is employed, no mechanical equipment is used, except such
as is permissible for surely domestic or household purposes and not
more than one-fourth (1/4) of the floor area of one storey of the dwelling
is devoted to such home occupation does not require internal or external
alteration, or involve construction features or use of equipment not
customary in dwellings;
61. Horticultural nursery – a large tract of public land for the purpose of
cultivation and raising decorative specimen and exotic trees, shrubs
and plants, whether native or foreign, for sale to the public, or for use of
street plantings and landscaping of the public plazas, parks and other
grounds. It is considered as a planting nursery for propagation and
transplanting;
62. Hospital – unless otherwise specified, the term “hospital” shall be

deemed to include sanitarium, sanatorium, preventorium, clinic, rest
house, nursery home, convalescent home and any other place for the
diagnosis, treatment, or other case of ailments, and shall be deemed to be
limited to places for diagnosis, treatment or other cases of human
ailment;
63. Hotel – a building or part thereof with rooms occupied or intended to be

occupied for hire as temporary abode place of individuals with a general
kitchen and public dining room service, but no provisions for cooking in
any individual suite or room;
64. Hotel apartment – an apartment which may furnish dining room service
and other services for the exclusive use of its tenants;
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65. Hotel residential – a dwelling occupied by permanent guest only and not
by transients. It may include restaurants, newsstands and other accessory
services primarily for serving its occupants and only incidental to the
public;
66. Incinerator plant – a place for burning garbage;
67. Innovative design – introduction and/or application of new creative

designs and techniques in development projects, e.g., Planned Unit
Development (PUD), Newtown, etc. ;
68. Institutional Zone - an area within a city principally for general / types of
Institutional establishments, e.g. government offices, schools, hospital /
clinic, academic / research, convention centers;
69. Junk yard – a lot or part thereof, used primarily for the collection, storage
and sale of waste or discarded materials or for the collection, dismantling,
storage and salvaging of machinery or vehicles not in running condition
and for the sale of parts thereof;
70. Karaoke bar – amusement place, club or lounge that provides karaoke
equipment so that people can sing publicly popular songs accompanied
by a recording of an orchestra, sometimes on a small stage with the
expectation that sufficient revenue will be made selling food and drink to
the singers. Less commonly, the patron wishing to sing must pay a small
fee for each song they sing;
71. KTV Lounge – a very popular form of corporate entertainment, variant

colloquially termed “special KTV” similar to karaoke bar and beerhouse
but has added feature of girls being available for hire in the KTV rooms.
Sexual recreation can take place in the KTV room itself or in more up
market, establishments;
72. Laundromat – a business activity provided with individual clothes washing

machine for the use of retail customers;
73. Linear park – a long and narrow park of not more than three (3) meters
wide;
74. Light Industrial Zone ( I-1) - a subdivision of an area principally for the
following types of industries;
75. Loading and Unloading areas – vehicular loading and unloading of

passengers or goods in specific, limited areas or zones along the street or
driveway system;
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76. Local/City Zoning Administrator – a government employee responsible

for the implementation/enforcement of the Zoning Ordinance in the City ;
77. Lodging house – a building or part thereof containing sleeping rooms

where lodging is provided for a fixed compensation in accordance with
previous arrangements;
78. Lot - a parcel of land on which a principal building and its accessories are
placed or may be placed together with the required open spaces;
79. Lot area per family – a portion of an area of a lot allocated for one family;
80. Lot depth – the average horizontal distance between the front and the rear
property lines;
81 Lot inside – a lot fronting one street or public alley with remaining sides
bounded by lot lines;
82. Lot lines – the line of demarcation between either public or private
property on all sides;
83. Lot width – the average horizontal distance between the sides of lines;
84. Low Density Residential Zone(R-1) - an 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 twenty ( 20) dwelling units and
below per hectare;
85. Low intensity Commercial Zone(C-1) – an area within the city principally
for trade, services and business activities ordinarily referred to as the
Central Business District;
86. Manufacturing Industry – an industry which involves the chemical or

mechanical transformation of organic/inorganic materials into finished
products;
87. Medium Density Residential Zone (R-2) - an area within the city
principally for dwelling /housing purposes with a density of twenty-one
(21) to sixty-five (65) dwelling units per hectare;
88. Medium Industrial Zone (I-2) – an area within a city principally for the
following types of industries:
a). pollutive / non – hazardous;
b) pollutive/ hazardous;
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89. Medium Intensity Commercial Zone(C-2) - an area within the city with
quasi-trade business activities and service industries performing
complimentary functions to principally commercial zone(CBD);
90. Mitigating Devices - granting of relief from the requirements of this

Ordinance in meritorious cases, where strict enforcement of the provisions
thereof will be unduly harsh oppressive, impractical, burdensome or
uneconomical. Among such devices are exceptions, temporary use
permits and certificates of non-conformance;
91. Money shop – an extension service unit of a bank, usually operating within
or near a public place with authority to accept money for specific
purposes;
92. Motel – a hotel for motorists. A group of furnished rooms near or along a
highway that offer accommodations for highway travelers for short time
periods;
93. Museum – a non-profit, non commercial establishment operated as

repository, or a collection of natural, scientific, literary or cultural objects of
interest such as work of art. This does not include the regular sale or
distributions of the object collected;
94. Night Club – a restaurant open at night usually serving liquor, having a
floor show and providing music and space for dancing;
95. Non-conforming building use – the use of a building or land or any

portion of such building or land which does not conform with the use
regulations of the district where it is situated;
96. Nursing or convalescent home – any dwelling with less than fifteen (15)
sleeping rooms where persons are housed or lodged and furnished
with meals and nursing care for hire;
97. Occupancy – the purpose for which a building is used or intended to be

used. The term shall also include the building or room housing such use.
Change of occupancy is not intended to include change of tenants or
proprietors;
98. Office Building – commercial buildings used to house offices for lease or
rent. It may concern a single occupancy use or mixed occupancy
uses not involving retail merchandising except professional services;
99. Off-street parking – the stopping or parking of any vehicle along any
street, except at designated areas located in the premises either at the
front side and rear yards at the same or any nearby lot;
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100. Open Market – a public place, government or privately owned, where dry
and perishable goods are sold. Usually, no refrigeration facilities are
available;
101. Open Space – an unoccupied space open to the sky on the same lot with
the building;
102. Open Storage – a roofed structure without side walls used for the
safekeeping of goods;
103. Open Use – any use of a lot that is not conducted within the building;
104. Parking Building – a building of several floors used for a temporary

parking of private vehicles on various floors and provided with the
following services, gasoline filling stations, washing greasing,
cleaning and other maintenance services, except vulcanizing of tires and
repair of vehicles;
105. Parking Space – an off-street space available for a parking of one (1)
motor vehicle and having an area of not less than two hundred square
feet (200 sq. ft.) exclusive of passageways and driveways appurtenant
thereto and giving access thereto, and having direct access to a street or
alley;
106. Parking lot – an off-street open area, the principal use of which is for the
parking of automobile by the public, whether for compensation or not, or
as an accommodation to client or customers;
107. Parkways – elongated or “ribbon” parks featuring a motor and for non-
commercial traffic, connecting parks, monuments, beaches and recreation
areas or otherwise affording opportunity for a pleasant safe driving;
108. Parks and Recreation Zone (PRZ) – an area designed for diversion /
amusements and, or the maintenance of ecological balance of the
community;
109. Planned Unit development (PUD) – refers to land development projects

which allow planned land use mixes so designed as to enhance the
immediate environment rather than result in its deteriorated use;
110. Port and Harbor facilities – all the mechanical and physical facilities for
the efficient and economical operation, transportation and movement of
maritime cargo and passenger such as piers, dock or slips, tourist sheds,
waterfront, fairways, breakwater, lighthouse, fuel and water lines, etc.;
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111. Portechers – a passageway through a building or screened wall designed

to let vehicles pass from the street to an interior, courtyard;
112. Residential Condominium - a building containing at least five or more

apartments units with common areas and individuals facilities, each
apartment owner having exclusive ownership and possession of his
apartment;
113. Required open space – any front sides or rear yards, court, usable, open
space, or off-street parking space provided for in a building in order to
meet the requirements of this Ordinance;
114. Rezoning – an amendment to or a change in the text and maps of the

Zoning Ordinance;
115. Row house – a single-family attached dwelling containing three or more

separate living units designed in such a way that they abut each other at
the sides, as in a row, and are separated from each other by party walls,
provided with independent access, services, and use of land;
116. Salt beds – an area specifically devoted to salt making activities;
117. Setback – easement from the property line as per the National Building
Code;
118. Slum, blighted areas – an area where the values of real estate tend to
deteriorate because of the dilapidated, obsolescence, and unsanitary
condition of the building within the area;
119. Soda fountain – any place where refreshment and/or drinks are served
usually on a counter, where there are stalls lined along side;
120. Stable – any structure designed and intended for the enclosure, shelter or
protection of any horse, carabao or other cattle;
121. Stable, private – an accessory building in which horses are kept for
private use and not for hire, remuneration or sale;
122. Socialized Housing –refer to low and medium rise housing programs and
projects covering houses and lots or home lots only undertaken by the
government or the private sector for the underprivileged and homeless
citizens which shall include sites and services development, long-term
financing, liberalized terms on interest payments, and such other benefits
in accordance with the provisions of R.A. No. 7279;
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123. Storage house or rooms – certain room areas either part of a building or
detached accessory building to store limited stock of goods in connection
with the nature of retail business or store. The area is being restricted
according to the nature of zoning uses;
124. Street – a public thoroughfare including public roads or highways which

afford principal means of access to abutting property;
125. Service Station – A building and its premises where gasoline ,oil,
batteries, tires and car accessories may be supplied and dispensed at
retail and where, in addition, the following services may be rendered,
among others:
a. Sales and servicing of sparkplugs, batteries and distributors;

b. Tire servicing and repair , but not recapping or re-grooving;
c. Radiator cleansing and flushing;
d. Washing and polishing and sale of automotive washing and
polishing materials, greasing and lubrication;
e. Sale of soft drinks, packaged foods, tobacco and similar convenient
goods for service station customers as accessory and incidental to
the principal operations;
f. Provisions of road maps and other informational materials to
customers and provision of rest room facilities;
Major mechanical and body works, straightening of body parts, painting,

welding, storage of automobiles which are not in operating conditions, or
other works involving noise, glare, fumes, smoke or other characteristic to
any extent greater than normally found in service station are not permitted
at a service station;
126. Shopping Centers – a group of not less than one hundred fifteen (115)
contiguous retail stores, originally planned and developed as a single unit,
with immediate adjoining off-street parking facilities;
127. Supper club – any establishment where food and drinks are served to its
patrons to the accompaniment of music furnished by the management and
where patrons are allowed to dance with partners, whom they bring
along. No hostesses are provided for the management;
128 . Tenement housing – refers to the multi-story buildings composed of

single dwelling units designed and erected with public funds to house low-
income families at low rentals;
129. Zone/district – a division of an area or territory for specific land uses as

defined by man-made or natural boundaries;
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Section 6. Construction and Interpretation of Terms. The words and terms

employed in this Ordinance shall be interpreted and understood liberally in the generic
sense, unless otherwise indicated and shall as far as practicable be construed in favor
of applicants seeking to comply with the provision hereof. The listing of uses shall
unless otherwise indicated be similarly construed. In addition the following rules shall be
observed:
a. generic terms, such as others, and the like, etc. shall be construed to
mean including all specific terms similar to or compatible with those
enumerated;
b. the singular includes the plural, subject to density regulations;
c. the present tense includes the future tense;
d. the word “person” includes both natural and juridical person;
e. the word “lot” includes the phrase plot parcel;
f. the term “shall” is always mandatory; and
g. the word “used” or “occupied” as applied to any land or building

shall be construed to include the words “intended”, “arranged”,
designed to be “used or occupied”.
Section 7. Interpretation of Zone Boundaries. Whenever it is or become

difficult or impracticable to determine the accurate location of zone boundaries, or to
determine the land use zone to which lots located at or near such boundaries belong,
the following rules shall be applicable.
a. When the zone boundaries are indicated as approximately following the

centerline of streets or highway lines, such centerlines, street lines, or
highway right-of-way lines shall be construed to be such boundaries.;
b. Where district boundaries are so indicated that they approximately follow

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

parallel to the center lines of street, or the center lines of right-of-way lines
of highway, such district boundaries shall be construed as being parallel
and at such 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
on the zoning map;
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d. Where the boundary of the zone follows a stream, lake, or either body of
water, said boundary line shall be deemed to be the limit of the political
jurisdiction of the community unless otherwise indicated. Boundaries
indicated as following shorelines shall be construed to follow such
shorelines and in the event of change in the shorelines, shall be construed
as moving with the actual shorelines;
e. Where a boundary lines divides a lot crosses un-subdivided property, the

location of such boundary shall be indicated upon the zoning map using
the scale appearing on such map;
f. Where a lot is of one ownership, as of record of the effective date of this

Ordinance, is divided by a zone boundary line, the lot shall be construed
to be within the district where the major portion of the lot is located. In
case the lot is bisected by the boundary line, it shall fall on the district
where the principal use falls;
g. Where zone boundary is indicated as one-lot deep, said depth shall be

construed to be the average lot depth of the lots in the district’s immediate
vicinity. Where however, any lot has a depth greater than said average the
remaining portions of the said lot shall be construed as covered by the
one-lot deep zoning district if 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 to the lot which shall
become a lot divided and covered by two or more different zoning districts,
as the case maybe;
h. Where the district / zone boundaries are inaccurate or have

discrepancies as to the indication of the zoning map of scale 1:10,000
meters, the description on the zoning boundaries appended shall govern.
ARTICLE IV
ZONING CLASSIFICATION
Section 8. Zone Classification. In order to effectively carry out the purposes

and objectives of this Zoning Ordinance, the City is hereby divided into the major zones
consisting of areas with determined predominant uses, as well as special zones.
The major zones shall include residential, commercial, industrial, parks and
recreation zones. Special zones shall consist of institutional (INST), transport and
utilities (TU), cultural (CUL), cemetery (CEM) and Planned Unit Development (PUD).
Residential zones are further divided into low-density (R-1), medium density
(R-2), high density (R-3) and socialized housing zone (SHZ).
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Commercial zones are further divided into Low Intensity (C-1), Medium Intensity
(C-2) and High Intensity (C-3) commercial zones.
Industrial zones are further divided into light/non-pollutive/non-hazardous (I-1)

and medium/pollutive/hazardous industrial (I-2) zones.
Section 9. Technical Description of Zone Boundaries. The location and

extent of the above-named zones in various barangays are hereby identified in
accordance with the principles of dominant land use and compatibility between uses,
and are hereby reflected in the attached list of Zone Boundaries and made an integral
part of this Ordinance.
R-1 - Low Density Residential Zone
 Philamlife Village
 Southvale Village
 Citadella Subdivision
 Las Piñas Royale Estate
 Grand Park Estate (Fil-Estate Property)
R-2 - Medium Density Residential Zone
 Area not identified on the different land uses/ zones as delineated in the
zoning boundaries
R-3 - High Density Residential Zones
 Area bounded on the northeast by the Las Piñas-Parañaque boundary; on

the southeast by lot deep strip Tourist Zone of P. Diego Cera Avenue
(Quirino Avenue); on the south and southwest by the Las Piñas River
excluding areas occupied by Institution and cemetery and on the northwest
by the Manila-Cavite Coastal Road excluding institution and utility.
 Area bounded on the northeast by the Las Piñas-Parañaque boundary and

on the southeast by a lot deep strip of Tourist Zone of P. Diego Cera Avenue
(Quirino Avenue); on the south and southwest by the Las Piñas River
excluding areas for institution and for light industry; on the northwest by the
Manila-Cavite Coastal Road excluding areas occupied by institution and
utility.
 Area bounded on the west and northwest by a lot deep strip tourist zone of P.
Diego Cera Avenue; on the northeast by the Las Piñas-Parañaque
boundary; on the southeast by the proposed Planned Unit Development
(PUD); on the southwest by the Las Piñas River excluding areas occupied by
institution and cemetery.
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 Area bounded on the north by the Las Piñas River; on the northeast by
Golden Haven Memorial Park; on the southeast by Mapayapa Village; on the
south by a lot deep strip commercial at Naga Road; on the southwest and
northwest by lot deep strip tourist zone of P. Diego Cera Avenue.
SHZ - Socialized Housing Zones
 CAA Compound
 Area bounded on the west and northwest by a lot deep strip residential area
of E. Santiago St., (Gatchalian Village); on the north by a lot deep residential
area of R. De Leon St., (Gatchalian Village); on the south, southeast and
southwest by a fence of Veraville Regency .
 Area bounded on the northwest by Munting Ilog (Kay Kanti Creek); on the
north and northeast by the former site of Sarao Motors, Inc.; on the southeast
by a lot deep strip Tourist Zone of P. Diego Cera Avenue (Quirino Avenue),
and on the southwest and west by the Zapote River.
 Villa Pangarap
 EMMAUS
 St. Louis Subdivision
 TS Cruz Subdivision
 Pugad Lawin, Brgy. Almanza Dos
 Basa Compound/ Culasi Compound at Brgy. Zapote
 Sitio Pulo, Brgy. Talon Cuatro
 Area Bounded on the north by Metrocor Homes and Rainbow Village; on the
East by Pilar Village; on the South by Soldier Hills II and on the West by
Zapote River; and on the northwest by lot deep strip commercial south side
by Marcos Alvarez Avenue.
C-1 - Light Intensity Commercial Zone
 Lot deep strip commercial both sides of Tramo Road from Casimiro Avenue
up to Naga Road.
 Lot deep strip commercial both sides of Manuela Avenue from Rosal St., up
to Cosmos St.
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 Lot deep strip both sides of Verdant Road from Atis St., of Verdant Acres
Subdivision to Nara St. of 2nd Reyville Subdivision.
C-2 - Medium Density Commercial Zone
 Lot deep strip both side of Naga Road from P. Diego Cera Avenue up to CAA
Road excluding area occupied by institution and cemetery.
 Area bounded on the north by the Las Piñas River; on the east and southeast
by a lot deep strip Tourist Zone of P. Diego Cera Avenue; on the south,
southwest by Bernabe Compound; and on the west by Munting Ilog (Kay
Kanti Creek ).
 Area occupied by the former site of Sarao Motors Inc. (East Side).
 A lot deep strip both sides of CAA road from Emapalico Homes to Tiongkiao
St., (Martinville Subdivision).
 A lot deep strip both sides of Alabang-Zapote Road from Tramo Road up to
Greenview Avenue excluding area for proposed Planned Unit Development.
 Area bounded on the north by lot deep strip south side of 1 st St., Las Piñas
Village Subd.; lot deep strip south side of M. Roxas St., Doña Manuela, Ph.4
and fence of University of Perpetual Help Rizal; on the east by fence of
Manila Times Village and Perpetual Help Medical Center (east side); on the
south by Alabang-Zapote Road; and on the west by lot deep strip west side
excluding areas occupied by existing Medical, Government and Educational
Institution.
 Area bounded on the north by Alabang-Zapote Road; on the east by EMC

