Zoning Ordinance Tanauan City Batangas
Zoning Ordinance Tanauan City Batangas
PRESENT:
Hon. HERMINIGILDO G. TRINIDAD, JR., City Vice Mayor,
and Presiding Officer
Hon. Julius Caesar G. Platon II, Member,
Hon. Elenita D. Gonzales, Member,
Hon. Eleuterio B. Borja, Member,
Hon. Armin L. Roxas, Member,
Hon. Manolito D. Javier, Member,
Hon. Elmer L. Perez, Member,
Hon. Francisca T. Querrer, Member,
Hon. Marcelo Eric O. Manglo, Member,
Hon. Wilfredo N. Luna, Member,
Hon. Aurelio G. Llanto, Jr., Member, and
Hon. Simeon M. Platon, Member
(ABC President)
ABSENT:
Hon. Ralph Earl H. Borja, Member
(SK Federation President).
Whereas, the implementation of Comprehensive Land Use Plans would require the
enactment of regulatory measures to translate its planning goals and objectives into
reality; and a Zoning Ordinance is one such regulatory measures which is an
important tool for the implementation of the comprehensive land use plan;
Whereas, the Local Government Code authorizes Local Government Units to enact
zoning ordinances subject to and in accordance with existing laws;
Whereas, the Housing and Land Use Regulatory Board has spearheaded and now
assist in and coordinates the activities of local governments in comprehensive land
use planning;
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ARTICLE I
TITLE OF THE ORDINANCE
This ordinance shall be known as the Comprehensive Zoning Ordinance of the City
of Tanauan, Province of Batangas and shall be referred to as the Ordinance.
ARTICLE II
AUTHORITY AND PURPOSE
SECTION 2 Authority
This Ordinance is enacted pursuant to the provisions of the New Local Government
Code, RA 7160 Sections 458 a.2 (7-9) and 447 a.2 (7-9) dated 10 October 1991,
“Authorizing the City through the Sanguniang Panlungsod to adopt Zoning
Ordinance subject to the provisions of existing laws,”, and in conformity with E.O.
No. 72.
SECTION 3 Purposes
1. Guide, control and regulate future growth and development of Tanauan City in
accordance with its Comprehensive Land Use Plan.
3. Promote and protect the health, safety, peace, comfort, convenience and general
welfare of the inhabitants in the locality.
This zoning Regulations is based on the approved General and Urban Land Use
Plans as per Resolution No. R 081 dated May 4, 2005 for City of Tanauan.
ARTICLE III
ZONE CLASSIFICATIONS
To effectively carry out the provisions of this Ordinance, the City of Tanauan is
hereby divided into the following zones as shown in the Official Zoning Maps.
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General Residential District
General Commercial District
General Institutional District
2. Socialized Housing Zones (SHZ)
3. Industrial Zones (IZ)
4. Agricultural Zones (AGZ)
5. Forest Zones (FZ)
6. Tourist Zone (TZ)
It is hereby adopted as an integral part of this Ordinance, the Official Zoning Maps
for the urban areas and for the whole city of Tanauan, wherein the designation,
location and boundaries of the zones herein established are shown and indicated.
Such Official Zoning Maps shall be signed by the local chief executive and duly
authenticated by the HLURB/Sanguniang Panlalawigan.
The Urban Zoning Maps shall be drawn to the scale of 1:2,000 M to 1:4,000 M and
the General Zoning Map shall be drawn to the scale of 1:5,000 M or 1:25,000 M.
The Urban Core Zones shall be designated as the three central nuclei of the City,
serving the function of Central Business Districts (CBDs). All CBDs shall function as
administrative and coordinating centers, the major interactive nodes for commerce
and trade. The original Poblacion or City Proper shall act as the lead CBD where
the City Government is currently located.
The Socialized Housing Zones shall be the location of the City’s Socialized Housing
Projects for the urban poor, informal settlers and migrants.
Industrial Zones
The Industrial Zones shall constitute current and future sites for light to medium
industries, and serve as manufacturing and processing centers.
Agricultural Zones
The Agricultural Zones shall contain potential with productive and fertile lands
currently serving as croplands and sites for livestock and poultry production, and
have been classified under the Strategic Agricultural and Fisheries Development
Zone (SAFDZ).
Forest Zones
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The Forest Zones shall be areas intended for rehabilitation of existing watersheds to
maintain the City’s ecological stability and integrity.
Tourist Zones
The Tourist Zones shall be areas intended mainly for ecotourism activities and shall
focus on nature study and appreciations, refraining from disturbance of the
landscape and natural ecosystems.
The locations and boundaries of the above mentioned various zones into which the
city has been divided are hereby identified and specified as follows:
Zone Location
URBAN CORE ZONES
A. Poblacion Central Barangays 1 – 7
Business District One Bounded on the north and east by San
(Designated as Central Juan River;
Business District in the New Bounded on the west by Trapiche, Sambat
Spatial Development and Bagumbayan;
Strategy) Bounded on the south by Darasa and
Hidalgo.
1. GRD (General Areas within Poblacion Barangays 1 to 7
Residential District) with a covering about 301.3 hectares
composite area of 703.6 Bounded on the north by San Juan River;
hectares Bounded on the west by Trapiche, Sambat
and Bagumbayan;
Bounded on the east by Municipality of
Sto. Tomas;
Bounded on the south by Darasa and
Hidalgo.
a. Areas between Florentino Laurena Street and
San Juan River;
Bounded on the north by Juan Gonzales
Street;
Bounded on the west by Florentino Laurena
Street;
Bounded on the south by the Catholic
Church compound.
