comprehensive land use plan report, city of caloocan (1995-2020)

1. PHYSICAL FRAMEWORKPLAN

1.1 PHYSICAL STRATEGY FORURBAN GROWTH

Urban growth in Caloocan City is plainly anintegral fraction of the total regional developmentin Metropolitan Manila. Location of various landusing activities and intensity of urban problems arebasic results of complex socio-economic growthtrends and public and private sector decisionstranspiring not only within few cities andMunicipalities, but in the whole entire region.However, whatever is the direction of urbanexpansion, various developments taking place inthe City create manifold social and environmentalillnesses that need to be immediately addressedin the context of regional concerns and challenges.Similarly, to achieve the long-term vision of the CityExecutive, that is the eradication of dire poverty,unemployment, and crime, the need to employdevelopment planning and growth managementapproaches is foremost on the agenda of localgovernance. One of the measures essential incurving or minimizing negative environmental andsocial impacts of urban development is theestablishment of a physical framework planthrough certain growth strategies. Suchrequirement also becomes vital to rationalize urbangrowth in long-term period.

As a whole, the objective of physical growthstrategy in Caloocan City is to managedevelopment and land using activities towardsrealizing a more efficient land use pattern for theCity and the greater Metro Manila area. Theapproach specifically hopes to achieve thefollowing:

q Minimize travel time and distances betweendwelling and working areas as well as betweenproduction and supply points of urban goodsand services.

q Implore among all sectors the protection,conservation, and enhancement of the urbanenvironment.

q Promote a more cost-effective provision ofpublic infrastructure and facilities, whichsubsequently optimizes the use of resourcesfor local development.

1.1.1 REGIONAL DEVELOPMENTFRAMEWORK POLICIES ANDVISIONS.

The Physical Development Framework Planfor Metropolitan Manila for period of 1996 to 20161

marks the current condition of urban areas inMetropolitan Manila along with recommendedpolicy direction for its development:

1. The need to maximize physical infrastructurethrough redevelopment and alternative landuse activities, on built-up areas whereinfrastructure services are under-utilized.

2. The need to defer further development ofareas where additional land using activityresults to negative or adverse effects, andphysical development relative to populationdensity already reaches the threshold level.

3. Requirement for special types of developmentfor ecologically sensitive areas that wouldensure sustainability and prevent unnecessaryloss of life and property due to disasters andadverse effects of pollution.

4. The need to plan and regulate landdevelopment towards Metro Manila’s outercore to ensure that the carrying capacities ofresources therein are respected.

The Vision for Metro Manila physicaldevelopment concentrates on three basicconcepts. First concept is the basic livability andenvironmental requirements of a metropolis. Thesecond consideration is the global role ofMetropolitan Manila in Asia-Pacific region. Lastconcern is the influence of Metropolitan Manila tothe growth polygon in Luzon Island. Along the citedmajor areas, the overall vision in Metro Manila’sdevelopment is well articulated in the RegionalDevelopment Plan which is described as follows:

“Metropolitan Manila will become a humaneworld-class metropolis renowned for itslivability, economic vitality and socio-culturalexuberance. It will be the center of a growthpolygon which will influence the creation ofsocioeconomic opportunities for areasbeyond metropolitan boundaries.”2

COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020

1 TOWARDS A HUMANE WORLD-CLASS METROPOLIS, A Physical Development Framework Plan for Metropolitan Manila, 1996-2016, MMDANovember 1999

2 Ibid. p.8

1.1.1.1 SPECIAL DEVELOPMENTPOLICY ZONES INCALOOCAN CITY

The Physical Framework Plan for MetropolitanManila utilizes the strategy of developmentmanagement according to a selective containedgrowth pattern approach, and through establishingspecific policy zones arising from earlier identifiedconstraints and potentials. The preferred pattern ofMetropolitan development are derived from followingpolicy objectives:

1. Balancing development concentration in highlycongested areas lacking in development, thatalso addresses problem of land availability

2. Development promotion in underdevelopedareas that will lessen attraction of overconcentration in existing built-up areas.

3. Deter physical deterioration of highly congestedurban areas, which environmental conditionimpedes growth of economic opportunities.

4. Ensure the establishment of appropriateinfrastructure facilities, community amenitiesand basic services in all urban developmentactivities.

5. Secure sustainable urban developmentparticularly in environmentally critical areas.

6. Promote interregional expansion ofdevelopment activities within the growthpolygon, in conformity with existing plans ofadjacent regions.

The Metro Manila Framework Plan establishesfour major policy zones within the politicaljurisdiction of Caloocan City. These zones namelyRegeneration Development Areas, Urban ControlAreas, Environmental Preservation Areas, and Sub-Urban Development Areas have specificcharacteristics and recommended developmentactivities suitable to its physical and environmentalcondition.

1.1.1.2 REGENERATIONDEVELOPMENT AREA(RDA)

Portions of Caloocan City, identified asregeneration development area, are the wholedistricts, south of EDSA (including Gen. San

Miguel St. and Samson Road) or the whole SecondCongressional District. The identified zone area lieswithin envelope of EDSA (C4 Road), interpreted asthe new urban core of Metropolitan Manila. The RDAcovers old districts of Grace Park (East and West),Calaanan (East and West), Barrio Rodriguez, BarrioPacita, Barrio Galino, Bagong Silang, Barrio SanJose, Marulas, Maypajo, Sampalukan, Dagat-Dagatan Development Project, Sampalukan, andPoblacion. (see Map 1)

Generally, RDA lies within a major urban centeror the inner core itself where expansion ofcommercial and industrial activities and other highintensity uses needs more restraint, within certainextent. The carrying capacity of existing landsupply, drainage system and road network systemis exceeded by current requirements brought aboutby ever increasing day time and night timepopulation, therefore limiting sufficient delivery ofbasic services. Within the RDA zone of CaloocanCity, deterioration of environmental and structuralquality of communities is apparent. The aestheticcondition of urban landscape within RDA is alsoantiquated resulting to incompatibility of structuresto the area’s current and future needs andopportunities.

The suitable development activities in CaloocanCity’s RDA is the renewal of old structures andpublic facilities including improvement of transportinfrastructure and utilities, especially on areas whereflooding and traffic congestion are commonoccurrence. Integration of transportation system,with urban development and other renewal activitiesis also a recommended approach in developing theRDAs.

1.1.1.3 Urban Control Areas (UCA)

Urban Control Areas in Metropolitan Manilapartly covers the whole First Congressional Districtof Caloocan City or all old districts north of EDSA(C4), recognized as part of the intermediate corebetween the inner and outer core of the Metropolis.Residential and commercial land uses are commoncharacteristics of these zones, where land supplyis exhausted although pockets of idle lands arepresent. The resulting condition of UCAs defers newor additional development that poses strain onexisting amenities and infrastructure.

2COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020

Preferred pattern of development in UCAsconcerning Caloocan City should center more oninfrastructure development than deferment of newor additional development activities. North CaloocanCity, where most low-density residential subdivisionlies, lacks services and amenities that are possibleto function, through an important increase of landuse intensity in the area.

The preferred land use activities in UCAs atCaloocan City, are addition of basic services,enhancement of existing facil it ies, andestablishment of sound environmental managementsystem such as solid and liquid waste managementand improvement of air and water quality. The citeddevelopment pattern expects to sustain carryingcapacity of resources, promote orderly dispersionof population, prevent environmental degradationand natural disaster, and improve the transport andtraffic management system.

1.1.1.4 Environmental PreservationAreas (EPA)

Areas for environmental enhancement inCaloocan City cover river edges of Tullahan River.Primary characteristics of EPAs are thoseenvironmentally sensitive locations that areconsidered natural danger zone. Parks and otherareas for recreation and intensely polluted zoneswith indication of environmental deterioration, alsofall under EPAs.

The three categories of EPAs areenvironmentally constrained areas, environmentalprotection areas and environmental enhancementareas. The Physical Development Framework Planof Metro Manila in this case, defines Tullahan Riveras under the environmentally enhancement areas.The state of Tullahan River has seriouslydeteriorated, compelling all sectors to employmeasures that will regenerate the river for futureuse as well as to secure the survival of the ecologicalsystem connected then. However, granting the citedmajor characteristic of an EPA, the protective zoneshould also cover all river system of Caloocan Cityas well as flood plain areas and subdivision openspaces and city parks.

The special zone of EPAs implore activities onenvironmental protection including reforestation,relocation of endangered settlers, banning ofconstruction, and employment of pollutionabatement measures.

1.1.1.5 Suburban Development Areas(SDA)

The Physical Development Framework Plandesignates strips at the outer part of Metro Manila’sintermediate core as Suburban Development Areas.In Caloocan City, SDA covers southern edges ofMarilao-Mecauayan River including portions ofBagong Silang Resettlement Project, TalaDevelopment Project, Malaria Barracks Area, andPangarap Village. Within SDAs major masshousing and high-income subdivisions settledinhabitants usually seek employment from the innercore and the intermediate core. Generally, conditionat SDAs consequently allows establishment of lightindustries and commercial activities that promotedevelopment of a self-contained communitysubsisting from on-site livelihood sources.Nevertheless, sectioning of SDAs in North CaloocanCity should consider a wider expansion of coverageparticularly involving most subdivisions lying on itsnorthern half, and on areas where all mass housingand economic subdivisions and various residentialcommunities constantly stay.