Road; on the south by Villa Feliza and Veraville Executive Town Homes; on
the west by Cuevas Compound.
 Lot deep strip south side of Alabang-Zapote Road from EMC Road up to
Citimotors Building.
 Lot deep strip west side of EMC Road.
 Area bounded on the north by Alabang-Zapote Road; on the east by Aria St.,
on the south by Fence of Sta. Cecilia Village; and on the west by Sta. Cecilia
Village and San Beda Homes excluding area occupied by Church and
Utilities.
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 Area bounded on the north by Alabang-Zapote Road; on the east by Tartar

Creek; on the south by Northlane St, Greymarville Subd., lot deep of
Caterpillar St., and Grasshopper St., Saint Mary Subd., and on the west by
Aria St.
 A lot deep strip both sides of Admiral Road from Alabang-Zapote Road up to
Molave Road of Admiral Village, excluding areas occupied by existing
institution and industrial.
 Area bounded on the north by Casimiro Townhomes/ lot deep strip south
sides of San Isidro St., of Carmencita Village, extending to the fence of
Southland Estate Townhomes/ lot deep of 1 st St. of Golden Gate Subdivision;
on the east by DMR Bldg.; on the south by Alabang-Zapote Road; on the
west by Talon Creek .
 Area bounded on the north by Daclangan Creek; on the east by Perimeter

fence of Southland Estate Townhomes; on the south by commercial zone of
Alabang-Zapote Road Road; on the west by fence of Rio Garden Homes and
fence of Aranda Compound.
 Area bounded on the north by Alabang-Zapote Road; on the east by Marcos

Alvarez Avenue; on the south by Ylat Creek and existing residential areas;
and on the west by Ylat Creek/Talon Creek excluding areas occupied by
existing institutions.
 A lot deep strip of Alabang-Zapote Road south side from SM Southmall to

Pilar Road.
 Area bounded on the north by lot deep commercial of Alabang-Zapote Road;

on the east by lot deep east side of Skylark St., Goodyear Park Subd.; on the
south and west side by lot deep east side of Pilar Road.
 A lot deep strip south side (approx. 80.00 meter depth of Alabang-Zapote
Road) from lot deep commercial at Pilar Road up to Almanza Creek.
 Area bounded on the north by Alabang-Zapote Road; on the east by DBP

Road; on the south by DBP Village and on the west by Almanza Creek.
 A lot deep strip of Alabang-Zapote Road north side from Solid Nine Lumber
up to Las Piñas – Muntinlupa boundary.
 Area bounded on the north by Las Piñas – Parañaque boundary; on the east
by Lagoon/Palace St./lot deep east side of Palace Avenue; on the south by
Tropical Avenue; and on the west by Tehran St., BF Homes.
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 Area bounded on the north by fence of BF Homes( Dela Rosa St., and
Ventura St.,); on the east by Muntinlupa City; on the south by Alabang-
Zapote Road ; and on the west by fence (west side) by La Fuerza Compound.
 A lot deep strip of Bienvenido Tan Sr. Avenue/ BF Resort Drive both sides
from Entrance of BFRV (Guard House) up to George Dee Sekiat Street.
 A lot deep strip both sides of Marcos Alvarez Avenue from Talon Creek up to
Zapote River excluding existing industrial zone.
 A lot deep strip both sides of San Gregorio St., from Marcos Alvarez Avenue
up to gate of Moonwalk Village.
 Area occupied by the Commercial of Pilar Development Corp.
 Lot deep strip both sides of Rose Avenue from Pilar Road up to Doña Pilar
Aguirre Avenue.
 Lot deep strip both sides of Doña Pilar Aguirre Avenue from Marigold St., up
to Camino Real St.
C-3 - High Intensity Commercial Zone
 Area bounded on the north by Alido Bridge, fence of Francisco Motors, Inc.,
lot deep north side of Casimiro Avenue); on the east by a lot deep strip east
side of Tramo Road extending up to Zapote River; on the south and west by
Zapote River excluding areas designated as tourist zone and Socialized
Housing Zone.
 A block deep strip north side of Zapote-Alabang Road from Greenview

Avenue up to alley (side of Petron Gas Station).
 A lot deep north side of Rosal St., from Manuela Avenue up to fence of
Aguilar Residence.
 Area bounded on the north by lot deep south side of Atis St., of Verdant
Acres/ Piña St., of Doña Manuela Subd., Ph. 5 ; on the east by lot deep west
side of Doña Manuela Subd., Ph. 5/ lot deep west side of Crispina Avenue ;
on the south by Alabang-Zapote Road; and on the west by Alley near Petron.
 Area bounded on the north by Alabang-Zapote Road ; on the east by Fence

of Veraville Exec. Homes; on the south by fence of Philam Life Subdivisions,
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Sin Nombre creek; and on the west by lot deep strip residential of Gemini
Street, Pamplona Park Subd.
 A block deep strip commercial south side of Alabang-Zapote Road from

Gemini St., up to Republic Steel Compound.
 Area bounded on the north by Doña Manuela Subd., Phase IV-E; on the east
by Tartar Creek; on the south by Zapote-Alabang Road; on the west by
Perpetual Help Medical Center/ fence of Manila Times Village.
 Area bounded on the north by fence of Casimiro Village/ WJJ Enterprise; on

the east by a lot deep strip east side of CAA Road (Aguilar Avenue); and on
the south by Alabang-Zapote Road; on the west by Tartar Creek excluding
URCI Townhomes residential.
 Area bounded on the north by Alabang-Zapote Road; on the east by BF

Resort Drive; on the south by a lot deep of Gemma Cruz St., of BF Resort
Village, Country Homes and on the west by Tartar Creek excluding Area
occupied by Fesan Court.
 Area bounded on the north by fence of Emapalico Homes/ Auburn Place/

Pelayo Village; on the east by Talon Creek; on the south by Alabang-Zapote
Road; and on the west by CAA Road (J. Aguilar Avenue).
 Area bounded on the north by Alabang-Zapote Road; on the east by

Elmirante creek; on the south by a lot deep north side of Rosal St., Ilang-ilang
St.., of Mother Earth Subd./ fence of BF Resort Village; and on the west by
BF Resort Drive.
 Area bounded on the north by Alabang-Zapote Road ; on the east by fence of

SM Southmall; on the south by Ylat Creek ; and on the west by Marcos
Alvarez Avenue.
 On the north by fence of Urbanville Subdivision/ Lot deep strip south side of
Manila Doctors Ave.; on the east by fence of Metrocor Southgate
Homes/Manila Doctors Village/ Pilar Exeecutive Village/ GM Homes/ Almanza
Barangay Hall; on the south by Alabang-Zapote Road; and on the west by
DMR Building /Golden Gate Subdivision.
 Area occupied by SM Southmall.
 Area bounded on the north by Alabang-Zapote Road; on the east by Daang

Hari Road; on the south by TS Cruz Subd., ; and on the west by lot deep east
side of TS Cruz Avenue.
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 Area bounded on the north by TS Cruz Subdivision; on the east by Las Pinas
–Muntinlupa Boundary; on the south by Versailles Subdivision; and on the
west by residential zone of Grand Park Estate (Fil-Estate Property) and BF
Homes Almanza/ Southvale (Ayala-Las Piñas) designated as residential
areas..
 Area bounded on the north by BF Homes ; on the east by Las Piñas-

Muntinlupa boundary; on the south by Alabang Zapote Road and on the west
by fence of La Fuerza Inc. compound
 Area occupied by formerly Goodyear tire Phils..Inc.
I-1 - Light Intensity Industrial Zone
 Area occupied by Warehouse of Pilar Development Corporation.
 Area bounded on the north by a Road; on the east by lot deep tourist zone;
on the south by School; and on the west by the Las Piñas River.
 Area occupied by P & EL Realty Corporation.
I-2 - Medium Intensity Industrial Zone
Area occupied by the following:
- Existing Warehouse at rear side of TS Sarino Subd.
- Area along CAA Road (J. Aguilar Ave.) bounded on the north and east by
Manarigo Creek; on the south by Emapalico Homes and URCI
Townhomes; on the west by Casimiro Village.
- Philippines Infrastructure Inc. Compound (now Heng Ming Phil., and

Centex Apparel, Inc.) .
- Area bounded on the north by Ylat creek; on the east by Mahabang Tubig
Creek; on the south by Veraville Fremont/Sta Rita Compound; on the west
by M. Alvarez Avenue.
- Area bounded on the north by fence of Mikesell Subd.,/Doña Leoncia

Subd.; on the east by Pilar Southville/ fence of Del Nor Subd.; on the
south by Royal South/Golden Acres Subd.; on the west by Marcos Alvarez
Avenue.
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Institutional Zone (all situated in Las Piñas City)
 Areas occupied by: Location
- Las Piñas City Hall Alabang-Zapote Road, Brgy. Pamplona 3

- Manuyo Uno Barangay Hall Tramo Road, Manuyo 1
- Daniel Fajardo Barangay Hall Diego Cera Ave., Brgy. D. Fajardo
- E. Aldana Barangay Hall Tramo St., Brgy. E. Aldana
- Pulanglupa Uno Barangay Hall Tramo St., Brgy. Pulanglupa 1
- Pulanglupa Dos Barangay Hall Aurora Ext.,Vergonville, Pulanglupa 2
- CAA- BF International Barangay Hall CAA Road, Brgy. CAA/BF Int’l
- Zapote Barangay Hall P. Diego Cera Ave., Brgy. Zapote
- Pamplona Uno Barangay Hall Alabang-Zapote Road, Pamplona 1,
- Pamplona Dos Barangay Hall Aquarius St.,Pamplona Park Subd.,
Brgy. Pamplona 2
- Pamplona Tres Barangay Hall Macopa Road, Verdant Acres,
Brgy. Pamplona 3
- Talon Uno Barangay Hall Alabang Zapote Road, Brgy. Talon 1
- Talon Dos Barangay Hall Aguilar Compound, B.F. Resort VIllage
Brgy. Talon 2
- Talon Tres Barangay Hall San Isidro St., Carmencita Village,
Brgy. Talon 3
- Talon Cuatro Barangay Hall San Antonio Valley 17, Brgy. Talon 4
- Talon Singko Barangay Hall Apollo 4 St., Moonwalk Village, Brgy. Talon 5
- Pilar Village Barangay Hall Doña Pilar Aguirre Ave., Pilar Village
- Almanza Uno Barangay Hall Alabang-Zapote Road, Brgy. Almanza 1
- Almanza Dos Barangay Hall Gladiola St., TS Cruz Subd., Brgy. Almanza 2
- Las Piñas District Hospital P. Diego Cera Ave., Brgy. Pulanglupa 1
- Manuyo Health Center Tramo Road, Brgy. Manuyo 1
- Poblacion Health Center San Jose St., ( Int.) Brgy. D. Fajardo
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- Pulanglupa Health Center Tramo Road, Brgy. Pulanglupa 1

- Vergonville Health Center Aurora Ext., Vergonville, Brgy. Pulanglupa 2
- Balagtas Health Center Balagtas Subd., Brgy. Pamplona 1
- Bernabe Health Center Bernabe Compound, Brgy. Pulanglupa 1
- STD Clinic Brgy. D. Fajardo
- Lying –in Clinic CAA Road, Brgy. CAA
- Pamplona Health Center Alabang-Zapote Road, Brgy. Pamplona 1
- CAA Health Center Saging St., Brgy. CAA
- Talon Health Center Alabang-Zapote Road, Brgy. Talon 1
- Moonwalk Health Center Apollo 4 St., Moonwalk Village, Brgy. Talon 5
- Almanza Health Center Alabang-Zapote Road, Brgy. Almanza 1
- TS Cruz Health Center Gladiola St., TS Cruz Subd., Brgy. ,Almanza 2
- Gatchalian Health Center S. Marquez St., Gatchalian Subd., Brgy. Manuyo 2
- Las Piñas Fire Central Station P. Diego Cera Ave., Brgy. D. Fajardo
- Zapote Fire Sub-Station Brgy. Zapote
- Manuela Fire Sub Station Rosal St., Doña Manuela Subd., Brgy. Pamplona 3
- Pilar Fire Sub Station Pilar Village
- Gatchalian Fire Sub-Station S. Marquez St., Gatchalian Subd., Brgy. Manuyo 2
- BF Resort Sub-Station D. Doria St., BF Resort Village, Brgy, Talon 2
- Manuyo Elem. School Tramo Road, Brgy. Manuyo 1
- Las Piñas TESDA P. Diego Cera Ave., Brgy. Pulanglupa 1
- Gatchalian Elem. School S. Marquez St., Brgy. Manuyo 2
- Daniel Fajardo Elem. School Brgy. Daniel Fajardo
- Las Piñas National High School ( Main ) Sultana Road, Brgy. Manuyo 1
- Las Piñas National High School ( CAA Annex ) CAA Road, Brgy. CAA
- Las Piñas East High School Verdant Acres Subd., Brgy. Pamplona 3
- Las Piñas North High School Aurora Ave., Ext., Brgy. Pulanglupa 2
- Rizal Experimental Pilot School
of Cottage and Industry (EPSCI) Admiral Ave., Brgy. Talon 3
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- Lydia A. Aguilar Memorial Livelihood

and Community Center CAA Road, Brgy. CAA
- Las Piñas Central Elem. School P. Diego Cera Ave., Brgy. E. Aldana
- Ilaya Elem. School Brgy. Ilaya
- Vergon Elem. School Aurora Ave Ext., Vergonville Subd.,Pulanglupa 2
- CAA Elem. School Green Revolution St., Brgy. CAA
- Zapote Elem. School Tramo Road, Brgy. Zapote
- Pamplona Central Elem. School Alabang-Zapote Road, Brgy. Pamplona 1
- Pamplona Uno Elem. School J. RIzal St., Tuazon Vill., Brgy. Pamplona 1
- Doña Manuela Elem. School Doña Manuela Subd, Brgy. Pamplona 3
- Talon Elem. School Paraiso St., Brgy. Talon 1
- Moonwalk Elem. School Venus St., Moonwalk Village, Talon 5
- Pilar Elem. School Duhat Road, Pilar Village
- Almanza Elem. School Alabang-Zapote Road, Brgy. Almanza 1
- Aklatan Bayan ng Las Piñas P. Diego Cera Ave., D. Fajardo
- Dr. Filemon C. Aguilar Memorial College Golden Gate Subd., Brgy. Talon 3
Area occupied by Private Schools ( All situated in the City of Las Piñas)
- University of Perpetual Help Rizal (UPHR) Manila Times Vill., Brgy. Pamplona 3
- Las Piñas College (LPC) Pilar Village
- St. Francis de Assisi College (SFAC) Admiral Ave., Brgy. Talon 3
- Phil. Merchant Marine School ( PMMS ) Paraiso St., Brgy. Talon 1
- Bernardo College (BC) Saint Peter St., Brgy. Pulanglupa 1
- St. Joseph Academy P. Diego Cera Ave., Brgy. D. Fajardo
- Elizabeth Seton School BF Resort Drive., BFRV, Brgy. Talon 2
- Bloomfield Academy Caellian Hill, BF Resort Vill., Talon 2
- Don Carlo Cavina School Sihanouk Village, Brgy. Talon 4
- Our Lady of Pilar Montessori Center Pilar Village
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- Southville International School CAA Road, B.F. International,