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d. Areas inside the blocks:
Bounded on the north by Prospero
Dimayuga Street;
Bounded on the west by Col. Francisco
Onate Street;
Bounded on the east by Florentino
Laurena;
Bounded on the south by Pantalion
Gonzales Street.
g. Areas within:
Bounded on the north by San Juan River;
Bounded on the south by Juan Gonzales
Street;
Bounded on the west by the Philippine
National Railways;
Bounded on the east by the San Juan
River.
h. Areas within:
Bounded on the north by Juan Gonzales
Street;
Bounded on the west by the Philippine
National Railways;
Bounded on the east by Juan Pagaspas
Street;
Bounded on the south by the Christian
College of Tanauan.
i. Areas within:
Bounded on the north by Christian College
of Tanauan;
Bounded on the south by Valentin
Dimayuga Street;
Bounded on the west by the Philippine
National Railway;
Bounded on the east by Juan Pagaspas
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Street.
j. Areas within:
Bounded on the south by Valentin
Dimayuga Street;
Bounded on the west by the Philippine
National Railways;
Bounded on the east by Juan Pagaspas
Street.
k. Areas within:
Bounded on the north by Fulgencio Platon
Street;
Bounded on the south by Darasa;
Bounded on the west by the Philippine
National Railway;
Bounded on the east by Jose P. Laurel
Highway.
l. Areas within:
Bounded by the Gloria Compound, Tapia
Subdivisions, La Ros Subdivisions, Mount
View Subdivision, Maligaya Compound, Oltap
Subdivision, Reaville Subdivision, San
Sebastian Village,
Areas within:
Bounded on the north by Mabini Avenue;
Bounded on the west by Pres. J.P. Laurel
Highway;
Bounded on the east by Nicolas Gonzales
Street;
Bounded on the south by Sixto Castillo
Street.
Areas within:
Bounded on the north by Juan Gonzales
Street;
Bounded on the west by Juan Pagaspas
Street;
Bounded on the east by Pres. J.P. Laurel
Highway;
Bounded on the south by Mabini Avenue.
Areas within:
Bounded on the north by the M. H.
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Carandang Street;
Bounded on the west by the Philippine
National Railways;
Bounded on the east by Juan Pagaspas
Street;
Bounded on the south by Mabini Avenue.
Areas within:
Front block of the Tapia Subdivision;
Bounded on the south by Mabini Avenue;
Bounded on the east by the Philippine
National Railways.
Areas within:
Boundaries of the Public Market;
Bounded on the north by the Mabini
Avenue:
Bounded on the west by Agaton Burgos
Street;
Bounded on the east by the Philippine
National Railways;
Bounded on the south by S. Castillo Street.
Areas within:
Bounded on the north by Mabini Avenue;
Bounded on the west by the Philippine
National Railways;
Bounded on the east by Pres. J. P. Laurel
Highway;
Bounded on the south by Fulgencio Platon
Street.
Areas within:
Bounded on the west by J.P. Laurel
Highway;
Bounded on the north by Pedro Carandang
Street;
Bounded in the south by Silvino Avelino
Street.
Areas within:
Bounded on the east by F. Onate St;
Bounded on the West by J. P. Laurel
Highway;
Bounded on north by A. Mabini Avenue
Bounded on the south by J. M. Corona St.
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bounded by Poblacion-Bagumbayan boundary
and Philippine National Railways.
3. GID (General Areas within:
Institutional District with a Boundaries of the Tanauan Institute,
composite area of 44.4 Modesto Castillo Memorial Center, Old
hectares) Municipal Building, and the New City Hall, Lily
rose School,Daughters of Mary Immaculate,
La Consolacion College, STI Computer
School, Christian College of Tanauan, St.
Cecilia Learning Center, First Asia Institute of
Technology and Humanities, Tanauan North
Central School, Tanauan South Central
School, Jesus is Lord Christian School, St.
Jonh the Evangelist Church.
Boundaries of the Silva’s Clinic, Gonzales
Medical and Children’s Hopsital, C.P. Reyes
Hospital, DMMC (Daniel O. Mercado Medical
Center), MHM Corahea General Hospital,
Laurel Memorial District Hospital, Christian
Faith Medical Clinic.
Boundaries of other Institutional Districts
which falls under the same category.
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Areas on both sides of the Southern Tagalog
Arterial Road (STAR) extending about 1 kilometer
B.
from the center of the road from Sto. Tomas to
Malvar boundaries.
RURAL BUILT-UP ZONES
Areas on both sides of the City Roads extending
A.
about 200 meters from the center of the road.
Areas on both sides of the Barangay Roads (Sitio
B. Roads) extending about 100 meters from the
center of the road.
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E. Barangay Pagaspas Areas of Barangay Pagapas
Bounded on the north by Barangay Pantay
Matanda and San Juan River;
Bounded on the west by the STAR;
Bounded on the east by San Juan River;
Bounded on the south by Barangay Road
going to Sto. Tomas.
ECOTOURISM ZONES Areas of about 1657.8 hectares comprising
the Barangays Ambulong, Bañadero,
Gonzales, Wawa, Boot, and Maria Paz.
A. Barangay Ambulong Areas of about 257.4 hectares
Bounded on the north by Barangays San
Jose, Maugat, and Bilog-bilog;
Bounded on the west by Taal Lake;
Bounded on the east by Barangay Talaga;
Bounded on the south by Barangay
Bañadero.
