Environmental Code and other Implementing Rules and
Regulations, promulgated by the DHSUD. The words, terms and
phrases enumerated hereunder shall be understood to have
meaning corresponding indicated as follows
1. ACCESSORY USE – pertains to those that are customarily
associated with the Principal Use application (such as a
garage is accessory to a house).
2. AGRICULTURAL ZONE – an area intended for
cultivation/fishing and pastoral activities e.g. fish, farming,
cultivation of crops, goat/cattle raising, etc.
3. ALLOWABLE USES – uses that conform to those allowed
in a specific zone.
4. BUFFER AREA – are yards, parks or open spaces intended
to separate incompatible elements or uses to control
pollution/nuisance and for identifying and defining
development areas or zones where no permanent
structures are allowed.
5. BUILDING HEIGHT LIMIT (BHL) - per the National
Building Code, this is "the maximum height to be allowed
for buildings/structures and shall be generally measured
from the established grade line to the topmost portion of
the proposed building/structure. If applicable, the BHL may
be subject to clearance requirements of the Civil Aviation
Authority of the Philippines (CAAP) or the concerned
military/security authorities." BHL is expressed as the
number of allowable storey/floor above established grade
and/ or meters above highest grade.
6. BUILT-UP AREA – is a contiguous grouping of ten (10) or
more structures.
7. CENTRAL BUSINESS DISTRICT (CBD) – shall refer to
areas designated principally for trade, services and business
purposes.
8. CERTIFICATE OF NON-CONFORMANCE – is
certificate issued to owners of all uses existing prior to the
approval of the Zoning Ordinance which do not conform in a
zone as per provision of the said Ordinance.
9. COMMERCIAL GARAGE – a garage where automobiles
and other motor vehicles are housed, cared for, equipped,
repaired or kept for remuneration, for hire or sale.
10. Commercial-Residential Zone (CR) – the C-R zone is
intended to permit multifamily residential uses to be
located on lots in this zone either as the sole use or in
conjunction with commercial and office spaces.
11. COMMERCIAL 1 (C-1) ZONE – an area characterized
mainly as a low-rise building structure for low intensity
commercial/trade service and business activities e.g. small
shopping centers/arcades, small offices or mixed-
use/occupancy buildings and the like.
12. COMMERCIAL 2 (C-2) ZONE – an area characterized
mainly as a medium-rise building/structure for medium to
 high intensity commercial/trade, service and business
activities.
13. COMMERCIAL 3 (C-3) ZONE – an area within the
municipality intended for regional shopping centers such as
large malls and other commercial and business activity,
which are regional in scope or where market activities
generate traffic. This zone may also be called as the Central
Business District (CBD).
14. COMPATIBLE USE – shall refer to uses or land activities
capable of existing together harmoniously e.g. residential
use parks and playground.
15. COMPREHENSIVE LAND USE PLAN (CLUP) – is a
document embodying specific proposals for guiding,
regulating growth and/or development. The main
components of the Comprehensive Land Use Plan in this
usage are the sectoral studies, i.e. Demography, Socio-
Economic, Infrastructure and Utilities, Local Administration
and Land Use.
16. COMPREHENSIVE DEVELOPMENT MASTER PLAN
(CDMP) - a unitary development plan/site plan that
permits flexibility in planning/urban design,
building/structure siting, complementary of building types
and land uses, usable open spaces for general public uses
services and business activities and the preservation of
significant land features (NBC) and may also be referred to
as a Master Development Plan.
17. CONFLICTING USES – are uses or land activities with
contrasting characteristics sited adjacent to each other, e.g.
residential units adjacent to industrial plants.
18. CONFORMING USE – is a use which is in accordance with
the zone classification as provided for in the Ordinance.
19. DEED RESTRICTIONS - written agreements that impose
limitations on the use of property in order to maintain the
intended character of a neighborhood.
20. DHSUD - Department of Housing and Urban Development
21. EASEMENT – is an open space imposed on any land
uses/activities sited along waterways, road right-of-ways,
cemeteries/memorial parks and utilities.
22. ECO-TOURISM ZONE – areas being used for the
promotion of ecological preservation and management thru
the use of tourism and educational tours.
23. ENVIRONMENTALLY CRITICAL AREAS – refers to
those areas which are environmentally sensitive and are
listed in Presidential Proclamation 2146 dated December
14, 1981, as follows:
a. All areas declared by law as national parks, watershed
reserves, wildlife preserves and sanctuaries;
b. Areas set aside as aesthetic potential tourist spots;
c. Areas which constitute the habitat for any endangered
or threatened species of indigenous Philippine wildlife
(flora and fauna);
 d. Areas of unique historic, archaeological, or scientific
interest;
e. Areas which are traditionally occupied by cultural
communities or tribes;
f. Areas frequently visited and/or hard-hit by natural
