Zoning Ordinance 2

Taguig Land Use Guidance System
2 MUNICIPALITY OF TAGUIG
ORDINANCE NO. 15
Series of 2003
AN ORDINANCE
ADOPTING A REVISED LAND USE GUIDANCE SYSTEM
FOR THE MUNICIPALITY OF TAGUIG AND PROVIDING FOR THE ADMINISTRATION
AND ENFORCEMENT THEREOF
Be it ordinance and enacted by the Sangguniang Bayan of Taguig:
WHEREAS, Section 20-c of the Local Government Code provides that local government
units shall continue to prepare their respective Land Use Plans enacted through Zoning
Ordinances which shall be the primary and dominant bases for the future use of land
resources;
WHEREAS, the local government of Taguig in pursuit of its development goals and
objectives, formulated its Comprehensive Land Use Plan which would require the enactment
of regulatory measures to translate its planning goals and objectives into reality;
WHEREAS, ON December 18, 2000 this body passed and approved Ordinance 33, Series
of 2000 adopting a land development guidance system which was subsequently published
and submitted to the Metropolitan Development Authority (MMDA);
WHEREAS, after a thorough study, it was found that there is a need to revise the said land
development guidance system as recommended by the MMDA;
WHEREAS, this Zoning Ordinance is one such regulatory measure which is an important
tool for the implementation of the Comprehensive land Use Plan;
NOW THEREFORE, the Sangguniang Bayan of Taguig in a session assembled hereby

adopts the following Zoning Ordinance.
ARTICLE I
TITLE OF THE ORDINANCE
Section 1. Title of the Ordinance. This Zoning Ordinance shall be known as the
Taguig Land Guidance System and shall hereinafter to as the LUGS.
ARTICLE II
AUTHORITY AND PURPOSE
Section 2. Authority. The LUGS is enacted pursuant to the provisions of the Local
Government Code of 1991, R.A. 7160 Section 458 (2 ix) authorizing the Municipality through
the Sangguniang Bayan to adopt a Zoning Ordinance in consonance with the approved
Comprehensive Land Use Plan and in conformity with Executive Order No. 72.
Section 3. Purposes. The LUGS is enacted for the following purposes
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1. Promote and protect the health, safety, peace, comfort, convenience and general
welfare of the inhabitants of the Municipality;
2. Guide the growth and development of Taguig in accordance with its Comprehensive
land Use Plan;
3. Provide the proper regulatory environment to maximize opportunities for creativity,

innovation and make ample room for development within the framework of the
Municipality’s over-all goals and objectives;
4. Enhance the character and stability of residential, commercial, industrial, institutional,

open space and other functional areas within the Municipality and promote the
orderly and beneficial development of the same; and
5. Guide the local government and the private sector in their development decisions.
Section 4. General Principles. The LUGS is based on the approved Taguig

Comprehensive Land Use as per Resolution No. 129 dated May 19, 2003.
1. The LUGS reflects the Municipality’s vision to be “A highly livable and

environmentally sustainable city, with a globally competitive business environment
under the guidance of an accountable, proactive, strong and competent local
leadership with a participant community.”
2. The LUGS recognizes that any land use is a use by right but provides that the
exercise of such right shall be subject to the review standards of the LUGS.
3. The LUGS gives the free market the maximum opportunity to spur the Municipality’s
development within a framework of environmental integrity and social responsibility.
4. The LUGS has been designed to encourage the evolution of high-quality

developments rather than regulating against the worst type of projects.
5. The LUGS has been crafted in a manner that is fully responsive to the ever changing
condition that the Municipality continually face.
6. The LUGS functions as a tool for informed decision-making on the part of land use
administrators by way of providing specific criteria to judge the acceptability of
developments.
7. The LUGS provides a direct venue for community empowerment where the
stakeholders become involved especially in critical development decisions.
8. The regulation in the LUGS are considered as land development as land use
management tools that are necessary to provide a clear guidance to land
development in order to ensure the community ‘s common good.
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ARTICLE III
DEFINITION OF TERMS
The definition of the technical terms used in the LUGS shall carry the same meaning given
to them in already approved codes and regulation such as, but not limited to, the National
Building Code, Water Code, Philippine Environmental Code and the Implementing Rules and
Regulations promulgated by the Housing and Land Use Regulatory Board (HLURB). The
words, terms and phrases enumerated hereunder shall be understood to have the
corresponding meaning indicated as follows:
1. Allowable Impervious Surface Area Ratio (AISAR) the ratio between the
coverage of ground level impervious surface to the total lot area. This is
expressed as a percentage over and above the resultant Percentage of Land
Occupancy (PLO) for each development. The computation of impervious surface
area coverage shall include spaces outside the building envelope, such as
driveways, walks, parking areas, etc.
2. Basic Zones- refers to the primary zoning classification of properties within the
Municipality
3. Buffer Area – these are yards, setbacks, parks or open spaces intended to
separate incompatible elements or uses and to control pollution/nuisance.
4. Building Height Limit (BHL) – the maximum height allowed for buildings
expressed as the number of floors.
5. Certificate of Non- Conformance – certificate issued to owners of all uses existing

prior to the approval of the LUGS which do not conform to the provision herein
provided
6. Certificate of Zoning Classification – a document issued by the Zoning

Administrator citing the zoning classification of the land based on the LUGS.
7. Compatible Uses – uses or activities capable of existing together harmoniously

e.g. residential use and parks and playground.
8. Comprehensive Land Use Plan (CLUP) – a document embodying specific

policies and programs for guiding and regulating growth and development. The
main components of the CLUP in this usage are the sectoral studies i.e.
Environment, Social, Economic, Land Use, Transport, Infrastructure and Local
Administration.
9. Conflicting Uses – uses or activities with contrasting characteristics sited adjacent

to each other e.g. residential units adjacent to industrial plants.
10. Conforming Use – a use that is accordance with the zone regulations as provided
for in the LUGS.
11. Easement – open space imposed on any land use/activities sited along
waterways, road-right-of-ways, cemeteries/memorial parks, utilities and the like.
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12. Eco-Tourism Uses (ETU)-environment- sound tourism activities in given

ecosystem yielding socio-economic benefits and enhancing natural and cultural
diversity conservation.
13. Exception-a device which grants a property owner relief from certain provisions of
the LUGS where because of the specific use would result in a particular hardship
upon the owner.
14. Floor/Area Ratio (FAR) –is the ratio between the Gross Floor Area of a building
and the area of the lot on which it stands. Determined by dividing the Gross Floor
Area of the building and the area of the lob .The Gross Floor Area of any building
should not exceed the prescribed floor area ratio (FAR) multiplied by the lot area.
15. General Commercial Uses (GCU) – land use activities involved in business, trade
or service.
16. Gross Floor Area (GFA) – the GFA of a building is the total floor space within
the perimeter of the permanent external building walls (inclusive of main and
auxiliary building),occupied by:
a. Office areas;
b. Residential areas;
c. Corridors
d. Lobbies
e. Mezzanine;
f. Vertical penetrations which shall mean stairs, fire escapes, elevator shafts,
pipe shafts, vertical shafts, vertical ducts, and the like and their enclosing
walls;
g. Machine room and closets;
h. Storage rooms and closets;
i. Covered balconies and terraces; and
j. Interior walls and columns, and other interior features.
Excluding the following:
k. Covered areas used for parking and driveways, including vertical penetrations
in parking floors where no residential or office units are present;
l. Uncovered areas for air conditioning cooling towers, overhead water tanks,
roof decks laundry areas and cages, wading or swimming pools, whirlpool or
Jacuzzis, gardens, courts or plazas.
17. General Residential Uses (GRU) – land use activities principally for
dwelling/housing.
18. HLURB – shall mean the Housing and Land Use Regulatory Board
19. Impervious Surface – type of man-made surface which does not permit the
penetration of water.
20. Land Use Intensity Controls (LUIC) – refer to controls on open spaces (PLO),
building bulk (FAR), building height (BHL) and impervious surfaces (AISAR). The
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LUIC is imposed to control, among others, traffic generation, requirements on

utilities, over-building, over-crowding and visual access. LUICs are also required
to enable individual developments to attain the desired zone character. The LUIC
is applied as follows:
a. Maximum Allowable Building Area Per Floor in Square Meters = Lot Area x
Allowable PLO
b. Maximum Allowable Gross Floor Area in Square Meters = Lot Area x
Allowable FAR
c. In determining the maximum number of floors per building, BHL regulations
shall apply.
For planned unit development schemes, residential subdivisions and the like, the
LUIC shall apply to individual lot parcels. Gross open spaces (defined as
common areas, roads, etc.) shall be governed by the requirements of PD 957, BP
220 and related regulations.
For a parcel of land that has no lot/parcellary subdivisions, the LUIC shall apply
the t gross area of the parcel and the gross floor area of the buildings to be put
there. In the event that such a parcel of land is develop into individual lots as part
of a planned unit/mixed use development, residential or commercial subdivision,
LUIC shall apply as follows:
d. The FAR of all the individual lots in the planned unit development (PUD),
derived by dividing the total gross floor area of the individual buildings in the
PUD by their total gross land area, shall not exceed the maximum FAR that
applies to the entire PUD as prescribed in this Ordinance. In equation form:
Total gross floor area of
Individual building in PUD ≤ Maximum FAR of
entire PUD
Total gross land area of
Individual lots in PUD
e. No individual lot shall exceed a FAR that is three times the maximum FAR that
applies to the entire PUD.
f. The owner/developer of the subdivided PUD shall show and declare in the
development plan that it submits to the Municipal Zoning Office that such
subdivision is part of a PUD development.
g. PLO, BHL and AISAR controls shall apply to the PUD.
21. Light Industrial Uses (LIU) – non – pollutive0 and non – hazardous manufacturing
and/or processing activities.
22. LLDA – shall mean the Laguna Lake Development Authority.
23. Locational Clearance – a clearance issued to a project that is allowed under the
provisions of the LUGS as well as other standards, rules and regulations on land
use. This clearance is required prior to the issuance of a building permit.
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24. Minimum Allowable Permeable Surface Area (MAPSA) – the minimum allowable
area that should be provided with permeable surfaces. This is equal to the
difference of the total lot area minus the resultant PLO and the AISAR.
25. Mitigating Device – a means to grant relief in complying with certain provision of
the LUGS.
26. MMDA – shall mean the Metro Manila Development Authority.
27. NEDA – shall mean the National Economic and Development Authority.
28. Non-Conforming Use – existing non-conforming uses/establishments in an area

