ZONING AS A DEVELOPMENT TOOL

Education Night
Quezon City Realtors Board (QCRB)
Celebrity Sports Club, Diliman, Quezon City

Atty. Josefin S. de Alban, Jr.

(Tumauini, Isabela)
Dean, Faculty of Engineering
University of Santo Tomas

May 14, 2012 (Feast of Saint Matthias)

 Outline
1. Introduction / Review

1.1 Medium Term Philippine

Development Plan
1.2 Regional Plans (RPFP)
1.3 Provincial Plans
1.4 Municipal Plans and CLUP

2. Zoning

2.1 Contents of a Zoning

Ordinance

3. Urban Renewal / Site Planning

4. Impact of Zoning to Development

4.1 Physical
4.2 Economic
4.3 Social, etc.

References
 1.1 Medium Term Philippine Development Plan
 MEDIUM TERM PHILIPPINE DEVELOPMENT
PLAN 2004-2010

"The basic task of the Medium Term Philippine

Development Plan for the period 2004-2010 is
to fight poverty and build prosperity for the
greatest number of the Filipino people. We
must open up economic opportunities, maintain
socio-political stability, and promote good
stewardship--- all to ensure a better quality of
life for all our citizens. We will focus on strategic
measures and activities that will spur economic
growth and create jobs. This can only be done
with a common purpose to put our economic
house back in working order."

 “The Medium Term Philippine Development

Plan is a detailed roadmap towards achieving
our common goal of reducing poverty
through job creation and enterprise. After
enumerating the Basic Tasks or 10-Point
Agenda laid out by the President, it lays out the
current macroeconomic situation then moves
on to the fighting targets”
Part 1: Economic Growth and Creation
Part 2: Energy
Part 3: Social Justice and Basic Needs
Part 4: Education and Youth Opportunity
Part 5: Anti-Corruption and Good Governance

“Part 1 of the Plan covers nine chapters to accelerate

growth and job creation, namely:

1. Trade and Investment

2. Agri-business
3. Environment and Natural Resources
4. Housing/Construction
5. Tourism
6. Infrastructure
7. Fiscal Strength
8. The Financial Sector
9. Labor “
 1.2 Regional Plans (RPFP)

CONCERNS: Protected Areas

Production
Resettlement
Infrastructure
1.3 Review the functions of Regional
Development Councils (RDC) as defined in the
Philippine Constitution

Discussions on the Role of Regional Development

Centers and Socio - Political Intramurals
 1.3 Provincial Plans

Inter-Municipal Coherence, Unity and Cooperation

Provincial Land Use Plans

Note: Difference between Political Boundaries and

Planning Boundaries
 1.4 Municipal Plans and CLUP
Municipal Plans show the unified goals and views in terms of
ECONOMY
TOURISM
CULTURE
EDUCATION
POLITICS AND ADMINISTRATION
PHYSICAL
Etc.
VS. MTPDP

1. Trade and Investment

2. Agri-business
3. Environment and Natural Resources
4. Housing/Construction
5. Tourism
6. Infrastructure
7. Fiscal Strength
8. The Financial Sector
9. Labor

Each of the above have corresponding LAND

REQUIREMENTS, hence the need for
COMPREHENSIVE LAND USE PLANS (CLUP)
2. ZONING - “is the division of a community into
zones or districts (e.g. commercial,
residential, industrial, institutional, etc.)
according to the present potential uses
of land to maximize, regulate and direct
their use and development according
with the CLUP (sic). It takes the form of
a locally enacted ordinance which
embodies among others regulations on
the allowed uses in each zone or district
and deviations from the requirements
prescribed in the ordinance.”
Source: CLUP Guide Book A Guide to
Comprehensive Land Use Plan
Preparation Volume 1, HLURB, 2006, p. 114.
ZONING ORDINANCE - is an act of a local government unit
which “divides the territory covered by the ordinance, usually
the whole territory of a single municipality, into districts, in each
of which uniform regulations are provided for the uses of
buildings and open spaces. In some instances, the
boundaries of the use, height, and area districts overlap; in
others these boundaries are coterminus, that is, any district,
has, within and throughout its territory, uniform use, height,
and bulk regulations. By use regulations is meant a statement
of the permitted or prohibited uses of property and buildings,
as, for instance, residential, business, and industrial…Height
regulations fix the height to which buildings or portions
may be carried. Bulk regulations fix the amount or
percentage of the lot which may be occupied by a building
or its various parts, and the extent and location of open spaces,
such as building set-backs, side yards, and rear yards.”
Source: p. 384, Harvard Law Review
2.1 Contents of a Zoning Ordinance (ZO)