calamities (geologic hazards, floods, typhoons, volcanic
activity, etc.);
g. Areas classified as prime agricultural lands;
h. Recharge areas of aquifers;
i. Water bodies characterized by one or any combination
of the following conditions:
 Tapped for domestic purposes;
 Within the controlled and/or protected areas
declared by appropriate authorities; and
 Which support wildlife and fishery activities
24. ENVIRONMENTALLY CRITICAL PROJECTS – refers
to those projects which have high potential for negative
environmental impacts and are listed in Presidential
Proclamation 2146 dated December 14, 1981, as follows:
a. Heavy industries
 Non-ferrous metal industries
 Iron and steel mills
 Petroleum and petro-chemical industries including
oil and gas; and
 Smelting plants.
b. Resource extractive industries
 Major mining and quarrying projects; and
c. Infrastructure projects
 Major dams;
 Major power plants (fossil-fuelled, nuclear-fuelled,
hydroelectric or geothermal); and
 Major roads and bridges.
d. Golf courses
25. ENVIRONMENTAL IMPACT STATEMENT (EIS)
SYSTEM – pursuant to PD 1586 of 1978, refers to the
entire process of organization, administration and
procedure institutionalized for the purpose of assessing the
significance of the effects of physical developments on the
quality of the environment. Projects that fall within the
purview of the EIS System include:
a. Environmentally Critical Projects
b. Projects located in Environmentally Critical Areas
26. EXCEPTION – is a device which grants a property owner
relief from certain provisions of the Zoning Ordinance
where because of the specific use would result in a
 particular hardship upon the owner, as distinguished from a
mere inconvenience or a desire to make more money.
27. FINANCIAL DISTRICT- is part of the municipality that
can be part of the Central Business District (CB) that houses
a stock exchange or several bank offices.
28. FLOOD OVERLAY ZONE - an area in a municipality that
have been identified as prone to flooding and where specific
regulations are provided in order to minimize its potential
negative effect to developments.
29. FLOOR AREA RATIO OR “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 lot. The gross floor area
of any building should not exceed the prescribed floor area
ratio (far) multiplied by the lot area.
30. GATEWAY – is an acronym for the new Carmona Central
Station adjacent to the South Luzon Expressway that will
cater to all types of transport services in every possible
route from north to south of Luzon island.
31. GENERAL COMMERCIAL ZONE (GCZ) - an area within
the municipality for trading/services/ business purposes
 Commercial-Recreational Zone – mixed commercial
and recreational activities within the zone
 Commercial-Residential Zone – mixed commercial
and residential activities within the zone
 Commercial-Industrial Zone – mixed commercial and
industrial activities within the zone
32. GENERAL INSTITUTIONAL ZONE – is an area within a
city or municipality intended principally for general types of
institutional establishments, e.g. government offices,
hospitals/ clinics, academic/ research and convention
centers.
33. GENERAL RESIDENTIAL ZONE – an area within the
municipality designated principally for dwelling/housing
purposes.
 Residential- Commercial Zone – mixed residential
and commercial activities within the zone
34. GROSS FLOOR AREA (GFA) – is the total floor space
within the perimeter of the permanent external building
walls, occupied by:
 Office areas
 Residential areas
 Corridors
 Lobbies
 Mezzanine
 Vertical penetrations, which shall mean stairs, fire
escapes, elevator shaft; flues, pipe shafts, vertical ducts,
and the like, and their enclosing walls;
 Restrooms or toilets;
 Machine rooms and closets
 Storage rooms and closets;
  Covered balconies and terraces
 Interior walls and columns and other interior features;
But excluding:
 Covered areas used for parking and driveways including
vertical penetrations in parking floors where no
residential or office units are present;
 Uncovered areas for AC cooling towers, overhead water
tanks, roof decks, laundry areas and cages, wading or
swimming pools, whirlpools or Jacuzzis, gardens, courts
or plazas.
35. HERITAGE ACT – shall mean the National Cultural
Heritage Act of 2009 or RA 10066.
36. HIGHLAND - is the acronym for a mixed use development
of Residential-Commercial-Eco-tourism node in the high
elevation of Sitio Paligawan, Barangay Lantic.
37. INNOVATIVE DESIGN – shall refer to introduction
and/or application of new/creative designs and techniques
in development projects e.g. Planned Unit Development
(PUD), Newtown, etc.
38. INSTITUTIONAL HUB OVERLAY ZONE – this zone
regulation intends to harmonize the urban form and
character of structures that shall be constructed within the
institutional center of Carmona
39. LIGHT INDUSTRIAL (I-1) ZONE – an area intended for
non-pollutive/non-hazardous and non-pollutive/hazardous
manufacturing/processing establishments characterized
mainly as low-rise but sprawling buildings/structures.
40. LOCAL ZONING BOARD OF APPEALS (LZBA) – a
local special body created by virtue of this Ordinance
mandated to, among others, handle appeals for Variances
and Exceptions.
41. LOCATIONAL CLEARANCE – is a clearance issued to a