allowed to operate in spite of the non – conformity to the provisions of the LUGS
subject to the conditions stipulated in the Locational Clearance.
29. Official Zoning Map - a duly authenticated map delineating the different zones
into which the whole Municipality is divided.
30. Overlay – zones – pertains to the secondary zoning classification of certain

properties within each basic zone. As provided in the LUGS, the zoning
requirement for overlay zones either adds on to or superimposes those of the
basic zone to which a property belongs.
31. Parks and Recreation Uses (PRU) – uses that are designed for
diversion/amusements and for the maintenance of the ecological balance of the
community.
32. Percentage of Land Occupancy (PLO) – defined as a percentage of the

maximum allowable floor area of any building (at any floor level excluding
basements) to the total lot size. This includes the main and auxiliary buildings. In
case of discrepancy between the specified PLO in this Ordinance and the Light
and Ventilation provisions of the National Building Code, the lesser allowable
floor area shall prevail.
33. Planned Unit Development (PUD) – a land development scheme wherein a

project site is comprehensively planned as an entity via unitary site plan which
permits flexibility in planning, design, building sitting, complementary building
types and land uses, usable open spaces, and the preservation of natural land
features.
34. Rezoning – a process of introducing amendments to or change in the text and

maps of the Zoning Ordinance. It also includes amendment or change in view of
reclassification under Section 20 of RA 7160.
35. Shore land Area - LLDA Resolution No. 23 Series of 1996 or the implementing
Rules and Regulations of Republic Act No. 4850 define the Shore land Area
(SA), as follows:
a. Existing titled lands with elevation 12.50 meters and below including those
titled under the Torrens System prior to the enactment of Presidential
Decree No. 812 in 1975; and
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b. All other areas below elevation 12.50 meters as referred to a datum 10.00
meters below mean lower low water (MLLW).
Per the said LLDA Resolution, the SA “is a strip of linear open space designed to
separate incompatible elements or uses or to control pollution/nuisances and for
identifying and defining development areas zone.” The administrative and
regulatory control on the land use of the Shore land Zone (SZ) is vested upon the
LLDA. The allowable uses are as follows;
a. Tree farming/ planting;

b. Recreational uses (with no permanent facilities);
c. Agriculture;
d. Fishponds;
e. Backyard poultry;
f. Dockyard and boat sheds;
g. Research Facilities;
h. Fish port; and
i. Other facilities that will not pose pollution or cause disturbances to the
ecological balance of the lake.
36. Socialized Housing Uses (SHU) – uses that are principally for socialized housing
and dwelling purpose for the underprivileged and homeless as defined in RA
7279.
37. Variance – a Special Locational Clearance granting a property owner relief from
certain provision of the LUGS where, because of the particular physical
surrounding, shape or topographical conditions of the property, compliance on
height, area, setback, bulk and/or density would result in a particular hardship
upon the owner.
38. Warehouse – refers to a storage and/or depository of those in business of

performing warehouse services for others, for profit.
39. Zone – an area within the Municipality, as defined by manmade or natural

boundaries, where specific land use regulations are applied.
40. Zoning Administrator – a Municipal government employee responsible for the

implementation/enforcement of the LUGS.
ARTICLE IV
ZONE CLASIIFICATIONS
Section 5. Division into Zones. The Municipality of Taguig is hereby divide into eleven
Basic Zones, namely, Urban Core Zone, General Residential Development Zone – 1,
General residential Zone-2, Light Industrial Zone, Socialized Housing Zone, Low Density
Residential Development Zone, Institutional Zone, Tourism Development Zone,
Entertainment Zone, Military Zone and Open Space Zone. There are also four Overlay
Zones, namely, Urban Corridor Special Development Zone, Local Growth Center Special
Development ZoneHistorical Special Development Zone and Fish port Special Development
Zone. Said divisions are for the purposes of the following:
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1. Implementing the Taguig CLUP.

2. Defining specific areas of the Municipality of Taguig, each requiring different
standards of development to meet different circumstances present within the
zone and;
3. Serving the purposes and intent of the LUGS as outlined in Article III.
The provisions contained herein anticipate the likelihood and desirability of mixing land uses.
Unlike conventional zones, which segregated various land uses, the LUGS allow mixed uses
and place the emphasis on minimizing or buffering any nuisance factors between such uses.
Further provisions impose criteria to resolve any possible problems and eliminate what might
be negative impacts when unlike users are located in proximity.
Zones are distinguished according to allowed land uses and land use intensities, which are
discussed in detail in succeeding articles.
Section 6. Description of Zones. The location of each zone and the intended
general manner of developments therein are described below.
1. Basic Zones
a. Urban Core Zone
Location
These include the Global City in Fort Bonifacio, BHIT Park area (net of the socialized
housing area per EO 70), the 25 – hectare municipal – owned property beside the
BHIT, properties east of the Main Spine Road and Commando Link Road including
the DMCI Mixed – Used Project in Bambang – Hagonoy, and the FTI Complex in
Western Bicutan – Signal Village.
Intent
The UCZ is intended for compact and planned unit developments that provide for the
convenient proximity between workplace, home and amenities. Publicly
accessible and functional open spaces are required for all developments.
b. General Residential Development Zone – 1
Location
All barangays of Taguig have areas classified within General Residential

Development Zone – 1 (GRDZ – 1)
Intent
GRDZ -1 is intended for the development and maintenance of high – quality

residential neighborhoods with the supporting commercial and institutional facilities.
Medium – intensity developments such as multiple – dwelling units, townhouses and
the like shall be encouraged.
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c. General Residential Development Zone – 2
Location
The General Residential Development Zone – 2 (GRDZ – 2) includes the areas

presently occupied by the Bonifacio Naval Station, Marines Corps, Navy Officers
village, Philippine army (PA) support Command, PA Dental Dispensary and
JUSMAG.
Intent
This area is being earmarked for re-development as a master-planned medium

density residential area. It shall complement the predominantly commercial and
business developments in the Global City by accommodating the increasing
demands for residential spaces in the municipality.
d. Low Density Residential Development Zone
Location
The Low Density Residential Development Zone (LDRDZ) is located in the AFPOVAI
housing areas in Western Bicutan, Bay Breeze and Holy Family Subdivision.
Intent
The LDRDZ is intended for low-density residential developments with supporting

community facilities and amenities.
e. Socialized Housing Zone
Location
Socialized Housing Zones (SHZ) are located in portions of Western Bicutan, Ligid-
Tipas, Bagong Tanyag,Hagonoy, Signal Village, Calzada, Napindan, Ibayo Tipas and
Palingon. The SHZ also includes areas covered by Executive Order No. 70
specifically a portion of the Bonifacio Housing and Information Technology Zone,
Lupang Katuparan, Pamayanang Diego Silang and Philippine Centennial Village.
Intent
The SHZs are intended for the development of medium and low-rise socialized
housing facilities with community facilities, respectively.
Institutional Zone
Location
The Institutional Zone (IZ) includes the designated institutional site in the Global City.
Along the East Service Road, it includes the facilities of the Technological Education
Skills & Development Authority (TESDA), Nutrition Center of the Philippines,
Population Center Foundation and the Technological University of the Philippines.
Along General Santos Avenue, it includes the properties of the Department of Public
Works and Highway, National Science and Technology Authority, and NRCP as well as
Camp Bagong Diwa.
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Intent
The IZ shall be maintained and developed for institutional purposes.
g. Tourism Development Zone
Location
The Tourism Development Zone (TDZ) is located east of Manuel L. Quezon Avenue
and Road Dike from the Muntinlupa boundary up to M. De Leon Street including
portions of Laguna Lake within the jurisdiction of Taguig.
Intent
The TDZ is intended for low intensity developments particularly those that enhance
lake-oriented tourism activities. Developments shall be required to provide and
maintain public visual and/or physical access to the lake.
h. Entertainment Zone
Location
The Entertainment Zone (EZ) is located in Barangay Ususan.
Intent
The EZ is intended for “pink light” establishments such as videoke bars, day and night
clubs and health clinics. Developments shall be required to strictly implement noise
attenuation measures as well as provide the proper number of parking spaces.
i. Light Industrial Zone
Location
The Light Industrial Zone (LIZ) includes the BCDA Information Technology (IT) Park,
existing industrial areas in Napindan, portions of Ibayo Napindan, portion of Ibayo
Tipas, portions of FTI, Veterans, RSBS Industrial Estate (IE) and the Mañalac IE.
Intent
The LIZ is intended for light industrial and information technology-bases

developments.
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J. Military Zone
Location
The Military Zone (MZ) is the Philippine Army retention area within Fort Bonifacio.
Intent
The MZ is intended for the exclusive use of the Armed Forces of the Philippines.
k. Open Space Zone
Location
Open Space Zone (OSZ) includes the American Memorial, Libingan ng mga Bayani,
Heritage Park and Philippine Army/Navy Golf Club and a 20-meter strip to the west of
C-5 from the East Service Road to the Libingan ng mga Bayani. These also include
the mandated 10-meter easement along Pasig River and its tributaries as mandated
by Metro Manila Development Authority Ordinance No. 81-01 and the easement
provisions of the Philippine Water Code.
Intent
The OSZ is intended for the maintenance of functional open spaces.
2. Overlay Zones
a. Urban Corridor Special Development Zone
Location
All properties that have direct access to C-5 and R-4 are designated as within the
Urban Corridor Special Development Zone (UCSDZ).
Intent
The intent for the UCSDZ is to minimize roadside friction to alleviate vehicular traffic
conditions along C-5 and R-4.
b. Local Growth Center Special Development Zone
Location
The local Growth Center Special Development Zones (LGCSDZ) are found in the
following locations:
 Barangay Fort Bonifacio

