URBAN AND LAND USE, PLANNING, DEVELOPMENT AND ZONING

1. REAL ESTATE – refers to the land and all those items which are attached to the land. It is the
physical, tangible entity together with all the additions or improvements above or below the ground.
2. REAL ESTATE DEVELOPMENT PROJECT – refers to the development of land for (Key: CARIRI)
1. COMMERCIAL
2. AGRICULTURAL
3. RESIDENTIAL
4. INDUSTRIAL
5. RECREATIONAL OR
6. INSTITUTIONAL PURPOSES OR ANY COMBINATION THEREOF BUT NOT LIMITED TO
7. TOURIST RESORTS
8. RECLAMATION PROJECTS
a. Building or housing projects whether for individual or condominium ownership
b. Memorial parks and
c. Other of similar nature
3. REAL ESTATE DEVELOPER – refers to any natural or judicial person engaged in the business
of developing real estate development project for his/her or its own account and offering it for
sale or lease which is also registered and regulated under PD957 as amended and BP220 governed
by HLURB.
4. LAND USE – refers to those activities of man on, in, over and under the earth’s surface that tend
to change the nature state of land, embraces both uses that are placed by nature and those introduced
by man.
5. COMPREHENSIVE LAND USE PLAN (CLUP) – refers to a document embodying specific
proposals for guiding, regulating growth and development process like demography, socio-
economics, infrastructure and utilities, land use and local administration within the territorial
jurisdiction.
6. URBAN LAND/AREA – refers to
1. All cities regardless of their population density and municipalities with a population density
of least 500 persons per square km.
2. A built environment, a human settlement with high degree of concentration of population.
3. Serves as hubs of economic activities
4. Area with city/municipal boundaries that is served by infrastructure
5. An intensively developed area with a relatively large or dense population.

7. RURAL LAND – areas generally characterized by agricultural, timberland, open space and
very low density residential development.
8. URBAN LAND USE CLASSIFICATION (Key: RICIPI)
1. Residential/housing or dwelling
2. Industrial (manufacturing, fabrication, chemical processing)
3. Commercial (Warehouse or retail trade)
4. Institutional (educational, religious, health, protective, government services)
5. Parks and Playground and other recreational spaces.
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6. Infrastructure/Utilities (transportation, communication, power generating stations.

9. LAND SUBDIVISION OF TITLED LAND MAY BE DONE UNDER THE

1. Property Registration Decree (PD1529) and
2. Subdivision and Condominium Buyers Protective Decree (PD957)

10. Power to approve subdivision plans was devolved to cities and municipalities by the RA#7160-
LGC. Land Use Allocation of both government held or privately owned properties shall be undertaken
by the LGUs as authorized by the LGC of 1991 (RA7160). Land use allocations are subject to the
standard setting, review and conflict resolution power of the HLURB.
11. The CLUPs are required to be the primary and dominant bases for the future use of land resources
of which the requirements for food production, human settlements and industrial expansion shall be
of consideration.
12. URBAN DEVELOPMENT AND HOUSING ACT OF 1992 (RA 7279) – refers to the law that
provides for a comprehensive urban and housing program in the Philippines.
13. URBAN LAND REFORM ZONES – a term used alternatively to refer to area for priority
development.
14. Land conversion from agricultural to other purposes/uses is effected thru the power of the LGUs
to reclassify lands exercised by passing an ordinance. The power to reclassify lands shall be limited
ranging from 5% to 15% of the total agricultural land area at the time of the passage of the
ordinance depending on whether the LGU is

• Highly urbanized and independent component city – 15%,

• Component city or 1st to 3rd class municipality – 10%
• Or 4th to 6th class municipality – 5%.
15. LAND BANKING – refers to acquisition of land at valued based on existing use in advance of the
actual need to promote planned development and socialized housing program.
16. CONDITIONS FOR RECLASSIFICATION OF AGRICULTURAL LANDS
1. Land has ceased to be economically feasible and sound for agricultural purpose or
2. Land shall have substantially greater economic value for residential, commercial or industrial
purposes as determined by the Local legislative concerned.

17. AREAS FOR PRIORITY DEVELOPMENT – refers to the 244 areas in Metro Manila specifically
described and identified in Proclamation 1967 and other sites later identified and proclaimed.
18. URBAN LAND REFORM ZONE – term used interchangeably or alternatively to refer to areas for
priority development.
19. ZONING MAP – refers to a graphic presentation of the zone classifications, location, boundaries
of the district/zones duly established in the zoning ordinance.
 URBAN AND LAND USE, PLANNING, DEVELOPMENT AND ZONING