project that is allowed under the provisions of this Zoning
Ordinance as well as other standards, rules and regulations
on land use.
42. MEDIUM INDUSTRIAL (I-2) ZONE – for pollutive/non-
hazardous and pollutive/hazardous manufacturing and
processing establishments characterized mainly as low-rise
by sprawling buildings/structures for medium intensity
manufacturing or production activities.
43. MIDLAND – acronym for a mixed use residential-
commercial node right in the middle of Carmona located in
the Barangay of Lantic.
44. MITIGATING DEVICE – is a means to grant relief in
complying with certain provisions of the Ordinance.
45. MIXED-USE DEVELOPMENT ZONE- is a zone that
blends residential, office, retail, institutional and recreation
space.
46. NEW CITY – is a deliberately planned and built zone that
can compromise of various spaces and services that includes
 but not limited to residences, office, commercial, shopping,
education, recreation, culture and other services.
47. NON-CONFORMING USE – is existing non-conforming
use/establishment in an area allowed to operate in spite of
the non-conformity to the provisions of the Ordinance
subject to the conditions stipulated in this Zoning
Ordinance.
48. NOTICE OF NON-CONFORMANCE – notice issued to
owners to all users existing prior to the approval of the
Ordinance which do not conform to the provisions herein
provided.
49. OLD TOWN – is a zone or section of the municipality
which contains older buildings. Old town may contain
specific laws that require that new construction be
compatible with the traditional character of the area.
50. OVERLAY ZONE – a “transparent zone” that is overlain
on top of a Base Zone or another Overlay Zone that provides
an additional set (or layer) of regulations.
51. PLANNED UNIT DEVELOPMENT (PUD) – is 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.
52. RESIDENTIAL 1 (R-1) ZONE – an area designated for
low density residential purposes characterized mainly by
single family, single-detached dwellings that are not
subdivisions.
53. RESIDENTIAL 2 (R-2) ZONE – an area for medium-
density residential use or occupancy characterized mainly as
a low-rise single-attached duplex or multi-level
building/structure for exclusive use as multi-family
dwellings.
54. RESIDENTIAL 3 (R-3) ZONE – an area intended for a
high-density residential use or occupancy characterized
mainly as a low-rise or medium-rise building or structure
such as residential condominium buildings that are already
commercial in nature and scale.
55. REZONING – is a process of introducing amendments to
or a 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
56. SETBACK – is the open space left between the building
and lot lines.
57. SOCIALIZED HOUSING – refers to programs and
projects covering houses and lots or home lots only
undertaken by the Government or the private sector for the
underprivileged and homeless citizens (UDHA).
58. SOCIALIZED HOUSING ZONE – shall be used principally
for socialized housing/dwelling purposes for the
underprivileged and homeless as defined in RA 7279.
59. VARIANCE – is a special locational clearance which grants 66. ZONING ORDINANCE – refers to a local legal measure
a property owner relief from certain provisions of Zoning which embodies regulations affecting land use.
Ordinance where, because of the particular, physical 67. ZONING MAP – is a duly authenticated map delineating
surrounding, shape or topographical conditions of the the different zones into which the whole Municipality is
property, compliance on height, area, setback, bulk and/or divided
density would result in a particular hardship upon the ARTICLE IV
owner, as distinguished from a mere inconvenience or a
ZONE CLASSIFICATIONS
desire to make more money.
60. WAREHOUSE – refers to a storage and/or depository of
those in business of performing warehouse services for Section 5. Division into Zones or Districts.
To effectively carry out the provisions of this Ordinance, the Municipality
others, for profit.
is hereby divided into the following base zones or districts as shown in
61. WATER CODE – shall mean the Water Code of the the Official Zoning Maps.
Philippines (presidential Decree 1067) 1. General Residential Zone (GRZ)
62. WATER ZONE – are bodies of water within Cities and 2. Residential Zone 1 (R1)
Municipalities which include rivers, streams, lakes and seas 3. Residential Zone 2 (R2)
except those included in zone classification. 4. Residential Zone 3 (R3)
63. ZONE – an area within a city or municipality for specific 5. Socialized Housing Zone (SHZ)
land use as defined by man-made or natural boundaries 6. General Commercial Zone (GCZ)
64. ZONING ADMINISTRATOR – is a 7. Commercial Zone 1 (C1)
municipality/city/government employee responsible for the 8. Commercial Zone 2 (C2)
implementation/ enforcement of the Zoning Ordinance in a 9. Commercial Zone 3 (C3)
community 10. Light Industrial Zone (I-1)
65. ZONING CERTIFICATE – a document issued by the 11. Medium Industrial Zone (I-2)
Zoning Administrator citing the zoning classification of the 12. General Institutional Zone (GIZ)
land based on this Ordinance 13. Agricultural Zone (AGZ)
14. Parks and Open Space Zone
 3.3 Building Height Limit: 2. Permitted Uses:

3.3.1. Number of allowable storeys/floors above • Principal Uses

established grade will based on the National
Building Code (NBC) requirements and 2.1 All uses allowed in C-1 and C-2 Zones
related laws and/or duly approved Internal 2.2 Office like:
Development Controls (IDC). 2.2.1 Office building
3.3.2. Building Height Limit will be based on the 2.2.2 Office condominium
National Building Code (NBC) requirements
and related laws and/or duly approved 2.3 General retail stores and shops such as but not
Internal Development Controls (IDC) limited to like:
3.3.3. For buildings 24 storeys and above, the
maximum percentage of land occupancy is 2.3.1 Department store/shopping center
also 75%, while the floor area ratio is 25% or 2.3.2 Bookstore and office supply shop
¼ of land. 2.3.3 Home appliance store
2.3.4 Car shop
3.4 For economic and socialized housing projects, BP 2.3.5 Photo shop
220 regulations shall apply 2.3.6 Flower shop

Section 16. Use Regulations in General Commercial 2.4 Shopping malls

(GCZ) Zone 2.5 Food market and shops like:
1. Purpose and Intent: A zone that shall be principally for
trade, services and business activities. 2.5.1 Bakery and bakeshop
2.5.2 Wine store
2.5.3 Grocery
2.5.4 Supermarket
 2.11 Commercial housing like:
2.6 Personal service shops like: 2.11.1 Hotel
2.11.2 Apartment
2.6.1 Beauty parlor 2.11.3 Apartelle
2.6.2 Barbershop 2.11.4 Boarding house
2.6.3 Spa 2.11.5 Dormitory
2.6.4 Sauna bath and massage clinic 2.11.6 Pension house
2.6.5 Dressmaking and tailoring shop 2.11.7 Club House
2.7 Recreational center/establishments like
2.12 Commercial condominium (with residential units in
2.7.1 Movie houses/theatre upper floors; at least 60% of leasable or saleable
2.7.2 Play court e.g. tennis court, bowling lane, floor area allotted for commercial purposes)
billiard hall 2.13 Embassy/consulate
2.7.3 Swimming pool 2.14 Library/museum
2.7.4 Gymnasium 2.15 Clinic
2.7.5 Day and night club 2.16 Vocational/technical school
2.7.6 Stadium, coliseum, gymnasium 2.17 Convention center and related facilities
2.7.7 Other sports and recreational establishment 2.18 Messengerial services
2.8 Parks, playgrounds, pocket parks, parkways, 2.19 Security agency
promenades and playlots 2.20 Janitorial services
2.9 Restaurants and other eateries 2.21 Bank and other financial institutions
2.10 Short term special education like: 2.22 Pawnshops, money shops, photo and portrait
2.10.1 Dancing schools studios, shoeshine/repair stands, retail drugstores
2.10.2 Schools for self-defense 2.23 Commercial job printing
2.10.3 Driving school 2.24 Typing and photo engraving service
2.10.4 Speech clinics