- East of the intersection of C-5 and Commando Link Road
 Barangay Western Bicutan

- Lawton Avenue
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 Barangay Napindan
- Intersection of Road dike and Natividad Street
 Barangay Ligid Tipas

- Intersection of Tagiuig Diversion and Sampaguita Link Road
 Barangay Calzada
- Intersection of Road Dike and Sampaguita Link Road
 Barangay Wawa
- Intersection of Road Dike and Seagull Avenue
 Barangay Lower Bicutan

- Intersection of Pio Felipe Road and Manuel L. Quezon Avenue
- Intersection of General Santos Avenue and Manuel L. Quezon Avenue
 Barangay Signal Village

- Intersection of DBP Avenue and Langka Road
- Vicinity of Cucumber Road and S. Pendatun Avenue
- East of the intersection of C-5 and Lower Bicutan Link Road
 Barangay Maharlika
- Maharlika Village Center
 Barangay Bagong Tanyag

- Severina Link Road
Specifically, properties that fall under LGCSDZ classification are defined as follows:
For intersections, the limits shall be defined as properties having direct access to the
concerned roads that are within 500 meters in all road directions starting from the
center point of the concerned intersection. Properties that are within edges of the 500
meter shall be considered within the LGCSDArea if any portion of their perspective
boundaries falls within the said limit.
Intent
The intentions for the LGCSDZ are to minimize roadside friction and to encourage
compact developments.
c. Historical Special Development Zone
Location
The Historical Special Development Zone (HSDZ) is located in the traditional urban
center of Taguig within the vicinity of the existing Municipal Hall in Tuktukan and the
Santa Ana Church. It also includes Maharlika Village and others that may later be
declared by the National Historical Institute and/or the Municipality of Taguig.
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Intent
The intent for the HSDZ is to transform these locations into historically-oriented
tourism areas.
d. Fish Port Special Development Zone
Location
The fish Port Special Development Zone (FPSDZ) is located in Barangay

Bagumbayan near the Muntinlupa Boundary.
Intent
The intent for the FPSDZ is for it to have fish landing and support facilities such as
cold storage areas.
Section 7. Zoning Map. It is hereby adopted as an integral part of the LUGS, the
Official Zoning Map of the Municipality, duly signed by the Mayor and authenticated by the
Metro Manila Development Authority (MMDA). The designation, location, and boundaries of
the zones herein established are shown and indicated in the said Official Zoning Map
(Appendix A).
Section 8. Zone Boundaries. The locations and boundaries of the above mentioned
zones into which the municipality has been subdivided are presented in the attached Zoning
Map. In order to verify where individual lot parcels fall, the Municipal Cadastral Map shall be
overlain to the said Zoning Map.
Section 9.Interpretation of the Zone Boundary. In the interpretation of the boundaries of

any of the zones indicated on the Official Zoning Map, the following rules shall apply:
1. Where zone boundaries are so indicated that they approximately follow the center of
streets or highway right-of-way lines shall be construed to be the boundaries.
2. Where zone boundaries are so indicated that they approximately follow barangay
boundary lines, the delineation shall be based on those indicated in the cadastral
maps.
3. Where zone boundaries are so indicated that they are approximately parallel to the
centerlines or right-of-way lines of streets and highways, such zone boundaries shall
be construed as being parallel thereto and at such distance there form as indicated in
the Official Zoning Map. If no distance is given, such dimension shall be determined
by the use of the scale shown in said zoning map.
4. Where the boundary of a zone follows a stream, lake or other bodies of water, said
boundary line should be deemed to be at the limit of the political jurisdiction of the
community unless otherwise indicated. Boundaries indicated as following shorelines
shall be construed to follow such shorelines and in the event of change in the
shorelines, shall be construed as moving with the actual shorelines. Boundaries
following bodies of water shall be subject to public easement requirements as
provided in the Water Code, in the provisions of this Ordinance and other applicable
regulations.
5. Where azone boundary line divides a lot shall be construed t be within the zone where
its major portion is located. In case the boundary line bisects the lot, it shall fall in the
zone where the principal structure falls.
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6. Where zone boundaries are said to be as indicated in the Official Zoning Map, the
location of the parcel in consideration shall be determined by overlaying the cadastral
map to the former.
7. The mapped location of the property in consideration shall prevail over that of the
textual description.
ARTICLE V
GENERAL REGULATIONS
Section 10. General Provision. The Municipality recognized that any land use is a use
by right but provides that the exercise of such right shall be subject to the review standards
of the LUGS.
No building structure or land shall hereafter be occupied or used and no building or structure
or part thereof shall be erected, constructed or moved or structurally altered except with the
provision of the LUGS.
Section 11. Classification of Uses. Development proposals shall be classified

according to the following to the general classifications:
 General Residential Uses ● General Institutional Uses

 Socialized Housing Uses ● Agricultural Uses
 General Commercial Uses ● Parks and Reaction Uses
 Light Industrial Uses ● Eco- Tourism Uses
Each general classification is provided with more specific Allowed Uses that varies according
to each Basic Zone.
Section 12. Height Regulations. Unless otherwise stipulated in this ordinance, building
heights must conform with the height restrictions and requirements of the Air Transportation
Office (ATO), the National Building Code, Structural Code and other rules and regulations
related to land development and building construction.
Section 13. Specific Provisions in the National Building Code. Specific provisions
stipulated in the National Building Code (P.D. 1096), as amended, relevant to traffic
generators, parking requirements, advertising and business signs, erection of more than one
principal structure, dwelling on rear lots, building setbacks, dwelling groups , and others
which are not in conflict with the provisions of the LUGS, shall be observed.
For residential buildings, yard requirements shall be construed as equivalent to those in R-2
and R-3 zones, as provided by PD 1096, unless specified in the deeds of restriction of
establish and proposed subdivision. For commercial, industrial, institutional and recreational
buildings, the yard requirements specified in PD 1096 shall be observed.
Section 14. Subdivisions, Condominiums, Economic and Socialized Housing.

Projects classified as Subdivisions and Condominiums or Economic and Socialized
Housing shall conform to the rules and regulations of the following:
1. PD 957, “ Subdivision and Condominium Buyers’ Proactive Law” and its
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2. Implementing rules and regulations;

3. Batas Pambansa 220, “Promulgation of Different Levels of Standards and
Technical Requirements for Economic and Socialized Housing Projects : and its
revised implementing rules and regulations;
4. RA 7279, “Urban Development and Housing Act;” and
5. Other pertinent government rules and regulations.
Section 15. Development Permit. All owners and developers of subdivision

projects shall, in addition to securing a Locational Clearance as provided by this Ordinance
be required to secure a Development Permit pursuant to the provisions of PD 657 and ts
implementing Rules and Regulations or BP 220 and its Implementing Rules and Regulations
in the case of Socialized Housing Projects in accordance with the procedures laid down in
EO 71, Series of 1993.
Section 16. Easement. The following easements shall be provided by developments

located in or affected by the following:
1. Pursuant to the provisions of the Water Code of the Philippines (PD 1067), the
banks of rivers and streams and the shores of lakes throughout their entire length
are subject to a three-meter easement of public use in the interest of recreation,
navigation, float age, fishing or salvage or to builds structures of any kind.
No person shall be allowed to stay in this zone longer than what is necessary for
space or recreation, navigation, floatage, fishing or salvage or to build structures
of any kind.
2. The ten-meter easement along the banks of the Pasig River and its tributaries
shall be observed, in conformance to Article IX Section 1 Metro Manila Zoning
Ordinance 81-01 and MMDA Resolution No. 3, Series of 1993.
3. Five-meter easement on both sides of earthquake fault traces on the ground
identified by PHILVOLCS.
4. Public street right-of-way. No encroachments to, nor any temporary or permanent
structures shall be constructed in public streets rights-of-way, such as sidewalks
and carriageways, without the proper permit from concerned government offices.
(See Appendix B)
Section 17. Environment Compliance Certificate. Projects within the scope of the
Environmental Impact Assessment System, those that are classified as Environmentally
Critical Projects or those that are located in Environmentally Critical Areas shall not be
commenced, developed or operated unless the requirements of the Environmental
Compliance Certificate have been complied with.
Section 18. Projects of National Significance. Projects may be declared by the NEDA
Board as Projects of National Significance pursuant to Section 3 of Executive Order No. 72.
When a project is declared as such by the NEDA board, the Locational Clearance shall be
issued by the pursuant to EO 72.
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Section 19. Innovative Techniques or Designs. For projects that introduce

flexibility and creativity in design or plan such as but not limited to Planned Unit
Development, Housing projects covered by New Town Development under RA 7279, BLISS
Commercial Complexes, etc., the Zoning Administrator may, on grounds of innovative
development techniques forward applications to HLURB for the latter’s review and
recommendation on the subject.
ARTICLE VI
PERFORMANCE CRITERIA
Section 20. Application of Performance Criteria. The following performance

criteria are intended to ensure land use and neighborhood compatibility. All developments
shall exhibit compliance to these criteria which shall form part of the requirements for
Locational Clearance. These standards are by no means exhaustive or all inclusive. The
Local Zoning Board of Adjustment and Appeals (LZBAA) may require other criteria, when
deemed necessary, to ensure land use and neighborhood compatibility.
Section 21. Buffer Yards. Aside from providing light and ventilation, buffers can mitigate
adverse impacts and nuisances between two adjacent developments. Whenever necessary,
buffers shall be required to be extended and/or provided with planting materials in order to
ameliorate said negative condition such as, but not limited to, noise, odor, unsightly buildings
or danger from fires and explosions. Building setbacks shall be considered as buffer yards. A
buffer may also contain a barrier, such as a berm or a fence, where such additional
screening is necessary to achieve the desired level of buffering between various activities.
1. Buffers Between Adjoining Properties. Between two different developments, e.g.