1. Title of the Ordinance

2. Authority and Purpose
3. Definition of Terms
4. Zone Classifications
5. Zone Regulations
6. General District Regulation
7. Innovative Techniques
8. Miscellaneous Provisions
9. Mitigating Devices
10. Administration and Enforcement
1. Title of the Ordinance

“ORDINANCE ADOPTING A LAND DEVELOP -

MENT GUIDANCE SYSTEM FOR THE MUNICIPA
LITY OF GENERAL TRIAS AND PROVIDING FOR
THE ADMINISTRATION, ENFORCEMENT AND
AMENDMENT THEREOF AND FOR THE REPEAL
OF ALL ORDINANCES IN CONFLICT
THEREWITH.”
(MUNICIPALITY OF GENERAL TRIAS ORDINANCE NO. 03-99 Series of 1999)
2. Authority and Purpose

Refer to the Local Government Code, Others Laws,

CLUP, Relevant Implementing Rules and Regulations. Note
possible conflicts among Laws, Ordinances and IRRs

3. Definition of Terms

Examples:

Conflicting Uses - uses or activities with contrasting

characteristics sited adjacent to each
other e.g. residential units adjacent to
industrial plants.
Conforming Use - a use that is in accordance with the
zone regulations…
4. ZONING CLASSIFICATIONS

1.1 Residential (R, R1, R2. R3, R4, R5)

1.2 Socialized Housing
1.3 Commercial (C1, C2, C3)
1.4 Industrial
1.5 Institutional
1.6 Agricultural
1.7 Agro-Industrial
1.8 Forest
1.9 Park and other Recreation
2.0 Water
2.1 Tourism

4. 1 Take Note of the Color Coded Classifications used

by our NAMRIA as compared to those used by many
Environmental Planners
5. Zone Regulations for
each Zone District

Ex. Allowable uses,

area, Population
density
 6. General District Regulation

Development Density: Example

Low R1 = 20 10 M
Density units/ha 3 storeys
(households)

Medium R2 = 21 to 65 21 M
Density 7 storeys

High R3 = 66 or Planned
Density more Density
7. Innovative Techniques

Planned Unit
Development
BLISS
Mixed Use Development
Projects
8. Miscellaneous Provisions

Environmentally Critical Projects

Environmental Compliance Certificate
Check Rules issued by EMB of
DENR

Locational Clearance of Nationally

Significance Projects shall be issued by
HLURB
9. Mitigating Devices

Local Zoning Board

of Adjustment and
Appeals (LZBAA)

Variance

Exceptions
10. Administration and Enforcement

Permits and Clearances

San Francisco’s variety of

enclaves enliven each other.
Escape from Alcatraz!
3.0 Site Planning
- new development or
- renewal, redevelopment
Site Planning - “integral part of the land-use planning
process; it determines the detailed layout of an area
of land so that it functions effectively in relation to a
given range of land-uses on the site and others
arount it.”
Housing
Industrial
Commercial
Recreational
Communications
Etc.
Environmental Capability
Physical Requirements
Human Well Being
Cultural Diversity
 THE SITE
To Manila

To Makati

SAN JUAN DE DIOS

SM MALL OF ASIA
HOSPITAL

BACLARAN CHURCH

SHRINE OF JESUS

ASEANA BUSINESS
PARK

To Las Piñas & Cavite

 Unequal distribution of wealth dilapidation

URBAN DECAY
congestion abandonment
 3.1 Urban Renewal and Resettlement

 Rehabilitation and development of blighted and slum

areas and the resettlement of Program beneficiaries.