Activities suitable in SDAs involvesestablishment of support facilities enhancing senseof community, promote community-based deliveryof basic services, improvement of public transportsystem, and protection of environmental resourcesensuring livability of settlements.

1.1.1.6 Urban Promotion Areas (UPA)

The Metro Manila Physical DevelopmentFramework Plan selects solely area surroundingMalinta Interchange in the Municipality ofValenzuela as the only location for urbandevelopment promotion in CAMANAVA district.Zones under UPA normally locate withinintermediate and outer cores of Metropolitan Manila,in which development focuses on the promotion ofproduction activities such as industries that are nolonger feasible in RDAs. Likewise, the FrameworkPlan considers UPAs as redevelopment areas,inasmuch as current structural condition and landuse activities in these areas shall likely transformto other suitable activities according to a preferreddevelopment thrusts.


UPAs in common, position themeselves within long-existing industrial zones alongside residential andcommercial uses that are expanding over the years.In these areas, light to medium-industrial activityyields the most volume of production activities.Having the widest intensity of transport network,UPAs also accommodate expanding commercialland uses leading to the swelling of sizes of mix-land using activities. Their locations are notcontiguous but somewhat dispersed, and in someplaces form pockets of industrial lots, surroundedby residential and commercial establishments.

In view of the given characteristics of UPAs,therefore, development therein should seek balancebetween complimenting production activities andprotecting population from pollutive industries.Nevertheless, the Physical Framework Plan forMetro Manila did not provide any Urban PromotionArea in North Caloocan City, despite the all tooevident need of some locations for such zone. Thelocal development thrust includes creation of urbansub-center resembling an UPA that will provide thebadly needed employment opportunities andservices from various urban amenities. In a likemanner, designation of an UPA serves as the mostimmediate policy response to the developmentthrust of the City. As such, observation shows thatvicinities surrounding intersections of Susano-Camarin Road and Old Zabarte Road, reflects thecharacteristics of being an UPA. The vicinitycharacterizes a typical transit point or node thatattracts commercial and industrial activities whichlikely provide employment opportunities. Smallcommercial and large industrial establishmentsaround the said intersection are also surroundedby residential communities that are suitable (andnecessary) to engage in micro-scale businessesand to shift towards mix land using activities. (seeMap 2)

1.1.2 FUTURE URBANSTRUCTURE —TRANSPORTATION MASTERPLAN FOR GREATER METROMANILA 20153

1.1.2.1 Future Urban StructureAffecting Caloocan City

The JICA MMUTIS Team considers regionalintegration as the foremost strategic approach inthe formulation of urban structure concept. Criticalto the future growth of metropolis, is the

interconnection of special structure in Metro Manilaand the adjacent regions. Under the regional studiesconducted by JICA and DTI, the primary regionalaxis that will eventually affect urban developmentin Caloocan City is the North Regional Axis alongNorth Luzon Expressway and the North RailCorridor. The primary axis identifies Meycauayanand Malolos as the future major urban center outernorth of Metro Manila. On the other hand, thesecondary axis runs towards Cabanatuan Citythrough North Caloocan City. (see Map 3)

However, forming a strong north-south axis alsobecomes necessary to integrate potential plannedurban development areas, both in the north andsouth of Metropolitan Manila. The most likely meansto join functions of two axes are the establishmentof transportation corridors that will ultimatelytraverse and intersect areas within both North andSouth Caloocan City (op. Cited). Likewise, theproposed Urban Structure Concept promotes theintegration of existing Central Business Districts(CBDs) within and along EDSA, that includes A.Bonifacio District and the whole corridor of RizalAvenue Extension.

1.1.3 LONG-TERM PHYSICALDEVELOPMENT FRAMEWORKPOLICIES AND VISION OFCALOOCAN CITY

1.1.3.1 OVERALL VISION FOR THECITY’S DEVELOPMENT

The endorsement of the City DevelopmentCouncil for the ratification of the Medium-TermDevelopment Plan clamors for the declaration ofan ultimate vision that will respond to current andfuture issues and challenges gripping the City.During the delivery of the City Mayor’s State of theCity address, the remark of the City Executiveexclaims a vision, that cites the following:

“I have high hopes for Caloocan. My visionis to see a Caloocan where poverty doesnot exist, where everyone who wants to workis working, where the streets are safe andclean for our children, where people do notfind the need to work in distant shores tosustain their family’s material needs.”


3/ Transportation Master Plan for Greater Metro Manila, JICA, DOTC, MMDA, DPWH, NEDA, NCTS, JICA Team, 13th MMUTIS Seminar on Transport

Master Plan and Supporting Policies (Preliminary Draft)

q The vision calls for addressing the problem ofdire poverty and unemployment, by way ofmaking job opportunities and access to basicsocial services constantly available for thepoorest of the poor among the constituents.

q The vision also calls for the safety andprotection of children from hazards broughtabout by all types of accident and crime andfrom unhealthy sanitary condition in eachneighborhood.

q The vision finally calls for the solidarity of familiesas the basic unit of society, through providingeconomic opportunities and urban services atthe shortest reach possible from their home,hence preventing the household’s possibledisintegration. A strong and productive kindredcontributes more equitably in the preservationof public welfare and in sustaining theadvancement of the City’s development.

Achieving the vision requires putting togethera more active approach in urban growthmanagement and sector development. Essentially,instituting policies for land control shall serve asone of the most dynamic action that the CityGovernment can exert.

The operation of special policy zones for eachspecific area within the City, serves as the mostpracticable strategy in managing urban growth, andin contributing to the achievement of the overallvision therewith. The general provisions of theRegional Physical Framework Plan for MetroManila become a very useful reference inenumerating policy zones within the City.Nevertheless, the foregoing analyses of existingconditions, identify areas that are supposed to havea distinct policy zone in more exact terms andboundaries, other than prescribed by the said Plan.

In categorizing policy zones the localframework plan divides Caloocan City into twoplanning units that are South and North Caloocan,since distinct role and characteristics of these twodomains entirely differs.

1.1.3.2 URBAN GROWTH POLICIESAND STRATEGIES FORSOUTH CALOOCAN CITY

South Caloocan City is a highly urbanizedCentral Business District and a major Urban Centerin the Northern District of Metropolitan Manila. Thevicinity of South Caloocan City is characterized tohave uncontrolled growth of mix of industries andcommercial activities, that gradually engulfsresidential areas, not suitable for non-residentialuse, because of narrow right-of-ways and presenceof urban congestion. These challenges enjoin theCity Government to formulate accordingly the mostviable urban development policies and land usecontrol in the area. South Caloocan City in thefuture therefore, shall have a mix designation ofRegenerative Development Areas, Urban ControlAreas and Environmental Critical Areas.

1.1.3.2.1 RENEWAL AREAS SOUTH OFEDSA

The whole portion south of EDSA or the entirearea under Congressional District II, except Dagat-Dagatan Area and all portions within flood plains,are suitable areas for regenerative or renewal typeof development. The RDA should cover old districtsof Grace Park (East and West), Calaanan (Eastand West), Barrio Rodriguez, Barrio Pacita, BarrioGalino, Bagong Silang, Barrio San Jose, Marulas,Maypajo, Sampalukan, and Poblacion. The prioritymeasures in rationalizing land use activities coveringold districts south of EDSA are the following:

q Renewal of public infrastructure such as roadsand utilities including the improvement oftransportation facilities and traffic managementsystem.

q Employment of non-capital intensive renewalschemes in the development of public facilitiesnamely; pedestrianization of secondary roadswith supporting facilities ( i.e. sheds and streetfurniture), designation of one way streets, andcreation of ‘Superblocks’ for areas withhomogeneous type of land uses.

q Integration of transportation system with designof renewal projects, similarly terminal stationplazas and other inter-modal facilities.

q Deter growth of highly pollutive industries andtheir ‘invasion’ of residential areas not suitablefor other development.


q Provision of institutional support in thedevelopment of trading activities and non-pollutive industries, primarily on areas ofdevelopment regulations, product and servicepromotion, and infrastructure.

1.1.3.2.2 DEVELOPMENT CONTROLAREAS NORTH OF EDSA

Urban Control Areas in South Caloocan Citycovers all old districts north of EDSA (C4), SamsonRoad, and Gen. San Miguel St. namely,Sangandaan, Bonifacio, Morning Breeze, BagongBarrio, Baesa, Barrio Talipapa and Sta Quiteria.Existing land supply within these districts varies insizes, and vast tracts of residential land uses withfew sites of large industrial activities are commoncharacteristics of these zones. Although pocketsof idle urbanizable lands are present, existingamenities and infrastructure are lacking and thedemand for urban services has already exceededthe current resource capacity.

The limited volume capacity of existing roadsespecially those within Bagong Barrio, Baesa, Sta.Quiteria, and Barrio Talipapa, must cause thedeferment on further expansion of industrial andcommercial activities. However, properties besidesthe North Luzon Expressway, are ready for moreinnovative type of development granted by itspotential role to be one of the future transit point inthe northern part of Metropolitan Manila. Currentconditions of old districts of Sangandaan andBonifacio areas demands the same treatment asthe properties along North Luzon Expressway, dueto future construction of North Luzon Rapid Railwayand the South Rail Projects connecting within. Areasalong nodes of major transportation networkswarrants a more functional land use pattern thatcan serve future nighttime and daytime populationtraversing within these points.