- School of Holy Spirit M. Alvarez Ext., Brgy. Talon 5
- Infant Jesus Academy Saint Peter St., Brgy. Pulanglupa 1
- Woodridge School Soldier Hills 2, Brgy. Almanza 1
- Neumans School San Francisco St., Brgy. Manuyo 1
- Divine Light Academy Rosal St., Doña Manuela Subd., Brgy. Pamplona 3
- AMA Computer College Alabang –Zapote Rd., Brgy. Almanza 1
- STI College Alabang–Zapote Rd., Brgy. Pamplona 3
- Academy of Jesus Naga Rd., Brgy. Pulanglupa 2
- Camella School Camella III, Pamplona 3
- Merry Treasure School BF Resort Drive, BFRV, Brgy. Talon 2
- Arclight School Clavinda Soriano St., BFRV, Brgy. Talon 2
- ABE International Business College Alabang-Zapote Rd., Brgy. Pamplona 3
- St. Augustine School of Nursing Alabang-Zapote Rd., Brgy. Pamplona I
- Las Piñas Montessori School Vergonville Subd., Brgy. Pulanglupa 2
- Augustinian Abbey School Inc. Gov. Licaros St., BFRV, Brgy. Talon 2
- Westfield School J.B. Tan St., BFRV, Brgy. Talon 2
- Blesssed Trinity School Pilar Village, Brgy. Pilar Vill.,
- Montessori De Manila P.Ramon St., Executive Vill., BFHomes
- Jesus Cares Christian Academy Pasture Rd., Brgy. Pamplona 3
- All existing private schools which are not identified prior to adoption of this
Ordinance.
 Area occupied by following churches and similar structures:
Location
- St. Joseph Church(Roman Catholic Church) Diego Cera Ave., Brgy. D. Fajardo
- EIMELIF Church San Jose St., Brgy. Manuyo 1
- Iglesia ni Cristo Diego Cera Ave., Brgy. Manuyo 1
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- San Jose Catholic Chapel P. Diego Cera Ave., Brgy. Pulanglupa 1
- St. Michael Chapel Vergonville Subd., Brgy. Pulanglupa 2
- Iglesia ni Cristo Naga Road, Brgy. Pulanglupa 2
- Zapote United Methodist Church San Isidro Subd., Brgy. Pamplona 1
- Our Lady of Fatima Methodist Church
- Our Lady of Fatima Parish Church Philam Village, Brgy. Pamplona 2
- Good Shepherd Church Doña Manuela Subd., Brgy. Pamplona 3
- Shalom Baptist Church B.F. International
- Las Piñas United Methodist Church Doña Manuela Subd., Brgy. Pamplona 3
- Jesus Fellowship Chapel F. Ocampo Ave., Brgy. Pamplona 3
- URCI Townhomes Catholic Chapel Alabang-Zapote, Road, URCI TH,
Brgy. Pamplona 3
- Pamplona Iemelif Church
- Jehovah’s Witness Kingdom Hall Topland Ave., Golden Gate Subd.,
Brgy. Talon 3
- Pilar Baptist Church Pilar Village
- Pilar Village Gospel Church Pilar Village
- Community Church of Pilar Village Pilar Village
- Our Lady of Pilar Church Pilar Village
- Christian Baptist Church M. Alvarez Ave., Brgy. Talon 5
- Bethel Baptist Church
- St. Joseph Catholic Chapel Southland Ave., Brgy. Talon 3
- Calvary Baptist Church
- Iglesia ni Cristo Woodrow Subd., Brgy. Talon 2
- Las Piñas Baptist Church
- Moonwalk United Methodist Church Moonwalk Vill., Brgy. Talon 5
- Mary Immaculate Parish Church Apollo 3, Moonwalk Vill., Brgy. Talon 5
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- All existing similar structures which have not identified prior to the
approval of this Ordinance.
 Areas occupied by Private Hospitals
- Pamplona Medical & Clinic Hospital Alabang-Zapote Road, Brgy. Pamplona 1

- Perpetual Help Medical Center
(PHMC) Alabang-Zapote Road, Brgy. Pamplona 3
- Las Piñas Medical Center M. Alvarez Ave., Brgy. Talon 5
- Las Piñas Medical Clinic & Hospital Alabang-Zapote Road, Brgy. Talon 1
- Las Piñas Doctor Hospital CAA Road, Brgy. Pulanglupa 2
- Cabinte Maternity & Lying-in Clinic Hospital M. Alvarez Ave., Brgy. Talon 5
- A. Zarate General Hospital Naga Rd., Brgy. Pulanglupa I
Planned Unit Development (PUD)
 Area bounded on the northwest by Existing Residential area; on the north by

Las Piñas–Parañaque boundary; on the east by Balong Creek and
Gatchalian Subdivision; on the southeast by Marulas Creek; and on the south
by the Las Piñas River/Naga River.
 Area bounded on the north and east by Las Piñas River; on the east by Naga
River; on the south by Golden Haven Memorial Park; and on the west by lot
deep strip east side of Tramo Road.(F. Santos Ave.).
 Area bounded on the north and east by a creek/ Parañaque –Las Piñas
boundary; on the south by CAA Compound; on the west by Martinville Subd.,
and Gatchalian Subdivision.
 Area on the north by Zamora Subd./Alabang-Zapote Road; on the east by

fence of Pamplona Park Subd.; on the south by Sin Nombre Creek; on the
west by Zapote River.
 Area formerly occupied by Philips Industries, Inc.
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 Area bounded on the north by Southvale (Ayala –Las Piñas); on the east by
Las Piñas-Muntinlupa boundary; on the south by Municipality of Dasmariñas,
Cavite; on the west by Zapote River.
Cemetery
- Area occupied by Golden Haven Memorial Park
- Area occupied by Public Cemetery
- Area occupied by St. Joseph Cemetery(Roman Catholic Cemetery)
Parks and Recreation

- All areas designated by each residential subdivision as parks and
recreation prior to approval of this Ordinance.
Utility
- Area occupied by Meralco Power Sub Station at J.P. Rizal, Tuazon
Subdivision.
- Area area occupied by Meralco Power Sub Station at Aria St, near Sta.
Cecilia Subd.,Talon 2.
- BAT / CAA Receiver Field Office.
- Metro Manila Garbage Transfer Station.
- Area of proposed NPC/ Meralco Sub-Station at Coastal Area, Brgy. E.

Aldana.
 Open Space
- Area bounded on the north and east by Las Piñas River; on the south by
Munting Ilog creek; on the west by Zapote River; and on the northwest by
Coastal Road.
- Lot on the west side of coastal road
 Tourist Development Zone
- A lot deep strip both sides of Diego Cera Avenue from the boundary of
Las Piñas – Paranaque up to the Bacoor – Las Piñas boundary.
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Section 10. Official Zoning Maps. It is hereby adopted as an integral part
of this Zoning Ordinance, the Official Zoning Maps for the whole City (General) wherein
the designation, location and boundaries of the districts/zones herein established are
shown and indicated.
Also indicated in the maps are the technical descriptions of the boundary lines of
the City of Las Piñas based on the Las Piñas Cadastral Maps provided by the Bureau of
Land.
Such Official Zoning Maps shall be designed by the Chief Local Executive, the
Chairman of the Metropolitan Manila Development Authority, and authenticated by the
Housing and Land Use Regulatory Board.
The General Zoning Map shall be drawn to the scale of 1:10,000.
Section 11. Pattern of Land Use. The uses which are permissible within
each zone are hereunder identified and patterns of land uses accordingly specified. The
permissible uses per zone are incorporated in a list of Permitted Uses which is specified
under and made an integral part hereof.
In R-1 district ( Low density Residential Zone ), no building, structure shall be

erected or altered in whole or in part except for one or more of the following :
Principal Uses
1. One – Family dwellings;
2. Churches or similar places of worship and dwelling for the religious and
seminaries shall be situated only within subdivision open spaces allocated
for the purpose and shall not be allowed on saleable lots;
3. Nursery and Kindergarten schools, provided that they do not exceed

two (2) classrooms;
4. Clubhouses, lodges and other social center;
5. Parks, playgrounds, pocket parks, parkways, promenades and play lots;
6. Recreational uses such as tennis courts, baseball diamonds,

swimming pools and similar uses operated by the government or private
individuals as membership organizations for the benefit of their members,
families or guests and not primarily for gain and shall be situated only
within the open spaces of the subdivisions;
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Accessory Uses
1. Use 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 quarters;
b. home laundries;
c. non-commercial garage (private cars);
d. houses for pets such as dogs, birds, rabbits and the like of not
more than four (4) square meters in floor area;
e. pump houses;
g. small power plant and machineries customarily uses in

connection with churches, schools, museum, parks, playground
community centers , golf courses and dwelling and their
accessory buildings, provided that such power plant and other
machineries are so places as to cause the least inconvenience
to adjoining residences and provided that they 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
that if the power employed is electric 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;
h. 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 anytime; that in no
case shall more than twenty percent (20%) of the floor area of the
building be used for said professional practice;
Conditional Uses
Uses of not permanent in nature that conforms with the Zoning Regulations.
1. Dancing Schools
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2. Day – Care Center
3. Barangay centers, public and civic centers, neighborhood and

community centers, puericulture centers, libraries, police stations, and
public utility structures necessary for the service of the area upon
approval of the layout plan by the City Zoning Administrator and
subject to such conditions and safeguards as deemed appropriate by the
same Zoning Administrator.
4. Plant nurseries and track gardens.
5. Neighboring convenience stores selling miscellaneous items provided that

the area thereof shall not exceed eight (8) square meters.
.
In R-2 districts (Medium Density Residential Zone), only the following uses
are permitted:
Principal Uses
1. Two-Family dwellings;
2. All uses permitted in R-1 with conditions deemed appropriate and

applicable to R-2;
3. Residential Condominium of medium-rise type;
4. Apartment houses;
5. Multi-family dwelling, raw houses;
6. Boarding houses, dormitories;
7. Mineral/ drinking water refilling station;
8. Nursery, kindergarten, elementary schools and high schools, provided that

these will not exceed twelve (12) classrooms AND with an area of not less
than Two Thousand Five Hundred (2,500.00) square meters;
9. Clinics, family planning clinics;
10. Local civic centers and local auditoriums, halls and exhibitions areas;
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Accessory Use
1. Customarily incidental home occupations such as barber and beauty

shops, tailoring and dress shops, neighborhood convenience stores;
2. cottage or home industries such as embroidery, sewing, handy crafts,

shell crafts, office and the like, conducted within a dwelling, provided
that a maximum of ten (10) persons are employed and not more than thirty
percent (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 alteration, or involve construction
features or use of equipment not customary in dwellings;
Conditional Uses
Use of not permanent in nature that conforms with the Zoning Regulations;
1. Ballet, dance and voice studios provided that the classes or instructions
are held in sound-proofed and air-conditioned buildings;
2. Sanitaria, nursery or convalescent homes;
3. Philanthropic or charitable institution 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;
In R-3 districts (High Density Residential Zones), only the following uses are
permitted:
Principal Uses
1. All uses permitted in R-1 and R-2 with the condition deemed appropriate
by the Local Zoning Administrator and applicable to R-3 zoning district;
2. Tenements, mass housing, and socialized housing;
3 Medium to high rise residential building, mixed-use development having

sixty percent (60%) of gross generated floor area for residential use;
4. Elementary schools and high schools, provided that the number of

classrooms for high schools shall not exceed twenty (20);
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5. Apartment hotels and hometels;
Accessory Uses
Customary accessory uses and building incidental to any of the above permitted
uses such as video rentals, day care centers, convenience stores, cooperative stores,
messengerial services.
In Socialized Housing Zone (SHZ) District, only the following uses are
permitted:
Principal Uses
1. All uses permitted in R-1,R-2,R-3 with the condition deemed appropriate by

the City Zoning Administrator and applicable to SHZ district;
2. Tenements and socialized mass-housing;
Accesory Uses
1. Customary uses and buildings incidentals to any of the above permitted uses;
2. Home occupation, pawnshop, photo and portrait studios, shoe shines/repair

stands, drugstores, tailoring and dress shops and bakery goods stores should
not exceed twenty percent (20%) of the floor area;
In C-1 district (Low Intensity Commercial Zone), only the following uses are
permitted provided that the scale of operations must be for a neighborhood size of a
population of approximately one hundred fifty (150) families and the establishment is
part of the overall plan for the community:
Principal Uses
1. All uses permitted in R-1, R-2 , R-3 and Socialized Housing Zone
districts;
2. Pawnshops, photo and portraits studios, shoeshine/repair stands, retail

drugstores, tailoring and dress shops, bakeshops and bakery goods
stores;
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3. Personal service shops such as watch repair shops, laundries and
laundromats, repair of business machines, repair of household appliances
and other small service establishments;
4. Carinderias, food stores, take home kiosk, ice cream parlors, soda
fountain, fruit stands, meat, fish and poultry stores, dairy products, candies
and other related good stores;
5. Radio, television and electrical appliance repair shops;
6. Furniture, repair and upholstering job, printing and other small service
establishments;
7. Blacksmith on neighborhood scale;
8. Tire and vulcanizing shops;
9. Small scale welding shops of not more than ten (10) employees.
Accessory Uses
1. Customary uses and buildings incidental to any of the above-permitted

uses like storage rooms;
2. Cottage and Home industries.
Conditional Uses
All conditional uses in R-1 and R-2 with appropriate regulations.
In C-2 districts ( Medium Intensity Commercial Zone ), only the following uses
are permitted, provided that scale of operations must be for a barangay size population
of approximately five hundred (500) families and must form part of the over all plan of
the community:
Principal Uses
1. All uses permitted in R-1, R-2, R-3 , Socialized Housing Zone and C-1
districts;
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2. Hardware and auto supply shops, auto sales, auto repair, car rentals,
automotive handicraft, marine craft and aircraft, retail shops, accessory
and spare shops and equipment and rentals and sales yards;
3. Amusement centers, theaters, legal betting stations, dance halls or

cabaret, dance and voice studios;
4. Canteens, delicatessen, confectionery shops and automats, soda fountain

and groceries;
5. Restaurants, Gardens, Beer house, supper clubs, night clubs and

discotheques are subject for the approval of Homeowners Association
inside the subdivisions;
6. Hotels, inns and pension houses, motels, reducing saloon, health studios
and massage and sauna parlors, tourist cabins and tourist homes;
7. General retail establishments such as curio or antique shops and

aquarium stores, book stores, art supplies and novelties, jewelry shops,
liquor and wine stores and flower shops;
8. Sign and billboard shops, engraving and photo-development shops,

printing, blue-printing and publishing shops;
9. Watch sales and services, locksmith and other related services;
10. Building material stores such as electrical and electronic stores, plumbing
supply stores, ceramic, clay, cement and other similar products;
11. Sporting good supplies, dry good stores, haberdasheries, ready made and
knitted wear stores, apparel, repair and other related repair services, and
footwear shops.;
12. Gasoline service stations, filling stations and commercial garages, multi-
storey structures, commercial parking lots;
13. Local wet and dry markets, including open markets (talipapa),
supermarkets;
14. Machinery and machine shops, steel shops, machinery equipment, supply
and related wholesale trade, provided that the shops floor areas shall not
exceed one hundred (100) square meters;
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15. Glass wares and metal wares shops, household equipments and
appliance shops, employment services, news syndicate services, branch
offices, office equipment and repair shops;
16. Banks, savings/loan (related functions), money shops, and other related
institutions;
17. Other stores and shops for conducting retail business and local shopping
establishments;
18. Messenger services, telephone and telegraphic exchanges;
19. Institutional uses as colleges and universities, vocational and technical

schools, general hospitals and specialized general hospital welfare and
charitable institutions, city buildings;
20. Electroplating shops;
21. Radio and television broadcasting stations.
Accessory Uses
Customary accessory uses and buildings incident to any of the above-permitted

uses;
Conditional Uses
1. Warehouses and storage facilities in support of commercial establishments;
2. Funeral parlors, mortuaries and crematory services and memorial chapels,

which if in case outside of cemeteries, are regulated.
In C-3 districts (High Intensity Commercial Zone), the following uses which
are metropolitan in scale are permitted:
Principal Uses
1. All permitted uses in R-1, R-2, R-3, C-1, and C-2 districts;
2. Superstores, shopping and commercial centers;
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3. Commercial recreations such as bars and nightclubs, boxing, wrestling,
cinema, cockfighting arenas, race tracks and jai-alai;
4. Printing, book binding shops, publishing shops and other related activities;
5. Lumber yards.
6. Radio-phonographs and record shops;
7. Other commercial/business activities not elsewhere classified.
In I-1 districts (Light Intensity Industrial Zone), only the following uses are
permitted:
1. All customary support facilities and services to the area;
2. All uses included in a planned unit development;
3. Ice cream (apa) and wafer factory;