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AGRICULTURAL ZONES
All areas currently identified Malaking Pulo, 471.1 hectares
by the City Agriculture Office Bilog-bilog, 455.7 hectares
to continue to serve as Talaga, 377.6 hectares
croplands, livestock and Tinurik, 309.5 hectares
poultry production sites; Luyos, 180.4 hectares
specially designated areas Banjo East, 145.1 hectares
under the Strategic Banjo West, 300.5 hectares
Agricultural and Fisheries Mabini, 176.8 hectares
Development Zone. Montana, 96.5 hectares
Sulpoc, 395.3 hectares
Janopol Occidental, 264.9 hectares
Janopol Oriental, 270.3 hectares
Santol, 102.3 hectares
Maugat, 203.6 hectares
San Jose, 134.5 hectares
Natatas, 307.1 hectares
Portions of :
Trapiche, 19.5 hectares
Bagumbayan, 70.1 hectares
Santor, 225.9 hectares
Bagbag, 549.1 hectares
In the interpretation of the boundaries for any of the zones indicated on the Zoning
Map, the following rules shall apply:
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1. Where zone boundaries are so indicated that they approximately follow the
center of streets or highway, the street or highway right-of-way lines, shall be
construed to be the boundaries.
2. Where zone boundaries are so indicated that they approximately follow the lot
lines, such lot lines shall be construed to be the boundaries.
3. Where zone boundaries are so indicated that they are approximately parallel to
the center lines of right-of-way lines of streets and highways, such zone boundaries
shall be construed as being parallel thereto and at such distance there as indicated
in the zoning map. If no distance is given, such dimension shall be determined by
the use of the scale shown in said zoning map.
5. Where the boundary of a zone follows a stream, lake or other bodies of water,
said boundary line shall 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.
6. Where a lot of one ownership, as of record at the effective date of this Ordinance,
is divided by a zone boundary line, the lot shall be construed to be within the zone
where the major portion of the lot is located. In case the lot is bisected by the
boundary line, it shall fall in the zone where the principal structure falls.
In case of any remaining doubt as to the location of any property along the zone
boundary lines, such property shall be considered as falling within the less restrictive
zone.
8. The textual description of the zone boundaries shall prevail over that of the
Official Zoning Maps.
ARTICLE IV
ZONE REGULATIONS
The uses enumerated in the succeeding sections are not exhaustive nor all-
inclusive. The Local Zoning Board of Adjustment and Appeals (LZBAA) shall,
subject to the requirements of this Article, allow other uses not enumerated
hereunder provided that they are compatible with the uses expressly allowed.
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Allowance of the further uses shall be based on the intrinsic qualities of the land and
the socio-economic potential of the locality with due regard to the maintenance of
the essential qualities of the zone.
a. The number of persons engaged in such business/industry not exceed five (5),
inclusive of the owner;
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a. Such home industry shall not occupy more than thirty percent (30%) of the floor
area of the dwelling unit. There shall be no change or alteration in the outside
appearance of the dwelling unit and shall not be a hazard or nuisance;
b. Alloted capitalization shall not exceed the capitalization as set by the Department
of Trade and Industry (DTI);
14. Recreational facilities for the exclusive use of the members of the family residing
within the premises, such as:
a. Swimming pool
b. Pelota court
c. Others
A GC Zone shall be for business/trade/service uses. Within the zone the following
types of establishments shall be allowed:
1. Offices like:
a. office building
b. office condominium
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b. barber shop
c. sauna bath and massage clinic
d. dressmaking and tailoring shops
8. Storerooms but only as may be necessary for the efficient conduct of the
business.
9. Commercial condominium (with residential units in upper floors)
11. Embassy/consulate
12. Library, museum
13. Filling Station/service station
14. Clinic
15. Vocational/technical school
16. Convention Center and related facilities
17. Messengerial service
18. Security Service
19. Janitorial service
20. Bank and other financial institutions
21. Radio and television station
22. Building garage, parking lot
23. Bakery and baking of bread, cake, pastries, pies, and other similar perishable
products
24. Custom dressmaking shop
25. Custom tailoring shop
26. Commercial and job printing
27. Typing and photo engraving services
28. Repair of optical instruments and equipment and cameras\
29. Repair of clocks and watches
30. Manufacture of insignia, badges and similar emblems except metal
31. Transportation terminals/garage with and without repair
32. Repair shops like:
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a. house appliances repair shops
b. motor vehicles and accessory repair shops
c. home furnishing shops
33. Printing/publishing
34. Machinery display shop/center
35. Gravel and sand
36. Lumber/hardware
37. Manufacture of ice, ice blocks, cubes, tubes, crush except dry ice
38. Printing and publishing of books and pamphlets, printing cards and stationary
39. Manufacture of signs and advertising displays (except printed)
40. Chicharon factory
41. Manufacture of wood furniture including upholstered
42. Manufacture of rattan furniture including upholstered
43. Manufacture of box beds and mattresses
44. Welding shops
45. Machine shop service operation (repairing/rebuilding, or custom job orders)
46. Medium scale junk shop
47. Repair of motorcycles
48. Lechon or whole pig roasting
49. Biscuit factory – manufacture of biscuits, cookies, crackers and other similar
dried bakery products
50. Doughnut and hopia factory
51. Other bakery products not elsewhere classified (n.e.c.)
52. Repacking of food products e.g. fruits, vegetables, sugar and other related dried
products
53. Plant nursery
54. Funeral parlors, mortuaries and crematory services and memorial chapels
55. Parking lots, garage facilities
56. Other commercial activities not elsewhere classified
1. Drying fish
2. Biscuit factory – manufacture of biscuits, cookies, crackers and other similar
dried bakery products
3. Doughnut and hopia factory
4. Manufacture of macaroni, spaghetti and vermicelli and other noodles
5. other nakery products not elsewhere classified (n.e.c.)