20. ZONING ORDINANCE – means of exercising police power by the municipality or city in
regulating and controlling the character and use in property.
21. HOUSING AND URBAN DEVELOPMENT COORDINATING COUNCIL (HUDCC) – body whose
main function is to coordinate activities of government housing agencies to ensure accomplishment
of National Shelter Program.
22. Housing and Urban Development Coordinating Council (HUDCC) – body whose main
function is to coordinate activities of government housing agencies to ensure accomplishment of
National Shelter Program.
23. CENTRAL BUSINESS DISTRICT (CBD) – refers to areas designated principally for trade,
services and business purposes as used in the zoning ordinance.
24. CLASSIFICATION OF R-1 in a zoning area means low Density Residential Zone.
25. HLURB’S FUNCTION IN APPROVING SUBDIVISION PLANS has been devolved to the LGUs
pursuant to the Local Government Code.
26. A PARCEL OF LAND WAS LOCATED IN A C-2 classified area which means Medium Density
Commercial Zone.
27. ADMINISTRATIVE CODE OF 1987 (EO 292) empowers the President of the Philippines to
reserve for settlement or public use any of the lands of the lands of the public or private domain.
28. LAND ASSEMBLY OR CONSOLIDATION – refers to the acquisition of lots of varying ownership
for the planned and rational development and socialized housing programs either thru purchase
or expropriation without individual property restrictions.
29. ON SITE DEVELOPMENT – refers to the process of upgrading and rehabilitation of blighted
or devastated and slum urban areas with a view of minimizing displacement of dwellers thereof.
30. LAND SWAPPING – the process of land acquisition by exchanging land for another piece of land
or for sharers of stocks in Government Corporation of equal value for the purpose of planned and
rational development and provision of socialized housing.
31. PROFESSIONAL SQUATTERS – referred to as individuals or groups who occupy land without
the express consent of the landowner and who have sufficient income for legitimate housing.
32. EXECUTIVE ORDER NO. 72 – issued for the preparation and implementation of the CLUP by
the LGUs and for the review and approval of the CLUPs by HLURB and Sangguniang Panlalawigan.
The Local Government Code (RA#7160) mandates all LGUs on local planning, legislation,
implementation including monitoring and budgeting.
33. LAND USE PLANNING – refers to the national approach of allocating available land
resources as equitably as possible among competing user’s group.
34. 4 MAJOR LAND USE POLICY AREAS
1. SETTLEMENTS
2. PROTECTION
3. PRODUCTION
4. INFRASTRUCTURE
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35. PLANNING AREA – defined as cities/municipalities political boundaries including component

Barangays and the city or municipality waters extending three (3) kilometers from the
shorelines for costal LGUs.
36. SMALL PROPERTY OWNER – refers to those whole only real property ownership consists of
residential lands in highly urbanized cities not exceeding three hundred (300) square meters.
37. SQUATTING SYNDICATES – refers to groups of persons engaged in the business of squatting
housing for profit purposes.
38. UNDER RA7279, AN URBAN AREA – refers to all cities regardless of their population density
and to municipalities with a population density of at least 500 persons per square kilometer.
39. SHZ as used to classify land in a locality means Socialized Housing Zone.
40. POLICE POWER is the legal basis for the local government units to zone areas.
41. BUILT-UP AREA – defined as a contiguous grouping of 10 or more structures.
42. CONFORMING USE – refers to the use of an area in accordance with the zoning.
43. ZONING – is primarily concern with the use of the land and control of density of population
thru imposition of building heights, open space and density provisions in a given area.
44. FLOOR AREA RATIO – refers to the ratio between the gross floor area of a building and the
area of the lot on which it stands.
45. CONFLICTING USES – refers to uses or land activities with contrasting or distinct characteristics
sited or located adjacent to each other i.e manufacturing plants and residential.
46. FLOOR AREA RATIO = Gross Floor Area of the building divided by area of the lot (FA% = GFA of
building/A of lot).
47. COMPATIBLE USE – as defined in CLUP refers to uses or land activities capable of existing
together harmoniously i.e plaza in a residential area.
48. REZONING – a process of introducing amendments to or a change in the maps or transcript of
a zoning ordinance.
49. A ZONING CLASSIFICATION OF 1-2 METERS TO MEDIUM INDUSTRIAL ZONE.
50. IN A HIGH DENSITY RESIDENTIAL ZONE, the number of dwelling units allowed would be 66
dwelling units or more per hectare.
51. Application for any exemption or modification of the zoning ordinance shall be filed with Local
Zoning Board and Adjustment Appeals (LZBAA).
52. An area within the city intended for regional shopping centers like large malls and other
commercial activities which are regional in scope is classified as High Density Commercial Zone.
53. IN A LOW RESIDENTIAL DENSITY ZONE, no building or structure for human occupancy shall be
higher than the grade line in the property or Nsidewalk by more than ten (10) meters.
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54. THE GROSS FLOOR AREA of the building is defined as total floor space with the perimeter of
the permanent external walls.
55. SPECIAL INSTITUTIONAL ZONE – refers an area within a city/municipality principally for
institutional establishment like home for the aged, etc.
56. The number of dwelling units in a Low Density Residential Zone which is principally
intended for housing/dwelling purposes should be twenty (20) dwelling units and below.
57. BUFFER AREA – refers to yards or open spaces intended to separate incompatible uses/elements
to control pollution or nuisance where no permanent structures are allowed.
58. LOCATIONAL CLEARANCE – a clearance issued to a project in accordance with the zoning
ordinance.