 Implementation of on-site development in order to

ensure minimum resettlement of the beneficiaries
(Article VII RA 7279 Urban Development and Housing Act)
Ten (10) Steps in Urban Renewal
(Lindbloom and Sarah)

1 Urban renewal plan

2. Survey
3. Submission and approval of
project plans
4. Property acquisition
5. Relocation
6. Demolition of structures
7. Rehabilitation
8. Improvements
9. Resale or other
encumbrance of cleared
land
10.Construction
 3.2 Urban Design

Engineering and
Architecture:
building and structural
elements
aesthetics

Site Planning:
integration of physical,
environmental and socio-
economic aspects (holistic)
Ancient Greece
 Agora – space, not a building
functional structures at the edge

 Acropolis -- ancient citadel of Athens in

Greece
-- religious focus of the city
Parthenon and other temples
Ancient Rome:

 Forum - public square in Roman cities: a

public square or marketplace in ancient
Roman cities where business was conducted
and the law courts were situated
 corresponding to a Greek agora
 Architectural Design
(Building)
Built at once
Designed in every detail
Including furniture
Accdg to state of the building arts,
building economy & technology
Urban Design
(City)
Built over long spans of time
Primarily in skeletal outline
Later flesh proves workable & amenable
Accdg to the state of an
informed public consciousness
(reflected on the government's
general attitude, public desire,
detailed capital improvements budget)
 Scale in engineering and architecture is a quality that relates
buildings to our human abilities of comprehension and
keeps the component parts in the same context.

Scale in urban design is a quality that relates cities to out human abilities
of comprehension and keeps the component parts in the same context.
Brokers need to understand fully the Impacts of
Proxemics to Urban Development

Discussions on Distances!
Global
City
house or home?
Avenida Rizal
During the
American Regime
Urban Renewal
4. IMPACT OF Zoning

Zoning Plans and Ordinance, including their

implementation can make and unmake society in terms
of the following:

1. urban regeneration
2. urban landscape
3. redesign of residential slums
4. blighted commercial areas

The above come hand in hand with the following:

• Physical concentration of population

• Nature & scale of economic production
• Land Use
• Social structures
• Patterns of interaction
Zoning is at the forefront of engendering/maximizing
the positive impacts of Urbanization and minimizing
the negative impacts due to the occurrence of large-
scale coordinated and uncoordinated activities in a
society

POSITIVE IMPACTS
Industrialization
Modernization
Development

NEGATIVE CONSEQUENCES
Urban Poverty Increased
Incidence
Urban Services
Inadequacy
Urban Environmental
Degradation
Urban Decay
onomic growth
Governmental Intervention

Private Investment

Government-Private Cooperation

Greater exercise of the 3 great powers,

especially Eminent Domain Powers

Subsidy and Incentives

 Need to strengthen the following:

1. Public Participation or “People-Oriented”

Approach
2. Balancing of Sectoral Interests
3. Community Empowerment through the
Decision- making Processes
4. Enhancement of Community Responsibility
and Accountability
5. Community Access to Funds
6. Greater Sensitivity to Cultural Differences
7. Continuity of Programs and Projects
 REFERENCES

1. THE CITIZENS GUIDE TO URBAN RENEWAL

Carl G. Linbloom and Morton Farrah, 1968

2. URBAN RENEWAL AND THE FUTURE OF THE AMERICAN CITY

Constantinos Apostolos Doxiadis, 1966

3. THE URBAN DESIGN OF THE CITY OF MANILA

Arch’t Marlou Campaner, uap

4. Principles of Design,
http://picturingbooks.imaginarylands.org/palette/design/principles.html

5. MARVIN BARTEL, COMPOSITION AND DESIGN

http://www.goshen.edu/art/ed/Compose.htm
6. SITE PLANNING by Meer

7. DESIGN PRINCIPLES
De Guzman, Lontok and Siwa 2007

8. Urban Renewal
Morales, Pineda and Reyes, 2007

9. PALACIO MANILA: THE FUSION OF

THE BEST OF MANILA’S OLD
AND NEW
De Alban, J.Jr., et. al., 2007

10. OTHER SOURCES

SALAMAT SA INYONG PAKIKINIG!!!

MABBALO TA NIKAMU NGAMIN!!!

(Ibanag)

MABUHAY QCRB, MABUHAY

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