6. Life belts factory
7. Manufacture of luggage, handbags, wallets and small leather goods
8. Manufacture of miscellaneous products of leather and leather substitute and
n.e.c.
9. Manufacture of shoes except rubber, plastic and wood
10. Manufacture of slipper and sandal except rubber and plastic
11. Manufacture of footwear parts except rubber and plastic
12. Printing, publishing and allied industries and those n.e.c.
13. Manufacture or assembly of typewriters, cash registers, weighing, duplicating
and accounting machines
14. Manufacture or assembly of electronic data processing machinery and
accessories
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15. Renovation and repair of office machinery
16. Manufacture or assembly of miscellaneous office machines and those n.e.c.
17. Manufacture of rowboats, bancas, sailboats
18. Manufacture of animal drawn vehicles
19. manufacture of children vehicles and baby carriages
20. Manufacture of laboratory and scientific instruments, barometers, chemical
balance, etc.
21. Manufacture of measuring and controlling equipment, plumb bomb, rain
gauge, taxi meter, thermometer, etc.
22. Manufacture or assembly of surgical, medical, dental equipment and medical
furniture
23. Quick freezing and cold packaging for fish and other seafoods
24. Quick freezing and cold packaging for fruits and vegetables
25. Popcorn/rice factory
26. Manufacture of medical/surgical supplies: adhesive tapes, antiseptic dressing,
sanitary napkins, surgical gauge, etc.
27. Manufacture of orthopedic and prosthetic appliances (abdominal supporter,
ankle support, artificial limb, kneecap supporters, etc.)
28. Manufacture of photographic equipment and accessories
29. Manufacture or assembly of optical instruments
30. Manufacture of eyeglasses and spectacles
31. Manufacture of optical lenses
32. Manufacture of watches and clocks
33. Manufacture of pianos
34. Manufacture of string instruments
35. Manufacture of wind and percussion instruments
36. Manufacture of assembly of electronic organs
37. Manufacture of sporting gloves and milts
38. Manufacture of sporting balls (not of rubber or plastic)
39. Manufacture of gym and playground equipment
40. Manufacture of sporting tables (Billiards, pingpong, pool)
41. Manufacture of other sporting and athletic goods, n.e.c.
42. Manufacture of toys and dolls except rubber and mold plastic
43. Manufacture of pens, pencils and other office and artist materials
44. Manufacture of umbrella and canes
45. Manufacture of buttons except plastic
46. Manufacture of brooms, brushes and fans
47. Manufacture of needles, pens, fasteners and zippers
48. Manufacture of insignia, badges and similar emblems (except metal)
49. Manufacture of signs and advertising displays (except printed)
50. Small-scale manufacture of ice cream
b. Non-Pollutive/Hazardous Industries
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11. Manufacture of miscellaneous wearing apparel except footwear and those
n.e.c.
12. Manufacture of miscellaneous fabricated mill work and those n.e.c.
13. Manufacture of wooden and cane containers
14. Sawali, nipa and split cane factory
15. Manufacture of bamboo, rattan and other cane baskets and wares
16. Manufacture of cork products
17. Manufacture of wooden shoes, shoe lace and other similar products
18. Manufacture of miscellaneous wood products and those n.e.c.
19. Manufacture of miscellaneous furniture and fixture except primarily of metals
and those n.e.c.
20. Manufacture of paper stationary, envelopes and related articles
21. Manufacture of dry ice
22. Repacking of industrial products e.g. paints, varnishes and other related
products
a. Pollutive/Non-Hazardous Industries
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35. Manufacture of other fabricated metal products except machinery and
equipment n.e.c.
36. Manufacture or assembly of agricultural machinery and equipment
37. Native plow and harrow factory
38. Repair of agricultural machinery
39. Manufacture or assembly of agricultural machinery and equipment
40. Manufacture or assembly of elevators and escalators
41. Manufacture or assembly of sewing machines
42. Manufacture or assembly of cooking ranges
43. Manufacture or assembly of water pumps
44. Refrigeration industry
45. Manufacture or assembly of other machinery and equipment except electrical
n.e.c.
46. Manufacture and repair of electrical apparatus
47. Manufacture and repair of electrical cables and wires
48. Manufacture of electrical cables and wires
49. Manufacture of other electrical industrial machinery and apparatus n.e.c.
50. Manufacture or assembly of electrical equipment radio and television, tape
recorders, stereo
51. Manufacture or assembly or radio and television transmitting, signaling and
detection equipment
52. Manufacture or assembly of telephone and telegraphic equipment
53. Manufacture of other electronic equipment and apparatus n.e.c.
54. Manufacture of industrial and commercial electrical appliances
55. Manufacture of household cooking, heating and laundry appliances
56. Manufacture of other electrical appliances n.e.c.
57. Manufacture of electric lamp fixtures
b. Pollutive/Hazardous Industries
1. Flour mill
2. Cassava flour mill
3. Manufacturing of coffee
4. Manufacturing of unprepared animal feeds, other grain milling n.e.c
5. Production prepared feeds for animals
6. Cigar and cigarette factory
7. Curing and redrying tobacco leaves
8. Miscellaneous processing tobacco leaves, n.e.c.
9. Weaving hemp textile
10. Jute spinning and weaving
11. Miscellaneous spinning and weaving mills, n.e.c.
12. Hosiery mill
13. Underwear and outwear knitting mills
14. Fabric knitting mills
15. Miscellaneous knitting mills n.e.c.
16. Manufacture of mats and mattings
17. Manufacture of carpets and rugs
18. Manufacture of cordage, rope and twine
19. Manufacture of related products from abaca, sisal, henequen, hemp, cotton,
paper, etc.