Residential and Commercial, the more intense land use shall provide the proper
buffer design and materials. If a development shall occur beside a vacant lot, the
owners of the properties in consideration may submit a contractual agreement
whereby the required buffer for the first area to develop shall be reduced or
waived. If additional buffer will be required at the time the vacant lot develops, it
shall be provided by the latter development.
The hierarchy of land use intensities, from most to least intensive is provided
below:
- Light Industrial Uses

- General Commercial Uses
- General Institutional Uses
- Parks and Recreation Uses
- Agricultural Uses
- Residential Uses
- Eco-Tourism Uses
2. Buffers on Simultaneous Developments. The more intense use shall provide the
necessary buffer in cases when two developments occur simultaneously.
16
3. Location of Buffers. The building setbacks shall serve as buffer locations, at the
outer perimeter of a lot or parcel. In no case shall buffers occupy public or private
street rights-of-way.
4. Types of Buffers. Landscaped buffers with suitable foliage are encouraged. On

development where it may not be possible to put in landscaped buffers (such as
narrow lots), the developer may put up a fence provided the fencing material is
compatible with the design of the building.
5. Land uses in Buffer Areas. Buffers are part of yards and open spaces and in no
case shall buildings encroach upon it. In May, however, be used for passive
recreation such as gardening, pedestrian trails, etc.
6. Buffers In Industrial Establishments. A planted buffer strip of not less than three
meters wide is required along the periphery of industrial areas and buildings.
Section 22. Environmental Conservation and Protection Criteria. It is the intent of

the LUGS to protect the natural resources of the Municipality. In order to achieve this
objective, all development shall comply with the following regulations:
1. Views shall be preserved for public enjoyment especially in sites with high scenic
quality by closely considering building orientation, height, bulk, fencing and
landscaping.
2. The utilization of the water resources in Taguig shall be allowed provided it is in

consonance with the development regulations of the DENR, provisions of the
Water Code, the Revised Forestry Co9de of the Philippines, as amended, and
whenever necessary, be subjected to an Environmental Impact Assessment
Study.
3. Heavy water using industrial (e.g. soft drinks bottling), recreational (golf courses,
water theme parks and the like) and other facilities shall not be allowed unless it is
proven that each development will not be detrimental to the water resources of
Taguig.
4. Land use activities shall not cause the alteration of natural drainage patterns or
change the velocities, volumes, and physical, chemical, and biological
characteristics of storm water. Streams, watercourses, wetland, lakes or ponds
shall not be altered, re-graded, developed, piped, diverted or built upon.
5. All development shall limit the rate of storm water runoff so that the rate of runoff
generated is no more that of the site in its natural condition.
6. All developments shall undertake the protection of rivers, streams, lakes and
ponds from sedimentation and erosion damage.
7. The internal drainage systems of developments shall be so designed as not to

increase turbidity, sediment yield. Or cause the discharge of any harmful
substances that will degrade the quality of water. Water quality shall be
maintained according to DENR DAO No. 34 – Revise Water Usage and
Classification/Ambient Water Quality Criteria.
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8. Municipal and industrial wastewater effluents shall not discharged into surface and
groundwater unless it is scientifically proven that such discharged will not cause
the deterioration of the water quality. Effluents shall be maintained according to
DENR DAO No. 35-91—Establishing Effluent Quality Standards for Class “C”
Inland Waters.
9. Floodplains shall not be altered, filled and/or built upon without proper drainage
design and without proper consideration of possible inundation effects on nearby
properties.
10. Facilities and operations that cause the emission of dust, dirt, fly ash, smoke or
any other air polluting material that may have deleterious effects on health or
cause the impairment of visibility are not permitted. Air quality at the point of
emission shall be maintained at specified levels according to DENR DAO No. 14 –
Revised Air Quality Standards of 1992.
11. Mature trees or those equal to or greater than 12 inches caliper measured 14
inches above the ground shall not be cleared or cut.
Section 23. Agricultural Land Conservation and Preservation Criteria. Agricultural

lands are recognized as valuable resources that provide employment, amenity and bio-
diversity. All agricultural lands in the municipality shall not be prematurely re-classified. The
LUGS, therefore, is not re-classifying currently delineated agricultural areas. The said re-
classification shall be done on a case-to-case basis and evaluated on the merits of
conditions prevailing at the time of application, subject to the provisions of the Department of
Agriculture, Department of Agrarian Reform and other concerned agencies.
All developments shall be guided by the following criteria:
1. All agricultural lands shall be kept in a productive state. Idle land taxes may be
imposed to agricultural lands that are left idle for a period of one year.
2. Re- classified agricultural lands, if undeveloped for a period of one year upon re-
classification, shall be reinstated to agricultural classification and shall be
evaluated based on the prevailing conditions at the time of new application.
Section 24. Network of Green and Open Spaces Aside from complying with the
open space requirements of PD 957, BP 220 and other related issuance, the following shall
apply:
1. All residential, commercial, industrial and mixed-use subdivisions, having total

contiguous land areas of 10 hectares or less are required to provide tree-planted
strips along its internal roads having a spacing of not more than 10 meters per
tree.
2. Similar developments with total contiguous land areas greater than 10 hectares
are required to provide, in addition to the above, landscaped forest parks of not
less than 500 square meters for the use of the occupants and/or the general
public.
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3. Residential compounds, regardless of total lot area, shall provide an open space
for playground purposes with an area for playground purposes with an area
equivalent to at least five percent of the required lot area per family. Where the
residential compound is intended for less than ten families, the setting aside of
such area for playground purposesmay be dispensed with provided that an open
space may be used as part of the yard requirement for the compound. All
designated open spaces shall not be converted to other uses.
Section 25. Historical Conversation and Preservation Criteria. Historic sites and
facilities shall be conserved and preserved. These shall, to the extent possible, be made
accessible for the education and cultural enrichment of the general public.
The following shall guide the development of historic sites and facilities:
1. Sites with historic buildings or places shall be developed to conserve and enhance
their heritage values.
2. Historic sites and facilities shall be adaptively re-used.
Section 26. Site Performance Criteria. The Municipality considers it in the public
interest that all projects are designed and developed in a safe, efficient and aesthetically
pleasing manner. Site development shall consider the environmental character and
limitations of the site and its adjacent properties. All project elements shall be in complete
harmony according to good design principles and the subsequent development must be
visually pleasing as well as efficiently functioning especially in relation to the adjacent
properties and bordering streets.
The quality of every neighborhood shall always be enhanced. The design construction,
operation and maintenance of every facility shall be in harmony with the existing and
intended character of its neighborhood. It shall not change the essential character of the said
area but will be a substantial improvement to the value of the properties in the neighborhood
in particular and the community in general.
Further, designs should consider the following:
1. Sites, building and facilities shall be designed and developed with regards to
safety, efficiency and high standards of design. The natural environmental
character of the site and its adjacent properties shall be considered on the site
development of each building and facility.
2. The height and bulk of buildings and structures shall be so designed that it does
not impair the entry of light and ventilation. Cause the loss of privacy and/or create
nuisances, Hazards or inconveniences to adjacent developments.
3. Abutments to adjacent properties shall not be allowed without the neighbor’s prior
written consent which shall be required by the Zoning Administrator prior to the
granting of a Locational Clearance;
4. Parking areas/lots shall be located, developed and landscaped in order to
enhance the aesthetic quality of the facility. In no case shall parking areas/lots
encroach into street rights-of-way.
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5. Developments that attract a significant volume of public modes of transportation,

such as tricycles, PUJs, buses, etc., shall provide on-site parking for the same.
These should also provide vehicular loading and unloading bays so as through
street traffic flow will not be impeded.
6. Buffers, silencers, mufflers, enclosures and other noise-absorbing materials shall

be provided to all noise and vibration-producing machinery. Noise levels shall be
maintained according to levels specified in DENR DAO No. 30 – Abatement of
Noise and other Forms of Nuisance by Law.
7. Glare and heat from any operation or activity shall not be radiated, seen or felt
from any point beyond the limits of the property.
Design guidelines, deeds of restriction, property management plans and other

regulatory tools that will ensure high quality developments shall be required from
developers/home owners associations of proposed and existing
residential/commercial subdivisions, condominiums and PUDs. These are hereinafter
referred to as Internal Development Controls (IDC) and shall be submitted to the
Sangguniang Bayan for review and approval.
Section 27. infrastructure Capacities. All developments shall exhibit that they are
adequately served by appropriate public infrastructure such as roads, water supply, power
supply and storm drainage. These should further exhibit that their requirements for public
infrastructure are within the capacities of the system/s serving them.
Section 28. Traffic Impact Assessment.Major, high intensity facilities such as

commercial-residential buildings having four floors and above, shopping centers, schools,
universities, industrial estates and warehouses or other similar developments, as determined
by the Zoning Administrator or the LZBAA, shall be required to submit Traffic Impact
Assessment (TIA) which shall form part of the requirements for Locational Clearance.
ARTICLE VII
SPECIFIC ZONE GUIDELINES
Section 29. Application of Specific Zone Guidelines. Application of the Specific

Zone Guidelines shall be made with specific reference to the General Regulations (Article
V), Performance Criteria (Article VII) and the Zoning Maps as set out in the LUGS and as
may subsequently be amended.
Section 30. Basic Zone Guidelines
A. Urban Core Zone
1. Allowed Uses
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a. General Residential Uses
1. Detached family dwelling

