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Implementation Strategy-Chapter 4
Implementation Strategy-Chapter 4
Implementation Strategy-Chapter 4
In order to implement the basic land use schemes proposed in this plan, the general
land use plan is further translated into specific zones or sub-zones. The resulting
output of this process is the zoning map and the zoning ordinance. The ZO is a
locally enacted legislation that embodies regulations on the allowed uses in each
zone or sub-zone, including provisions for bulk and density, and other implementing
schemes. Its purpose is to guide, control and regulate the growth and development
of public and private lands in the city in accordance with the policies embodied in the
CLUP.
The official zoning map duly authenticated by the DHSUD depicts the various zones
or sub-zones and specifies permissible or allowable activities within their delineated
boundaries.
An Implementing Guidelines shall be promulgated after the enactment of the Zoning
Ordinance. Such a document will facilitate a systematic review of application versus
the applicable standard, minimize discretionary evaluation, and ensure that there is
transparency in the evaluation process of proposed land use activities and other
development projects/ proposals.
Before it can be enforced, the Revised Zoning Ordinance will have to go through the
normal legislative process which includes a series of public hearings involving all
affected stakeholders.
The ECAN concept has been integrated into this CLUP by adopting the definition of,
and allowable activities within each ECAN zone, in accordance with the guidelines
set forth by the Palawan Council for Sustainable Development (PCSD) for
implementing the SEP Clearance System. These regulations and guidelines were
incorporated into the Revised Zoning Ordinance.
The boundaries of the Interim UGB have been carefully delineated for the planning
districts using the criteria listed below. In the case of the Urban Core Planning
District, the most urbanized of all the planning districts, the existing boundary of the
current urban area was considered as the UGB.
Meanwhile, the remaining areas outside of the growth nodes suitable for urban
development will be designated as urban land reserves (ULR), provided that non-
negotiable lands such as protection forest and agricultural areas, are excluded. The
latter areas will be preserved in their natural and non-urban character until any future
adjustment to the UGB is deemed necessary. However, any subsequent
reclassifications of agricultural lands beyond the UGB before the expiration of the
CLUP shall be prohibited. This policy is crucial to prevent the leapfrogging of
development and the arbitrary use of LGUs' power to reclassify lands devoted to
agriculture.
The Sangguniang Panlungsod may amend the location and extent of the UGB
depicted on the Land Use Plan map to accommodate lands to be designated to
residential uses provided that no more than XX hectares of land may be brought
within the UGB in any calendar year, and that no more than XX% of the initial UGB
may be brought within the UGB prior to the expiration of this CLUP.[Note: Do you
think this limitation is necessary?] Such amendment may be adopted through the
recommendation of the Zoning Review Committee (ZRC) and in consultation with the
concerned communities and stakeholders.
Landslide Overlay Sub-Zone – refers to areas within the locality that are
highly susceptible to landslides and imposes a set of regulations aimed to
avoid or minimize damages and losses due to landslide occurrence, and to
protect lives and properties from its impacts.
The administration and enforcement of the Zoning Ordinance, which will implement
the CLUP, will be vested in the Zoning Administration Department.
Under the existing organizational structure, the Zoning division, formerly under the
Office of the City Planning and Development Coordinator (OCPDC). Recently
transferred to the Office of the City Building Official, it will now become a separate
and distinct department in the City Government.
The new department’s organizational structure and staffing pattern will depend on
the responsibilities and mandates inherent to the functions of the Zoning
Administrator/ Officer. Until the new department is created by an ordinance, the
responsibility for implementation the zoning ordinance shall remain with the existing
zoning division.
1. Enforcement
a. Variances
b. Exceptions
c. Non – Conforming Uses
d. Complaints and Oppositions to Application/s
The success of ECAN zoning and ECAN zones management largely depends
on the capability of the ECAN Boards and the political will of LGU executives.
Reorganization and reconstitution of the ECAN Board was recommended by
PCSDS [spell out] to activate and strengthen such critical organization in the
implementation of ECAN zoning in the city. ECAN Board refers to the multi-
sectoral, coordinative advisory body of the LGU, purposely to assist in: the
development of plans and programs to implement ECAN at the city level;
protection and management of the environment in the locality; the promotion
of sustainable utilization of natural resources; the monitoring of development
projects to ensure their compatibility with ECAN zones and local
environmental conditions; and the facilitation of flow of activities, documents
and decision-making processes related to the efficient and effective
implementation of ECAN.
For purposes of implementing this CLUP, the ECAN Board shall act on all
proposals/ projects under ECAN Zones. Any development and/ or proposals,
regardless of their project category shall be required to secure ECAN Zoning
Certification from the PCSDS, a requirement for the issuance of locational
clearance to be issued by the Zoning Administrator. The Board shall also
assist the Puerto Princesa Council for Sustainable Development (PPCSD) in
the discharge of its powers and mandates consistent with the SEP law and its
implementing rules and regulations, and the promulgated policies of the
PCSD and PPCSD.
City Ordinance No. 786 created and established the Puerto Princesa Heritage
District to promote the preservation and conservation of the historical and
cultural heritage and resources of Puerto Princesa City for the appreciation of
its history and culture. It aims to develop Puerto Princesa as a heritage
tourism destination and contribute to the enhancement of the quality of life for
all the people of the city. The Heritage District is governed by the Puerto
Princesa Heritage District Administration (PPHDA). Some of its powers
include to initiate, plan, undertake, and supervise the restoration, upkeep and
maintenance of public places or areas, streets, and other local government
properties within the Heritage District. It is also responsible to adopt, issue,
promulgate and implement regulations pertaining to building height,
dimensions, architectural designs, commercial signage, and other
specifications for building construction to be undertaken in the area. Under the
Ordinance, the PPHDA is mandated to issue a Certificate of Approval before
any construction, addition, repair, or renovation of structures within the
Heritage District. Likewise, no permit for demolition of any structure of at least
fifty years of age within the Heritage District shall be granted without the
approval of the PPHDA.
The Office of the City Building Official (OCBO) is responsible for enforcing the
provisions of the National Building Code of the Philippines, and for the issuing
building, occupancy, annual inspections of buildings, and other ancillary
permits. The OCBO shall not issue any building/occupancy permit without a
valid Locational Clearance in accordance with the Revised Zoning Ordinance.
Furthermore, since many areas in the city that are part of the forest lands have been
used for different purposes, the City Government and the DENR shall undertake
steps together for the management, development, and conservation of forests and
forestlands. Both entities shall jointly formulate the Forest Land Use Plan, which
shall also serve as an important input in planning for natural resources. To this end,
the LGU may pursue co-management agreements and prepare local area
management plans for the shared resource areas.
4.3 Investment Program
Another implementation tool of the CLUP, aside from the Zoning Ordinance, is the
Local Development Investment Program (LDIP), which is the principal instrument for
implementing the Comprehensive Development Plan, and to some extent, certain
aspects of the CLUP. The LDIP links the plan to the budget, thus putting into effect
the directive of the Local Government Code that “local budget shall operationalize
approved development plans”.
All development projects and activities proposed in this revised CLUP shall be
integrated and considered in the investment programming activities to be undertaken
by the City Development Council.
The CLUP and ZO will also be posted in the official website and social media pages
of the city government and OCPDC for the general public. OCPDC will also
maximize the CDC full council meetings and the People’s Council meetings to orient
the barangay captains, business sector, CSOs and POs about the plan.