The preferred land use activities north of EDSA,likewise differs in type and scale. Priority urbanmanagement directions are enumerated accordingto each district’s potentials and constraints,forecasted in the next twenty years. For all olddistricts north of EDSA the following activities areencouraged:

q Improvement of existing road network and otherpublic facilities, as well as deferment of highintensity land use development within Baesa,Sta. Quiteria and Barrio Talipapa area.

q Establishment of areas where there should bestrict density and building height regulation, thatwill in time reduces household density andaverts the increases in trip production andattraction.

q Planning and implementation of major urbandevelopment and transportation projects onproperties besides the North LuzonExpressway.

q Establishment of specific boundaries in alimited extent for industrial and commercialland using activities.

q Improvement and beautification of existingopen spaces to functional parks andplaygrounds.

q Enhancement of facilities surrounding PNRterminal between old districts of Sangandaanand Bonifacio, which has potential to be atransit node of North Luzon Rapid Rail andSouth Rail projects.

1.1.3.2.3 ENVIRONMENTALPRESERVATION OF DAGAT-DAGATAN AREA ANDNAVOTAS-MALABON-TULLAHAN-TINAJEROS(NMTT) RIVER SYSTEM

For the last ten years, various governmentagencies enlist the environmental enhancementof NMTT river system, as a critical concern.Nevertheless, its implementation turns slow dueto certain institutional and fiscal constraints evencondition of the river demands for immediateimprovement and conservation. For sections oflands along easements of NMTT, the followingland use control activities are recommended:

q Establishment of flood district or zone alongthe river system that will define legaleasements for clearance, rehabilitation andimprovement.

q Stabilization of the river bank through non-capital intensive engineering measures, forexample cribbing, terracing, mulching orputting of vegetative cover.

q Development of linear park and massivereforestation area along river edges whichconsists of installing playgrounds, urban forestarea, and other park amenities.


q Clearing of river easements from illegalstructures and informal settlers.

Dagat-Dagatan Development Project (DDDP)is a reclamation area, which is covered by thecoastal plain and with unstable type of soilfoundation. Drainage system within DDDP catchesmost of the storm run-offs, coming from the upperportion of South Caloocan City. Furthermore,tributaries of Estero de Maypajo and Navotas Riverrun from peripheral and lateral canals within DDDPand Casili Creek, that all results to yearly seasonaland tidal flooding within the area. The physicallimitation of these zones leads to the formulationof a plan that will classify DDDP as anenvironmentally constrained area rather than aregenerative one. Within DDDP and areas affectedby downstream of Casili Creek, the followingactivities are encouraged:

q Classification of areas where there should bestrict enforcement of building height andstructural regulations.

q Establishment of capital-intensive flood-controland drainage improvement programs, forinstance, river dredging, construction of dikesand floodgates, and water impounding pits.

q Improvement and beautification of existingopen spaces, into functional parks andplaygrounds.

q Development of sewage and septagetreatment plants and other utilities suitable atlowland, flood plains and environmentallyconstrained areas.

q Clearing of areas potential for soil liquifactionespecially along major river systems.

1.1.3.2.4 INTEGRATED URBAN COREWITH CONCENTRIC PATTERNOF DEVELOPMENT

Actual condition indicates South CaloocanCity, as a transit point of various goods andservices and pose as a major urban center inCAMANAVA District. To complement the specificrole of South Caloocan in MMR’s urban growth,the particular concept plan adapts a concentricand compact pattern of development as themost suitable future land-use pattern. In like fashion,to achieve the preferred overall land use pattern,the most suitable strategy is to integrate various

urban sub-centers or commercial hubs withinSouth Caloocan City into a single urban centeror CBD. The expansion of the business districttowards nearby nodes draws heavy concentrationof daytime population from the traditional core tosmaller node and guides the area into a more cost-effective type of urbanization. Old commercial andindustrial blocks along secondary arterial roads willbe encouraged to intensify in their trade and resultto growth of more compact land using activities.

The compact urban model expands land useactivities contiguously or adjacent to existing centeror core. The ‘ring’ or ‘loop’ system defines the extentof development as well as provides access to sidesof the concentric zone. The roads or circumferencethat will serve as the ‘ring’ surrounding the core isEDSA, 5th Avenue, A. Bonifacio St. and A. Mabini.The concept intends to consolidate concentricallyvarious land use-based activities in different portionsof South Caloocan City into one mix-use zone, withthe traditional CBD (A. Bonifacio District, MorningBreeze, and Calaanan District) as the center.Several business areas on different parts of SouthCaloocan City shall serve as merging growth points,that are expected to play important role in the wholenorthwestern part of Metro Manila. Furthermore, thecompact design of utility and infrastructures withinthe integrated core shall effect to a lesser capitalcost, due to their eventual shorter, tighter and moreconcise network system.

1.1.3.2.5 GROWTH CENTERSTRATEGY

The growth center strategy is the utilization ofthe potentials of urban centers and sub-centers tobe the nucleus of future physical development of alocality. Managing growth surrounding these hubsis one of the primary concerns in shaping the futureland use pattern of the City. The identified growthareas planned to be within one compact CBD arethe old districts of A. Bonifacio, Sangandaan,East and West Calaanan, East and West GracePark, Morning Breeze, and portions of C-4 roadand C-3 road corridors. Within these areasseveral types of commercial and industrial activitiesare observed to grow in scale and intensity.(see Map 4-A, & Map 4-B)


1.1.3.3 URBAN GROWTH POLICIESAND STRATEGIES FORNORTH CALOOCAN CITY

North Caloocan City characterizes itself tohave residential subdivisions and vast tract ofresettlement areas with sparse distribution ofindustrial estates. Businesses are dispersedusually lying within transit points and intersectionshaving large traffic volume. The very sluggishgrowth of commerce and employment generationactivities in North Caloocan City, along with theinverse massive growth of population, leads to thewidening of actual gap between demand andcurrent inventory of urban amenities and services.The substantial lack of employment opportunitiesand commercial services in North Caloocan Cityresults to the extending of distances betweenhome to work and home to shopping center andcompels residents to work as well as shop fromother cities. The long travel distance brings aboutadditional economic cost in terms of productivetime, opportunities, and secondary cost ontransportation operation.

1.1.3.3.1 DEVELOPMENT CONTROL INBAGBAGUIN, KAYBIGA,DEPARO, AMPARO ANDBAGUMBONG AREA.

All districts of North Caloocan City cover partof Urban Control Areas in Metro Manila. However,characteristics of North Caloocan City vary informs and land using activities, whichsubsequently demand for a more distinct policyzones other than prescribed by the PhysicalDevelopment Framework Plan for Metro Manila.In this view, areas that can be classified underUCAs are all old districts south of Bagumbongand Camarin. Land uses within the saidboundaries are primarily residential in makeupwith traces of some industrial subdivisions orestates particularly at Bagbaguin and Kaybiga.Existing amenities and infrastructure (for example,roads, transportation, employment opportunities,parks and playgrounds, and potable waterservices) however, are not sufficient to providethe current and future requirements of the growingpopulation. The land supply within these districtsare not scarce like in other UCAs but the aspectof poor road network system and other conditionof facilities therein, consequently dictates thenecessary deferment of high intensity land

development. To add, the introduction of new-development other than pre-identified ones (likenew residential subdivisions, commercial centerat Evergreen Subdivision and small commercialactivities at Deparo area) shall inflict strain toexisting urban facilities. One of the aims ofcontrolling growth within UCAs is to prevent therecurring experiences in RDAs, such as,congestion and deterioration of environmental andstructural quality of communities. Within thesezones therefore, the following activities shall bepromoted:

q Regenerative development of existingfacilit ies and infrastructures includingintroduction of projects that links existing roadnetwork and transportation systems of everysubdivisions.

q Establishment of areas where there shouldbe strict density and building height regulation,that will in time reduces household densityand averts the increases in trip production andattraction.

q Establishment of specific boundaries in alimited extent for industrial and commercialland using activities.

q Improvement and beautification of existingopen spaces, into functional parks andplaygrounds.

1.1.3.3.2 URBAN PROMOTION ATCAMARIN AREA

The sole lack of urban amenities and servicesand slow expansion of commercial and industrialarea within North Caloocan City requires theemplacement of an urban hub that should serveas future catalyst for developments. Recent andold urban centers such as Novaliches town properand Commercial complexes along QuirinoHighway, draws the population from NorthCaloocan City to shop at farther distance whichcauses them, longer travels as well as increasein traffic congestion. Moreover, most workers inNorth Caloocan City seek employment from otherCities and Municipalities bringing them huge dailyexpense on travels between home to work. Inresponse to these dilemmas, the plan commandsfor the development of commercial andemployment centers near the City’s residentsthrough urban management tools, similarly policyzoning.