2. Multi-family dwelling e.g. row houses, apartments, townhouses
3. Residential Condominiums
4. Customary accessory use like:
a. Servants quarter
b. Private quarter
c. Guard house
5. Home occupation for the practice of one’s profession provided that:

a. The number of persons engaged in such business/industry shall not exceed five,
inclusive of owner;
b. There shall be no change in the outside appearance of the building premises;
c. No home occupation shall be conducted in any customary accessory uses cited
above;
d. No traffic shall be generated by such home occupation in greater volume than
would normally be expected in a residential neighborhood and any need for
parking generated by the conduct of such hoPme occupation shall be met off the
street and in a place other than the required front yard; and
e. No equipment or process shall be used in such home occupation which creates
noise, vibration, glare, fumes, odors, and electrical interference detectable to the
normal senses and visual or audible interference in any radio or television receiver
or causes fluctuations in line voltage off the premises.
6. Recreational facilities for the exclusive use of the members of the family residing
within the premises, such as:
a. Swimming Pool
b. Pelota Court/Tennis Court
b. General Commercial Uses
1. Office like:
a. Office building
b. Office condominium
2. Shopping Mall to include:

a. Department store
b. Bookstore and office supply shop
c. Home appliance store
d. Car dealership shop
e. Photo shop
f. Flower shop
g. Bakery and bakeshop
h. Wine store
i. Grocery
j. Supermarket
k. Beauty parlor
l. Barber shop
m. Clinic
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n. Bakery and baking of bread, cake, pastries, pies and other similar perishable
products.
o. Dressmaking shop
p. Tailoring shop
q. Commercial job printing
r. Typing and photo engraving services
3. Spa
4. Recreational center/establishment like:
a. Movie house/theater
b. Play court e.g. tennis court, bowling lane, billiard hall
c. Swimming pool
d. Stadium, coliseum, gymnasium
5. Restaurant and other eateries
6. Commercial condominium (with residential units in upper floors)

7. Commercial housing like:
a. Hotel
b. Apartel
c. Pension house
d. Dormitory or boarding house
8. Bank and financial institution

9. Radio and television station
10. Car park building and parking lot/space
c. General Institutional Uses
1. Government center to house national, regional or local officers in the area

2. Colleges, universities, professional business schools, vocational and trade schools,
technical schools and other institutions of higher learning
3. Nursery/Elementary School
4. High School
5. General hospitals, medical centers, multi-purposes clinics
6. Scientific, cultural and academic centers and research facilities expect nuclear,
radioactive, chemical and biological warfare facilities
7. Convention center and related facilities
8. Churches
9. Libraries and museums
10. Embassies/consulate
11. Special schools such as performing arts school, speech clinics, schools for the
handicapped and schools for self-defense
d. Parks and Recreation Uses
1. Parks and gardens

2. Indoor or outdoor sports activities and support facilities, including low rise stadia,
gyms, amphitheater and swimming pools
3. Coliseums
22
4. Memorial/Shrine monuments, kiosk and other park structures

5. Sports Club
2. Land Use Intensity Control Ratings
The LUIC in the UCZ shall be per the pertinent provisions of the National Building Code
and other related regulations and/or approved IDCs.
B. General Residential Development Zone-1
1. Allowed Uses

2. Multi-family dwelling e.g. row houses, apartments
3. Residential Condominium
a. Servants quarter
b. Private quarter
c. Guard house
5. Home occupation for the practice of one’s profession or for engaging home
business such as dressmaking, tailoring, baking, running a sari-sari store and the
like provided that:
a. The number of persons engaged in such business/industry shall not exceed
five, inclusive of owner;
b. There shall be no change in the outside appearance of the building premises;
c. No home occupation shall be conducted in any customary accessory uses
cited above;
parking generated by the conduct of such home occupation shall be met off
the street and in a place other than the required front yard; and
e. No equipment or process shall be used in such home occupation which
creates noise, vibration, glare, fumes, odors and audible interference in any
radio or television receiver of causes fluctuations in line voltage off the
premises.
a. Swimming Pool
1. General retail stores and shops like:

a. Bookstore and office supply shop
b. Photo shop
c. Flower shop
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2. Food and market shops like:

a. Bakery and bakeshop
b. Grocery
3. Personal service shop like:

a. Beauty parlor
b. Barber shop

a. Hotel
b. Apartel
c. Pension house
d. Dormitory or boarding house
7. Clinic
8. Messengerial services
9. Janitorial service
10. Dressmaking shop
11. Tailoring shop
12. Commercial job printing
13. Typing and photo engraving services
14. Repair of optical instruments
15. Repair of clocks and watches
16. Manufacture of insignia, badges and similar emblems expect metal
17. Repair shop like:
a. House appliances repair shop
b. Home furnishing shops
18. Printing and Publishing

19. Printing and publishing of books pamphlets, printing cards and stationery
20. Repackaging of food products e.g. fruits, vegetables sugar and other related
products
21. Plant nursery
1. Multi-purpose hall/barangay hall

3. Health center
4. High school
5. Church

2. Basketball courts
24
2. Land Use Intensity Controls Ratings

Following is the LUIC rating that shall be observed in GRDZ- 1:
Maximum Maximum BHL AISAR MAPSA

PLO FAR
75 2.0 3 floors Plus 20% of Lot Area –
Resultant PLC (PLO+AISAR)
c. General Residential Development Zone-2
1. Allowed Uses

a. Servants quarter
b. Private quarter
c. Guard house
like provided that:
a. The number of a person engaged in such business/industry shall not exceed
b. There shall be no change in there outside appearance of the building
premises;
c. No home occupation shall be conducted in any customary accessory uses
cited above;
e. No equipment or process shall be used in such home occupation which
premises.
a. Swimming Pool
b. Pelota Court/ Tennis Court
1. Office like:
a. Office building
b. Office condominium
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2. Shopping Mall to include:

a. Department store
b. Bookstore and office supply shop
c. Home appliance store
d. Car dealership shop
e. Photo shop
f. Flower shop
g. Bakery and bakeshop
h. Wine store
i. Grocery
j. Supermarket
k. Beauty parlor
l. Barber shop
m. Clinic
n. Bakery and baking of bread, cake, pastries, pies and other similar perishable
products.
o. Dressmaking shop
p. Tailoring shop
q. Commercial job printing
r. Typing and photo engraving services
3. Spa
4. Recreational center/establishments like:
a. movie house/theater
b. play court e.g. tennis court, bowling lane, billiard hall
c. swimming pool
d. stadium, coliseum, gymnasium

b. Hotel
c. Apartel
d. Pension
e. Dormitory or boarding house
8. Bank and financial institution

9. Radio and television station
10. Carpark building and parking lot/space
11. Messengerial services

12. Janitorial service
13. Repair of optical instrument
14. Repair of clocks and watches
15. Manufacture of insignia, badges and similar emblems expect metal
16. Repair shops like:
a. House appliances repair shop
b. Home furnishing shops
17. Printing and Publishing
26
18. Printing and publishing of books pamphlets, printing cards and stationery
a. Government center to house national, regional or local officers in the area

b. Colleges, universities, professional business schools, vocational and trade
schools, technical schools and other institutions of higher learning
c. Nursery/Elementary School
d. High School
e. General hospitals, medical centers, multi-purposes clinics
f. Scientific, cultural and academic centers and research facilities expect nuclear,
g. Convention center and related facilities
h. Churches
i. Libraries and museums
j. Embassies/consulate
k. Special schools such as performing arts school, speech clinics, schools for the

3. Coliseums
5. Sports Club
Following is the LUIC rating that shall be observed in GRDZ- 2:

PLO FAR
Resultant PLo (PLO+AISAR)
D. Low Density Residential Development Zone Guidelines
1. Allowed Uses
27

2. Multi-family dwelling
3. Residential condominium
a. Servants quarter
b. Private quarter
c. Guard house
like provided that:
f. The number of a person engaged in such business/industry shall not exceed
g. There shall be no change in there outside appearance of the building
premises;
h. No home occupation shall be conducted in any customary accessory uses
cited above;
i. No traffic shall be generated by such home occupation in greater volume than
j. No equipment or process shall bep used in such home occupation which
premises.
a. Swimming Pool
b. Pelota Court/ Tennis Court
b. General Institutional Uses
1. Nursery, Elementary and High School

2. Churches
c. Parks and Recreation Uses

2. Basketball courts
Following is the LUIC rating that shall be observed in LDRDZ:

PLO FAR
Resultant PLO (PLO+AISAR)
28
E. Socialized Housing Zone
1. Allowed Uses
Allowed uses shall be per the requirements of Batas Pambansa 220 and Community
Mortgage Program.
The LUIC ratings shall be per the requirements of Batas Pambansa 220 and
Community Mortgage Program.
F. Institutional Zone
1. Allowed Uses
a. General Institutional Uses
1. Government center to house national, regional or local officers in the area

2. Colleges, universities, professional business schools, vocational and trade
schools, technical schools and other institutions of higher learning
4. High School
5. Scientific, cultural and academic centers and research facilities expect nuclear,
6. Convention center and related facilities
7. Libraries and museums
8. General hospitals, medical centers, multi-purposes clinics
9. Churches
10. Special schools such as performing arts school, speech clinics, schools for the
b. Parks and Recreation Uses

Following is the LUIC rating that shall be observed in IZ:

PLO FAR
Resultant PLO (PLO+AISAR)
29
G. Tourism Development Zone
1. Allowed Uses
a. Parks and Recreation Uses

2. Resort areas including accessory uses
4. Basketball courts, race tracks and similar uses
5. Sports Club

a. Hotel
b. Apartel
c.Pension house
2. Food and market shops like:

a. Bakery and bakeshop
b. Wine store
c. Grocery
3. Personal service shops like:

a. Beauty parlor
b. Barber shop
c. Spa
4. Recreational center/establishments like:
a. Play court e.g. tennis court, bowling lane, billiard hall
b. Swimming pool
5. Restaurant
c. General Residential Uses

a. Servants quarter
b. Private quarter
c. Guard house
5. Home industry classified as cottage industry provided that:
a. Such home industry shall not occupy more than thirty percent of the floor area
of the dwelling unit. There should be no change or alternation in the outside
appearance of the dwelling unit and shall not be a hazard or nuisance;
30
b. Allotted capitalization shall not exceed the capitalization as set by the