Manufacturing of macaroni, spaghetti, and vermicelli and other noodles;
4. Manufacturer of made-up textile goods except wearing apparel,

manufacture of house furnishing;
Textile bags factory;
Canvas bags and other canvas products factory;
Jute bags factory;
Life belts factory;
Manufacturer of miscellaneous made-up textile goods except
embroideries and weaving apparel;
5. Manufacture of products of leather and leather substitutes, except

footwear and wearing apparel;
Manufacture of luggage, handbags, wallets and small leather goods;
Manufacture of miscellaneous product of leather and leather substitutes,
not elsewhere classified;
6. Manufacturer of footwear, except vulcanized or molded rubber or plastic

footwear;
Manufacture of shoes, except rubber, plastic and wood;
Manufacture of slippers and sandals, except rubber and plastic;
7. Manufacture of wooden and cane container and small cane wear;
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Manufacture of bamboo, rattan and other cane baskets and wares,
sawani, nipa and split can factory;
8. Manufacture of wood and cork products not elsewhere classified;

Manufacture of charcoal;
Wood carving and crafting;
Manufacture of cork products;
Manufacture of wooden shoes, shoe laces, and similar products;
Manufacture of miscellaneous wood products not elsewhere classified;
9. Manufacture of wearing apparel, except footwear;

Custom tailoring shops;
Custom dressmaking shop;
Mens and boys Garment factories;
Womens, girls and babies garments factories;
Manufacture of hats, gloves, handkerchief, neck wear and related clothing
accessories;
Manufacture of raincoats and waterproof outer garment except jackets;
Manufacture of miscellaneous wearing apparel, except footwear not
elsewhere classified;
10. Printing, publishing and allied industries;

Printing newspaper and periodical;
Printing and publishing of books and pamphlets, printed cards and
stationery;
Commercial and job printing;
Electrotyping, publishing and allied industries not elsewhere classified;
Manufacture of footwear parts, except rubber and plastic;
11. Manufacture of office, computing and accounting machinery;

Manufacture or assembly typewrites, cash register, weighing, duplicating
and accounting machines;
Manufacture or assembly of electronic data processing machinery and
accessories;
Major renovation and repair of office machinery;
Manufacture or assembly of miscellaneous office machines not elsewhere
classified;
12. Manufacture of radio, television and communication equipment apparatus;

Manufacture or assembly of radio and television receiving sets;
Manufacture or assembly of tape recorders and other sound recording
equipments;
Manufacture or assembly of phonographs or records players;
Manufacture of other electronic equipment and apparatus not elsewhere
classified;
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13. Manufacture of professional and scientific and measuring and controlling
equipment not elsewhere classified;
Manufacture of laboratory and scientific instruments, ammeter, barometer,
chemical balance, etc.;
Manufacture of measuring and controlling equipment, plumb bob, rain
gauge, taximeter, thermostats, etc.;
Manufacture of or assembly of surgical, medical, dental equipment and
medical furniture;
Manufacture of medical surgical supplies (adhesive tapes, anti-septic
dressing, sanitary napkins, surgical gauge, etc.);
Manufacture of orthopedic prosthetic appliances (abdominal supporter,
ankle support, arch support, artificial limb, kneecap support, etc.);
Manufacture of pianos;
Manufacture of string instruments;
Manufacture of wind and percussion instruments;
Manufacture or assembly of electronic organs;
Manufacture of miscellaneous musical instruments not elsewhere
classified;
14. Manufacture of sporting and athletic goods except firearms, rubber and
plastic products;
Manufacture of sporting balls (not of rubber and plastic);
Manufacture of sporting gloves and mitts;
Manufacture of gym and playground equipments;
Manufacture of sporting tables (billiards, pingpong, pools);
Manufacture of other sporting and athletic goods not elsewhere classified;
15. Manufacture of photographic and optical goods;

Manufacture of photographic equipment and accessories;
Manufacture of assembly of optical instruments;
Manufacture of eyeglasses and spectacles;
Manufacture of optical lens;
Manufacture of optical instruments and equipment except camera;
16. Manufacture of watches and locks;

Manufacture of time clocks and time watches;
Manufacture or assembly of radio and TV transmitting, signaling and
direction equipments;
17. Manufacture of jewelry and related articles of precious metals;

Manufacture of jewelry or precious metals, semi-precious metals, and
pearls;
Manufacture of silver wares and plated wares;
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Goldsmithing and gold plating;
Manufacture of articles of coral;
Manufacture of precious metals and precious stones not elsewhere
classified ;
18. Manufacture of musical instruments;

Warehouse and storage facilities;
Heavy equipment or contractors yard;
Iron-work assembly;
Ice plants and cold storage;
19. Storage and shipping vans;
20. Salt making.
In I-2 districts, only the following uses are permitted:
1. All customary support facilities and services to the area;
2. All uses included in a planned unit development;
3. All uses included in an I-1 district;
4. Manufacture of cocoa, chocolate and sugar confectionery;

Chocolate and cocoa factory;
Candy factory;
Popcorn factory;
Chewing gum factory;
Peanuts and other nuts factory;
Other chocolate and sugar confectionery products;
5. Manufacture of food products;

Manufacture of desiccated coconut;
Manufacture of starch and its products;
Coffee roasting and grinding;
Egg processing;
Manufacture of ice, ice blocks, ice cubes, tubes, crushed except dry ice;
Manufacture of flavoring extracts;
Steamed native food products (puto, siopao, etc.);
Manufacture of food products not elsewhere classified (vinegar, Vetsin);
6. Manufacture or prepared animal foods;

Production of prepared feeds for animals and fowls;
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Manufacture of fish meals;
Oyster shell grinding;
Dog and cat food factory;
7. Tobacco manufacturer;
Cigar factory;
Cigarette factory;
Manufacture of chewing and smoking tobacco;
Curing and re-drying tobacco leaves;
Miscellaneous processing of tobacco leaves not elsewhere classified;
8. 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 woods and cane blinds, screens and shades;
Manufacture of rattan furniture including upholstered furniture;
Miscellaneous furniture and fixture except primarily of metal not elsewhere
classified;
9. Manufacture of containers and boxes of paper and paperboard;
11. Manufacture of drugs and medicine;

Manufacture of medicinal and pharmaceutical preparations;
12. 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 not elsewhere classified;
13. Manufacture of structural clay products;

Manufacture of clay bricks and hollow clay tiles but not sun-dried
(Manufacture of sun-dried brick is mining);
Manufacture of clay tiles, except hollow clay tiles;
Manufacture of miscellaneous structural clay products not elsewhere
classified;
14. Manufacture of cutlery, hand tools and general hardwares;

Manufacture of cutlery, except table flatware;
Manufacture of hand tools;
Manufacture of general hardware;
Blacksmith shops;
Manufacture of razor blades;
Manufacture of miscellaneous cutlery, hand tools, and general hardware
not elsewhere classified;
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15. Manufacture of electrical appliances and houseware;
Manufacture of industrial and commercial electrical appliances;
Manufacture of household cooking, heating and laundry appliances;
Manufacture of other electrical appliances not elsewhere classified;
16. Manufacture of electrical apparatus and supplies not elsewhere classified;

Manufacture of electrical wares, cables and writing devices;
Manufacture of dry cells, storage of battery and other batteries;
Manufacture of electric lamps and fixtures;
Manufacture of other electrical apparatus and supplies;
17. Manufacture of motorcycles and bicycles;

Manufacture or assembly of motorcycles, scooters, pedicabs, and
tricycles;
Manufacture of sidecars of tricycles;
Manufacture of bicycle parts;
Major repair of bicycles;
Major repair of motorcycles;
18. Manufacture of non-metallic mineral products not elsewhere classified;
19. Manufacture of mineral products not elsewhere classified;
20. Power plants and related activities;
21. Water plants and related activities;
22. Custom slaughtering service only;
23. Slaughtering and meat dressing;
24. Meat processing, curing, preserving except processing and canning of

ham, bacon and chicharon;
25. Other slaughtering, preparing and preserving meat products not

elsewhere classified;
26. Quick freezing and cold packing of fruits and vegetables;
27. Patis factory;
28. Jute spinning and weaving;
29. Embroidery of made-up textile goods;
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30. Manufacture of candles;
31. Manufacture of statuary, art goods and cut stones;
32. Blacksmith and welding shop products doing job orders;
33. Assembly and repairing of food and beverage making machinery;
34. Assembly and repairing of a textile machinery equipment;
35. Assembly and repairing of paper industry machinery;
36. Assembly and repairing of printing trade machinery and equipment;
37. Machine shops service operations (repairing, rebuilding or custom job

orders);
38. Boat building and repairing;
39. Assembly of row boats, bancas and sail boats;
40. Assembly of cars, buses, trucks and trailers;
41. Manufacture of bodies of jeeps, buses and coaches;
42. Manufacture of animal drawn vehicles;
43. Customary agricultural operations including livestock and dairy farms;
44. Processing of agricultural and commercial food products;
45. Manufacture of wooden and cloth-based toys and dolls;
46. Manufacture of pens, pencils and other office and artist materials;
47. Manufacture of umbrellas and canes;
48. Manufacture of buttons except plastic;
49. Manufacture of brooms, brushes, and fans;
50. Manufacture of paper, metal and textile based insignia, badges and similar
emblems;
51. Repair/rebuilding of motor vehicle engines;

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In Tourist district, only the following uses are permitted provided that scale of
operation must form part of the overall plan of the community:
Principal Uses
1. All uses permitted in R-1, R-2 R-3, C-1 and C-2 district;
2. All permitted areas such as;

a) Museum, library, art galleries;
b) Civic centers, auditoriums, halls and exhibition areas;
c) Antiques and curio shops; and
d) Customary facilities and accessory use and building incidental
to any of the above permitted uses;
In Institutional district, only the following uses are permitted:
Principal Uses
1. Barangay health centers;

2. Day-care centers;
3. Puericulture centers;
4. Clinics, family planning clinics and children’s clinics;
5. Nursery and kindergarten schools;
6. Elementary and high schools;
7. Local civic centers, local auditoriums, halls and exhibition centers;
8. Churches, temples and mosques;
9. Chapels;
10. Barangay centers;
11. Maternity hospitals;
12. Elementary schools;
13. National executive, judicial, legislative and related facilities and activities;
14. Government buildings;
15. Tertiary and provincial hospitals and medical centers;
16. National museum and galleries;
17. Art galleries;
18. Planetariums;
19. Colleges and universities;
20. Vocational and technical schools, special training;
21. Convents and seminaries;
22. Welfare and charitable institutions;
23. City buildings;
24. Fire and police station buildings;
25. Local museum and libraries;
26. University complexes; and
27. Penal institutions.
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In Parks and Recreation, only the following uses are permitted:
1. Parklets or pocket parks;

2. Parkways and promenades;
3. Playgrounds and playlots;
4. General recreational parks;
5. Horticultural nursery;
6. Plazas;
7. Arboretum;
8. Botanical gardens, zoo and other nature centers;
9. Playfields or athletic fields;
10. Campsites and resorts;
11. Customary facilities and accessory uses and building incidental to any of
the above permitted uses; and
12. Parking lots.
Planned Unit Development district refers to land development projects which allow
planned use mixes so designed as to enhance the immediate environment
rather than result in its deteriorated use. The following uses are permitted:
Principal Uses
1. All uses permitted in R-1, R-2 R-3, C-1 and C-2 district.
Special Use Districts:
1. Fishponds and Salt Beds - Area specifically reserved for purposes related
to Cultural and Tourist Activities. Other areas intended for commercial,
residential and/or industrial uses as changes to future improvement arises;
2. Utilities - areas devoted for such uses as major transportation facilities,

telecommunications, power, water and the like;
3. Public Cemetery;
7
4. Open Space;
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ARTICLE V
GENERAL DISTRICT REQUIREMENTS
Section 12. Development Policy Zones. The physical development for the
City of Las Piñas is anchored on the basic principles embodied in the Physical
Development Framework Plan for Metro Manila 1996-20016. A vision for the metropolis
that is more livable, economically, socially and culturally vibrant. It guides in urban
management of the cities based on the general spatial strategy. It provides for the
establishment of policy zones all throughout, each policy zones taking into consideration
the problems related to congestion, concern for underdeveloped sites as alternative to
other built up areas, environmental protection, establishment of infrastructure and basic
services , and inter-regional expansion.
Policy Policy Performance

Zone Standards
RDA Intensify restraint on expansion of existing Rehabilitation of old
commercial, industrial and high intensity deteriorated buildings within
uses and activities; residential, commercial,
industrial areas or Planned
Urban renewal of old and deteriorated Unit Development, as the
aesthetic quality of structures in blighted case maybe, which pose as
areas; hazards, danger, physical
obsolescence and neglect
Improvement of transport infrastructure
and facilities;
Integration of inter-modal facilities with

design of urban renewal projects
UCA Discourage future expansion of industrial, Enforcement within one
commercial and high-intensity activities; hundred (100) meters of lot
Addition of basic services; deep along both sides of
major roads and lot deep or
Enhance existing road facilities and twenty (20) meters along
establish sound environmental residential and barangay
management system such as solid waste roads and their immediate
management and improvement of air and vicinity due to narrow right
water quality; of way and present critical
and potential urban
Renew public infrastructure such as roads congestion;
and utilities including the improvement of
transportation facilities and traffic Maximum height of four (4)
management system; storeys or twelve (12)
meters;
Non-capital intensive renewal schemes in
the development of public facilities such Enforcement where there
as sheds and street furniture; should be strict density and
building height regulation,
49
No new school shall be allowed and that will in time reduce
prohibit the expansion of existing schools household density and
along Friendship Route.
UCA Integrate transportation system with avert the increase in trip

renewal projects for terminals, stations generation and attraction;
and plazas and other inter-modal facilities;
Regulation of size, height,
Provide sidewalk treatments, and theme, material, base frame
maintenance. and location of billboards
which would not obstruct
traffic and safety conditions.
EPA Set ten (10) meters easement clearance Ten (10) meters easement
from the river banks for linear park clearance from river banks;
development, greening and sidewalk and
bike lane provision and, future road
development;
Set three (3) meters easement from creek Three (3) meters easement
sides for linear park, greening, sidewalk from creeks;
and bike lane development;
Provide for linear park development along Construction ban;

rivers and creeks to increase real estate
values of immediate communities and Pollution abatement;
eradicate pollution of waterways;
Include reforestation, tree planting,

relocation of endangered settlers,
construction ban and pollution abatement;
Establish flood district or zone along the

river system that will define legal
easement for clearance, rehabilitation and
improvement;
Clearing of river easement from illegal

structures and informal settlers;
Encourage and support urban agriculture;
Implement a do-something approach on

the former site of garbage transfer station
50
and dumpsite due to toxins generated
from waste for a minimum of fifteen (15) to
twenty (20) years until such time that a
technical study, a Closure plan and a Do-something approach on
clearance from the National Solid Waste former garbage site and
Commission has been issued. transfer station for fifteen
(15) to twenty (20) years.
TDA Encourage construction of tourism Compliance to the policies

facilities; and regulations embodied in
Ensure compliance of affected housing the Tourism Plan of Las
units or establishments to architectural Piñas City.
design set for tourism and historical
preservation.
UPA Accommodate expansion of land use, Utilization of vacant lands
commercial, and mixed- use activities; covering more than one (1)
hectare
Provide alternate sites for future
development
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DESIGNATED DEVELOPMENT POLICY ZONES, LAS PIÑAS CITY 2009-2024
Strategy /Development
Policy Zone Designated Policy –Zone Areas
A. Regeneration - Old town districts of Bgys. Manuyo I, Daniel Fajardo,

Development Areas Elias Aldana and Ilaya;
Or RDA - CAA Compound;
- Sitio Pulo, Bgy. Talon 4;
- TS Cruz Subdivision;
- Portions of Barangay Zapote such as Basa
Compound and Culasi Compound ;
- Other blighted areas in all barangays.
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B. Urban Promotion Large vacant lands along Alabang- Zapote Road and
Areas or UPA other areas left unutilized or vacated which include:
- Neltex, Borden, Latex and RSTI Compound areas;