20. Manufacture of linoleum and other surfaced coverings
21. Manufacture of artificial leather, oil cloth and other fabric except rubberized
22. Manufacture of coir
23. Manufacture of miscellaneous textile, n.e.c.
24. Manufacture or rough limber, unworked
25. Manufacture of worked lumber
26. Resawmills
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27. Manufacture of veneer, plywood and hardwood
28. Manufacture of doors, windows and sashes
29. Treating and preserving of wood
30. Manufacture of charcoal
31. Manufacture of wood and cane blinds, screen and shades
32. Manufacture of containers and boxes of paper and paper boards
33. Manufacture of miscellaneous pulp and paper products, n.e.c.
34. Manufacture or perfumes cosmetics and other toilet preparations
35. Manufacture or waxes and polishing preparations
36. Manufacture of candles
37. Manufacture of inks
38. Manufacture of miscellaneous chemical products, n.e.c.
39. Tire retreating and rebuilding
40. Manufacture of rubber shoes and slippers
41. Manufacture of industrial and moulded rubber products
42. Manufacture of plastic footwear
43. Manufacture of plastic furniture
44. Manufacture of other fabricated plastic products, n.e.c.
45. Manufacture of table and kitchen articles
46. Manufacture of pottery, china and earthen ware n.e.c.
47. Manufacture of flat galss
48. Manufacture of glass containers
49. Manufacture of miscellaneous glass and glass products, n.e.c
50. Manufacture clay bricks, clay tiles and hollow tiles
51. Manufacture of miscellaneous structural clay products, n.e.c.
52. Manufacture of structural concrete products
53. Manufacture of asbestos products
54. Manufacture of engines and turbines except motor vehicles, marine and
aircraft
55. Manufacture of metal cutting, shaving and finishing machinery
56. Manufacture of wood working machinery
57. Manufacture, assembly, rebuilding, repairing of food and beverage making
machinery
58. Manufacture, assembly, rebuilding, repairing of textile machinery and
equipment
59. Manufacture, assembly, rebuilding, repairing of paper industry machinery
60. Manufacture, assembly, rebuilding, repairing of printing, trade machinery and
equipment
61. Manufacture or rice mills
62. Manufacture of machines for leather and leather products
63. Manufacture of construction machinery
64. Manufacture of machines for clay, stove and glass industries
65. Manufacture, assembly, repair, rebuilding of miscellaneous special industrial
machinery and equipment, n.e.c.
66. Manufacture of dry cells, storage battery and other batteries
67. Boat building and repairing
68. Ship repairing industry, dock yards, dry dock, shipways
69. Miscellaneous shipbuilding and repairing, n.e.c.
70. Manufacture of locomotives and parts
71. Manufacture of railroad and street cars
72. Manufacture or assembly of automobiles, cars, buses, trucks and trailers
73. Manufacture of wood furniture including upholstered
74. Manufacture of rattan furniture including upholstered
75. Manufacture of box beds and mattresses
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Section 15 Use Regulations in General Institutional (GIZ) Zone
1. Welfare homes, orphanages, boys and girls town, home for the aged and the like;
2. Rehabilitation and vocational training center for ex-convicts, drug addicts, unwed
mothers, physically, mentally and emotionally handicapped, ex-sanitaria inmates
and similar establishments;
3. Military camps/reservations/bases and training grounds
4. Penitentiary and correctional institution
1. Parks/gardens;
2. Resort areas e.g. beaches, including accessory uses;
3. Open air or outdoor sports activities and support facilities, including low rise
stadium, gyms, amphitheaters and swimming pools;
4. Golf courses, ball courts, race tracts and similar uses;
5. Memorial/Shrines monuments, kiosks and other park structures;
6. Sports Club;
7. Underground parking structures/facilities
1. Cultivation, raising and growing of staple crops such as rice, corn, camote,
cassava, and the like;
2. Growing of diversified plants and trees, such as fruit and flower bearing trees,
coffee, tobacco, etc.;
3. Silviculture, mushrooms culture, fishing and fish culture, snake culture, crocodile
farm, monkey raising and the like;
4. Customary support facilities such as palay dryers and rice treshers and storage
barns and warehouses;
5. Ancillary dwelling units/farmhouses for tillers and laborers;
6. Agricultural research and experimentation facilities such a breeding stations,
fishfarms, nurseries, demonstration farms, etc.
7. Pastoral activities such as goat raising and cattle fattening;
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8. Home occupation for the practice of one’s profession or engaging home business
such as dressmaking, tailoring, baking, running a sari-sari store and the like
provided that:
9. Home industry classified as cottage industry e.g. mat weaving, pottery making,
food preservation, etc. provided that:
a. Such home industry shall not occupy more than thirty (30%) of floor area of
the dwelling unit. There shall be no change or alteration in the outside
appearance of the dwelling unit and shall not be a hazard or nuisance;
b. Alloted capitalization shall not exceed the capitalization as set by the
Department of Trade and Industry (DTI);
c. Such shall consider same provisions as enumerated in letters c, d and e of
Home Occupation, this section.