Similar incentives may also be given to projects that provide wider
setbacks, increased ground level open spaces, provides public
infrastructure or conserve heritage sites.
The municipality shall promote the development of medium and
high rise mixed-use Residential-commercial development to
maximize the use and value of the land. Tax incentives shall be
provided to the developers who will reach the maximum number of
floors per node.
ARTICLE VI
GENERAL REGULATIONS
Section 36. General Provision.
The LGU recognizes that any land use is a use by right but provides
that the exercise of such right shall be subject to the review
standard of the Comprehensive Zoning Ordinance.
Section 37. Height Regulations.
Notwithstanding the Building Height provision of this ordinance,
building height must also conform to the height restrictions and
requirements of the Civil Aviation Authority of the Philippines
(CAAP) as well as the requirements of the National Building Code,
the Structural Code, traffic situation in the immediate vicinity
where the building is located, capacity of utility system to support
structure requirements e.g. water, power, etc. as well as the laws,
ordinances, design standards, rules and regulations related to land
development and building construction and the various safety
codes.
Exempted from the imposition of height regulations in residential
zones are the following: towers, church, steeples, water tanks and
other utilities and such other structures not covered by the height
regulations of the National Building Code and/or the CAAP.
Section 38. Area Regulations.
Area regulation in all zones shall conform to the applicable
minimum requirements of the existing laws, codes and regulations
such as:
a. P. D. 957 – the “Subdivision and Condominium
Buyers’ Protective Law” and its revised
implementing rules and regulations.
b. B. P. 220 – “Promulgation of Different Levels of
Standards and Technical Requirements for Economic
and Socialized Housing Projects” and its revised
implementing rules and regulations.
c. RA 7279 – Urban Development and Housing Act
(UDHA) – Socialized Housing and Settlements
Development
d. P. D. 1096 – National Building Code
e. P. D. 1185 - Fire Code
 f. P. D. 856 - Sanitation Code
g. 1999 National Plumbing Code of the Philippines
h. RA 6541 - Structural Code
i. Batas Pambansa 344 – Accessibility Law
j. Rules and Regulations – HLURB Town Planning and
Zoning Program ( EO 72, EO 124 and Memorandum
Circular No 54)
k. P. D. 1076 – Water Code of the Philippines – inland
and coastal waters, shorelines and riverbank
easements;
l. Executive Order No. 648
m. Other relevant guidelines promulgated by the
national agencies concerned.
Section 39. Building/Road Setback Regulations
Unless otherwise specified in this ordinance, building setback
regulations shall conform to the minimum setback requirements of
the National Building Code. All properties along Governor’s Drive
and other roads classified as National roads/projects shall be
required to secure a clearance from the Department of Public
Works and Highways (DPWH) and/or Municipal Government for
proper setback requirements.
Building setbacks shall be considered as buffer yards and 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.
Whenever necessary, buffers shall be required to be extended
and/or provided with planting materials in order to ameliorate
negative conditions such as noise, odor, unsightly buildings or
danger from fires and explosions.
Section 40. Easement.
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.
2. 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.
3. The Municipal Government, however, through an Ordinance
of the Sangguniang Bayan upon the recommendation of the
Municipal Disaster Risk Reduction and Management
Council, can declare an expanded easement should risk
considerations make it necessary to protect life and
property. The easement can be a uniform distance, or a
designated line (the distance of which may vary from the
water line).
4. The municipality’s easements/buffer zones are to be
protected from pollution and encroachment. Establishment
of a mechanism to identify and recover easements along
the major rivers as well as setbacks planned expansion of its
urban area are to be placed.
5. In areas prone to flooding, building height limitations will be
more relax to allow two storeys or more for construction
provided proper setbacks on easement shall be provided
along waterways and erosion prone areas.
Section 41. Buffer Regulations.
A buffer of four (4) meters shall be provided along entire boundary
length between two or more conflicting zones allocating two (2)
meters from each side of the zone boundary. Such buffer strip
should be open and not encroached upon by any building or
structure and should be a part of the yard or open space.
Mandatory ten-meter buffer on both sides of earthquake fault
traces for PHILVOCS identified area soil classified as erosion prone
identified by MGB. This shall be considered non-buildable zone
except tree planting activities or greenscape development.
Landscaped buffers with suitable foliage are encouraged. Buffers
are part of yards and open spaces and in no case shall buildings
encroach upon it. It may, however, be used for passive recreation
such as gardening, pedestrian trails, etc.
Section 42.Specific Provisions in the National Building
Code.
Specific provisions stipulated in the National Building Code (P.D.
1096) as amended/appended thereto relevant to traffic generators,
advertising and business signs, erection of more than one principal
structure, dwelling or rear lots, access yard requirements and
dwelling groups, which are not in conflict with the provisions of the
Zoning Ordinance, shall be observed.
Section 43. Advertising, Billboards and Business Signs