- Area between Perpetual Medical Hospital and
Metro Mall;
- Area beside and west of SM Southmall;
- Area vacated by Phillips Industries;
- Area along corner Admiral Road and Alabang-
Zapote Road;
- Goodyear Area and adjacent vacant land;
- Boie Laboratories Compound;
- Areas along both sides of C-5 covering
Barangays Manuyo I, Daniel Fajardo, Ilaya and
Pulanglupa I;
- Former Saniwares area;
- Daang Hari Areas, Almanza Dos
C. Urban Control Areas Enforcement within one hundred (100) meters lot deep
Or UCA both sides of the major roads and twenty (20) meters lot
along subdivision and barangays roads and their
immediate vicinity due to narrow right-of-way and
present critical and potential urban congestion.
Maximumj height of four (4) storeys or twelve (12)

meters along major roads and their immediate
vicinity, where built-up condition has reached the
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maximum critical level and where traffic congestion has

been critically severe or potentially to be severe within
the planning period, namely:
- Alabang – Zapote Road;
- Fruto Santos or Tramo Road;
- Naga Road;
- J. Aguilar Ave., or CAA Road up to Evacom;
- Marcos Alvarez Avenue;
- Verdant Road;
- Manuela Avenue or Sampaguita Street;
- Times Street/ Aria St.;
- BF Resort Drive;
- Admiral Road;
- Paraiso Drive;
- Rose of Haven Drive;
- Pilar Road;
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- Palace Ave., along Southland Avenue;
- All Friendship Routes;
D. Environmental The Las Piñas River system, creeks;

Preservation Area - Flood prone areas, open spaces and parks;
or EPA - Former garbage transfer station;
- Ten (10) meters easement clearance from the river
banks
- Three (3) meters easement from creek sides.
E. Tourism Historical corridor along entire stretch of P. Diego Cera Ave.,

Development from the boundary of Las Piñas City and Parañaque City
Areas (TDA) up to Zapote Bridge
Section 13. Building or Structure Use. No buildings, structure or land shall

hereafter be occupied or used and no building or structure or part thereof shall be
erected, constructed, moved or structurally altered except in conformity with the
provisions of this Zoning Ordinance.
Section 14. Yard, off-street Parking Space. No part of a road, off-street

parking space, loading space, or other open space required of any building shall, for the
purpose of complying with this Ordinance, be included as part of the yard, open space,
off-street parking or loading space similarly required of any adjacent neighboring
building. However, this shall not apply to buildings with common party walls or adjacent
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building lines, in which case, only the yard for the free or non-abutting sides will be
required.
Section 15. Traffic Generators. All traffic generating building and structures
allowed in any of the districts shall provide adequate parking spaces for their
employees, clients and visitors, subject to the following conditions:
Type of Buildings/ Structures Minimum Parking slot/

Parking Area
a. Low income single-detached housing one (1) parking space

with individual lots no more than
one hundred (100) square meters
b. Multi-family dwelling units regardless of

number of stories with an average
53
living unit or floor area
(b.1) Up to 50 sq.ms. units 1parking space / 2 living units

(b.2) Above 50 sq.ms. to 100 sq.ms. 1parking space/ 1 living unit
(b.3) More than 100 sq.ms. 1parking space /1 living unit
c. Hotels 1 parking space / 3 rooms and

one (1) parking slot for bus
for fifty (50) rooms
d. Residential hotels / Apartels 1 parking space / 3 rooms and

one (1) parking slot for bus
for fifty (50) rooms
e. Motels 1 parking space/ 3 rooms
f. Neighborhood shopping center 1 parking space / 25 sq.ms. of

shopping floor area
g. Markets
h. Restaurant , fastfood centers, bars 1 parking space / every

and beerhouse table (maximum 10 persons)
i. Nightclubs, super clubs and theater 1 parking space /20 sq.ms.,

and two (2) tourist bus
parking slots/theater
restaurant
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j. Office Buildings 1 parking space /25 sq. ms. of floor area
k. Pension/boarding and lodging houses 1 parking space/ every 4 beds
l. Other Buildings in business/commercial

zones 1 parking space /or every 40 sq. ms.
m. Public assembly bldg., such as theaters,

cinemas, auditoria, stadia, etc. 1 parking space /10 fixed seats
n. Places of worship and funeral parlors 1 parking space / 30 sq. ms.
o. Schools
o.1. Elementary, secondary, vocational
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and trade schools 1 parking / classroom
o.2. Colleges and Universities 1 parking / classroom
p. Hospital
q. Recreational facilities
q.1. Bowling alleys
q.2, Amusement center 1 parking slot / 40 sq. ms.
q.3. Clubhouses, beach house

and the like 1 parking slot/ 60 sq. ms.
r. Factories, manufacturing establishment ,

merchantile buildings, warehouses
and storage bins 1 parking space /100 sq. ms. of
gross floor area of office plus 1
parking slot for truck per
per 300 sq.ms. of gross floor
area storage
s. For banks , other related financial

institutions and service shops 1 parking space /25 sq. ms. of
gross floor area.
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Section 16. Advertising and Business Signs. Advertising and business signs
to be displayed or put up for public view in any of the districts herein enumerated shall
comply with existing laws, rules and regulations. Further, they shall not be allowed
along scenic areas of parks and recreation zones.
Section 17. Erection of More Than One Principal Structure. In any district
where more than one (1) structure may be permitted to be erected on a single lot, the
yard and other requirements of this Ordinance shall be met for each structure as though
it were to be erected on an individual lot.
Section 18. Dwelling on Rear Lots. No building used or designed to be used

as residence shall be allowed in any rear lot unless such lot has a right-of-way
easement over a path of at least four (4) meters leading to a street. Two (2) or more
building, however, may be allowed on a common path if the right-of-way easement is at
least six (6) meters wide.
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Section 19. Structure to Have Access. Every building hereafter erected or
moved shall have access to a public street or to a private street open to the public and
all structures shall be so located on lots so as to provide safe and convenient access for
re-servicing fire protection units.
Section 20. Yard Requirements Along a District Boundary Line. Lots on a

district boundary line shall conform to the yard requirements of the more restrictive
district bounded by the line.
Section 21. Dwelling Group. When it is impractical to apply the requirements of

these Zoning Regulations to individual building unit in a residential compound,
consisting of two or more building, a permits for the construction of such compound may
be issued, provided that the plan thereof conform to the following conditions:
a.) That the building are to used only for residential purposes and such uses are
permitted in the district where the compound is located;
b.) That the average lot area per family of dwelling unit in the compound,
exclusive of the area used or to be used for streets or driveways, is not less
than the lot area per family required in the district;
c.) That there is provided, within the tract on which the residential compound is to
be located, an open space for playground purposes with an area equivalent to
at least an aggregate area of five percent (5%) of the required lot area per
family, but in no case less than one hundred (100) square meters; provided
that where the residential compound is intended for less than ten (10)
families, the setting aside of such area for playground purposes may be
dispensed with; and provided further, that open space may be used as part of
the yard requirements for the compound; and
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d.) That there is provided within the tract on which the residential compound is to
be erected or immediately adjacent thereto, an adequate private garage or
off-street parking area, depending on the needs of the residents and their
visitors.
Section 22. Height Regulations.
a.) Structures within R-1 zones shall not exceed two (2) storeys or a height of
nine (9) meters from the finish ground line to the apex whichever is lesser.
b.) Structures within R-2 zones shall not exceed three (3) storeys or a height of
twelve meters from the finish ground line to the topmost of the structure
whichever or lower.
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c.) Where an R-1, district adjoins a C-2 district without an intervening street or
permanent open spaces over six (6) meters in width, and where zoning lots
separated by district boundaries have adjacent fronts yards, the proposed
structures fronting the R-1 district shall be limited to a height of twelve (12)
meters or four (4) storey building whichever is lesser.
d.) Where an R-2 , R-3 district adjoins a C-2 or C3 without an intervening streets
or permanent open space over three (3.0) meters in width, the proposed
structures for C-2 or C-3 shall be twelve (12) meters from the natural grade
line to the topmost part of the structure or four storey building or more, upon
written request of the proponent and approved by the City Council.
e.) Where R-1, R-2 or R-3 district adjoins an I-1 or I-2 zone without an
intervening street or permanent open spaces over eight (8) meters in width,
the proposed industrial structure fronting the residential zone shall be limited
to a height equivalent to twelve (12.00) meters or four (4.00) storey building
whichever is lower.
f.) Commercial Structure within the Daang Hari Area has a prescribed Floor
Area Ratio (FAR) of four (4.00) but shall not exceed four (4) storeys or a
height of twelve (12.00) meters .
g.) Structure within the Planned Unit Development Zone (C-5 Extension Area)
has a prescribed Floor Area Ratio (FAR) of four (4.00) but shall not
exceed four (4) storey or a height of twelve (12.00) meters.
h.) Structure within SHZ shall not exceed nine(9) meters or three (3.00) Storey
from natural grade line to the apex line.
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i.) Structure within Tourist Zone shall not exceed four (4) storey or a height of
twelve (12.00) meters from the finish ground line to the apex whichever is
lower.
Provided, however, that the height regulations of buildings in all zones or district
shall conform with the provisions of the National Building Code; Provided further,
that all permits for structures exceeding four (4) storey or a height of more than
twelve (12.00) meters from the finish ground line to the apex shall be subject to
the approval and concurrence of the Sangguniang Panlungsod of Las Piñas.
Section 23. Area Regulations. Area regulation in all zones shall conform with the
minimum requirements of the existing codes such as:
1. P.D. N0. 957 – The “Subdivision and Condominium Buyers’ Protective Law”;
57
2. B.P. No. 220 – “Promulgation of Different levels of Standards and Technical
Requirements for Economic and Socialized Housing Projects”;
3. P.D. No. 1096 – “The National Building Code”;
4. E.O. 648 – The “New HSRC Chapter”;
5. City Ordinance 717-06, Series of 2006;
Other relevant guidelines promulgated by the national agencies concerned.
Section 24. Performance Standards. All land uses, developments or construction

shall conform to the following standards:
a.) Noise and Vibrations. All noise and vibration-producing machinery shall be
enclosed by a building and shall be provided with effective noise absorbing
materials, noise silencers and mufflers, and an open yard of a distance of not
less than twenty (20) meters from the streets or adjoining property planted
with dense trees as buffers. To minimize vibration, a machinery should be
mounted on shock-absorbing mountings, such as cork set on reinforced
concrete foundations or a floating isolated foundations set on piles, as
needed by the machinery concerned, to reduce all noise and vibration to a
reasonable minimum. Noise which is objectionable due to intermittence beat
frequency or high pitch shall not be allowed unless enclosed in soundproof
buildings as tested and approved by the Sangguniang Panlungsod of Las
Piñas upon consultation with the national agencies concerned;
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b.) Smoke. Any smoke emitted from any source for a period aggregating seven
(7) minutes in any thirty minute interval particularly when starting a new fire,
shall have a density not greater than No. 2 of the Ringlemann Chart;
c.) Dust, dirt and fly ash. The emission of dust, dirt, or fly ash from any source or
activity which shall pollute the air and render it unclean, destructive,
unhealthful or hazardous, or cause visibility to be impaired, shall not be
permitted. In no case whatsoever shall dust, dirt, of fly ash be allowed to
exceed 0.3 gram per cubic meter of flue gas at stack temperature at 0
centigrade or to create a haze with opaqueness equivalent to or greater than
No. 1 of the Ringlemann chart;
d.) Odors and Gases. The emission of foul odor and gases dangerous to public
health, safety and general welfare shall not be permitted. Activities emitting
foul odors and obnoxious gases shall be enclosed by airtight buildings
58
provided with air conditioning system, filters, deodorizing and other air
cleaning equipment;
e.) Glare and Heat. Glare and Heat from any operation or activity shall not be
allowed to be radiated, seen or felt from any point beyond the limits of the
property.
f.) Industrial Wastes. Industrial plant wastes shall be disposed of only in a

manner which will not create any nuisance or danger to adjoining properties
or to the community in general.
g.) Sewerage Disposal. No sewerage that is dangerous to the public health,

safety and general welfare shall be discharged into public sewer system,
natural waterway or drainage channel. In addition to the following
requirements, all sewerage shall comply with the pertinent requirements of
the National Pollution Control Commission.
Acidity or alkalinity shall be neutralized to a PH of between 6.5 and 8.5 as a

daily average to a volumetric basis with a temporary variation of 5.0 to PH
10.0.
Waste water shall not contain grease and oil in excess of 300 PPM or exceed
a daily average of 10 PPM.
Section 25. Pollution Control. For effective pollution control, all locational
clearance granted for industrial activities shall be subject to the condition of compliance
with Environmental Management Bureau laws, rules and regulations.
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Section 26. Provision for a buffer strip - A buffer strip of a minimum of four (4)
meters planting strip shall be required along both sides of Daang Hari Road, and on the
periphery of all industrial and commercial zones.
Section 27. Provisions for easement along both sides of waterways. All
waterways, creeks, streams , rivers and shores of the seas shall be subjected to
the provisions of P.D. No. 1067, Chapter IV, Article 51 of the Philippine Water Code.
Section 28. Petition to Homeowner’s Association or Barangay. Where a

person plans to establish a certain use/activity which will necessarily affect the
character of a residential zone in terms of traffic to be generated and/or opening the
area to outsiders which may result in loss of privacy of its residents, the prior approval
of the homeowner’s association or, in its absence, the barangay, will have to be secured
as one of the pre-requisites for locational clearance and building permit, provided,
59
however that the proposed projects or activities are permitted with the provisions of
Section 11 – (Pattern of Land Use) of the Comprehensive Land Use Plan.
ARTICLE VI
SUPPLEMENTARY REGULATIONS
Section 29. Innovative Techniques or Designs. When it is impractical to apply

the requirements of these Zoning Regulations to certain developments, the proponent
may apply for a permit with the City Zoning Administrator on grounds of innovative
development techniques, provided that the following conditions are complied with:
a.) The proposed land use will not alter the essential character of the zone,
especially its population density, number of dwelling units per hectare, and
the dominant land use of the zone.
b.) Both preliminary and final development plans must be submitted to the City
Zoning Administrator for approval.
c.) The preliminary plan must generally set forth any existing or proposed
arrangements of lots, street, access points, buffer strips, and rail water,
highway or other transportation arrangements and the relationship of the tract
of land involved to surrounding properties.
d.) The final plan must in addition to the above cited requirements, describe the
noise, smoke, odor, vibration, dust, dirt, obnoxious gases, glare and heat, fire
hazards, industrial wastes and traffic which may be produced by the
development.
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e.) The area subject to application is a consolidated parcel of land of at least two
(2) hectares.
Section 30. Special Use Permits. A special use permit shall be required for
each of the following uses, subject to such terms and conditions as are hereunder
prescribed:
a.) Dumping Site
1. Adequate fencing shall be put up to prevent undue scattering of wastes;
2. Eradication of rats and spraying of flies and general maintenance of the

dumping site shall be the sole responsibility of the proponent;
60
3. The dumping site shall be located within at least one (1) kilometer from the
nearest residence;
4. Other sanitary requirements of the City and the Department of Health shall
be complied with;
b.) Cemeteries
1. Proper maintenance of cemeteries shall be the exclusive duty of the

proponent and/or persons operating them;
2. Requirements set by the sanitation and water codes must be complied

with;
c.) Radio Transmitting Stations/ Cell Site /Cellular Towers and other Similar
Telecommunication Structures and Devices
1. Radio transmitting stations shall be located within transport and utilities

zones;
2. The sound maintenance of radio transmitting stations, cell sites, cellular

towers and other similar telecommunication structures and devices shall
be the exclusive responsibility of the proponent and/or persons operating
them;
3. Where the public welfare demands, however, radio transmitting stations,

cell sites, cellular towers and other similar telecommunication structures
and devices may be located in some residential zones, provided the
preceding condition is strictly complied, and no interference or damage to
local electrical appliances or other property will likely result;
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All permits for radio transmitting stations, cell site, cellular towers and other
similar telecommunication structures and devices shall be subject to the approval and
concurrence of the Sangguniang Panlungsod of Las Piñas.
d.) Heliports / Helipads
1. Heliports/helipads may be allowed along commercial, industrial or

institutional buildings provided safety requirements are complied with;
2. A written authority to operate shall be secured from the Civil Aeronautics

Administration by the proponent at least 90 days before the intended date
of operation and a notice shall be posted or published in at least one of
the daily newspapers to determine public opposition to the proposed
landing site;
61
3. In cases the proposed site is within the residential zones, sworn statement
of the owners of the adjoining lands signifying their conformity to the
proposed landing site shall be obtained by the proponent at least thirty
(30) days before the intended date of operation;
e.) Filling Stations and Gasoline Stations
Gasoline and filling stations of whatever size or category, brand name or

company name shall be encouraged or allowed not only along Alabang-Zapote Road
but within the territorial jurisdiction of the City of Las Piñas, regardless of location and
distance to existing gasoline and filling stations. An adequate and suitable parking
space and/or garage shall be strictly required from the applicant, including plans for
vehicular ingress and egress.
1. They must conform with standards set by the Department of Energy;
2. Filling stations may be located at least 200 meter distance from the
nearest schools, churches, hospitals and other similar institutions;
3. They shall not constitute safety hazards in a community developed entirely

for residential purposes
4. Buffer strip and adequate fire fighting equipment must be provided
Prior clearance and/or approval of the application from the Sangguniang