The suitable sites to be an UPA or for thedevelopment of new urban core, lies at the centerof North Caloocan City, specifically, vicinities ofSusano-Camarin and Old Zabarte RoadIntersection. The selected site currently poses asan important node in North Caloocan City, wherenumber of businesses and major transportationservices operates. Traffic is increasing withinthese areas mainly because of the presence ofvarious public transportation terminals,government buildings, schools and commercialservices. There are also long-existing industriesalongside residential communities. Thesecommunities on the other hand, are to engageon micro-scale enterprises and other livelihoodactivities. Within the boundaries of UPA thefollowing activities are encouraged:

q Establishment of special zone boundary thatwill identify extent of areas for urban promotion,infrastructure development, trafficmanagement improvement, special zoningand building regulations, and convergence ofmajor infrastructure services.

q Locate government and civic centers on astrategic point within the zone that shouldserve as one of the catalysts, in thedevelopment of the new urban hub.

q Encouraged higher intensity uses other thanthe existing residential uses through zoningand land use planning, and other policysupport and urban management measures.

q Put up projects and activities that promoteintegration of transportation system, andpublic infrastructure development.

q Improve and beautify existing open spaces andriver easements, into functional parks andplaygrounds.

1.1.3.3.3 DEVELOPMENT OF SUB-URBAN AREAS COVERINGNORTHERN HALF OF NORTHCALOOCAN CITY

Most subdivision including all socializedhousing areas at northern half of North CaloocanCity follow characteristics of a sub-urban area,which bound the outer core of Metro Manila. Theseportions of the City have typical features of largeresidential communities consisting of minor sub-centers and generally self-contained in their dailyliving requirements. Districts classified under the

Sub-urban Development Area (SDA) are BagongSilang Resettlement Project, Tala DevelopmentProject, Malaria Development Project, PangarapVillage, Amparo Subdivision and subdivisionsnorth of Deparo-Bagumbong Road. The activitiesencouraged within SDAs are as follows:

q Develop land using activities and facilities thatenhance sense of community and promotescommunity-based delivery of basic servicesnamely, multi-purpose public buildings,barangay facilities, schools, health centers,sport centers, civic centers, and parks andplayground.

q Improve and beauty of existing open spacesand river easements, to functional parks andplaygrounds.

1.1.3.3.4 ENVIRONMENTALPRESERVATION OFEASEMENTS ATMEYCAUAYAN-MARILAORIVER INCLUDING ALL ITSTRIBUTARIES ANDENHANCEMENT OF ALLSUBDIVISION PARKS ANDOPEN SPACES

All major rivers and river tributaries in NorthCaloocan City indicate increasing rate ofdegradation that goes along with the increase ofurbanization. The growth of communities andindustries that accompany massive landdevelopment causes increase in pollution load andheavy siltation of river, due to discharge of wastesand reduction of soil permeability respectively.Likewise, all subdivision open spaces and someparks are utilized to have community buildings ratherthan park amenities and playground equipment. Thedecreasing area of functional open spaces suchas in subdivisions contributes further to thedeterioration of air quality and in unbalancing theurban ecological equilibrium. The following preferredactivities in environmental protection areencouraged:

q Establishment of environmental protection andenhancement zone along major river systemsthat should define legal easements forclearance, rehabilitation and improvement.

q Stabilization of the riverbank through non-capitalintensive engineering measures, for examplecribbing, terracing, mulching or putting ofvegetative cover.


q Development of linear park and massivereforestation area along river edges whichconsists of installing playgrounds, urban forestarea, and other park amenities.

q Improvement and beautification of existingsubdivision open spaces, into functional parksand playgrounds.

q Formulation and enforcement of strict zoningand building regulations for all projects withinopen spaces, parks and playgrounds.

q Clearing of river easements from illegalstructures and informal settlers.

1.1.3.3.5 NEW URBAN COREDEVELOPMENT AND MULTI-NODAL TYPE OF GROWTHPATTERN

North Caloocan City is serving the role as asub-urban residential community in NorthernMetro Manila. Nevertheless, its notable distancefrom the urban core or traditional centers foremployment produces problems on long traveltime between home to work including largetransportation expenses for workers. Theconstraint could also result to loss of employmentopportunities and possible massiveunemployment. In response to the problem, thephysical framework plan for this part of the City isto propel development of a new urban core ormajor urban center within a strategic point.The proposed hub shall be a central point ofactivity supported by different nodes or sub-centers around it. The major center shall renderspecialized facilities and services to the sub-centers and acts as its external linkage to localcenters in other cities and municipalities. The sub-centers or other nodes on the other hand, supportthe major center as its captive market whileproviding services at neighborhood scale.Seemingly, the hub at the same time shall be anurban promotion area, requiring immediateutilization of special zoning and urbanmanagement systems that are appropriate for itslong-term development.

1.1.3.3.6 PROPOSED MAJOR GROWTHCENTERS AND SUB-CENTERS

Large residential subdivisions in NorthCaloocan lack sufficient services and retail marketfor basic commodities. In response, the proposedconcept plan tends to identify a major center and

various growth points that will serve as nodes forfuture development. The proposed major center inNorth Caloocan is located around the centralCamarin area, near Camarin (Susano)-ZabarteRoad Intersection. On the other side, three (3) sub-centers are envisioned for future development.These are areas around the Deparo-Susano andCongressional-Susano Road Intersections,proposed commercial site at Bagumbong Road(Evergreen Subdivision), and Quirino-MalariaRoad Intersection. The criteria for selectinglocations of urban centers are the following: First,the areas’ strategic location as potentialcommercial centers, second, accessibility to majorroad network systems and third, current urbandevelopment trends and direction transpiring aroundthe nodes. (see Map No. 5-A & Map No. 5-B)

2. LAND USE PLANFORMULATION

Provisions of the 1991 New Local GovernmentCode (R.A. 7160), enjoins all Local GovernmentUnits (L.G.U.’s) to prepare a Comprehensive LandUse Plan (C.L.U.P.). The C.L.U.P.’s then is enactedinto Zoning Ordinance, which will regulate every landusing activities within every L.G.U. jurisdiction. Thisrequirement is further strengthened under ExecutiveOrder No. 72 Series of 1993. The directivedelineates the responsibilities, and adherence ofall agencies concerned such the City Governmentand the Housing and Land Use Regulatory Board(HLURB) pertaining to the preparation, formulation,and approval of CLUPs.

The draft CLUP was prepared throughout thefollowing series of events.

q In 1993 the City Development PlanningDepartment in consultation with the CityDevelopment Council, (CDC) prepared the firstdraft of C.L.U.P. The framework of the Land UsePlan is later heeded in the preparation of LocalComprehensive Development Plan, series of1993.

q Later, the Draft Plan was first presented to theCDC Executive Committee in 09 December1994.

q In 13 December 1994, the Draft CLUP wasagain conferred for consultation with localplanning representatives from the Municipalitiesof Malabon, Navotas, and Valenzuela at thefirst CAMANAVA District Consultative Meeting.


q In 15 December 1994, the second Draft withall preliminary revisions was presented to theCDC 9th General Assembly, for further reviewand evaluation.

q Another series of consultation withCAMANAVA Local planning representatives areorganized to prepare an integrated Land UsePlan for CAMANAVA District.

q In June of 1995, the integrated draft Land UsePlan for CAMANAVA District, was presentedat the ‘Pre-summit Sectoral Land UsePresentation’, with the assistance of then MetroManila Authority (MMA). The summit wasorganized to enable various government andnon-government agency, together with theacademe, to review and comment on the DraftLand Use Plan.

In accordance, therefore with the injunctionsof R.A. 7160 and E.O. No. 72, and in observancewith the series of preparation and consultationconducted, this C.L.U.P. Report is submitted to theSangguniang Panglungsod for approval andenactment into Zoning Ordinance. After which, theSangguniang Panglungsod shall endorse thisReport to H.L.U.R.B. for final approval.

2.1 RATIONALEq Land as a critical factor in growth and

development of cities

Land is recognized as a finite or limitedresource. As population grows, more land is requiredfor urban uses, food production, and forestdevelopment. Therefore, proper management of landresource through planning and control arenecessary in local governance.

q Land use policy planning and control are majortools in regulating indiscriminate use of urbanlands.

Land use planning is the major tool used in theproper management of land resource. This tooldetermines what activities within a parcel of land itcan support, without causing damage to the landitself, in order that future population can benefit fromits continuous use.

q Obsolescence of Metropolitan Manila ZoningOrdinance 81-01 (MMZO 81-01)

The provisions of MMZO 81-01, which do nothave substantial amendment for 19 years are notimmediately responsive to the requirements ofcurrent urban development trends. New proposedinfrastructure and urban development programs werenot given consideration then on the delineation ofzoning districts. Some of these developments aremajor road systems (e.g. C-3, C-4, C-5, and C-6Roads), rail-based transportation networks (e.g.MRT 4 and North and South Rail Projects), newlegislated housing programs, and new commercialdevelopment.

q Compliance on Provisions of R.A. 7160 andE.O. No. 72.

R.A. 7160 or the Local Government Code of 1991,provides that:

“The LGUs shall continue to prepare theircomprehensive land use plans enacted throughzoning ordinances which shall be the primaryand dominant bases for the future use of landresources and reclassification of agriculturallands.”

E.O. 72 s.1993 on the other hand, delineate powersand responsibilities of LGU’s and H.L.U.R.B. in thepreparation, formulation, approval andimplementation of C.L.U.P.’s.