1. No advertising, billboards or business signs whether on or
off premises of an establishment shall be displayed or put
up for public view without locational clearance from the
Zoning Administrator/Zoning Officer. Locational clearance
for such signs or billboards may be granted only when the
same is appropriate for the permitted use for a zone and
the size thereof is not excessive, taking into account the
bulk or size of the building or structure and the business
practices or usages of the locality.
2. Designs of advertising, billboards or business signs that shall
be displayed in designated overlay zones shall maintain the
distinct physical character and identity of the zone. All
signage designs to be displayed within these zones must
conform to the standards set forth by the municipality, and
must first secure a certification of approval prior to the
 application of locational clearance from the Zoning
Administrator/Zoning Officer.
3. Obnoxious signs that would constitute nuisance to adjoining
property owners, distract motorists or constitute as hazards
to public safety shall not be allowed in any area. Temporary
signs and billboards for not more than two months may be
allowed by the Zoning Officer/Administrator upon payment
of corresponding fees to the LGU. The permit for such sign
shall indicate the location, size, slope, contents and type of
construction.
4. It shall be unlawful to maintain an obsolete sign by reason
of discontinuance of business, service or activity for more
than 60 days there from.
ARTICLE VII
PERFORMANCE STANDARDS
Section 44. Application of Performance Standards.
The following performance standards are intended to ensure land
use and neighborhood compatibility. Proposed developments shall
comply with the applicable performance standards 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 Appeals (LZBA) may require other standards, when
deemed necessary, to ensure land use and neighborhood
compatibility. These shall be enforced through the Implementing
Guidelines that is made part of this ZO.
Section 45. Environmental Conservation and
Protection Standards.
It is the intent of the ZO to protect the natural resources of the
Municipality. In order to achieve this objective, all developments
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. Deep wells shall not be allowed.
3. 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, wetlands, lakes or ponds
shall not be altered, re-graded, developed, piped, diverted
or built upon.
4. All developments shall ensure that storm water runoff shall
be controlled through appropriate storm water drainage
system design.
5. All developments shall undertake the protection of rivers,
streams, lakes and ponds from sedimentation and erosion
damage;
6. 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’s latest Revised Water Usage
and Classification/Ambient Water Quality Criteria;
7. Municipal and industrial wastewater effluents shall not
discharge into surface and groundwater unless it is
scientifically proven that such discharges will not cause the
deterioration of the water quality. Effluents shall be
maintained according to DENR’s latest Effluent Quality
Standards for Class “C” Inland Waters;
8. Developments that generate toxic and hazardous waste
shall provide appropriate handling and treatment facilities
which should be in accordance with the requirements of
and approved by the DENR;
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. All developments, particularly those in sloping areas, shall
undertake adequate and appropriate slope and erosion
protection as well as soil conservation measures;
11. Facilities and operations that cause the emission of dust,
dirt, fly ash, smoke, gas or any other air polluting material
that may have harmful effects on health or cause the
impairment of visibility are not permitted without approval
of the municipality. Air quality at the point of emission shall
be maintained at specified levels according to DENR’s latest
Air Quality Standards.
12. Developments that generate a significant volume of solid
waste shall provide appropriate solid waste collection and
disposal systems and facilities.
13. Industrial processes/activities should not cause negative
impacts to the environment. The Zoning
Administrator/Zoning Officer may request for
descriptions/impact assessment reports of these as part of
the requirements for Locational Clearance.
14. These are areas that occupy environmentally sensitive land
(e.g. susceptible to flooding, unstable plains, areas near
rivers and creeks, low-lying areas and proximity to source of
air and noise pollution). Development in environmentally
constrained areas shall only be permitted if mitigating
measures are provided. Such measures include adequate
drainage facilities for the flood-prone area’s development,
while areas with unstable plains will need special
foundations.
Section 46. Network of Green and Open Spaces.
The Municipality intends to develop a network of green and open
spaces as a way to minimize the occurrence of urban heat islands.
Developments shall conform to the following provisions, as
applicable:
1. All residential, commercial, industrial and mixed-use
subdivisions, in compliance with the rules and regulations of
PD 1216, PD 953, PD 957 and BP 220, are respectively
required to provide tree-planted strips along their internal
roads.
2. All residential, commercial, industrial subdivisions with
natural creeks in its property is required to provide slope
protection and a one (1) meter wide path walk to be placed
at the edge of the property line of the three (3) meter
easement before commencing construction.
3. Green easements along Binan River, Carmona River,
Munting Ilog River, and all other natural waterways shall be
maintained. A minimum easement of five (5) meters from