Panlungsod of Las Piñas shall be required before any gasoline or filling station can be
constructed.
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f.) Open Storage
1. Open Storage shall be located within at least two hundred (200) meters
distance from schools, churches, hospitals and other similar institutions;
2. Their sound maintenance which includes safety, cleanliness and

sanitation shall be the sole responsibility of the proponent;
g.) Abattoir/slaughterhouse
1. Abattoir shall be located within reasonable distance from residential and

commercial areas as determined by the City Zoning Administrator,
provided that they shall not be located within the same premises as public
markets;
62
2. A written authority to operate shall be secured from the local health and
sanitation office by the applicant at least 90 days before the intended date
of operation, and a notice shall be posted in the municipality hall to
determine public position, if any to the proposed abattoir;
3. Proper waste disposal, odor control; and other abatement procedures

must be adopted;
4. The proponent shall obtain statements of owners of land immediately

adjacent to the proposed site signifying their conformity or non-conformity
to the proposed activity as one of the pre-requisites for the granting of a
special use permit;
h.) Cockpits
1. They shall be located in parks and recreation zones and shall be at least
two hundred (200) meters distant from the nearest residence or
institutional use;
2. Adequate parking space and loading unloading areas capable of

accommodating the maximum expected number of aficionado/spectators
during major derbies shall be provided;
3. The applicant shall have the duty of maintaining the premises in sanitary
condition;
4. Other pertinent laws, rules and regulations of the national and local
government shall be complied with;
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Section 31. Temporary Use Permit. A temporary use permit to establish a use
or activity not allowed under the list of Permitted Uses in a given area or zone may on
application by the interested party with the Office of City Zoning Administrator, be
allowed subject to the following condition:
1) That the propose project shall not in any way pose danger or hazard to the
health and safety of its environment and surrounding neighborhood;
2) Development for the intended use of the zone within the one hundred (100)
meters radius from the project property line is not evident at the time of the
application of the proponent or not programmed for the next five years;
3) That the return on investment is capable of achievement within the maximum

period allowed for temporary use by this Ordinance;
63
4) In the issuance of the temporary permit, environment management measures
are considered;
5) That the permit shall be granted on an annual basis, and may be renewed
from year to year upon satisfactory showing of compliance with all conditions
imposed by this Ordinance and the permit, for a maximum period of five (5)
years;
6) Upon expiration of the temporary permit, the project shall cease to operate.
Any expense for the transfer/relocation of such project to another site shall be
borne by the owner/operator.
ARTICLE VII
NON-CONFORMING USES, EXCEPTION AND VARIANCES
Section 32. Non-conforming Use and Buildings. The lawful use of any
building, structure or land at the time of the adoption of this Ordinance may be
continued although such use does not conform with the provision of these Zoning
Regulations provided that;
1. In case the Non-conforming use is not an industrial use;
a) No such non-conforming use shall be enlarged, increased or extended to

occupy a greater area of the land than that actually occupied by the
buildings or structures thereon at the time of the adoption of this
Ordinance, or moved in whole or impart to any other portion of the lot or
parcel of land where it existed at the time of the option of this Ordinance,
unless such acts shall decrease its non-conformity;
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b) No building or structure devoted to a non-conforming use shall be

repaired, altered to remedy the effects of ordinary wear and tear or
remodeled unless the total aggregate value of all such repairs, alterations,
or remodeling, shall not exceed twenty-five percent (25%) of the assessed
value of such building at the time of the adoption of this Zoning Ordinance,
such aggregate value referring to all the repairs undertaken throughout the
entire remaining period of useful life of such building or structure,
irrespective of whether they were undertaken at the time, successively or
intermittently; provided repairs exceeding such value shall be allowed if
they decrease the non-conformity of the use;
c) No building or structures devoted to a non-conforming use which has been

damaged or destroyed, in whole or part, by or as a result of fire,
earthquake, typhoon, flood, lightning, war, riot, strike, or other forms of
disorder shall be rebuilt or reconstructed, unless the total aggregate cost
64
of all such rebuilding and reconstruction activities, shall not for the entire
period of the remaining useful life of such building or structure exceed fifty
percent (50%) of the assessed value thereof at the time of the adoption of
this Ordinance; provided that rebuilding or reconstruction which depresses
the non-conformity of the use shall be allowed;
d) No building or structure devoted to non-conforming use which has not

been used for such purpose for a total aggregate period of at least three
(3) months since the adoption of this Zoning Ordinance, irrespective of
whether the non-use thereof was continuous or intermittent, shall again be
revived as a non-conforming use;
e) Non-conforming use shall be repaired, improved or altered in any way that

will increase its non-conformity but such repairs and alterations will be
encouraged if the purpose is to convert it to a conforming use;
f) Non-conforming uses shall be subject to the same limitations and

conditions imposed on permitted uses with reference to the height, area
and yard regulations. However they shall be subject to stricter
performance standards appropriate to this use;
2. In case the non-conforming use is an industrial use:
a) Such non-conforming use shall be allowed to expand, enlarge, increase or

extend irrespective of the cost involved, so as to allow it to maximize the
production;
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Potential of its existing presently installed machineries and equipment at the

time of the enactment of this Ordinance provided that such acts shall not
require the use or occupancy of additional parcels of land other than the
existing structure at the time of the adoption of this Ordinance;
b.) Repairs, alternation and improvements, whether brought about as a result

of the normal wear tear or as result of the natural or man-made calamities
shall be allowed so as to enable the use to become more efficient and
modernized; provided that buildings or structures totally and or
permanently destroyed or damaged shall not be rebuilt;
c.) Such non- conforming use shall be allowed to increased the scope of its
operations, and install new equipment and processes, its increase its
capital stock, labor force and production output, provided that such
65
increase shall not entail that addition of another non-conforming structure
or a new heavy line of industrial operations;
d.) No new industry process or operation which is not necessary for the
maximization of the capacity of the machinery presently installed at the
time of the adoption of this Ordinance shall be allowed.
e.) The provisions of paragraph (c) and (d) above, applicable to non-
industrial, non-conforming uses, shall also be applicable to industrial non-
conforming uses.
Section 33. Certificates on Non-Conformance. A certificate of non-

conformance of all non- conforming uses shall be applied for by the owner or authorized
agent of the property involved within six (6) months from the promulgation of these
Zoning Regulation from the Office of the Zoning Administrator.
Failure to make such application within the aforementioned shall be presumptive

evidence that the property was a conforming use at the time of the promulgation, or
amendment of these Zoning Regulations, and if found otherwise will be considered as a
violation and subject to fine/penalties as provided in this Ordinance.
Section 34. Deviations – Exceptions and variance or deviations from the

provisions of these Zoning Regulations may be allowed only when all the following
terms and condition are obtained:
a.) In case of variances:

1. The property is unique and different from other properties in the adjacent
locality and of its uniqueness, the imposition of the regulation of this
Ordinance would cause undue hardship on the part of the owner;
2. The hard ship is not self-created;

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3. The proposed variance is the minimum deviation necessary to permit a

reasonable use of the property;
4. The variance will not alter the essential 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 uses of other property on the same
district or zone;
5. The variance will not weaken the general purposes of these Zoning
Regulations and will not adversely affect public health and welfare;
6. The variance will be in harmony with the spirit of these Zoning

Regulations;
7. The variance is not sought solely for additional financial advantage.
66
b.) In case of exception:
1. The exception will not adversely affect the public health, safely and
welfare and is in keeping with the general pattern of development in the
community;
2. The exception will not adversely affect the appropriate use of other
property in the same zone;
3. The exception will not alter the essential character of the district where
the exception sought is located, and will be in harmony with the general
processes of this Zoning Regulations;
4. The exception will not weaken the general purpose of the regulations
established for specific district;
5. The exception will promote innovative techniques or create or protect a

beneficial economic trend that would otherwise not be possible;
6. On cases of pollutive, hazardous or high category of industries, they shall

not be allowed in a residential area unless they cannot feasibly be located
elsewhere and the consent of the adjacent homeowners is secured; and
7. For industries, a feasibility study should be submitted to the Office of

Zoning Administrator for evaluation. The same should be submitted to the
Office of the Sangguniang Panlungsod for approval.
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Section 35. Procedures for Granting Exceptions and Variances. The

procedure or the granting of an exception and / or variance is as follows;
1. A written application for an exception or variance is filed citing the section

of this Ordinance under which the same is sought and stating the grounds
thereof.
2. Upon filing of application, a visible project sign (indicating the name and nature
of the proposed project) shall be posted at the project site.
3. The City Zoning Administrator shall conduct preliminary studies on the

application.
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4. A written affidavit of non-objection to the project by the owner of the properties
adjacent to the project shall be filed by the applicant to the City Zoning
Administrator at least fifteen(15) days prior to the decision for exception /
variance.
5. In case of objection, the City Zoning Administrator shall hold a public hearing.
6. At the hearing any party may appear in person, or be represented by agent/s.

All interested parties shall be accorded the opportunity to be heard and
present evidences and testimonies.
7. The City Zoning Administrator shall render a decision within thirty (30) days
from the filing of the application, exclusive of the time spent for the
preparation of written affidavit of non-objection and the public hearing in case
of any objection to the granting of exception or variance.
ARTICLE VIII
MISCELLANEOUS RULES AND REGULATIONS
Section 36. . Regulations on Cottage Industries
1. Definition of Cottage Industry. As used in this Ordinance, the term “ Cottage

Industry” refers to a modest economic activity of a person, firm, corporation or
cooperative for profit, using primarily indigenous raw materials in the production of
various articles that generally involve craftsmanship, artistic skills and tradition of the
country. Also, the total assets of the industry shall not exceed two hundred fifty
thousand pesos (P250,000.00) at the time of registration with the Department of Trade
and Industry. This is classified as follows:
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a). Handicraft Industry – shall mean that sector requiring manual

dexterity and artistic skills in the production of utility products, decorative articles
and items of personal use that generally highlights traditional and artistic features
typical of a country;
b). Metal craft Industry – shall mean that sector using metals or its alloys
as principal raw material component in producing articles such as brass wares,
cutlery items, fabricated tools, implements and equipments and other items
requiring a certain degree of craftsmanship in the making thereof including the
making of jewelry items involving the use of metals and/or its alloys in
combination with semi-precious or artificial stones;
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c). Furniture Industry – shall mean that sector producing articles such as
beds, chairs, tables, shelves, stools, sofas, cabinets and other similar movable
items for home and office use of whatever raw material component or a
combination thereof including the use of upholstery materials;
d). Garment Industry – shall mean that sector consisting of ready made
apparel or ready to wear garments including such related production activities
like knitting, crocheting, embroidery, beadwork and the weaving of native clothing
materials or fabrics;
e). Ceramic Industry – shall mean that sector consisting of such products
or articles such as potteries, hollow blocks, tiles firebricks, clay stove and other
products using clay, cement and / or plaster of paris as raw material components;
f). Food processing Industry – shall mean that sector consisting of

products and/or food items arising from processing activities requiring knowledge
or expertise on food technology and food preservation;
g).Complementation Industry – shall mean that sector responding for

the production or manufacture of articles which complement, supplement or form
part of a separate or incomplete articles of sub-assembly to make it whole or
complete and/or replace missing or defective parts of tools, implements,
equipments or assembles including the manufacture or fabrication of
components parts, machine parts, electronics and radio parts, watch components
and others;
h). Other related crafts or industries – shall mean that sector whose
product lines or items of manufacture are not classified elsewhere or defined
under P.D. No. 1788.
2. Location of Cottage Industry. Cottage Industry may be located in a Medium

Density residential area subject to the following conditions:
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2.1. Workers shall be limited at a maximum number of ten(10) otherwise it shall

be located outside the residential area;
2..2. Amount of capitalization shall not exceed two hundred fifty thousand pesos
(P250,000.00) at the time of the application or a locational clearance otherwise
the industry shall be required to locate outside a residential area;
2.3. Type of requirement to be used shall consist only of hand-driven tools and
simple electrical/mechanical devices of which the number of units shall not
exceed fifty-five (55) decibels on daytime and fifty (50) decibels on the evening;
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3. Floor Area . Cottage Industries located within a residential area shall occupy
not more than thirty percent (30%) of the floor area of the dwelling unit. On the other
hand, for cottage industries proposed to be located outside o the residential area, no
minimum area requirement is prescribed.
4. Facility Requirements.
4.1. Parking – Space for parking and loading /unloading shall be provided
within the premises . No on-street parking shall be allowed.
4.2. Storage – Storage shall be provided for industries located outside

residential area.
4.3. Fire Protection – Protective measures shall be provided pursuant to

P.D. No. 1185 ( Fire Code of the Philippines).
4.4. Waste Disposal /Trash Removal – The collection and disposal of

industrial waste shall be the responsibility of the operators and shall be in
accordance with P.D. No. 856( Sanitation Code of the Philippines).
5. Expansion. For all cottage industries within and outside residential areas,
there shall be no expansion of structure nor addition of equipment without prior
notice/permit from the City Zoning Administrator.
Section 37. Regulation on Funeral Parlor, Memorial Chapels and

Mortuaries.
1. Definition of Terms. As used in this Ordinance, the term:
1.1. Mortuary – refers to a funeral establishment with chapels, embalming

facilities and offering funeral services;
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1.2. Memorial Chapel – refers to a unreal establishment with chapels and

funeral services without embalming facilities.
1.3. Funeral Parlors – refers to a funeral establishment offering funeral

services only without facilities.
1.4. Chapels – is a place where deceased is temporarily laid to rest for

viewing by the mourners. It is also called as “ Reposing “ and/or “ Slumber
Rooms”.
1.5. Morgue - a place where deceased human bodies are embalmed.
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1.6. Crematorium – a place with a specially designed furnace where
deceased human bodies, placed in containers, are burned.
2. General Guidelines.
2.1. Funeral parlors/memorial chapels/mortuaries/morgues and

crematorium shall not be allowed within residential areas. Compatible uses are
commercial, institutional, industrial and open space zone provided their location
does not pose any hazard to public health.
2.2. No Funeral establishment/s shall be allowed in flood prone areas.
2.3. Funeral establishment shall be at a minimum radial distance of five

hundred (500) meters from existing hospitals.
2.4. Funeral establishment shall be at a minimum radial distance of fifty

(50) meters from existing food centers, restaurant, wet and dry markets,
slaughterhouses and food processing centers.
2.5. Buffer plants and trees shall be provided whenever necessary.
3. Design Standard
3.1. Mortuary shall have a minimum land area of One Thousand Two
hundred (1,200.00) square meters.
3.2. Mortuary shall have a minimum front setback and rear of five (5)
meters each but in no case shall it be less than the provisions specified
in the National Building Code. Side setbacks and abutments shall
follow the provisions stated in the National Building Code.
3.3. Setbacks requirements of Memorial chapel and funeral parlor shall

follow the provisions specified in the National Building Code.
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Section 38. Regulation of Motorshops and Vehicle Body Repair.
1. Definitions of Terms
1.1. Motorshop - a shop which renders services from engine tune-up

to body repair, overhauling, painting, cooling and rust proofing of motor
vehicles powered by an internal-combustion engine.
1.2. Body Repair - remedial work done on any damaged or

deteriorated portion of the body of a vehicle to restore its original condition.
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1.3. Category I - motor shop that offer general services such as
engine tune-up and adjustment.
1.4. Category II – motor shop which render services such as

mechanical, electrical and those under category I.
1.5. Category III - motor shops which render all kinds of services such
as body repair, painting, cooling system, rust proofing, muffler installation,
sales and those under Categories I and II.
1.6. Adjustments - regulating for the proper function of the following:

clutches, brakes, transmissions, front end, brake lining, wheel balance,
wheel bearings, shock absorbers, universal joints, tires, lubrication, and all
other mechanical parts of a vehicle.
2. Locational Guidelines
2.1. Motor shop shall not be allowed within low and medium density
residential zones (R-1), (R-2).
2.2. Category I motor shops shall be allowed in high density

residential, minor commercial, major commercial, metropolitan
commercial, light intensity industrial and medium intensity industrial zones
(R-3, C-1, C-2, C-3, I-1, and I-2).
2.3. Category II motor shops shall be allowed in minor commercial,

major commercial, metropolitan commercial, light intensity industrial and
medium intensity industrial zones (C-1,C-2, C-3, I-1 and I-2)
2.4. Category III motor shops shall be allowed in metropolitan

commercial, light intensity industrial and medium intensity industrial zones
(C-3, I-1 and I-2).
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2.5. The activities of motor shops shall not in any way interfere with
the flow of traffic in adjacent streets or intersection
2.6. Motor shops must limit its activities within its property
boundaries and shall never use portions of the street and sidewalk in
rendering its activities/services and/or parking space.
2.7. No part or area of the sidewalk must be used as depository of

junks and scraps.
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2.8. Along major roads, access driveways shall be located at least ten
(10) meters from the nearest intersection/junction. Along minor roads,
access driveways shall be located at least six (6) meters from the nearest
intersection/junction.
2.9. Maximum width of right-of-way on driveways shall be as follows:
a). Six (6) meters or frontage or lot widths of thirty (30) meters
and below;
b). Twelve (12) meters for frontage or lot widths above thirty (30)
meters.
3. Design Standards.
3.1. Motor shop with repair services particularly those emitting noise
and air pollutions shall provide appropriate noise barriers, adequate open
spaces and buffer plants to lessen if not filter chemical paints and rust dust
in the air by spraying, cleansing, body repair and testing.
3.2. Area Requirements
a). Category I – shall have a maximum floor area of forty (40)

square meters for high density residential zone(R-3) and a minimum floor
area of forty (40) square meters for minor commercial, major commercial,
metropolitan commercial, low intensity industrial and medium intensity
industrial zones (C-1, C-2, C-3, I-1 and I-2).
b). Category II – shall have a minimum floor area of sixty (60)

meters square meters.
c) Category III – shall have a minimum floor area of one hundred