2.2 GOALS AND OBJECTIVES:Setting of objectives is one of the most

important elements in land use plan formulation.These objectives determine direction of the plan’sconceptual framework and serves as the inverse ofidentified land use related problems. Aside fromthe description of broad goals, specific objectivesfor each planning areas (South and North) areprescribe in the land use plan.

2.2.1 GENERAL GOALS :q To implore among all sectors the efficient use,

acquisition and management of land as alimited resource;

q To integrate public and private sector decisionsand activities, affecting use and disposition oflands

q To resolve conflicts between private sector andgovernment organizations on the demand andneed for land reserves

q To advance an acceptable and orderlydevelopment of a land use pattern that will avert


mis-use of land, and in time minimize capitaland operational cost of public facilities andutilities, services, and infrastructure

2.2.2 STRATEGIC OBJECTIVES2.2.2.1 SOUTH CALOOCAN CITY

Land use plan objectives for South CaloocanCity center primarily into four (4) strategic concerns.These are the dispersal of highly pollutive industriesfrom the urban core; protection of residential areasfrom environmental pollution; preservation ofenvironmentally critical areas, and promotion ofparks and open space development. Similarly, theseobjectives shall serve as a guideline in theformulation of land use policy measures, affirmingSouth Caloocan to be a mix of ‘RegenerativeDevelopment Area’, ‘Urban Control Area’, and‘Environmental Preservation Area,. The land useplan for South Caloocan aims to achieve thefollowing.

q To regulate and guide various land usingactivities and unplanned land use changesaccording to local and regional developmentgoals, objectives and policies

q To facilitate development of blighted areas,through land use control regulations andeffective urban land management system

q To promote dispersal of ‘highly pollutiveindustries’ from the City’s urban core towardthe edge of MMR boundaries

q To control further expansion (invasion-succession) of industrial activities intoresidential blocks — not suitable for other uses

q To promote development of parks and openspaces; and

q To protect environmentally critical areas suchas major watercourses and river edges frompollutive land using activities

2.2.2.2 NORTH CALOOCAN CITY

In North Caloocan City, objectives focusprimarily in the promotion of labor-intensiveindustries, growth of trade and services, andenhancement of environmental protection areas.These objectives were based from conclusions,finding North Caloocan to be a mixed of ‘urbancontrol area’, ‘environmental preservation area’ and‘urbanization promotion area’. they are

q To regulate and guide various land usingactivities and unplanned land use changesaccording to local and regional developmentgoals, objectives and policies.

q To enhance capital investment on labor-intensive land using activities and on trade andservices.

q To regulate and guide planning and integrationof various infrastructure and utilities of allexisting and future land development projects;

q To promote development of plot areas reservedfor socialized housing services; and

q To protect all locally designated environmentallycritical areas such as rivers and riverbanks,areas with critical slope, and parks and openspaces, from pollutive land using activities.

2.3 METHODOLOGY2.3.1 PLANNING METHODOLOGY

The methodology adopted in the formulationof the Comprehensive Land Use Plan is anaggregation of both ‘bottom-up’ and integratedapproaches. After the identification of available landsfor urban development, series of reports andconsultation with members of the City DevelopmentCouncil (CDC) were held. All concerns arethoroughly discussed, which includes metropolitanand local urban development trends, developmentadministration and urban management problems,deficiency in basic social services, andenvironmental issues. All community concernsdiscussed in the CDC conventions aresubsequently translated and evaluated to specificland use related parameters.

Land Use policies and objectives of the LocalLand Use Plan, are afterward integrated with localsector plans and programs. These objectives weregiven due consideration then in the preparation ofthe Medium-Term Local Development Plan 1993-1998.


2.3.2 DATA COLLECTION2.3.2.1 Gathering of Secondary Data

The first activity conducted in the land use planpreparation is the collection and compilation oflocal baseline data. Several maps from different

sources are used for the description and analysisof the existing local physical condition. Otherinformation such as statistics and other studiesfrom different government agencies were compiled,validated, and analyzed for immediate application.

TABLE 1: MAP/DATA SOURCES USED IN LAND USE SURVEY AND ANALYSISMap/Data Requirements Sources

Topographic Maps • Topographic Map / Stereographic Compilation, Scale: 1:2,000 Almar Surveying Co._____

• Land Use Map, Edition I, 1988, Scale: 1:10,000, NAMRIA-JICA i, 1988

Climate • Annual Climatological Averages, Port Area and Diliman Station, 1951 - 1985, PAGASAii,_____

Soil • Bureau of Soils Report and Map, Province of Rizal, 1935

Geologic Maps • Metropolitan Manila Development Framework Plan 1992-1996,_____

Slope Map • Topographic Map / Stereographic Compilation Map, Scale: 1:2,000 Almar Surveying Co._____

Land Use • Topographic Map / Stereographic Compilation, Scale: 1:2,000 Almar Surveying Co._____

• Land Use Map, Edition I, 1988, Scale: 1:10,000 M, NAMRIA-JICA, 1988

• 1993-94 Metro Manila CITIGUIDE, Scale: 1:4,000, CTIGUIDE Inc., ___

Population • 1990 Census on Population and Household, NSO iii, 1991

i National Mapping and Resource Information Authority - Japan International Cooperation Agency i i Philippine Atmospheric and Geophysical Administration iii National Statistics Office

2.3.2.2 Land Use Survey

An urban base map with survey sheets wasused during the start of the survey. A rapid surveyknown as windshield survey, (that is an actual landuse investigation while riding a vehicle) wasorganized. During the survey, exact use of land andstructures were noted down and recorded in thebase map. Thereafter, an urban land use map underspecific land use categories namely; residential,commercial, industrial, institutional, utilities, openspace and other uses, was prepared and reviewedin agreement with geographic data indicated fromother map sources.

Land Area for existing urban land uses weretabulated and aggregated into percentagesfollowing the actual survey.

2.3.3 SITUATIONAL ANALYSIS2.3.3.1Graphical Analysis

Graphical analysis of available map informationwas initially conducted during the investigation ofthe existing condition. “Sieve Mapping” techniquewas applied in identifying urban land suitability.Various thematic maps, particularly data maps(topography, soils, etc.), and analytical maps (slopemap, built-up area, etc.), are overlaid and analyzedon top of each other, to identify suitability rating ofeach area. Some of the existing statutory rules andregulations, and planning standards that serve asyardstick for the identification of urbanizable andprotected areas are described in the following table:


2.3.3.2 Statistical Analysis

Statistical information are also analyzed in thepreparation of C.L.U.P. Population forecast arecomputed through geometric methods andperformance of urban services are measuredbased on standard service-population ratio.Increments or gaps between actual and expectedservices to population ratio are identified and givenconsideration in the evaluation of land use-relatedpolicies and plans.

2.3.4 PLAN FORMULATION2.3.4.1 Goals/Objectives Determination

In goal settings, the plan reviewed all identifiedproblems and needs including their causalrelationships. NCR Physical Framework Plan andTransportation Master Plan were subsequentlyassessed on their implications on future urban landuse changes in the City. In the description of goalstatements, objectives are recognized to be theinverse of the problem. These goals are thenpresented in various CDC conventions andCAMANAVA local planning agencies to solicitresponses.

2.3.4.2 Generation of Spatial Strategies

The concept plan was formulated based onforegoing analysis of the local socio-economicconditions existing in the City. Physical suitabilityand capability of the whole city for urbandevelopment were first determined from the outputof the sieve mapping analysis. Land use trend

TABLE 2 : RELEVANT LEGISLATION AND STANDARDS USED IN THE IDENTIFICATION OFURBANIZABLE AND PROTECTED AREAS.

Statutory/ Standard Requirements

Title of Legislation/ Standards

Specific Provisions

Easements H.S.R.C. i Town Planning Guidelines and Standards, 1982

• 4.50 meter minimum easement from the existing /improved bank of creeks in urban and rural areas.

• 5.50 meter minimum easement from the existing/ improved bank of rivers, esteros and navigation canals.

Urban Greening/ Forestry

P.D. 389-Forestry Reform Code

• Power of local government to acquire private or public land for the purposed of establishing municipal or city forest, tree park, watershed or pasture (Sec. 22).

P.D. 705 -Amendment of Forestry Reform Code

• Land of public domain with 18% slope or over shall not be classified as alienable and disposable, nor any forestland 50% or over as grazing land.

1 Human Settlement Regulatory Commission

afterwards, was assessed carefully including otherland use -related problems and issues in order togenerate the most suitable conceptual plan.

2.3.4.3 Preparation of Urban Land UsePlan.

After drawing-up the concept plan, appropriateland use schemes was assigned for the wholeplanning area. The land use map was presentedin the CDC convention and with CAMANAVA localplanning agencies for comment and evaluation.The Local Development Planning Agency ofQuezon City also participated in the consultationprocess prior to drafting of the CLUP.

2.4 PLANNINGCONSIDERATIONS/PARAMETERS

2.4.1 ANALYSIS OF LAND USEAND OTHER PHYSICALDATA

Analytical studies are conducted throughassessment of the land use and physical profilesof the City. Specific recommendations areproposed either as strategy or policy plan for eachparameter in the studies made.

In the preparation of land use planning andmanagement strategies and policies, variousparameters are important to be considered.


TABLE 3 : PHYSICAL AND SOCIO-ECONOMIC PARAMETERS USED IN LAND USEANALYSIS.