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16. Milk processing plants (Manufacturing filled, reconstituted or recombined milk,
condensed or evaporated)
17. Butter and cheese processing plants
18. Natural milk processing (pasteurizing, homogenizing, vitaminizing, bottling of
natural animal milk and cream related products
19. Other dairy products, n.e.c.
20. Canning and preserving of fruits and fruit juices
21. Canning and preserving of vegetables and vegetable juices
22. Canning and preserving of vegetable sauces
23. Miscellaneous canning and preserving of fruit and vegetables n.e.c.
24. Fish canning
25. Patis factory
26. Bagoong factory
27. Processing, preserving and canning of fish and other seafoods n.e.c.
28. Manufacture of dessicated coconut
29. Manufacture of starch and its products
30. Manufacture of wines from juices of local fruits
31. Vegetable oil mills, including coconut oil
32. Sugarcane mills (centrifugal and refines)
33. Sugar refining
34. Muscovado sugar mill
35. Cotton textile mill
36. Manufacture/processing of other plantation crops e.g. pineapple, bananas,
etc.
37. Other commercial handicrafts and industrial activities utilizing plant or animal
parts and/or raw materials, n.e.c.
38. Other accessory uses incidental to agro-industrial activities
1. Mining
2. Fishponds Purposes
Fishing activities within the forest zone shall be undertaken pursuant to the
provisions of the fisheries code an its implementing rules and regulations and the
revised forestry code of the Philippines.
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3. Infrastructure and Resettlement
1. The utilization of the water resources for domestic and industrial use shall be
allowed provided it is in consonance with the development regulations of DENR,
provisions of the water code, and the revised Forestry Code of the Philippines, as
amended, and provided further, that it is subjected to an Environmental Impact
Assessment prior to the approval of its use.
No tourism project or tourist related activities shall be allowed in tourist zones unless
developed or undertaken in accordance with the Department of Tourism (DOT)
guidelines and standards and granted approval by the Tourism Estate Deaprtment of
DOT.
ARTICLE V
GENERAL DISTRICT REGULATION
1. Residential Zones
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a. Low Density Residential Zone (R-1) – in R-1 Zone, allowed density is
twenty (20) dwelling units and below per hectare;
b. Medium Density Residential Zone (R-2) – in R-2 Zone, allowed density
is twenty one to sixty-five (21 to 65) dwelling units per hectares;
c. High Density Residential Zone (R-3) – in R-3 Zone, allowed density is
sixty-six (66) or more dwelling units per hectare.
There is no fixed maximum density but should be based on the planned absolute
level of density that is intended for each concerned zone based on the
Comprehensive Land Use Plan.
Building height must conform to the height restrictions and requirements of the Air
Transportation Office (ATO) as well as the requirements of the National Building
Code, the structural code as well as all laws, ordinances, design standards, rules
and regulations related to Land Development and Building Construction and the
various safety codes.
1. Residential Zones
There is no fixed building height limits except those prescribed by the Air
Transportation (ATO) and other Government Regulations. Within these zones,
building heights shall be based on the prescribed floor area ratio (FAR).
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 Air Transportation Office.
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Area regulation in all zones shall conform with the minimum requirement of the
existing codes such as:
The following road setback regulations shall be applied for the City of Tanauan.
ROAD SETBACK
Major
Secondary Tertiary Road
Zoning Thoroughfare 30m.
Road 6m. & below
Classification & above
Diversion/Railways Provincial Mun./Brgy.
Residential 10 m. 4 m. 3 m.
Commercial 20 m. 10 m. 5 m.
Industrial 30 m. 25 m. 10 m.
Agriculture 20 m. 20 m. 7 m.
Agro-Industrial 30 m. 25 m. 10 m.
Institutional 20 m. 20 m. 10 m.
Parks & Recreation 10 m. 10 m. 3 m.
Forest 30 m. 25 m. 10 m.
Source: DPWH
Section 28 Easement
1. The banks of rivers and streams and the shores of the seas and lakes throughout
their entire length and within a zone of three (3) meters in Urban areas; twenty (20)
meters in agricultural areas and ecotourism zone and forty (40) meters in forest
areas, along their margins, are subject to easement of public use in the interest of
recreation, navigation floatage, fishing and salvage.
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.
This shall apply to the six barangays comprising the ecotourism zones, Ambulong,
Bañadero, Gonzales, Wawa, Boot and Maria Paz.
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2. Mandatory five-meter easement on both sides of the Marikina Fault Trace and
such other fault traces on the ground identified by Philvocs.
A buffer of 3 meters shall be provided along entire boundary length between two or
more conflicting zones allocating 1.5 meters from each side of the district 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.
Specific provisions stipulated in the National Building Code (P.D. 1096) as amended
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 or rear lots, access yard requirements and dwelling groups, which are
not in conflict with the provisions of the Zoning Ordinance, shall be observed.
ARTICLE VI
INNOVATIVE TECHNIQUES
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/Zoning Officer shall on grounds of innovative development techniques
forward applications to HLRB for appropriate action, unless the Local Government
Units concerned has the capacity to process the same.
ARTICLE VII
MISCELLANEOUS PROVISIONS
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Section 34 Subdivision Projects
ARTICLE VIII
MITIGATING DEVICES
Section 35 Deviation
1. Variance
a. The property is unique and different from other properties in the adjacent
locality and because of its uniqueness, the owner/s cannot obtain a reasonable
return on the property.