(100) square meters.
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3.3. The painting and rust proofing areas shall be properly enclosed so
as not to emit pollutions caused by chemical paints and other obnoxious
elements.
3.4. A minimum of two (2) meters height of fence is required on all sides
of the lot except for firewall.
3.5. Welding services shall be kept away from flammable and

combustible materials. It shall be equipped with adequate fire fighting
equipment. The location of such services shall be accessible to fire fighting
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trucks/equipment. Furthermore, it shall be located away particularly from
adjoining residential area/s.
3.6. A minimum of two (2) meters buffer strip with trees is required along
the lot periphery of all categories. However, for Category II with a lot
frontage below twenty (20) meters abutment on both sides can be allowed
provided a buffer strip is maintained.
3.7. Signs shall be made part of the building not extending beyond top
of roof and a clearance of not less than three (3) meters from the sidewalk.
3.8. Parking.
a). Parking requirement for customers shall be at least one (1)

parking slot per twenty (20) square meters of floor area and in no case
shall it be less than that specified in the National Building Code. For the
owner’s use, at least one (1) parking slot shall be provided.
b). On street parking shall not be allowed along the street so as

not to obstruct traffic flow.
c). No part of the sidewalk shall be utilized for parking.
Section 39. Garments Manufacturing Industry.
1. Definition of Terms
1.1. Garment/ Apparel – any particle or linen used or clothing which

include, among others, underwear, outwear, clothing accessories such as gloves,
neckties, scarves, handkerchiefs and related articles such as linens sheets and
pillow cases, etc.
1.2. Embroidery – art or process of ornamenting clothes, leather, etc.,

with needlework done by working with embroidery threads or materials
and
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sewing needles to produce on ornamental designs or materials such as lace,

woven fabric , etc.
1.3. Garment manufacturing – an activity involved in the production

or manufacture of garments made up of fabric, cloth or leather and plastic such
as ready-made dresses, hats, gloves, shirts, underclothes, children clothes,
raincoats, etc., in commercial quantity.
1.4. Garment Factory – shop or factory where manufacturing,

production, display and / or sale of garment take place.
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1.5. Raw materials/supplies – includes textiles and related materials,
leather/leatherette materials, trimming and supplies that become part of and/or
are necessary in garment manufacturing. They do not however include remnants.
1.6. Machinery/equipment – includes those machines and/or

manufacturing hardwares of a nature that are used as tools during the
manufacturing process.
For Garments industry to be located within a designated district or

zones, the herein provisions shall have to be strictly complied, to wit;
2.1. Low Density Residential (R-1) Zone
2.1.1. Working area shall not be more than thirty (30) square
meters;
2.1.2. A written consent from the Homeowners Association and/or

neighboring property owners (at least 10) shall be secured by the
proponents.
2.1.3. Ordinary sewing machines and hand operated-tools are the

only equipments allowed to be utilized.
2.1.4. A maximum number of ten (10) workers are employed.
2.2 Medium Density Residential (R-2) Zone
2.2.1. Working area shall not be more than sixty (60) square
meters;
2.2.2. A written consent from the Homeowners Association and/or

neighboring property owners ( at least 10) shall have to be secured;
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2.2.3. Ordinary sewing machines and hand-operated tools are the

only equipments allowed to be utilized;
2.2.4. A maximum number of twelve (12) workers are employed.
2.3. High Density Residential (R-3) Zone
2.3.1. Working area shall not be more than ninety (90) square
meters;
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2.3.2. Industrial sewing machines and accessory machines for
cutting, gartering, piping, over-edging and ironing shall only be allowed;
2.3.3. No knitting, weaving or dyeing operations using

sophisticated machines shall be allowed;
2.3.4. A maximum number of fifteen (15) workers are employed;
2.3.5. Activity shall be limited to day operation only starting from

seven (7:00) a.m. up to seven (7:00) p.m.
2.4 Low Intensity Commercial (C-1) Zone
2.4.1. Working area shall not be more than one hundred fifty (150)
square meters;
2.4.2. Industrial sewing machines and necessary machines for

cutting, gartering, piping, over-edging and ironing shall only be allowed;
2.4.3. Knitting and wearing operation may be allowed provided they

are done manually;
2.4.4. A maximum number of thirty- five (35) workers are employed;
2.4.5. Activity shall be from seven (7:00) a.m. to ten (10:00) p.m.;
2.4.6. Fire protection facilities and equipment shall be provided.
2.5 Medium Intensity Commercial (C-2) Zone
2.5.1. Working area shall not be more than two hundred fifty (250)
square meters;
2.5.2. A maximum number of fifty (5) workers are employed;
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2.5.3. All other provision specified under 2.4.
2.6 High Intensity Commercial (C-3) Zone
2.6.1. Working area shall not be more than three hundred (300)
square meters;
2.6.2. A maximum number of seventy five (75) workers are

employed;
2.6.3. All other provisions specified under 2.4.
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2.7 Light Intensity Industrial (I-1) Zone and Medium Intensity
Industrial (I-2) Zone
2.7.1. All those exceeding the standards provided for in the

previously defined zones;
2.7.2. Knitting and weaving machines shall be allowed;
2.7.3. No dyeing, however, shall be permitted to operate.
NOTE: In cases where garments manufacturing satisfies some

standards and provisions of two or more district or zones, the one with
the most number of standards complied prevails.
Section 40. Regulation for lumberyards
1. Definition of terms
Lumberyard - a commercial establishment engage in cutting,

planning/trimming, storing and selling of different kinds of lumber.
2. Project Classification
2.1. Category I - lumberyard operating with a maximum lot area of five

hundred (500) square meters.
2.2. Category II - lumberyard operating in a lot area with more than five
hundred (500) square meters but less than nine hundred (900) square meters.
2.3. Category III - Lumberyard operating with a minimum lot area of nine
hundred (900) square meters.
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3.1. Lumberyards may be allowed in commercial and industrial

zones provided they conform with the established category.
3.2. Lumberyards shall not be allowed within residential

zones/areas.
3.3. Only category I Lumberyards are allowed in Minor

Commercial(C-1) Zone.
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3.4. Category II lumberyards are allowed in Major Commercial
(C-2) zone.
3.5. Category III lumberyards are permitted to locate within

Metropolitan Commercial (C-3) zone.
3.6. All categories are permitted to locate within industrial zones.
3.7. The location of the entrance and exit of lumberyards must

not interfere with the flow of traffic in adjacent streets.
3.8. The site should not be an interior lot with an area of less
than five hundred (500) square meters and access road of less than six
(6) meters width.
3.9. Driveways of exits/ entrances must not directly lead to

loading/unloading zones of public conveyances.
3.10. Driveways shall open or be located at a minimum lineal

distance of at least twenty-five (25) meters from intersections / junctions.
3.11. No part or areas of the sidewalk shall be used as an

extension of other activities / services such as open or drying yard.
3.12. The access to exit and entry shall not be utilized as parking
and shall be left open for emergency purposes.
4. Design Standard
4.1 Category I shall maintain a firewall on two (2) sides of the

lot and a minimum rear setback of three (3) meters.
4.2 Categories II and III shall provide firewall on the two sides
of the lot and a minimum rear setback of five (5) meters.
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4.3. A buffer planting strip with a minimum of three (3) meters wide for
Category I and III shall be provided at rear of the lot.
4.4. Lumber drying and storage yards adjacent to residential areas shall
be in addition to requirements of the preceding items, provided with concrete
fence in lots periphery at a height of not more than two(2) meters. The height of
combustible lumber being stock piled shall not exceed the required height fence.
4.5. Minimum parking yard requirements for delivery trucks:
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Category I - shall have an area of at least ten percent (10%) of the gross
floor area.
Category II and III - shall have an area at least fifteen (15%) of the gross
floor area.
4.6. Parking requirements for customers shall be at least twenty (20)

percent of the gross floor area and in no case shall it be less than that specified
in the National Building Code.
4.7. Lumber shall be kept only within the lots periphery and in no time
shall the sidewalks and adjacent properties be used for storage and other
purposes.
Section 41. Regulation on Commercial Garage and Parking Lots/Area,

Business – Related Parking Facility, Non-Commercial Garage, and Heavy
Equipment Yard.
1. Definition of Terms:
1.1. Garage - a parking building or structure for sheltering motor vehicles

motor vehicles wherein routine keeping and emergency repair services and
regular maintenance are conducted . Garages have two categories:
1.1.1. Commercial or public garage – Is a public parking building or

structure usually covered and provided with wall opening s on the sides, owned and
commercially operated either by private or government entity which accommodates,
houses, stores and keeps truck and cars and other similar vehicles for a fee and charge
according to duration of parking. This includes parking garage with a structure of one or
more tires in height which is at least fifty (50%) open on two or more sides and
exclusively used for the parking of commercial and passenger motor vehicles.
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1.1.2. Non-commercial or private garage - a private parking space which is a

part of a non-commercial building usually enclosed, covered and used for storing and
keeping of vehicles exclusively owned either by tenants or owners of the building.
1.2. Pay-parking lots/area - is an attendant managed, off-street and open

parking area / lot, the principal of which is for the parking of automobiles by the
public for a fee. On street parking may also be classified under pay –parking area
provided it is police (government) – controlled or meter regulated.
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1.3. Business-related parking facility – a parking area which may be off-street,
closed-covered or open parking area whether or a fee or for public use like
parking area accommodation to serve the parking needs of the clients or
customers transacting their business in a certain activity center.
1.4. Classification of commercial garages, parking building, parking lots and

business –related parking facilities.
1.4.1 Small – a garage or parking facility capable of accommodating a

combination of a maximum of two (2) ten-wheeler trucks and a maximum of ten
(10) cars, vans or other similar light vehicles. The trucks shall be less than forty
(40) feet in length. If exclusive for trucks, a maximum of five (5) trucks can be
accommodated .If exclusive for cars, a maximum of fifteen (15) can be
accommodated. Gross parking area should be with a maximum of five hundred
(500) square meters.
1.4.2. Medium - a garage or parking facility capable of accommodating a

combination of a maximum of ten(10) trucks and thirty (30) cars. If exclusive for
trucks, a maximum of twenty (20) can be accommodated. If exclusive for cars, a
maximum of sixty (60) cars can be accommodated. Gross parking area should
be with a maximum of two thousand (2,000.00) square meters.
1.4.3 Large – a garage or parking facility that can accommodate a

combination of more than ten (10) trucks and more than thirty (30) cars. If
exclusive for trucks, it is capable of accommodating more than twenty (20) trucks
and more than sixty (60) cars, if exclusive for cars. Gross Parking Area is more
than to thousand two hundred (2,200.00) square meters.
1.5. Classification of non-commercial or private garages are as follows:
1.5.1. Small – a non-commercial or private garage capable of

accommodating a combination of a maximum of four ( 4 ) cars and one (1)
family or economy van. If exclusive for cars, a maximum of six (6) cars can be
accommodated. Gross parking Area should be with a maximum of eighty (80)
square meters.
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1.5.2. Medium – a non-commercial or private garage capable of

accommodating a combination of six (6) cars and two (2) family or economy van.
If exclusive for cars, a maximum of nine (9) cars can be accommodated. Gross
parking area should be with a maximum of one hundred twenty (120.00)
square meters.
1.5.3. Large- a non-commercial or private garage capable of

accommodating a combination of a maximum of eight (8) cars and three (3)
family or economy vans. If exclusive for cars, a maximum of twelve (12) cars can
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be accommodated. Gross parking area should be with a maximum of one
hundred sixty-five (165.00) square meters.
1.6. Heavy Equipment – an open yard for the storing, maintenance and display
of heavy equipment, trucks, tractors, heavy machines and container vans.
2.1. Commercial garages and parking lots and business – related parking
facilities shall be allowed to locate in commercial districts.
2.1.1. Small commercial garage and parking lots and business –related
parking facilities shall be allowed in Minor Commercial Districts(C-1).
2.1.2. Medium sized commercial garages and parking lots and business –
related parking facilities shall be allowed in Major Commercial District (C-2).
2.1.3. Large commercial garages and parking lots and business related
parking facilities shall be allowed in Metropolitan Commercial Districts(C-3).
2.2. Non-commercial or private garages shall be allowed in residential areas.
2.2.1. Small non-commercial garage shall be allowed in low density

residential zone (R-1).
2.2.2 Medium non-commercial garage shall be allowed in medium density

residential zone(R-2).
2.2.3 Large non-commercial garage shall be allowed in high density

residential zones (R-3).
2.3. Heavy equipment yards shall be allowed in High Intensity Commercial

Zones(C-3) and Light Industrial Zones (I-1).
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2.4. Commercial Garage and equipment yards shall be located not less than
two hundred (200) meters away from exclusive residential zones, school sites,
hospital, clinics, churches and other institutional establishments.
2.5. Commercial garage and parking lots and business related parking
facilities shall be located in commercial districts and/or on still open/vacant lands
adjacent to a designated commercial districts.
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2.6. The location of parking facilities shall not in any way interfere with the flow
of traffic along adjacent streets.
2.7. A separate entrance and a separate exit shall be provided for in every
parking area.
2.8. The service entrance and exit shall always be made clear so as to
preclude inconvenience and avoid traffic jam within and outside the parking lot.
2.9. No area or part of the sidewalk adjacent to the site shall be used as
parking area and there shall be no loading and unloading within ten (10) meters
from the corner of road or intersection.
2.10. The site shall be provided with landscape and/or buffer plants and trees
along the periphery with a minimum of two (2) meters to reduce the appearance
of excessive hard areas.
2.11. The access point to and from the parking site shall be ten (10) meters
away from the nearest road intersection / junction.
2.12. The parking of one (1) commercial vehicle of not more than five (5) ton
capacity on any lot in any residential district may be allowed; beyond that is
strictly prohibited.
2.13. The parking space for non commercial or private garage may be in
carports or garages, or in the side or rear yards, not in the front yards. However,
excess vehicles and visitor parking may be in the half of the front yard containing
the driveway.
2.14. Open space provisions per National Building Code requirements shall be
complied with.
2.15. Parking shall comply with the minimum off-street parking provisions for
specific uses/ occupancy and other buildings in business and commercial zones
as provided for in the National Building Code.
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2.16. The minimum off-street parking requirements for individual buildings and
structures as required by the National Building Code shall not be used for pay-parking
lots or areas.
Section 42. Regulation on Warehouses as Support Facilities for

Commercial Establishments.
1. Definition of Terms
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1.1. Commercial Warehouse – a storehouse which serves as a storage for
merchandise/commodities for sale as a support facility to a commercial
establishment.
1.2. Setback – easement from the property line to building line as defined in
the National Building Code.
2.1. Commercial warehouses shall be allowed in a commercial zone only

when the materials / products to be stored do not posed hazard or inconvenience
to the public (such as inflammable, combustible and pollutive materials).
2.2. In cases where it is impractical for hazardous materials/predicts (such as

kerosene, LPG’s and the like) to be stored elsewhere, it is permissible for them to
be located in a commercial zone provided that necessary precautionary
measures such as the provision of fire preventive devices, firewall, setback, fire
resistive devices, firewalls, setback, fire resistive materials in building
construction and the like be provided.
2.3. In all cases, warehouses and storage facilities in support to commercial

establishments allowed in a commercial zone/area shall be at the side.
ARTICLE IX
SCHOOLS , COLLEGES AND UNIVERSITIES INCLUDING
TECHNICAL AND VOCATIONAL SCHOOLS
Section 43. Regulation on Elementary and High Schools,Colleges and

Universities including Technical and Vocational schools.
1. Definition of Terms. As used in this Ordinance, the follwing terms shall :

mean
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1.1. Elementary School – refers to a primary school where children

receive the first stage of compulsory education;
1.2.High school – refer to a secondary school where young adult

Receive a second stage of education.
1.3. College - refers to a collection of degrees in the specific areas.
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1.4. Universities – refers to collection of colleges
1.5. Vocational and technical schools refer to training adult without

first obtaining higher education
2. General Guidelines.
2.1. Elementary schools,shall be allowed within residential areas(R-2) and