Land Use Parameters Sub-Parameters Methods of Analysis a) Physical Characteris tics

and Development Constraints

• Type of topography, geo-logic structure and soil

• Areas prone to natural haz-ards

• Environmentally critical ar-eas

• Sieve Mapping • Eco-Engineering A nalysis

b) Urban Development Trend and Potentials

• Pattern of expansion of residential, industrial and com mercial land uses based on physical, social, and economic determinants.

• Availability of land areas suitable for urban development

• Comparative analysis of past and present land uses.

• Sieve Mapping • Eco-Engineering Analysis

c) Infrastructure and Utilities • Length and condition of ex-isting roads

• Location of proposed major roads and highways, and other transportation proj-ects

• Analysis of available current Transportation Studies.

d) Water and power proj-ects

• Condition of power serv-ices, sewerage and drainage system and facilities

• Analysis of available current Utilities Studies.

e) Land Use Related Prob-lems

• Urban blight • Traffic Congestion • Incompatible Land Uses • Underdevelopment of

prime urban lands

• Flooding study, structural and environmental quality study, land use analysis, and reports of other agencies.

f) Socio-Economic Problems and Potentials

• Unemployment • Lack of community facilities

and basic service institutions

• Housing Demand • Lack of open spaces for

community parks and play -grounds

• Availability of labor-inten-sive industries

• Availability of large labor force

• Analysis of sectoral studies.

2.5 URBAN STRUCTURE

CONCEPT2.5.1 URBAN DEVELOPMENT

STRATEGYConsidering the specific and distinct roles of

South and North Caloocan City in MMR growth,the LGU shall adapt strategies that will have thehighest impact on the City’s future urbandevelopment. The application of Growth CenterStrategy is highly regarded in the formulation ofthe structure plan. Subject to this approach,opportunities that are cropping on specific localpoints shall serve as element or ‘catalyst’ of urbangrowth. Strategic convergence of various urban

management actions such as infrastructuredevelopment, land use control and management,and application of special tax measures, shallcenter on these existing or future urban centers.

2.6 LAND USE MANAGEMENTPOLICY MEASURES

Based on specific parameters, concerns andconstraints identified in the sector study,corresponding land use management policies areformulated. Land use management strategiesserve as one of important premise in making land-use decisions, that sets an area under variousurban land uses. Strategies and recommended


TABLE 4: RECOMMENDED LAND USE MANAGEMENT POLICIES AND STANDARDS FORURBAN PHYSICAL CHARACTERISTICS AND DEVELOPMENT CONSTRAINTS

PHYSICAL CHARACTERISTICS AND CONSTRAINTS

RECOMMENDED LAND USE MANAGEMENT

STRATEGIES AND POLICIES

RECOMMENDED LAND USE CONTROL

STRATEGIES AND STANDARDS a) Type of

topography, geo-logic structure and soil

• Allocation of future urban land uses based on the physical suitability and land capability of specific urban area.

• Land Use Planning and Zoning.

b) Areas prone to natural haz ards

• Protection of critical land areas prone to flooding and seismic disturbances such as gorges, riverbanks, low flat areas, marshy soils etc.

• Designation of appropriate density control and land use classification of identified critical areas.

• Land Use Planning and Zoning. • Local Ordinance on the

designation, protection, and development of potentially hazardous and disaster prone areas.

• Local Ordinance on the enforcement of specific provisions of :

∗ Philippine Sanitary Code; ∗ Phil ippine Water Code; ∗ Subdivision and Condominium

Rules and Regulations (P.D. 957);

∗ National Building Code (P.D. 1096);

∗ Philippine Environmental Code (P.D. 1151, 1152);

∗ Decree on E.I.S.1 (P.D. 1586); ∗ Proclamation of envi-

ronmentally critical areas and projects (Proclamation. No. 2146);

c) Environmentally critical areas

• Control of land use intensity or residential density on areas with significant impact on en-vironment

• Designation of applicable density control and land use classification on critical areas.

• Local Ordinance on the enforcement of specific provisions in the following:

∗ Philippine Sanitary Code; ∗ Phil ippine Water Code; ∗ Subdivision and Condominium

R ules and Regulations (P.D. 957);

∗ National Building Code (PD 1096);

∗ Socialized Housing Rules and Regulations (BP 220);


∗ Decree on E.I.S. (P.D. 1586); ∗ Proclamation of

environmentally critical areas and projects (Proc. No. 2146);

∗ Forestry Reform Code of the Philippines (P.D. 389, 705)

• Implementation of Linear Park or Urban Forestry development Program

• Acquisition of public and private properties suitable for urban parks development

1 Environmental Impact Statement

16

policies indicated herein are also important referencein planning of infrastructures and services and inconception of various land-use related policy

decisions made by different government and non-government agencies or organizations.


TABLE 5 RECOMMENDED LAND USE MANAGEMENT POLICIES AND STANDARDS FORURBAN DEVELOPMENT TREND, PROBLEMS AND DEVELOPMENT POTENTIALS.

DEVELOPMENT TRENDS, PROBLEMS

AND POTENTIALS




STRATEGIES AND STANDARDS a) Extent of urban

blight • Preferential identification,

designation and development / upgrading of Areas for Priority Development, and other blighted areas.

• Local Ordinance on the implementation of specific provisions of Urban Development and Housing Act (R.A. 7279).

• Local Ordinance on the development regulation and control over use and disposition of Areas for Priority Development.

• Implementation of urban renewal and re-development programs and projects through:

∗ Slum Upgrading Program ∗ Community Mortgage Program ∗ Home Mortgage Programs ∗ Any form of Land Re-

adjustment scheme b) Pattern of

expansion of resi-dential, industrial and commercial land uses based on physical, social, and eco-nomic determinants

• Rational Identification, allocation, designation or zoning of urban land uses based on appropriate development framework. The framework should consist of aggregation of studies on current and proposed major urban infrastructure and utility projects; estimated future urban intensity; trend on metropolitan economy; metropolitan policies on urban development; and strategies on environmental management.

• Preservation and protection of residential areas not suitable for conversion to other uses (ex. Areas with narrow right -of-ways and on environmentally critical or potentially hazardous spots).

• Conduct Periodical Local Land Use and Transportation Studies and Planning (5-year period).

• Implementation of 25, 10, and 5 year period Physical Framework Plan.

• Conduct annual review of local zoning ordinance and land use plan.

• Consolidation of various contiguous residential, industrial, and commercial blocks into single exclusive zones (super-block).

c) Availability of land areas for urban development

• Designation of appropriate density control and land use classification based on areas' physical suitability and capability for urban development.

• Impose development regulation on undeveloped and underdeveloped plots

• Land Use Planning and Zoning. • Mandatory and strict

implementation of ad valorem taxes on idle lands.


TABLE 6: RECOMMENDED LAND USE MANAGEMENT POLICIES AND STANDARDS FORINFRASTRUCTURE AND UTILITIES.

DEVELOPMENT OF INFRASTRUCTURE

AND UTILITIES




STRATEGIES AND STANDARDS a) Length and

condition of ex-isting roads

• Identify areas with poor /lacking efficient road networks system and provides areas for new road spaces and road widening or network linkages.

• Control of land use intensity and residential density on areas with minimum road capacities.

• Land Use Planning and Zoning. • Conduct Periodical Local Land

Use and Transportation Studies (5-year period).

• Implementation of Special Benefits Assessments in Real Property Tax Appraisal System.

b) Location of proposed major roads and highways, and other transportation projects.

• Designation of appropriate density control and land use classification of affected areas, according to forecasted impact of each road and transportation projects on local land use changes.

• Designations of areas for mix-use development, inter-modal facilities and other urban ameni-ties.



c) Condition of power services, sewerage and drainage system and facilities

• Land use classification of suitable areas for utility service facilities such as water reservoir tanks, power sub -stations, sewage treatment facilities and the like.

• Employ existing subdivision open spaces and community centers for the development of utility facilities and services.

• Advance plans, programs, projects and policies that pro-mote concentric and/or central and nodal type of urban growth pattern -- thereafter reduce installation and operating cost of utility lines.

• Land Use Planning and Zoning. • Acquisition of public or private

properties for the construction or installation of power sub-station, water, sewerage and drainage systems and other facilities.


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TABLE 7: RECOMMENDED LAND USE MANAGEMENT POLICIES AND STANDARDS FORLAND USE RELATED PROBLEMS.

LAND USE RELATED PROBLEMS




STRATEGIES AND STANDARDS a) Urban blight • Designate special uses for

blighted areas and areas with declining physical and environ-mental condition.

• Prioritize infrastructure and utilities improvement on blighted areas.


implementation of specific provisions of Urban Development and Housing Act (R.A. 7279).

• Consolidation of various contiguous blighted residential, industrial, and commercial blocks into exclusive land use zones (super block).

b) Traffic Density • Allocate sufficient areas for school, shopping, employment, and recreation and for other urban amenities, nearest to residential areas.

• Prioritize pedestrian traffic in the design and improvement of roads and road services.

• Deter plans, projects, and policies that promote strip or linear pattern of commercial de-velopment, in order to avert impact on heavy traffic concentration.

