BAGUIO CITY – The City Council approved on first reading a proposed ordinance allowing the construction of buildings or structures outside the city’s central business district for up to ten storeys subject to the prescribed conditions regardless of classification.
The ordinance authored by Coiuncilor Leandro B. Yangot, Jr. stated documentary requirements prior to the issuance of a building permit shall be a duly signed application form; duly notarized affidavit of non-objection to the proposed project executed by the owners of properties adjacent to the project site; barangay council resolution favourably endorsing the project; copies of transfer certificates of title of the land of the proposed building site; complete technical plans of the proposed project; picture of the proposed project site; sketch plan of the lot showing the adjacent lots indicating the names of lot owners; and sketch of the project site or location specifying the roads, landmarks among others.
The ordinance added property owners shall be allowed to construct their buildings or structures for up to 10 storeys outside the central business district, provided that, they will devote 25 percent of their land area to green space.
Upon acceptance of the petition, the Local Zoning Board of Adjustments and Appeals (LZBAA) shall, within the prescribed period, screen and evaluate the documentary requirements submitted and if found to have substantially complied with the measure, the application shall be favourably endorsed to the City Buildings and Architectural Office (CBAO) for the issuance of the appropriate building or occupancy permit.
While there exists a local zoning board that evaluates various requests for exemption and variance from the provisions of the existing zoning ordinance and the existing comprehensive land use plan, particularly on vertical developments and expansions, Yangot cited there is a need for concrete guidelines that will formally set the requirements and conditions for the put up of vertical structures around the city.
Yangot pointed out the existing zoning ordinance of the city was enacted to guide, control and regulate future growth and development of the city in accordance with the comprehensive land use plan, prevent undue concentration of population and condition of properties, and regulate the use of land and height of buildings in such a manner to obviate the danger to public safety.
However, Yangot said in some cases where property owners outside the central business district area need to expand development on their properties for whatever purpose, horizontal expansion is impossible because of the limited area of their lands or properties. The ordinance seeks to address the said concern by allowing buildings with a maximum height of ten storeys within the barangays outside the central business district. Originally, Baguio was designed by |American urban planner Arch. Daniel Burnham to be only good for at least 25,000 but to date, the city’s population has skyrocketed to 346,000 inhabitants due to the city’s cool and romantic climate and various opportunities that the city has to offer. Of the city’s aggregate land area of 57.4 square kilometres, 90 percent of the land area is actually utilized for residential, commercial, industrial and institutional uses.
By Dexter A. See