Planned Unit Development Zone(PUD), provided that the school shall not exceed
not exceed twelve(12 )classroom and the area shall have a minimum of two
thousand five hundred square meters(2,500.00 sq.ms.);.
2.2. High Schools may be allowed within residential areas (R-3) and
Planned Unit Development(PUD) Zones provided that the school shall not
exceed twenty (20) classroom and its area shall have a a minimum of Five
Thousand square meters(5,000.00sq.ms.)
.
2.3. College and Universities , vocational and Technical schools may be

allowed in C-1,C-2,C-3 and Planned Unit Development(PUD) zone provided the
area shall have a minimum area of two (2) hectares; of Two (2) hectares
2.4 New schools, colleges and universities shall not be allowed along
thoroughfare such as Padre Diego Cera ave, Alabang Zapote Road, CAA Road ,
Naga Road, Marcos Alvarez Avenue , Daang Hari Road and C-5 Avenue.
3. Design Standard
3.1. Schools, colleges and universities shall conform to the provisions to

the provisions specified in the National Building Code. Setbacks and abutments
shall follow the provisions in the National Building Code.
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3.2. Parking requirements of Schools shall follow the provisions specified in the
Zoning Ordinance and/or the National Building Code.
ARTICLE X
MISCELLANEOUS PROVISION
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Section 44. Project of National Significance . Projects may be declared by
the National Economic Development Authority (NEDA) Board as projects of national
significance pursuant to the Section 3 of E.O No. 2. When a project is declared by a
NEDA Board as project of national significance, the locational clearance shall be issued
by Housing and Land Use Regulatory Board (HLURB) pursuant to E.O. No. 72.
Section 45. Subdivision Projects. All owners and/or developers of subdivision

projects shall, in addition to securing a Locational Clearance, be required to secure a
Development Permit pursuant to provisions of P.D. No 957 and its implementing rules
and regulations, or B.P. No. 220 and its implementing rules and regulations in the case
of socialized housing projects in accordance with the procedures laid down in E.O. No.
71, Series of 1993.
ARTICLE XI
ADMINISTRATION AND ENFORCEMENT
Section 46. Responsibility for Administration and Enforcement. This

Ordinance shall be administered and enforced for all projects by the City Zoning
Administrator who shall be designated by the Mayor of the City of Las Piñas. The City
Zoning Administrator shall be responsible for carrying out the provisions of this
Ordinance in the field as well as the enforcement of orders and decisions made
pursuant thereto.
Section 47. Issuance of, Business and Licensing Permit. Any person
applying for an issuance of Business license permit shall secure first from the City
Zoning Administrator, as the case may be, certificate of conformance or certificate of
non- conformance prior to the issuance of business license permit.
Section 48. Limitations on the Appointment of a Zoning Administrator. The

City Mayor shall appoint/designate the City Development Planning Officer as City
Zoning Administrator who shall be under his technical supervision. Furthermore, no
person shall be appointed as City Zoning Administrator unless he/she processes the
following qualifications:
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1. A Filipino citizen and of good moral character;

2. A duly registered of Civil Engineer, Environmental Planner, or Lawyer;
3. A member of good standing of a duly accredited organization of his
profession for not less than two (2) years;
4. Must have a planning or legal background for at least (5) years prior to his/
her appointment.
85
Section 49. Powers and Functions of the City Zoning Administrator. The
City Zoning Administrator shall administer and enforce the provisions of this Ordinance,
specifically to:
1. Grant or deny, with or without conditions, application for locational clearance

based on the approved Zoning Regulations and the list of permitted uses as
pre-requisite to the issuance of a building permit and/or Mayor’s business
permit;
2. Issue certificate of conformance/non-conformance as herein provided;
3. Shall endorse to the City Council all applications for special permits,
temporary use permit and variances, if necessity so requires;
4. Call upon the City Council to institute any necessary legal proceeding to
enforce the provisions of this Ordinance;
5. Act on all applications for renovations of existing non-conforming use;
6. Act on complaint arising from functions of non-conforming uses particularly

those alleging violations of this Ordinance;
7. Serve notice requiring the removal of any use in violation of this Ordinance
upon the owner, agent or tenant of the building or land, or other persons who
commit or assist in any such violation;
8. Order the discontinuance of the occupancy or use of any building or structure

or portion thereof to be contrary to the provisions of this Ordinance;
9. Call and coordinate with the Philippine National Police for enforcement of all
orders or processes pursuant with this Ordinance;
10. Coordinate with the City Prosecutor/City Legal Officer for the legal
actions/remedies relative to the foregoing.
Section 50. Deputation of a Zoning Administrator. Deputation of Zoning

Administrator shall remain effective unless suspended or revoked by and in accordance
with the rules and regulations of HLURB.
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Section 51. Processing Fee. The administration and collection of processing

fee for the locational clearance in City of Las Piñas by the City Zoning Administrator for
its personnel, maintenance and operating expenses be as follows:
1. Application/Filing fee:
86
a. For locational clearance for Urban
Poor housing or Community Mortgage
Programs ……………………………………… P 500.00
b. For locational clearance not classified
above …………………………………………. P 2,000.00
c. For motion for reconsideration ……………. P 1,500.00
d. For petition/request for reclassification …… P 2,000.00
e. For zonal certification ……………………… P 1,000.00
This excludes the cost of reclassification proceeding such as production of maps

and other documents; public hearing and publication which shall likewise be charged to
the account of the applicant/proponent.
d. Complaints, except those involving

pauper-litigant which shall be free
of charge ………………………………… P 1,500.00
2. Processing Fee:
a. Residential (per square meter of

Total floor Area ………………………….. P 3.00
b. Commercial (per square meter

of total Floor Area ………………………. P 5.00
c. Industrial (per sq.m. of Total

Floor Area ………………………………. P 5.00
d. Institutional ……………………………... P 5.00
e. e.1 Telecommunication
(per sq.m. of Total affected Lot Area..…... P 10.00
e.2 Cell site/tower P 10,000.00/unit
f. Billboards(display area) P 10.00
g. Yards utilized for industrial/commercial

purposes P 3.00
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f. Renewal of Locational Clearance

(for business ) ……….. P 300.00
g. Renewal of Temporary Use Permit ……. P 300.00
Extension of Temporary Use Permit …… the same as

under schedule (2)
87
Section 52. Validity of the Certificate of Zoning Compliance. The Certificate
of Zoning Compliance shall be valid for the period prescribed in the decision stated
therein.
Section 53. Appeals. Any person aggrieved by the decision of the City Zoning
Administrator concerning the interpretation, administration or enforcement of this
Ordinance may appeal to the Zoning Board of Appeals. Such appeal shall be taken
within the reasonable time but not exceeding thirty (30) days from the receipt of the
notice of the decision or action taken by the City Zoning Administrator by filing with the
said administrator and with the board a notice of appeal specifying the grounds.
The City Zoning Administrator shall transmit to the board all papers constituting
the record upon which the action appealed was taken. The Board of Appeals shall fix
the date, time and place for the hearing of the appeal, give due notice to the parties
Section 54. The City Zoning Board of Appeals. Appeals from decisions of the
City Zoning Administrator shall be forwarded to the City Zoning Board of Appeals
composed of the following members:
1. The City Mayor as Chairman;

2. The City Legal Officer ;
3. The City Assessor;
4. The City Engineer;
5. The City Planning and Development Coordinator ( if other than the Deputized
Zoning Administrator);
6. The Chairman, Committee of Housing and Land Use, Sangguniang
Panlungsod;
7. The Chairman, Committee on Planning and Development, Sangguniang
Panlungsod;
8. Two (2) representatives from the private sector, nominated by their respective
organization and confirmed by the City Mayor. In the event of non-availability
of any officials enumerated above, the Sangguniang Panlungsod shall elect
the number above set forth, as representative.
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Decision of the Board of Appeals is definite and final.
Section 55. Interim provision. Until such time that the City Zoning Board of
Appeals shall have been reconstituted, the Sangguniang Panlungsod shall act as the
Zoning Board of Appeals. As appellate Board, the Metro Manila Zoning Administration
88
Office shall adopt its own rules of procedure to govern the conduct of appeals arising
from the administration and enforcement of this Ordinance.
Section 56. Review of the Zoning Ordinance. The Zoning Review Committee
shall review the Zoning Ordinance considering the City Plan, every five years or sooner
as the need arises on the following reason/ situation:
1. change the local development plans;

2. introduction of projects of national significance;
3. petition for rezoning;
4. other reason which are appropriate for reconsideration.
The Zoning Review Committee shall be headed by the City Mayor as Chairman
and composed of the following, as members:
1. Local Zoning Administrator ;

2. City Planning and Development Coordinator;
3. Local Building Official ;
4. Chairman of the Committee of Housing and Land Use of the Sangguniang
Panlungsod;
5. Chairman of the Committee of Planning and Development of the
Sangguniang Panlungsod;
6. MMDA – Office of the Deputy General manager for Planning ;
7. Representative from the Housing and Land Use Regulatory Board ;
8. Two (2) representatives from the private sector.
Section 57. Function of the Zoning Review Committee – The Zoning Review
Committee shall have the following powers and function:
1. Review the Zoning Ordinance for the following purposes:
a. Determine what amendments or revisions are necessary in the Zoning

Ordinance because of changes that might have been introduced in the
Comprehensive Land Use Plan;
b. Determine what changes have to be introduced in the Comprehensive

Land Use Plan in the light of permits given, variances granted;
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c. Identify what provisions of the Ordinance have been difficult to enforce or

unworkable;
89
2. Recommend to the Sangguniang Panlungsod necessary legislative
amendments and to the Local Planning and Development Staff the needed
changes in the Plan as a result of the review conducted;
3. Provide information to the City Mayor that would be useful in the exercise of
its functions.
Section 58. Amendments. Changes in the Zoning Ordinance as a result of

review by the Zoning Review Committee shall be treated as an amendment, provided
that any amendment to the Zoning Ordinance or provisions thereof shall be carried out
through an amending Ordinance with the two thirds (2/3) vote of the Sangguniang
Panlungsod. Said amendments shall take effect upon approval and authentication by
HLURB.
Section 59. Procedure for Rezoning. Any association/group of people who

wishes to propose a rezoning of the zoned area or a classification of a certain area, by
submitting petition, subject to evaluation and appropriate action by the City Zoning
Administrator. The same shall be forwarded to the Sangguniang Panlungsod for
concurrence and approval. The resulting Ordinance shall be forwarded to the Housing
and Land Use Regulatory Board.
Rezoning of the zoned areas shall form part of the amendment of the Zoning
Ordinance subject to public hearing and shall be reflected correspondingly in the Official
Zoning Map.
Approved rezoning of any area shall form part of the Zoning Ordinance subject to
public hearing and shall be reflected correspondingly in the Official Zoning Map.
Section 60. Penal Provisions. Any person, proponent, proprietor, owner or

representative who undertakes any project or activity in violation of this Zoning
Ordinance, and the conditions appearing in the locational clearance, or who commits
fraud or misrepresentation in connection with an application for a locational clearance or
any proceeding before the Office of the City Zoning Administrator, or who commences
or undertakes any project without having first secured a locational clearance, or who
refuses admission within any premises subject for inspection to a duly authorized
inspector, or who without justifiable reasons fails or refuses to appear or to deliver the
required books, papers and documents in the course of an investigation being
conducted by the City Zoning Administrator Office shall be penalized, after notice and
hearing with a fine of THREE THOUSAND PESOS (P 3,000.00) minimum or
equivalent to 1% of 1/10 of the total cost of the project undertaken which ever is
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higher or imprisonment of not less than three (3) months but not more than one (1) year
or both fine and imprisonment at the discretion of the court.
90
If the violation is committed by a firm, corporation or partnership, the manager,
managing partners, directors or any person charged with the management shall be held
responsible and liable as provided for by this section and in case the guilty party is an
alien, he shall immediately be deported after payment of fine and/or service of his
sentence.
In addition to the foregoing, the City Zoning Administrator is hereby empowered

to summarily, without need of hearing if he deems it necessary to protect the health and
safety of persons and property, order the closure or stoppage of any project/activity
being undertaken in violation of this Ordinance. Failure by any person to comply with
the closure order or stoppage order shall make such person liable under this section.
Any government employee who is found to have aided or assisted any person in
the commission of any of the aforementioned acts shall be liable as provided for by this
section.
Section 61. Supplementary Effect of other Laws and Decrees. The

provisions of this Ordinance shall be without prejudice to the application of other laws,
presidential decrees, letters of instruction and other executive or administrative orders
vesting national agencies with jurisdiction over specific land areas, which shall remain in
force and effect, provided that land use decisions of the national agencies concerned
shall be consistent with the Comprehensive Land Use Plan of the City.
Section 62. Separability Clause. Should any section of this Ordinance be

declared by the court to be unconstitutional or invalid, such decision shall not affect the
validity of the Ordinance as a whole or any part thereof other than the part so declared
to be unconstitutional or invalid.
Section 63. Repealing Clause. All ordinances, rules or regulations in conflict

with the provisions of this Ordinance are hereby repealed; provided, that the rights that
are vested upon the effectivity of this Ordinance shall not be impaired.
Section 64. Effectivity Clause. This Ordinance shall take effect fifteen (15)
days after its publication.
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91
ENACTED by the Sangguniang Panlungsod in its regular session today, July 7,
2011 in the City of Las Piñas.
HON. LUIS I BUSTAMANTE

Vice Mayor and Presiding Officer
ATTESTED:
ATTY. JERRY A. TANCHUAN

Sanggunian Secretary
APPROVED :
HON. VERGEL A. AGULAR

City Mayor
92

O1053 11 Zoning Ordinance 2011

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CITY ORDINANCE NO. 1053-11

AN ORDINANCE AMENDING CITY ORDINANCE NO. 520-00, SERIES

WHEREAS, R.A. 7160, otherwise known as the Local Government Code of

WHEREAS, the implementation of the Comprehensive Development Plan would

WHEREAS, a Zoning Ordinance is one such regulatory measure which is an

BE IT ORDAINED by the Sangguniang Panlungsod of the City of Las Piñas, in

Section 1. Title. This Ordinance shall be known as The Amended

AUTHORITY AND PURPOSE

Section 2. Authority. This Ordinance is enacted pursuant to the provisions of

Section 3. Purpose. This Ordinance is enacted to achieve the following

a. To promote and protect public health, safety, peace, morals, comfort,

b. To guide, control and regulate future growth and development in

c. To protect the character and stability of residential, commercial, industrial,

d. To provide adequate light, air, privacy and convenience to access to property.

e. To prevent undue concentration of population and congestion to properties;

h. To prevent additions to and alteration or remodeling of existing buildings or

j. To eliminate the incompatible or non- conforming uses of lands, buildings and

DEFINITION OF TERMS AND PHRASES

1. “Accessoria” or row house – a house of not more than two (2)

2. Accessory use – a use customarily incidental and subordinate to the

3. Alterations, structural – any change in the supporting members of a

4. Alley, lane or callejon – a public space or thoroughfare affording

5. Apartment building – a building arranged, intended or designed to be

6. Animal stockyard – usually an open-fenced yard without buildings where

7. Arboretum – a large tract of land treated as natural outdoor museum or

9. Barangay – the basic political unit in the Philippines composed of all

14. Buffer strip – a minimum of four (4.00) meters strip established to

15. Building – any structure having a roof supported by columns or walls. A

16. Building accessory – a building subordinate to the main building on the

18. Building area – the combined (roofed) covered area of a building

19. Building, existing – a building erected prior to the adoption of this

20. Business – commercial activity customarily engaged in as a means of

22. Certificate of Non-conformance - Certificate issued by the Zoning

23. Certificate of Zoning Compliance - Certificate issued by the Zoning

24. Cluster housing – a single-family attached dwelling containing three or

25. Cockpit – a pit or enclosure within a building or a portion thereof where

26. Commercial district – an area predominantly used for commerce;

27. Commercial Garage – A garage where automobiles and other motor

28. Condominium building – a multi-rise structure usually used for

30. Cottage industry – an economic activity carried on in the homes or in

31. District – a division of a city;

34. Dormitories – an institutional building where boarders are provided with

37. Dwelling – a building designed or used exclusively as the living

38. Dwelling, one family – a house accommodating a single family and

39. Dwelling, one family; semi-detached – a one-family house having one

40. Dwelling, row or group – a building consisting of series of one family

41. Dwelling, multiple – a building used as a home or residence of three (3)

48. Fishpond – an area specifically devoted to activities as the cultivation

51. Funeral chapels – private non-denominational funeral chapels located at

52. Garage, commercial – a garage where automobile and other vehicles

53. Garments factory – a factory producing garment of cloth or plastic such

55. Heliport – an area of land or water or a structural surface which is

56. Helistop/Helipad – the same as a helicopter except that no re-fuelling,

58. High Density Residential Zone (R-3) - a subdivision of an area

60. Home occupation – occupation conducted within a dwelling and not in

62. Hospital – unless otherwise specified, the term “hospital” shall be

63. Hotel – a building or part thereof with rooms occupied or intended to be

66. Incinerator plant – a place for burning garbage;

67. Innovative design – introduction and/or application of new creative

71. KTV Lounge – a very popular form of corporate entertainment, variant

72. Laundromat – a business activity provided with individual clothes washing

75. Loading and Unloading areas – vehicular loading and unloading of