• Advance plans, projects and policies, promoting concentric and/or nodal type of urban growth pattern subsequently to effect loop trips, shorter travel time and distances, and traffic volume reduction.



c) Incompatible Land Uses

• Designate roads, major watercourses and green strips as buffers between different incompatible types of land uses.

• Preservation of residential areas not suitable for conversion to other uses, from further incursion of industrial and commercial activities.

• Dispersal of and strong regulation in the operation of existing highly pollutive and highly hazardous industrial activities.

• Land Use Planning and Zoning. • Consolidation of various

contiguous residential blocks into single exclusive zones (super-block).

• Local Ordinance on the enforcement of specific provisions of :


∗ Decree on E.I.S. (P.D. 1586); ∗ Proclamation of

environmentally critical areas and projects (Proc. No. 2146);

d) Underdevelopmen

t of prime urban lands

• Impose development regulations on undeveloped and underdeveloped plots.

• Land Use Planning and Zoning. • Mandatory and strict

implementation of taxes on idle lands.


TABLE 8: RECOMMENDED LAND USE MANAGEMENT POLICIES AND STANDARDS FORSOCIO-ECONOMIC PROBLEMS AND POTENTIALS.

20

SOCIO-ECONOMIC PROBLEMS AND

POTENTIALS




STRATEGIES AND STANDARDS a) Unemployment • Allocate areas for employment

generating land-using activities (such as mix commercial and industrial zones) on identified growth centers.


b) Lack of community facilities and basic service institutions

• Preservation of plot /areas used in rendering basic services such as schools, hospitals and other community facilities, from conversion to other uses.

• Prioritize physical and site improvement of all existing pubic institutions.

• Local Ordinance declaring all local government properties assigned as institutional sites, to be non-alienable and non-disposable.

c) Housing Demand • Allocate areas for socialized housing development.

• Impose development regulation on undeveloped and underdeveloped plots.


implementation of specific provisions of Urban Development and Housing Act (R.A. 7279).

• Mandatory and strict implementation of taxes on idle lands.

d) Lack of open spaces for community parks and playgrounds

• Preservation of all identified parks and open spaces from conversion to other uses.

• Development of envi-ronmentally critical areas into municipal, community, or linear parks and to urban forestry area.

• Promote innovative schemes in developing green sections on all public areas.

• Local Ordinance declaring all local government and subdivision or condominium properties assigned as open spaces to be non-alienable and non-disposable, and no building shall be erected on such properties unless provided by existing laws and regulations.

e) Availability of labor-intensive industries

• Preservation of existing industrial zones and development of new industrial reserves.

• Prioritize infrastructure and utilities improvement on industrial areas.

• Land Use Planning and Zoning. • Consolidation of various

industrial blocks into single exclusive zone (super-block).

f) Availability of large labor force

• Allocate areas for employment generating land-using activities, such as mix commercial and industrial plot reserves, within identified growth centers.



21

3. URBAN LAND USE PLAN

The Land Use Plan is the classification of urbanland into specific uses namely residential,commercial, industrial, institutional, utilities, parksand open spaces, and various special uses.

The Urban Land Use Plan is the result of variousschemes designed according to several parameters

indicated in the Land Use Studies conducted. Thecurrent land use trend, existing land uses, physicalconstraints and socio-economic parameters aregiven primary consideration in the re-classificationof urbanized areas and vacant plots. Allocations ofspace are not computed according to standardspace requirements, but rather on the specificconstraints, role and potential of particular urbanarea in the overall development of the City.

TABLE 9: EXISTING AND PROPOSED LAND USE DISTRIBUTION OF SOUTH CALOOCANCITY

3.1 SOUTH CALOOCAN CITYLAND USE PLAN

3.1.1 RESIDENTIAL LAND USEPLAN

Proposed residential areas in South CaloocanCity are those currently used for permanent ortransient dwelling purposes and some mix-useareas not suitable for non-residential use. Theseareas are old residential subdivision, declared Areasfor Priority Development (APD), communitiesundergoing processing for housing mortgage,existing government housing and slum upgradingprojects, and residential blocks with no ample roadnetwork or potential for commercial or industrialdevelopment. In categorizing residential use,considerations are given to specific land useobjectives for the area. Those objectives are tofacilitate the development of blighted areas throughland use control regulations and effective urban landmanagement system, and to control furtherexpansion (‘invasion-succession’) of industrial

activities into residential blocks not suitable for otheruses. Nonetheless, existing residential areas thatare briskly transforming to other uses or mixed-use type of usage, are classified under eitherindustrial or commercial category. These land usealteration mostly transpire at Grace Park District,where design of roads and subdivision lots aresuitable for mixed-use development.

Strategies on promoting urban growth withinresidential plots include merging of neighboringresidential blocks into one exclusive housingcommunity complex or “superblocks”. Roads shallserve vehicles originating and terminating only fromand within the community while through or passingtraffic will be controlled. Streets on high-densityareas can be converted into “street parks” or “streetopen spaces” that will eventually serve as parkingor playground spaces.

The design parameters of residential land use plandecrease the total residential land area from 682 to521 hectares or 24 %. (see Map 6-A & Map 6-B)


Land Area % Share Land Area % ShareResidential 682.55 50.1% 520.73 38.2% (161.82) -23.7%Commercia l 201.97 14.8% 299.54 22.0% 97.57 48.3%Industrial 218.53 16.0% 333.03 24.4% 114.51 52.4%Institutional 60.21 4.4% 50.22 3.7% (10.00) -16.6%Util it ies 42.62 3.1% 62.84 4.6% 20.22 47.4%Agro-Industrial 2.08 0.2% - 0.0% (2.08) -100.0%Cemetery 64.94 4.8% 67.05 4.9% 2.11 3.3%Parks & Recreation 1.28 0.1% 19.09 1.4% 17.80 1388.7%Open Space - 0.0% 10.00 0.7% 10.00 0.0%Vacant Land 88.32 6.5% - 0.0% (88.32) -100.0%PLAND - 0.0% - 0.0% - 0.0%TOTAL 1,362.50 100.0% 1,362.50 100.0% (0.00)

Existing Land Use Distribution-- 2001

Survey

Proposed Land Use Distribution -- Jan

2003 Revisions%

IncreaseLand Use Difference

The following areas are designated for residential use.

3.1.1.1 University Hills Subdivision, Bonifacio District/Area

3.1.1.2 Barrio San Jose District/Area

3.1.1.3 Morning Breeze District/Area

3.1.1.4 Baesa District/Area

3.1.1.5 Sta. Quiteria District Area, Sta. Quiteria Village

3.1.1.6 Sta. Quiteria District Area, Del ReyVille Subd.

3.1.1.7 Bo. Talipapa District Area, GSIS Village

1.1.1.8 Bo. Talipapa District/ Area, Estrella Compound

North : C -3 Road (5 th Ave.)

Eas t : Ca loocan-Quezon Ci ty Boundary

Wes t : Property Line (East Side) -- La Loma Cemetery

South : Ca loocan-Mani la Boundary

North : Ca loocan-Malabon boundary

Eas t : Un ivers i ty Avenue

W e s t : Property l ine (East Side) – Ca loocan Ci ty Posta l Of f ice and PNP -BFP Compound and P.N.R. r ight-o f -way (R .O.W. )

S o u t h : Un ivers i ty o f the East Compound and (1) lo t deep f rom nor th s ide o f C-4 Road (Samson Rd . )

N o r t h : C a l o o c a n M a l a b o n B o u n d a r y E a s t : G e n . T i n i o S t .

W e s t : ( 1 ) l o t d e e p f r o m w e s t s i d e o f A s u n c i o n S t .

S o u t h : T i r a d – P a s s S t .

Nor th : Easemen t l i nes o f Tu l l ahan R ive r E a s t : Proper ty L ine – N P C P o w e r L i n e W e s t : Baesa Road and P rope r t y L ines – Mays i lo Es ta te

South -S o u t h E a s t :

Ca loocan - - Quezon C i t y Boundary

North -North East

Easement l ines of Tullahan River

South –South East

SE Boundary Line of Sta. Quiteria Vi l lage

South –South Wes t

Property Line – NPC Power Line

North One lo t deep South of Tul lahan-Sta. Qui ter ia Road South –South Eas t

Ca loocan - - Quezon Ci ty Boundary

South –South W e s t

Property L ine – NPC Power L ine

North Easement l ines of Tu l lahan River

North -Nor th Eas t

Ca loocan – Quezon C i ty Boundary

W e s t Property L ine – NPC Power L ine

South -South Eas t

J .P. Ramoy St . , entrance road to Acebedo Subdiv is ion, and nor th -side property l ine o f Mani la Paper Mi l ls .

22

North -North W e s t

Easement l ines of Tul lahan River

Eas t Property Line – NPC Power L ine

South -South W e s t

South-s ide boundary l ine of Est re l la Compound


3.1.1.9 Sangandaan District/Area, Bisig ng Nayon

3.1.1.10 Sangandaan District/ Area, Bisig ng Kabataan

3.1.1.11 Poblacion District/West Area

3.1.1.12 Poblacion District/East Area

3.1.1.13 Maypajo District/North Area

3.1.1.14 Maypajo District/ South Area

3.1.1.15 Maypajo District/East Area

3.1.1.16 Marulas District/Area

3.1.1.17 Grace Park West District/Area

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Nor th -N o r t h W e s t C a l o o c a n -M a l a b o n B o u n d a r y

E a s t P rope r t y l i nes – S a n g a n d a a n C e m e t e r y Sou th A l l p r o p e r t y l i n e s a t o n e ( 1 ) l o t d e e p f r o m n o r t h -s i d e o f C -4 R o a d ( G e n . S a n

M igue l S t . )

North (1) lot deep from south -side of C-4 Road (Gen. San Miguel St.)