2. Exceptions
a. The exceptions will not adversely affect the public health, safety and welfare
and is in keeping with the general pattern of development in the community.
b. The proposed project shall support economic based activities/provide
livelihood, vital community services and facilities while at the same time
posing no adverse effect on the zone/community.
c. The exception will not adversely affect the appropriate use of adjoining
property in the same district.
d. The exception will not alter the essential character and general purpose of the
district where the exception sought is located.
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Section 36 Procedures for Granting Exceptions and Variances
1. A written application for an exception or variance shall be filed with the Local
Zoning Board of Adjustment and Appeals (LZBAA) citing the section of this
Ordinance under the same is sought and stating the ground/s thereof.
2. Upon filing of application, a visible project sign, (including the name and nature of
the proposed project) shall be posted at the project site.
3. The Local Zoning Board of Adjustment and Appeals shall conduct preliminary
studies on the application.
7. The LZBAA shall render a decision within thirty (30) days from the filing of the
application, exclusive of the time spent for the preparation of written affidavit of non-
objection and the public hearing in case of any objection to the granting of
exception/variance.
8. Other appeals after the decision of the LZBAA on exceptions and variances of
properties shall be entertained if it was made within 15 calendar days after the
decision was rendered.
ARTICLE IX
ADMINSTRATION AND ENFORCEMENT
No Building Permit shall be issued by the Local Building Officer without a valid
Locational Clearance in accordance with this Ordinance and Ordinance No. 05-01,
an ordinance regulating the development activities/projects of real estate companies
and subdivision developers of residential subdivisions within the territorial jurisdiction
of Tanauan City, Batangas.
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Section 39 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 property. Non-use of said clearance within said period shall
result in its automatic expiration, cancellation and the grantee shall not proceed with
his project without applying for a new clearance.
The lawful uses of any building, structure or land at the time of adoption or
amendment of this Ordinance may be continued, although such uses do not conform
with the provision of this Ordinance, provided:
2. That no such non-conforming use which has ceased operation for more than one
(1) year be again revived as non-conforming use.
4. That any non-conforming structure, or structures under one ownership which has
been damaged maybe reconstructed and used as before provided that such
reconstruction is not more than fifty percent (50%) of the replacement cost.
5. That no such non-conforming use maybe moved to displace any conforming use.
7. That should such structure be moved for any reason to whatever distance, it shall
thereafter conform to the regulation of the district in which it is moved or relocated.
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In addition, the owner of a Non-Conforming Use shall program the phase-out and
relocation of the Non-Conforming Use within ten (10) years from the effectivity of this
Ordinance.
This Ordinance shall be enforced and administered by the Local Chief Executive
through the Zoning Administrator/Zoning Officer who shall be appointed by the
former in accordance with the existing rules and regulations on the subject.
1. Enforcement
2. Planning
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However, oppositions to application for clearance, variance or exception shall be
treated as a complaint and dealt with in accordance with the provision of this
Section.
There is hereby created an LZBAA which shall perform the following functions and
responsibilities:
Decisions of the Local Zoning Board of Adjustment and Appeals shall be appealable
to the HLURB.
The City Development Council shall create a sub-committee which shall act as the
LZBAA composed of the following members:
Until such time that the Local Zoning Board of Adjustment and Appeals shall have
been constituted, the HLRB shall act as the Local Zoning Board of Adjustment and
Appeals. As an appellate Board, the HLRB shall adopt its own rules of procedure to
govern the conduct of appeals arising from the administration and enforcement of
this Ordinance.
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Section 48 Review of the Zoning Ordinance
The City Development Council shall create a sub-committee, the Local Zoning
Review Committee (LZRC) that shall review the Zoning Ordinance considering the
Comprehensive Land Use Plan, as the need arises, based on the following
reasons/situations:
These are the Local Officials/Civic Leaders responsible for the operation,
development and progress of all sectoral undertaking in the locality, e.g.:
a. City Planning and Development Coordinator
b. City Health Officer
c. City Agriculturist
d. President, Association of Barangay Captains
e. City Engineer
f. Community Environment and Natural Resources Officer (CENRO)
g. City Agrarian Reform Officer (CARO)
h. District School Supervisor
i. Tree (3) Private Sector Representatives (Local Chamber of Commerce,
Housing Industry and Homeowner’s Association)
j. Two (2) NGO Representatives
For the purpose of policy and program coordination, the LZRC shall be attached to
the City Development Council.
The Local Zoning Review Committee shall have the following powers and functions:
c. Provide information to the HLURB that would be useful in the exercise of its
functions.
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Section 51 Amendments of the Zoning Ordinance
Changes in the Zoning Ordinance as a result of the review by the Local Zoning
Review Committee shall be treated as an amendment, provided that any
amendment to the Zoning Ordinance or provisions thereof shall be subject to public
hearing and review evaluation of the Local Zoning Review Committee and shall be
carried out through a resolution of three fourths vote of the Sangguniang
Panglungsod. Said amendments shall take effect only after approval and
authentication by HLRB or Sangguniang Panlalawigan.
Any person who violates any of the provisions of this Ordinance, shall, upon
conviction, be punished by a fine not exceeding P5,000 or an imprisonment for a
period not exceeding one (1) year or both at the discretion of the Court. In case of
violation by a corporation, partnership or association the penalty shall be imposed
upon the erring officers thereof.
The provisions of this Ordinance 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, provided that land use decisions of the national
agencies concerned shall be consistent with the Comprehensive Land Use Plan of
the locality.