existing banks or edge of any riprap infrastructure of these
natural waterways, this easement area will be considered as
the Green Easement. Portions of the green easement shall
be landscaped as linear parks, constructed with designated
bike lanes and pathways, planted with grass, ornamentals
and trees, and free of built permanent structures. Should
there be a change in the existing shoreline or banks of the
rivers, the easement shall be construed as moved and
adjusted with the new actual river edge or riprap
infrastructure.
4. Any type of construction, alteration and physical
development on the green easement shall be approved by
the Municipal Environment and Natural Resources Office,
prior to the issuance of other necessary permits and/or
clearances. Maintenance of the green easement shall be the
responsibility of pertinent National Government Agencies,
the host barangay, and the Municipal Environment and
Natural Resources Office.
5. Similar developments shall also be required to provide
landscaped tree parks that may be made part of the open
space requirements mandated by PD 957, BP 220 and
related laws. These mandated open spaces shall be
classified as non-alienable public lands, and non-buildable.
6. Landscaping of roof deck in all commercial buildings
(condominium, high-rise residential building and single-
detached) shall be encouraged.
7. Parking lots having at least 20 car parking slots shall be:
a. Landscaped with suitable trees. The minimum height
of trees at the time of securing an Occupancy Permit
shall be 1.80 meters from the base to the crown.
b. 50% paved with permeable or semi-permeable
materials such as grass, gravel, grass pavers and the
 like or has a municipality approved flood control
design signed by a licensed civil engineer.
Section 47. Section 40. Green Buildings and
Infrastructure.
The Municipality seeks to advance the rights of its constituents to a
balanced and healthy ecology and protect them against the harmful
effects of climate change. Developments shall conform to the
following provisions, as applicable:
1. All new public buildings and infrastructure to be constructed
by the LGU shall be in compliance to performance standards
set forth in the Philippine Green Building Code (PD 1096).
2. Public buildings and infrastructure shall be required to
include project elements that enhance sound and
sustainable environmental and resource management such
as use of renewable energy (such as but limited to solar,
wind and battery storage), efficiency (water, energy and
materials including waste), optimization (operation and
maintenance), carbon emission management (urban farms,
gardens or direct carbo capture.
3. Developments, as determined by the Zoning
Administrator/Officer, which would likely consume
significant amounts of water and energy, and occupy large
tracts of unpaved surface, shall be required to include and
implement the same project elements in their plans.
Section 48. Site Development Standards.
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.
Further, designs should consider the following:
1. 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.
2. Abutments to adjacent properties shall not be allowed
without the neighbor’s prior written consent which shall be
required by the Zoning Administrator/Zoning Officer prior to
the granting of a Locational Clearance;
3. The capacity of parking areas/lots shall be per the minimum
requirements of the National Building Code. These 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.
4. All sides and areas of structures within different overlay
zones shall conform to the urban design standards set forth
by the Planning Office for each zone. No locational
clearance shall be issued to any development within these
overlay zones without securing a certification of approval of
urban designs from the MPDO.
5. Developments, such as shopping malls, schools, places of
worship, markets, sports stadia and the like, which attract a
significant volume of transportation, such as PUVs and,
private vehicles. Must provide adequate on-site parking for
public transport, private vehicles and trucks. Adequate
loading and unloading areas for passengers and goods must
be provided that will not impede street traffic flow.
6. Buffers, silencers, mufflers, enclosures and other noise-
absorbing materials shall be provided to all noise and
vibration-producing operations. Noise levels shall be
maintained according to levels specified in DENR’s latest
guidelines on the Abatement of Noise and Other Forms of
Nuisance.
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.
8. Fencing along roads shall be see-through. Side and rear
fencing between adjacent lots (not facing a road) may be of
opaque construction materials.
Section 49. Infrastructure Capacities.
All developments shall not cause excessive utilization of public
infrastructure and service without notice to the municipality. All
developments shall exhibit that their requirements for public
infrastructure (such as roads, drainage, water supply and the like)
are within the capacities of the infrastructure and if they are not,
they will inform the municipality on the expected utilization of
public infrastructure.
The Zoning Administrator shall require the following:
1. Drainage Impact Assessment Study
All development proposals in flood prone areas and all
major proposals likely to affect the existing drainage regime,
including commercial-residential buildings or
condominiums, shopping malls, public markets, schools,
universities, residential and industrial, and other similar
developments shall be required to submit Drainage Impact
Assessment Studies. These should be prepared, signed and
sealed by duly a licensed Civil Engineers, Sanitary Engineers
or Environmental Planners.
Annex A – ZONING MAP