Department of Trade and Industry (DTI); and
c. Such shall consider the same provisions as enumerated in letters c, d and e of
Home Occupation under this section.
a. Swimming pool
d. Agriculture Uses
1. Growing of diversified plants and trees, such as fruit and flower bearing trees.
2. Silviculture, mushroom culture, fishing and fish cultural and the like
Following is the LUIC rating that shall be observed in TDZ:

Maximun Maximun BHL AISAR MAPSA
PLO FAR
Resultant PLO (PLO+
AISAR)
H. Entertainment Zone
1. Allowed Uses
a. General Commercial Uses
1. Videoke Bars
2. Day and Night Clubs
3. Massage Parlors
2. Land Uses Intensity Control Ratings
Following is the LUIC rating that shall be observed in EZ:

Maximum Maximum BHL AISAR MAPSAR
PLO FAR
70 2.0 3 floors Plus 20% of Lot Area –(PLO
resultant PLC +
AISAR)
I. Light Industrial Zone
1. Allowed Uses
a. Light Industrial Uses
31
1. Manufacture and assembly of electronic data processing machinery and

accessories
2. Renovation and repair of office machinery
3. Manufacture and assembly of office machines
4. Manufacture and assembly of typewriters, cash register, and weighing and
duplicating and accounting machines
5. Manufacture of laboratory and scientific instrument, barometers, chemical
balance, etc.
6. Manufacture of measuring and controlling equipment, plumb bob, rain
gauge, taximeter, thermometer, etc.
7. Manufacture or assembly of surgical, medical dental, equipment and medical
furniture.
8. Manufacture of photographic equipment and accessories
9. Manufacture or assembly of optical instruments
10. Manufacture of eyeglasses and spectacles
11. Manufacture of optical lenses
12. Manufacture of watches and clocks
13. Biscuit factory – manufacture of biscuits, cookies, crackers, and other similar
dried bakery products
14. Doughnut and hopia factory
15. Chicharon factory
16. Manufacture of macaroni, spaghetti, vermicelli other noodles
17. Life belts factory
18. Manufacture of luggage, handbags , wallets, and small leather goods
19. Manufacture of shoes except rubber, plastic and wood
20. Manufacture of slippers and sandals except rubber and plastic
21. Manufacture of footwear parts except rubber and plastic
22. Manufacture of rowboats, bancas, sailboats
23. Manufacture of animal drawn vehicles
24. Manufacture of children ‘s vehicles and baby carriages
25. Popcorn /rice factory
26. Manufacture of medical /surgical suppliers: adhesive tapes, antiseptic,
dressing sanitary napkins, surgical gauge etc.
27. Manufacture of orthopedic and prosthetic appliances (abdominal supporter,
ankle supports, arch supports, artificial limb, kneecap supporters, etc.)
28. Manufacture of pianos
29. Manufacture of string instruments
30. Manufacture of wind and percussion instrument
31. Manufacture of assembly of electronic organs
32. Manufacture of sporting gloves and mitts
33. Manufacture of sporting ball ( not of rubber or plastics)
34. Manufacture of gym and playground equipment
35. Manufacture of sporting tables (billiards, pingpong, pool)
36. Manufacture of others sporting and athletic goods
37. Manufacture of toys and dolls except rubber and mold plastics
38. Manufacture of pens, pencils and other office and artist materials
39. Manufacture of umbrella and canes
40. Manufacture of buttons except plastic
41. Manufacture of brooms, brushes and fans
32
42. Manufacture of needles, pens fasteners and zipper

43. Manufacture of insignia, badges and similar emblems (except metal)
44. Manufacture of signs and advertising displays (except printed)
45. Small –scale manufacture of ice cream
46. Manufacture of ice, ice blocks, cubes, tubes , crushed except dry ice
Following is the LUIC rating that shall be observed in LIZ:

PLO FAR
70 2 3 floors Plus 20 % of Lot
resultant PLO Area(PLO+
AISAR)
J. Military Zone
1. Allowed Uses
All uses allowed by the Armend Forces of the Philipines
LUIC ratings shall be according to the requirements of the National Building Code
and related as well as that of the Armend Forces of the Philippines.
K. Open Space Zone
1. Allowed Uses
All uses allowed shall be per the individual development guidelines in the Libingan ng
maga Bayani.
2. Land Uses Intensity Control Rating
Land use intensities shall be per the National Building Code and related regulation as
well as the duly approved IDCs of the Libingan ngmga Bayani, American Memorial,
Heritage Park and PAF Golf Club
Section 31.Overlay Zone Guideline
A.Urban Corridor Special Development Zone
1. Allowed Uses
33
Allowed uses shall be according to those provided in the Basic Zone to which
concerned properties are located
2.Land Use Intensity Control Ratings
LUIC shall be according to those provided in the Basic Zone to which concerned
properties are located.
3. Special Provision
All developments within the UCSDS shall observe the following:
a. No parking facilities shall be located directly fronting C-5 or R-4 but shall be
located at the back of each building/property ; and
b. Abutment of building on property lines along C-5 or R-4 shall be allowed
subject to the requirement of the National Building Code.
B.Local Growth Center Special Development Zone
1. Allowed Uses
Allowed uses shall generally be according to those provide in the Basic Zone to
which concerned properties are located. In addition, the following shall be allowed in
the LGSCSDZ:
A.General Commercial Uses
1. Office building
2. Office condominium
3. Shopping mall
4. Establishment like:
a. department, office supply shop
b. bookstore ,office supply shop
c. home appliance
d. car dealership or repair
e. photo shop
f. flower shop
g. bakery and bakeshop
h. wine store
i. grocery
j. supermarket
k. beauty parlor
l. barber shop
m. dressmaking
n. tailoring
o. Commercial jobprinting
p. typing and photo engraving
5. Spa
6. Movie house/ theater
34
8. Bank and financial Institutions

9. Carpark building
10. Health clinics
11 .Driving schools
12. Fitness center
2. Land Use Intensity Control Rating
All properties within the LGCSDZ shall have a density bonus from the Basic Zone
LUIC as follows:

PLO FAR
Plus 10% Plus 10 % Plus 1 floor Plus 10% of Per zone
resultant PLO requirement
All development within the LGCCSDZ shall observe the following:
a. No parking facilities shall be located directly fronting concerned roads

of the LGCSDZ but shall be located at the back of each
building/property ;and
b. Abutment of building on property lines along concerned roads shall be
allowed subject to the requirement of the National Building Code.
C. Special Development Zone
1. Allowed Uses
concerned properties are located.
2. Land Use Intensity Control Rating
LUIC shall be according to those provided in the Basic Zone to which concerned
All properties within the HSDZ shall company with the requirement of the detailed
master historic redevelopment plan that will be adopted by the Municipal Government
of Taguig.
D. Fish Port Special Development Zone
1. Allowed Uses
35
concerned properties are located.
LUIC shall be according to those provided in the Basic Zone to whichconcerned

All properties within the FPSDZ shall comply which the requirement of the detailed
master development plan that will be adopted by the Municipal Government of
Taguig.
ARTICLE VIII
MITIGATING DEVICES
Section 32. Deviation. The Local Zoning Board of Adjustment and Appeals (LZBAA) may
allow Variances and Exceptions from the provision of this Ordinance only when all of the
following conditions exist.
1. Variance
a. Conforming to the provision of the LUGS will cause undue hardship on the
part of the owner or occupant of the property due to physical conditions of the
property (topography, shape, etc.)
b. The Variance is the minimum deviation necessary to permit reasonable use of
the property.
c. The Variance will not substantially or permanently injure the use of the other
properties in the same zone such as blocking off natural light causing loss of
natural ventilation or encroaching in public easements and the like.
d. The Variance will not adversely affect the public’s health and safety.
2. Exception
a. The Exception shall support economic based activities and provide livelihood
opportunities.
b. The Exception shall not cause excessive requirements at public cost for
public services and will not be detrimental to the economic welfare of Taguig.
c. The Exception will not adversely affect the appropriate use of adjoining
properties in the same zone such as generating excessive vehicular traffic,
causing overcrowding of people or generating excessive noise and other
nuisances.
d. The Exception will not adversely affect the public’s health and safety.
If the appeal for Exception seeks further relief from the dimensional and performance
requirement of the LUGS, the following should be complied with.
e. The Variance is the minimum deviation necessary to permit reasonable use

of the property.
36
f. The Variance will not substantially or permanently injure the use of the other
properties in the same zone such as blocking off natural light, causing loss
of natural ventilation or encroaching in public
g. Easement and the like.
h. The Variance will not adversely affect the public’s health and safety.
Section 33. Procedures for Granting Variance and Exception. The procedure of the
granting of Variance and/or Exception is as follows:
1. If an applicant should appeal the decision of the Zoning Administration regarding

the latter’s decision on the application for Locational Clearance, a written
application for a variance or Exception shall be filed with the local Zoning Board
of Adjustment (LZBAA).The written application should cite the section of the
LUGS under which the same is sought and stating the ground/s thereof. Upon
receipt of the said application, the LZBAA shall require the Zoning Administration
to turnover all pertinent document of the proposal.
2. Upon receipt of the written application for Variance and/or Exception, the LZBAA
shall require the following from the proponent:
a. To post a visible project sign indicating the name and nature of the proposed
project at the project site and indicating that comments regarding the proposal
are being solicited by the LZBAA. Comments will be solicited within a period
of 15 days from the date of positing.
b. To submit duly notarized Affidavits of No Objection to the project by the
owners of the properties adjacent to the project site, Homeowners’
Association (if applicable) and theBarangay Chairman.
3. The LZBAA shall conduct preliminary studies on the application. These studies
shall be based on the ability of the proposal to meet the criteria indicated in
Section 32 of this Article.
4. During the course of these studies, the LZBAA may request the applicant for ma
conference/s to thresh out issues out issues in the application.
5. In case objections from the public are received by the LZBAA, it shall hold a
public hearing. The notice for the hearing shall be published at least once in a
newspaper of local circulation. It shall also be posted at the main entrance of the
Municipal and Barangay Halls. All cost to be incurred in the publication shall be to
the account of the applicant. At the hearing, any party may appear in person, or
be represented but agent/s. All interested parties shall be accorded the
opportunity to be heard and present evidences and testimonies.
6. The LZBAA shall render a decision within 30 day upon receipt of all required
document, exclusive of the exception/ variance.
ARTICLE IX
ADMINISTRATION AND ENFORCEMENT
Section 34 Locational Clearance. All land owner/s developers shall secure Locational
Clearance from the Zoning Administrator or,in case of Variance and/or exception from the
LZBAA, prior to conducting any activity or construction on their property/and.
37
Section 35 Processing Fees for Locational Clearance. The following fees for Locational
Clearance for land us within the municipality shall be collected by the Municipal Treasurer or
its authorized deputies from the owners and/or contractor of development, construction,
renovation and expansion projects, as follows:
1. Applicant/Filling Fee.For every application for Locational Clearance irrespective of

whether approved or not;motions for reconsideration, reclassification and for filling of
complaint are as follows:
a. For Location Clearance………………………………………………Php 50.00

b. For Motion for Reconsideration………………………………… 50.00
c. For Petition/Request for Reclassification…………………… 625.00
This excludes the cost of reclassification proceeding such as production/reproduction

of maps and other documents; public hearing and publication which shall likewise be
charge to the account of the applicant/proponent.
d. For filling complaint, except those involving pauper-litigant