This Ordinance is subject to national laws, rules and regulations governing its
subject matter.
All ordinances, rules or regulations in conflict with the provision of this Ordinance are
hereby repealed; provided that the rights that are vested upon the effectivity of this
Ordinance shall not be impaired.
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This Ordinance shall take effect upon approval by the Housing Land Use Regulatory
Board/Sanguniang Panlalawigan.
ARTICLE X
DEFINITION OF TERMS
The definition of terms used in the Zoning Ordinance shall carry the same meaning
given to them in already approved codes and regulations, such as but not limited to
the National Building Code, Water Code, Philippine Environmental Code and other
Implementing Rules and Regulations, promulgated by the HLRB. The words, terms
and phrases enumerated hereunder shall be understood to have the meaning
corresponding indicated as follows:
3. HLRB/Board –Shall mean the housing and Land Use Regulatory Board.
4. Buffer Area – these 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.
6. Central Business District – shall refer to areas designated principally for trade,
services and business purposes (Commercial 1 Zones).
9. Component Cities – Cities which do not meet the requirements for highly
urbanized Cities shall be considered component Cities of the Province in which
they are located.
If a component City is located within the boundaries of two or more provinces such
City shall be considered component of the province of which it used to be a
municipality. (RA 7160)
11. Conflicting Uses – uses or land activities with contrasting characteristics sited
adjacent each other e.g. residential units adjacent to industrial plants.
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12. Conforming Use – a use which is in accordance with the zone classification as
provided for in the Ordinance.
13. Easement – open space imposed on any land use/activities sited along
waterways, road-right-of-ways, cemeteries/memorial parks and utilities.
15. Environmentally Critical Projects – refers to those projects which have high
potential for negative environmental impact and are listed in Presidential
Proclamation 2146 date December 14, 1981.
17. 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. The FAR or any zone should be based on its capacity to support
development in terms of the absolute level of density that the transportation and
other utility networks can support.
18. Forest Zone (FZ) – an area within a city intended primarily for forest purposes.
20. General Institutional Zone (GIZ) – an area within a city principally for general
types of institutional establishments e.g. government offices, schools,
hospitals/clinics, academic/research, convention centers.
21. General Residential Zone (GRZ) – an area within a city principally for
dwelling/housing purposes.
22. General Zoning Map – a duly authenticated map delineating the different
zones in which the whole city is divided.
23. Gross Floor Area (GFA) – the GFA of a building 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 shafts,
flues, pipe shafts, vertical ducts, and the like, and their enclosing
walls;
Rest rooms or toilets;
Machine rooms and closets;
Storage rooms and closets;
Covered balconies and terraces;
Interior walls and columns, and other interior features;
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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.
25. High Density Commercial Zone (C 3) – an area within a city intended ofr
regional shopping centers such as large malls and other commercial activities
which are regional in scope or where market activities generate traffic and
require utilities and services that extend beyond local boundaries and requires
metropolitan level development planning and implementation. High rise hotels,
sports stadium or sports complexes are also allowable in this zone.
28. Independent Component Cities – are those component cities whose charter
prohibits their voting for provincial elective officials. Independent component
cities shall be independent of the province. (RA 7160)
30. Light Industrial Zone (I-1) – a subdivision of an area principally for the following
types of industries:
a. non-pollutive/non-hazardous
b. non-pollutive/hazardous
32. Low Density Commercial Zone (C-1) – an area within a city principally for
trade, services and business activities ordinarily referred to as the Central
Business District.
33. Low Density Residential Zone (R-1) – an area within a city principally for
dwelling/housing purposes with a density of 20 dwelling units and below per
hectare.
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34. Medium Density Commercial Zone (C-2) – an area within a city with quasi-
trade business activities and service industries performing
complementary/supplementary functions to principally commercial zone (CBD).
35. Medium Density Residential Zone (R-2) – an area within a city principally
for dwelling purposes with a density of 21 to 65 dwelling units per hectare.
36. Medium Industrial Zone – an area within a city or municipality principally for
the following types of industries:
a. pollutive/non-hazardous
b. pollutive/hazardous
38. New Town – shall refer to a town deliberately planned and built which
provides, in addition to houses, employment, shopping, education, recreation,
culture and other services normally associated with a city or town.
44. Setback – the open space left between the building and lot lines.
45. Socialized Housing Zone (SHZ) – shall be used principally for socialized
housing/dwelling purposes for the under privileged and homeless as defined in
RA 7279.
46. Special Institutional Zone (SIZ) – an area within a city principally for
particular types of institutional establishments e.g. welfare homes, orphanages,
home for the aged, rehabilitation and training centers, military
camps/reservation/bases/training grounds, etc.
47. Tourist Zone (TZ) – are sites within cities endowed with natural or manmade
physical attributes and resources that are conducive to recreation, leisure and
other wholesome activities.
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fifty (50%) of the population are engaged in non-agricultural activities. CBD shall
refer to the areas designated principally for trade, services and business
purposes.
49. Urban Zoning Map – a duly authenticated map delineating the different
zones into which the urban area and its expansion area are divided.
53. Water Zone (WZ) – are bodies of water within cities which includes rivers,
streams, lakes, and seas except those included in other zone classification.
54. Zone/District – an area within a city fro specific land use as defined by
manmade or natural boundaries.
Certified Correct:
ERNESTO V. TIPA
Secretary to the Sangguniang Panlungsod
Approved: __________
(Date)
ALFREDO C. CORONA
City Mayor
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