4.1. Types of Permits

4.1.1. Certificate of No Effect
Proposed work requires a building permit, but does not affect the protected architectural features of the building. This may include:

• Interior renovations
• Plumbing
• Rear facade alterations
• Cleaning or repair

This only necessitates the review of documents. Public meeting and presentation is not required. Among the documents to be submitted are the following:

• Completed application form
• Receipt of payment
• Current photos of the building (street view, as well as showing the affected areas)
• Detailed proposed plans (please provide plans, elevations, sections in case of interior renovations, and rendered perspective views)
• If applicable: methods of cleaning, sample materials to be used, etc.

4.1.2. Permit for Minor Work

This may or may not require a Building Permit, however it includes minor exterior alterations (particularly to the facade facing Rizal Avenue). This may include:

Exterior painting, especially if:

• • The repainting will result in a different color scheme;
  • Surfaces were previously unpainted

Restoration

• • Addition or deletion of fenestrations;
  • Addition or deletion of awnings, canopies, or arcades;
  • Application or use of exterior materials that differ in kind, type, color, and texture from the original (unless documentary evidence is produced to prove prior use). This is also applicable to roofing and window materials;
  • Replacing broken materials, cleaning or repair, restoration

This only necessitates the review of documents. In particular, samples swatches of paint colors, materials, as well as a rendered proposed scheme should be submitted. Public meeting and presentation is not required.

Among the documents to be submitted are the following:

• Completed application form
• Receipt of payment
• Current photos of the building (street view, as well as showing the affected areas)
• Detailed proposed plans (please provide plans, elevations, sections in case of interior renovations, and rendered perspective views)
• Street elevation (showing in particular where the alterations are and how these would affect the surrounding streetscape)
• If applicable: sample of new materials to be used, paint swatches, detailed designs, signage mock-ups, etc.

4.1.3. Certificate of Appropriateness

This constitutes work that needs a building permit and will significantly affect the facade facing Rizal Avenue. This includes:

• Additions or auxiliary structures
• Change or alteration of architectural style
• Addition or removal of one or more storeys
• Alteration of roof line
• Landscaping
• Demolitions
• New buildings
• Revision of storefronts
• Removal of architectural elements (cornices, balusters, etc.)
• Installation of new elements

A public meeting and presentation is required after the document review. The owner and architect will be asked to present the proposal to the Design Review Committee and will be asked to answer questions.

Among the documents to be submitted are the following:

• Completed application form
• Receipt of payment
• Current photos of the building (street view, as well as showing the affected areas)
• Detailed proposed plans (please provide plans, elevations, sections in case of interior renovations, and rendered perspective views)
• Street elevation (showing in particular where the alterations or new constructions would be and how these would affect the surrounding streetscape)
• If applicable: 3D digital model (showing alterations or new additions), sample of new materials to be used, paint swatches, detailed designs, signage mock-ups,

Evaluating Body

All proposals will be evaluated and decided upon by the SPHZ Design Review Committee.

Process

The following process is recommended. This will be subject to fine-tuning of the Design Review Committee and the local government.

• All applications will be submitted online;
• Initial evaluation will be conducted and applications will be grouped according to type of permit;
• Documents will be collated and sent to the members of the Design Review Committee for evaluation. The Committee will be given at least two weeks to review the documents before an evaluation meeting is called. An evaluation sheet will be given for each project and the committee members can put their comments, notes, and decisions for each;
• At the evaluation meeting, they will go through the submitted projects one by one and vote on them based on the scores they put in the evaluation forms. Based on the scores, the proposed project will be either:
  • Approved;
  • Approved with minor revisions;
  • For revisions
  • Denied
• Depending on the comments of the Design Review Board, applications that have been denied may be resubmitted with appropriate revisions.

4.2. Violations

Violations to the Principles and Guidelines in the San Pablo Heritage Zone should be brought to the attention of the Design Review Committee and the local government.

It should be easy for the community to report violations in the San Pablo Heritage Zone. It is recommended that the  website contain a function that allows the citizens to patrol the zone independently. Violations could include:

• Physical blocks on the pedestrian paths
• Graffiti;
• Structures that need to be repainted / repaired;
• Trash;
• Utility lines blocking or endangering pedestrians;
• Signs that block views or go over specific height requirements;
• Incompatible colors and materials;
• Changes without permits;
• Incompatible use
• Others

4.3. Non-conforming buildings

Non-conforming buildings, lots, or sites are encouraged to conform to the guidelines.

Non conforming buildings whose construction begun prior to the legal adoption of this document are allowed, but are encouraged to convert to a conforming use or style in the future.

Should the nonconforming structures located within the San Pablo Heritage Zone need to be renovated, restored, repaired or maintained it is encouraged that they be done in accordance with the guidelines in this document.

Likewise, expansions and additions to nonconforming buildings or structures in the core zone should comply to the Core Zone Design Guidelines specified herein.

In cases where the use or function of the structure is nonconforming, or occupies a any portion of a site within the core zone, expanding the use into an additional building (especially if still within the core zone regardless of whether adjacent or not) or land area shall constitute an extension and shall not be allowed.

4.4. Delisting

Historic buildings identified as conforming properties can become non-conforming properties within historic zones if major alterations have taken place.

Violations can be issued to the property owner if they undertake alterations to the historic property that obscures or dramatically changes character-defining features of the building. These alterations could be a change in facade design, materials, scale, building height and massing, orientation, details and ornamentation, finishes and roof shape.

The issuance of violations can be cause for delisting of the historic property; and, the property owner will be alerted to the violations and will be allowed to remedy the violations by reinstituting the character-defining features faithfully with in-kind or compatible materials.

If the owner does not address the violations, then upon the sale of the property, a rider will be attached to the title requiring that the new owner will have to cure the violation.

4.5. Demolition

No structure of at least 50 years of age within and outside the Heritage shall be granted a permit for demolition without the approval of SPHZ Advisory Board (IRR Section 11.5).

The criterion of demolition for a building of 50 years of age or more are:

1. Structural instability: a building that is unstable and condemned, that is a threat to life/safety, and that it is economically unfeasible to repair said structure;
2. Non-conforming: a building that has no historical, aesthethic, or cultural significance to the heritage zone; and,
3. Economic hardship*: owner proves that demolition is merited because of extreme hardship whereby the building deprives all beneficial use or return from the property

For the demolition for a building that conforms to the heritage zone will require local public hearings by the SPHZ Advisory Board to examine the cause of action for demolition.

Before demolition is allowed, it is imperative that SPHZ Advisory Board work with property owners to address any adverse conditions, to offer grants or other financial assistance to undertake conservation interventions, and/or relaxation of building controls or planning regulations to encourage reuse. The SPHZ Advisory Board can use their statutory powers to undertake conservation interventions if the owner is unwilling.

Other strategies to preserve the conforming building from demolition is mothballing the structure until funds or new users are sought.

If all efforts have been exhausted, then owners must prove that they have taken all practical steps to maintain their property and demonstrate to the SPHZ Advisory Board by clear and substantive evidence to demonstrate why they have failed.

For those historic sites that have a special designation by national agencies such as the National Commission for Culture and the Arts, National Museum, and/or the National Historical Commission of the Philippines, permission for demolition is governed by their rules and regulations; SPCHZ can act as an advisory body for these national agencies.