Which shall be free of charge………………………………………..Php 20.00
2. Processing Fee. For approved application for locational clearance whether the
project or activity to be undertaken is conforming or non-conforming. In accordance
with the following schedule:
a. Residential (single detached and duplex type)…………Php 1.00/sq.m. of saleable

Total floor area
b. Commercial establishment including apartment, mass
Housing , townhouse constructed primarily for gain
Porpose……………………………………………………PhP 2.00/sq.m of saleable
total floor area
c. Industrial establishment……………………………… PhP 5.00/sq. m. of
total floor area
d. Institutional (schools, hospitals,etc.)………………… PhP 1.00/sq.m. of
Total floor area
e. Memoral Park/Cemeteries……………………………… PhP 1.00/sq.m. of
Total foor area
f. Agro-Industrial
i.Manufacturing……………………………………….PhP 5.00/sq.m. of
total floor area
ii.Non-manufacturing…………………………………PhP 2.00/sq.m. of
total floor area
g. Telecommunication/Towers…………………………… PhP 10.00/sq.m. of
h. Billboards………………………………………………… PhP 10.00 perSq.m.
i. Yards utilized for commercial purpose……………………PhP 1.00/sq.m of
j. Yards utilized for industrial purpose……………………..PhP 1.00/sq.m. of
Total land area
k. All types of renovation – Fifty (50%) percent of the
Prescribed rate
l. Public parks No charge
m. Private parks PhP 0.50/sq.m. ofTotal land area
38
n. Recreation facilities PhP 1.00/sq.m. ofTotal floor area
Provided that commercial activities and auxiliary uses that form part of a residential building
or customarily conducted in dwelling on houses, shall be treated as application for the
construction of a residential house and shall pay the amount corresponding to such use,
except when the maximum floor area devoted to such commercial activities or auxiliary uses
exceeds thirty percent of the area of the whole residential building.
3. Certificate Fee. for each Certificate of Conformance/

Non-conformance and all other certifications issued …………………….Php 50.00
Section 36. Escalation Clause. Upon the recommendation of the Zoning

Administrator, the Municipal Mayor may increase by not more than fifty percent or may
decrease by no more than twenty five percent and not often once a year, rates prescribed in
the preceding Section.
Section 37. Time of Payment. The prescribed processing fees shall be paid to the
Municipal Treasurer or its duly authorized deputies before any land development
construction or renovation project is lawfully begun or pursued within the territorial
jurisdiction of the Municipality.
Section 38. Exemption. Except the Government Owned or Controlled Corporation. All
government projects whether national or local are exempted from the payment of the
prescribed fees. Provided, however, that the Locational Clearance must be secured prior to
the finalization of plans and issuance of the corresponding Building Permit.
Section 39. Building Permit. The Locational Clearance shall be a requirement to the
issuance of a Building Permit.
Section 40. Business Permit. The Locational Clearance shall be a requirement to the
issuance of a Business Permit.
Section 41. Non-User of Locational Clearance Upon issuance of a Locational

Clearance, the grantee thereof shall have one year within which to commence or undertake
the use, activity or development covered by such clearance on his/her property.
Non-use of said clearance within said period shall result in its automatic expiration and
cancellation. The grantee shall not proceed with his/her project without applying for a new
Locational Clearance.
Section 42. Issuance of Zoning Classification. An applicant may request from the
Office of the Zoning Administrator thestatus of their land/property in relation to the LUGS.
Such document shall not be used as a Locational Clearance but as reference only for
planning and may be amended by the Local Zoning Review Committee without any prior
notice from the owner or applicant as the need arises based on the reasons/situations stated
herein.
Section 43. Certificate of Non-Conformance. Upon approval of this Ordinance, the

Zoning Administrator shall immediately notify owners of known existing non-conforming use
to respectively apply for Certificates of Non-Conformance. Within one month upon receipt of
this official notification, the owners involved shall secure a Certificate of Non- Conformance
from the Zoning Administrator. Failure on the part of the owner to register/apply for a
Certificate of Non-Conformance shall be considered in violation of the LUGS and is subject
to fine/penalties.
39
Section 44. Existing Non-Conforming Uses and Buildings. The lawful uses of any
building, structure or land at the time of adoption or amendment of the LUGSmay be
continued, although such uses not conform with the provision of the LUGS, provided:
1. That no such non-conforming uses shall be enlarged to occupy a greater area of

land than that already occupied by such use at the time of the adoption of the
LUGS or moved in whole or in part, to any other portion of the lot or parcel or
land where such non-conforming use exists the time of the adoption of the LUGS;
2. That no such non-conforming use which has ceased operation for more than one
year be again revived as non-conforming use;
3. An idle/vacant structure may not be used for non-conforming activity.
4. That any non-conforming structure, or structures under one ownership which
has been damaged may be reconstructed and used as before provided that such
reconstruction is not more than fifty percent of the replacement cost;
5. That should such non-conforming portion of structure be destroyed by any
means to an extent of more than fifty percent of its replacement cost at the time
of destruction, it shall not be reconstructed except in conformity with the
provisions of the LUGS;
6. That no such non-conforming use maybe moved to displace any conforming use;
7. That no such non-conforming structure may be enlarge or altered in a way which
increases its non-conformity, but any structure or portion thereof may be altered
to decrease its non-conformity; and
8. That should such structure be moved for any reason to whatever distance, it shall
thereafter conform to the regulation of the zone in which it is moved or
relocated.
Section 45. Phasing-Out of Temporary Use Permits. Temporary Use Permits (TUPs)
shall no longer be renewed nor issued upon the effectively of the LUGS. All grantees of TUPs
that are in effect at the time of the passage of the LUGS are required to apply for Locational
Clearance or Certificate of Non-Conformance on or before the expiration of the said TIP.
Section 46. Responsibility for Administration and Enforcement. The LUGS shall
be enforced and administered by the Local Chief Executive though the Zoning Administrator
who shall be appointed by the former in accordance with existing rules and regulations on
the subject.
A Zoning Unit under the Office of the Zoning Administrator is also hereby established. This
unit shall be composed of Evaluation, Monitoring and Inspection Sections to be staffed by
personnel per the requirements of the Civil Service Commission.
Section 47. Powers and Functions of a Zoning Administrator. Pursuant to the provision
of EO 72 implementing RA 7160 in relation to Sec. 5 Paragraph a and d, and Section 7 of
Executive Order No. 648 dated 07 February 1981, the Zoning Administrator shall perform
the following functions, duties andresponsibilities:
1. Enforcement
a. Act on all application for Locational Clearance for all projects.
40
 Issuance of Locational Clearance for projects conforming to the

regulations.
 Recommend to the LZBAA the grant or denial of applications for
Variances and Exceptions and the issuance of Certificate of Non-
Conformance for non-conforming projects lawfully existing at the time of
the adoption of the LUGS, including clearances for repairs/renovations on
non-conforming uses consistent with the guidelines thereof.
 Whenever required, secure outside Technical Assistance for the
evaluation of applications and/or monitoring the compliance of granted
applications.
b. Monitor on-going/existing projects within their respective jurisdictions and
issue notices of violation and show cause other to owners, developers, or
managers of projects that are in violation of the LUGS and if necessary,
pursuant to section 3 of Executive Order No. 71 refer subsequent actions
thereon to the HLURB.
c. Call and coordinate with the Philippine National Police for enforcement of all
orders and processes issued in the implementation of the LUGS.
d. Co-ordinate with the Municipal Fiscal/Municipal Legal officer for the legal
actions/remedies relative to the foregoing.
2. Planning
a. Coordinate with Regional Office of the HLURB regarding proposed

amendments to the LUGS prior to adoption by the Sangguniang Bayan.
Section 48. Action on Complaints and Oppositions. A complaint for violation of any
provisions of the LUGS or any clearance or permits issued pursuant thereto shall be field
with the LZBAA who shall issue a decision on the matter. The decision of the LZBAA, on the
other hand, may be appealed to the HLURB within a period of 90 days from the issuance of
the same.
Section 49. Functions and Responsibilities of the Local Zoning Board of
Adjustments and Appeals. There is hereby created a LZBAA shall perform the following
functions and responsibilities:
1. Act on applications of the following nature:

a. Variances
b. Exceptions
c. Complaints and the oppositions to application/s
2. Act on Grant or Denial of Locational Clearance by the Zoning Administrator.
Section 50. Composition of the LZBAA. The LZBAA shall be composed of the following:
1. Municipal Mayor as Chairman;
41
2. Sangguniang Bayan Committee Chairman on Housing and Land Utilization ;