A. General Zoning Map 2021-2030

B. Urban Zoning Map
Annex B – LANDS FOR RECLASSIFICATION
 USES IN COMMERCIAL ZONES GCZ C1 C2 C3
Principal Use
Office Building
Office Condominium
General retail stores and shops like Department store/shopping center, Bookstore and
office supply shop, Home appliance store, car shop, photo shop, flower shop
Shopping malls
Food market and shops (bakery and bakeshop, wine store, grocery and supermarket
Personal service shops like beauty parlor, barbershop, spa, sauna bath and massage clinic,
dressmaking and tailoring shop
Recreational center/establishments like movie houses/theatre, play court, swimming pool,
gymnasium, day and night club, stadium, coliseum and other sports and recreational
establishment
Parks, playgrounds, pocket parks, parkways, promenades and playlots
Restaurants and other eateries
Short term special education like dancing schools, schools for self-defense, driving school
and speech clinics
Commercial housing like hotel, apartment, apartelle, boarding house, dormitory, pension
house and club house
Commercial condominium (with residential units in upper floors; at least 60% of leasable
or saleable floor area allotted for commercial purposes)
Embassy/consulate
Library/museum
Clinic
Vocational/technical school
Convention center and related facilities
Messengerial services
 USES IN COMMERCIAL ZONES GCZ C1 C2 C3
USES IN COMMERCIAL ZONES
Security agency
Janitorial services
Bank and other financial institution
Pawnshops, money shops, photo and portrait studios, shoeshine/repair stands, retail
drugstores
Commercial job printing
Typing and photo engraving service
Repair of optical instrument and equipment and cameras
Repair of clocks and watches
Manufacture of insignia, badges and similar emblems except metal
Plant nurseries
Scientific, cultural and academic centers and research facilities except nuclear,
radioactive, chemical and biological warfare facilities
Stores for construction supplies and building materials such as electrical and electronics,
plumbing supplies ,ceramic, clay cement and similar products except CHBs, gravel and
sand and other concrete products
Repair shop like house appliances, motor vehicles and accessories and home furnishings
Publishing
Medium scale junk shop
Machinery display shop/center
Gravel and sand
Lumber/hardware
Manufacture of ice, ice blocks, cubes, tubes, crushed except dry ice
Manufacture of signs and advertising displays (except printed)
Any food factory or commissary
Welding shop
 USES IN COMMERCIAL ZONES GCZ C1 C2 C3
Machine shop service operations (repairing/rebuilding, or custom job orders)
Repair of motorcycles
Lechon or whole pig roasting
Biscuit factory – manufacture of biscuits, cookies, crackers and other similar dried bakery
products
Doughnut and hopia factory
Other bakery products not elsewhere classified
Repacking of food products, e.g. fruits, vegetables, sugar and other related products
Other commercial activities not elsewhere classified
All uses allowed in R1-R-2 and R-3 zones
Accessory Use
Staff houses/quarters
Building garage
Storerooms and warehouses
Pump houses
Generator houses
Conditional Use
Filling station/service station
Transportation terminal/garage
Radio and television station
Garage for jeepneys and taxis
Garage for bus and trucks
Retailing of CHBs, gravel and sand and other concrete products
Funeral establishment – Categories I, II and III
USES IN COMMERCIAL ZONES
Conditional Use
Institutional uses such as colleges and universities, vocational and technical schools,
general hospitals and specialized general welfare, charitable and government institutions
Wet and dry markets
Bars, cocktails, sing-along lounges, bistros, pubs, beer gardens
Massage and sauna parlors
Casinos
Junk shop, scrap dealer shops
Gravel and sand
Welding shops
Machine shop service operation (repairing/ rebuilding or custom job orders)
Funeral parlors, mortuaries and crematory services and memorial chapels
Columbarium
Cemeteries, memorial parks and the like
Cell [mobile] phone towers
Hauling services and garage terminals for trucks, tow trucks and buses not exceeding three
[3] units
Auto sales and rentals, automotive handicraft, accessory and spare parts shops, marine
craft, aircraft and sales yards

Allowed
Not Allowed
Listed
Not Listed
Listed with additional conditions
Image No. 3. Building Height: C1 Commercial Zone
Image No. 4. Building Height: C2 Commercial Zone
Image No. 5. Building Height: General Commercial Zone
Image No. 6. Building Height: General Institutional Zone
Image No. 13. Building Height: Parks and Recreational Zone
Annex G – Building/Road Setbacks

Image No. 1. Setback: Commercial @16 meter RROW

Image No. 2. Setback: Residential @ 8 meter RROW
Image No. 3. Setback: Residential @ 6 meter and 8 meter RROW
Image No. 4. Setback: Residential @ 8 meter and 10 meter RROW
Annex H – Hazard Overlay Zone

A. Ground Shaking Hazard Map Overlay Zone

The Gateway

The Old Town

The New City

The Midland

The Highland
B. Ground Rupture Hazard Map Overlay Zone

The Gateway

The Old Town

The New City

The Midland

The Highland
C. Flood Hazard Map Overlay Zone

The Gateway

The Old Town

The New City

The Midland

The Highland
D. Landslide Hazard Map Overlay Zone

The Gateway

The Old Town

The New City

The Midland

The Highland
E. Earthquake-Induced Landslide Hazard Map Overlay Zone

The Gateway

The Old Town

The New City

The Midland

The Highland
F. Liquefaction Hazard Map Overlay Zone

The Gateway

The Old Town

The New City

The Midland

The Highland