3. Municipal Legal Officer ;
4. Municipal Assessor ;
5. Municipal Engineer ;
6. Municipal Planning and Development Coordinator (if other than the Zoning
Administrator;
7. Two representatives from the private sector nominated by their respective
organizations and confirmed by the Mayor; and
8. Two representatives from non-government organizations nominated by their
respective from organizations and confirmed by the Mayor.
Section 51. Review of the LUGS.The Municipal Development Council shall create the
sub-committee, the Local Zoning Review Committee (LZRC) that shall review the LUGS
considering the CLUP, and as the need arises, based on the following reasons/situations:
1. Change in local development plans;

2. Introduction of projects of national significance;
3. Petition for rezoning; and
4. Other reasons which are appropriate for consideration.
Section 52. Composition of the Local Zoning Review Committee. The LZRC shall
be composed of the following:
1. Sangguniang Bayan Chairman on Housing and Land Utilization

2. Municipal Planning and Development Coordinator
3. Municipal Health Officer
4. Municipal Agriculturist
5. President, Association of Barangay Captains
6. Municipal Engineer
7. Community Environment and Natural Resources Officer (CENRO)
8. Municipal Agrarian Reform Officer (MARO)
9. District School Supervisor
10. Three Private Sector Representatives (Local Chamber of Commerce, Housing
Industry and Homeowner’s Association)
11. Two NGO Representatives
Section 53. Functions of the LZRC. The Local Zoning Review Committee shall have
the following powers and functions:
1. Review the LUGS for the following purposes:

a. Determine amendments or revisions necessary in the LUGS because of
changes that might have been introduced in the CLUP;
b. Determine changes to be introduced in the CLUP in the light of permits given,
and Variances and Exceptions granted; and
c. Identify provisions of the LUGS that are difficult to enforce or are unworkable.
2. Recommended to the Sangguniang Bayan necessary legislative amendments

and to the local planning and development staff the needed changes in the plan
as a result of the review conducted.
42
3. Provide information to the HLURB that would be useful in the exercise of its
functions.
Section 54. Amendments to the LUGS. Changes in the LUGS, as a result of the review
by the LZRC shall be treated as an amendment, provided that any amendment to the LUGS
or provisions thereof shall be subject to public hearing and review and evaluation of the
Local Zoning Review Committee and shall be carried out through a resolution.
Section 55. Violations and Administrative Penalties. Any applicant, proponent,

proprietor, owner or representative who commits any of the following acts shall after due
notice be punished by a fine in accordance with the following schedule:
1. For undertaking any activity or project in violation of the LUGS such as:
a. Unauthorized expansion or alteration of any activity formerly covered by a

certificate of non-conformance, a fine equivalent to 100% of the prescribed
processing fee but in no case be less than P2, 000.00 nor more than
P5,000.00.
b. For commencing or undertaking any project without having first secured a
Locational Clearance, a fine of not less than P2,000.00 nor more than
P5,000.00. In case of commercial, industrial and institutional projects or
according to the following phases of construction:
i. Excavation for foundation…………………………………PhP2, 000.00

ii. Construction of foundation (including pile driving
and laying of reinforcing bars)…………………………….. 2, 500.00
iii. Construction of structure up to 2 meters above
Established grade…………………………………………… 2, 000.00
iv. Construction of structure more than 2 meters and
complete structures (100% finished)……………………. 2, 500.00
v. For hone/cottage industry or incidental home
Occupational and auxiliary uses……………………………. 500.00
vi. All types of residential structures…………………………. 1, 000.00
vii. All types of commercial and industrial structures
100 sq.m. and below…………………………………………… 2, 000.00
viii. All types of commercial and industrial structures
More than 100 sq. m. ……………………………………………2,500.00
2. For committing fraud or misrepresentation:
a. Fraud or misrepresentation as to use …………………………...PhP 2, 500.00

b. Fraud or misrepresentation as to floor area …………………………...2, 500.00
c. Fraud or misrepresentation as to location ……………………………..2, 500.00
d. Non-disclosure or any material fact …………………………………….2, 000.00
3. For refusing admission within any premises subject to inspection by a duly

authorized inspector:
a. First Refusal ……………………………………..not exceeding PhP 2, 000.00

b. Subsequent
Refusal……………………………………………………………………. 2, 500.00
43
4. For falling or refusing, without justifiable reason, to appear during a proceeding

before the Taguig Zoning Administrator or his duly authorized officers, a fine of
not more than PhP 2,000.00.
If the violation is committed by a firm, corporation or partnership, the managing partners

directors or any person in charge with the management thereof shall be held responsible.
Professionals who are in charge of the project, if found to be constructing any structure
without the necessary Locational Clearance in violation of this Regulation, shall be held
liable and the case will be referred to the Professional Regulation Commission (PRC) for
appropriate action. Building officials found to be issuing building permits without the required
Locational Clearance shall likewise be held liable and the case will be referred to the
Municipal Mayor for appropriate action.
Section 56. Suppletory Effect of Other Laws and Decrees. The provisions of the
LUGS shall be without prejudice to the application of other laws, presidential decrees, letter
of instructions and other executive or administrative orders vesting national agencies with
jurisdiction over specific land areas, which shall remain in force and effect.
Section 57. Separibility Clause. Should any section or provision of the LUGS be
declared by the Court to be unconstitutional or invalid, such decision shall not affect the
validity of the LUGS as a whole or any part thereof other than the part so declared to be
unconstitutional or invalid.
Section 58. Repealing Clause. Ordinance 33, Series of 2000 and all ordinances, rules
or regulations in conflict with the provisions of the LUGS are hereby repealed, provided that
the rights that have been vested upon the affectivity of the LUGS shall not be impaired.
Section 59. Effectivity Clause. This Ordinance shall become effective after three
weeks upon publication in a newspaper of general circulation.
ORDAINED FURTHER, that copies of this Ordinance be furnished the Metro Manila
Development Authority (MMDA), Housing and Land Use Regulatory Board (HLURB), and
other agencies concerned.
APPROVED, this 19th day of May, 2003 at Taguig, Metro Manila.
COUNCILORS
HON. ALLAN PAUL C. CRUZ HON. MILAGROS V. RODRIGUEZ
HON. DELIO J. SANTOS HON. ARVIN IAN V. ALIT
44
HON. ELPIDIO M. JAVIER HON. HENRY M. DUEÑAS, JR
HON. ARNEL M. CERAFICA HON. MARISSE BALINA ERON
HON. GAMALIEL N. SAN PEDRO HON. NOEL R. DIZON
HON. ROBERO S. DIONISIO HON. CARLOS C. CATACIO
HON. HENRY I. DUEÑAS, SR. HON. LORD KRISTINE E. VALENZUELA

ABC PRESIDENT SK FEDERATIONPRESIDENT
Attested by:
HON. MA. LOIDA O. LABAO-ALZONA M.D

Vice-Mayor and Presiding Officer
Certified by:
ATTY. ELIAS N. CRESENCIO

S.B Secretary
Approved by:
HON. SIGFRIDO R. TIÑGA

Municipal Mayor
45

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Zoning Ordinance 2

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Taguig Land Use Guidance System

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

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

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

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

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

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

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

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

5. Certificate of Non- Conformance – certificate issued to owners of all uses existing

6. Certificate of Zoning Classification – a document issued by the Zoning

7. Compatible Uses – uses or activities capable of existing together harmoniously

8. Comprehensive Land Use Plan (CLUP) – a document embodying specific

9. Conflicting Uses – uses or activities with contrasting characteristics sited adjacent

12. Eco-Tourism Uses (ETU)-environment- sound tourism activities in given

Excluding the following:

LUIC is imposed to control, among others, traffic generation, requirements on

g. PLO, BHL and AISAR controls shall apply to the PUD.

22. LLDA – shall mean the Laguna Lake Development Authority.

26. MMDA – shall mean the Metro Manila Development Authority.

28. Non-Conforming Use – existing non-conforming uses/establishments in an area

30. Overlay – zones – pertains to the secondary zoning classification of certain

32. Percentage of Land Occupancy (PLO) – defined as a percentage of the

33. Planned Unit Development (PUD) – a land development scheme wherein a

34. Rezoning – a process of introducing amendments to or change in the text and

a. Tree farming/ planting;

38. Warehouse – refers to a storage and/or depository of those in business of

39. Zone – an area within the Municipality, as defined by manmade or natural

40. Zoning Administrator – a Municipal government employee responsible for the

1. Implementing the Taguig CLUP.

a. Urban Core Zone

b. General Residential Development Zone – 1

All barangays of Taguig have areas classified within General Residential

GRDZ -1 is intended for the development and maintenance of high – quality

c. General Residential Development Zone – 2

The General Residential Development Zone – 2 (GRDZ – 2) includes the areas

This area is being earmarked for re-development as a master-planned medium

d. Low Density Residential Development Zone

The LDRDZ is intended for low-density residential developments with supporting

e. Socialized Housing Zone

The IZ shall be maintained and developed for institutional purposes.

g. Tourism Development Zone

The Entertainment Zone (EZ) is located in Barangay Ususan.

i. Light Industrial Zone

The LIZ is intended for light industrial and information technology-bases

k. Open Space Zone

The OSZ is intended for the maintenance of functional open spaces.

a. Urban Corridor Special Development Zone

b. Local Growth Center Special Development Zone

 Barangay Fort Bonifacio

 Barangay Western Bicutan

 Barangay Ligid Tipas

 Barangay Lower Bicutan

 Barangay Signal Village

 Barangay Bagong Tanyag

c. Historical Special Development Zone

d. Fish Port Special Development Zone

The fish Port Special Development Zone (FPSDZ) is located in Barangay

Section 9.Interpretation of the Zone Boundary. In the interpretation of the boundaries of

Section 11. Classification of Uses. Development proposals shall be classified

 General Residential Uses ● General Institutional Uses

Section 14. Subdivisions, Condominiums, Economic and Socialized Housing.

1. PD 957, “ Subdivision and Condominium Buyers’ Proactive Law” and its

2. Implementing rules and regulations;