East (1) lot deep from west side of A. Mabini St.

West Dagat-Dagatan peripheral canal (DDDP Boundary)

South (1) lot deep from north-side of C -3 Road

N o r t h C a l o o c a n -M a l a b o n B o u n d a r y

E a s t P . N . R . R i g h t o f W a y ( R . O . W . ) W e s t ( 1 ) l o t d e e p f r o m E a s t S i d e o f A . M a b i n i S t .

S o u t h ( 1 ) l o t d e e p f r o m n o r t h -s i d e o f C - 4 R o a d ( G e n . S a n M i g u e l S t . )

North J . Rodr iguez St .

Eas t Proper ty L ine – P.N.R. R igh t o f Way (R.O.W.)

W e s t (1) lo t deep f rom west s ide of A. Mabin i St .

South (1) lo t deep f rom nor th-s ide o f C - 3 Road

North (1) lot deep from south-side of C -3 Road

East Silanganan St., and one (1) block deep from west side of A. Mabini St.

West Dagat-Dagatan Peripheral Canal (DDDP Boundary) South one (1) lot deep from north -side of J. P. Rizal St

N o r t h o n e ( 1 ) l o t d e e p f r o m s o u t h - s i d e o f J . P . R i z a l S t .

E a s t o n e ( 1 ) l o t d e e p f r o m w e s t s i d e o f A . M a b i n i S t W e s t E s t e r o D e M a y p a j o S o u t h C a l o o c a n – M a n i l a B o u n d a r y

N o r t h P r o p e r t y l i n e s f r o m – D i m a s a l a n g S t . E a s r u -R d t o P N R R . O . W

E a s t P r o p e r t y L i n e – P . N . R . R i g h t o f W a y ( R . O . W . ) W e s t ( 1 ) l o t d e e p f r o m A . M a b i n i S t . S o u t h C a l o o c a n – M a n i l a B o u n d a r y

North 3 rd Avenue ( f rom D. Aqu ino St . to PNR R.O.W.) , nor th boundary o f A lmeda Compound

Eas t D. Aquino St . ( f rom 3rd Ave. to 2nd Ave. ) , 2nd Avenue ( f rom D. Aquino to P. Sev i l la St . ) , and P. Sevi l la St . ( f rom 2nd Ave. to Caloocan- Mani la Boundary)

W e s t P roperty L ine – P.N.R. R ight o f Way (R.O.W.)

South Caloocan-Mani la Boundary


Nor th O n e ( 1 ) b l o c k d e e p f r o m s o u t h - s i d e o f P . B u r g o s S t .-1 0 t h A v e n u e ( C o r r e g i d o r S t . ) , a n d r e s t – a l l p rope r t y l i nes a t one (1 ) l o t deep f r om sou th -s i d e o f P . B u r g o s S t .-1 0 t h A v e n u e .

S o u t h – S o u t h E a s t

P . Sev i l l a S t . ( f r om 10 th Ave . t o 9 th Ave . ) , 9 th Avenue ( f r o m P . S e v i l l a S t . t o D . A q u i n o S t . ) , D . A q u i n o S t . ( f r o m 9 t h A v e . t o 8 t h A v e . ) , 8 t h A v e n u e ( f r o m D . A q u i n o S t . t o B a l t a z a r S t . ) , B a l t a z a r S t . ( f r o m 8 t h A v e . t o S o u t h B o u n d a r y )

W e s t P r o p e r t y L i n e – P . N . R . R i g h t o f W a y ( R . O . W . ) S o u t h -S o u t h W e s t

P r o p e rt y L i n e ( n o r t h a n d E a s t S i d e ) – G r a c e P a r k E l e m e n t a r y S c h o o l , a n d a l l p rope r t y l i nes a t one (1 ) l o t deep f r om no r t h -s i de o f C -3 R o a d .

3.1.1.18 Bo. Rodriguez District/Area

3.1.1.19Calaanan West/Area

3.1.1.20 Phase III-E1,Lapu - Lapu Avenue Dagat-Dagatan Development Project

3.1.1.21 Phase III-E1 Langaray St.

3.1.1.22 Phase II-A/B, Dagat-Dagatan Development Project

3.1.1.23 Area I-V Bagong Barrio Development Project

3.1.1.24 Area VI – East Bagong Barrio Development Project

3.1.1.25 Residential: NHA Reserve Area and Dagat-Dagtan Phase III - F2

North Macabagdal St. (from Urbano Plata St. to A. Cruz St.) East A. Cruz St. (from Macabagdal St. to 12th Ave.), Street from east end of 12 th Avenue

to 11 t h Avenue (west boundary of DPHP Compound), Caloocan – Quezon City Bdry. Wes t East Property l ine of Our Lady of Grace Academy/Notre Dame of Mani la, Rosal St.

( from 12 th Avenue to 11 th Avenue), 11 th Avenue ( f rom 9th St. to Rosal St.), 9th St. ( f rom 11th to 12 t h Avenue), 10 th Avenue (from 9 t h St. to Ilang- ilang St.), Ilang-ilang St. ( from 10 t h Avenue to north end of 10 t h St. Extension), 10 th St. Extension.

South 8 t h Avenue Extension

North Gonzales St.

North -North East

Francisco St. From Gonzales St. To Florencia 12th Avenue from Florencia St. To 11th Avenue

North -North W e s t

Heroes del 96 (from Gonzales St. to C. Apostol St.) , C. Apostol St. , M. Hizon St.

South Imaginary Line from west end of 11 th Avenue westward to south end of B. Baltazar St.

Nor th o n e ( 1 ) l o t d e e p f r o m L a p u - L a p u A v e n u e S o u t h L a n g a r a y S t .

E a s t o n e ( 1 ) l o t d e e p f r o m t h e s i d e o f D a g a t-D a g a t a n A v e n u e

W e s t C a l o o c a n - M a l a b o n B o u n d a r y

North - East Pampano St.

North – West Parish Church, M.B. Asistio H. S. (main)

South – East Tanique St.

South – West Labahita Alley

North Reparo Road

South Zapote Road f rom Gen. T in io to Gen. Ma lvar Ma lo los Avenue f rom Gen. Ma lvar to G. De Jesus Gen. T in io Progreso f rom G. De Jesus to Mal igaya St .

Eas t Nor th Divers ion Road

W e s t Gen. Tin io St .

North Proper ty wal l o f Eterna l Garden Memor ia l Park

South -South E a s t

Ca loocan-Quezon C i t y Boundary T a n g k e R o a d

W e s t Nor th D ivers ion Road


24

North - East M.B. Asistio H.S. (Annex), Blk. 6A, 6B, 5

North - West Langaray St. South – West Pampano St., Tanigue St.

3.1.2 COMMERCIAL LAND USEPLAN

Proposed commercial land in South CaloocanCity covers tracts with all types of establishmentsinvolved in wholesale, retail and service activitiesserving areas larger than a neighborhood. Theseareas are those found in traditional trading centerson intersection roadsides and shopping centers. Incategorizing land for commercial use,considerations are given accordingly with specificland use objectives appropriate to the area. Theplan aims to integrate the City’s urban core intoone compact CBD and provide urban goods andservices at the most suitable location. The planalso intend to promote growth of business andfinancial areas that will serve the CAMANAVA areaand provide shopping amenities that are nearest to


25

dwelling areas and transit points. Proposed locationsof commercial area, shall be near major roads andintersections with ample local and collector-roadnetwork system, and with current or potentialpatronage of shoppers and traders.

Future location of commercial areas in SouthCaloocan City shall provide support facilities topedestrians more than motor vehicles in order todeter traffic congestion. ‘Pedestrian malls’ or ‘streetmalls’ are envisioned to develop in betweencommercial blocks that will finally inter-connectshoppers and travelers with public transport or inter-modal facilities.

The design scheme of proposed commercialland use plan increases the total commercial landarea from 202 to 300 hectares or a vital 48 % growth.

The following areas are designated for commercial use.

3.1.2.1 Commercial Strips along Gen. San Miguel St./C-4 Road, Sangandaan District/Area

3.1.2.2 Commercial Strips along A. Mabini St., Sangandaan District/Area

3.1.2.3 Commercial Strips along A. Mabini St., Poblacion North District/Area

3.1.2.4 Commercial Strips along A. Mabini St., Poblacion South District/Area

3.1.2.5 Commercial Strips along A. Mabini St., Maypajo District/Area

North one (1) lot deep from north side of Gen. San Miguel St. ( from Caloocan-Malabon Boundary to P.N.R.-R.O.W.).

South one (1) lot deep from south -side of Gen. San Miguel St. (from north -end of S abalo St. to corner of Torres Bugallon St.)

East one (1) lot deep from East Side of A. Mabini St. (from Caloocan-Malabon Boundary to corner of Gen. San Miguel St./ C-4 Road).

West one (1) lot deep from west side of A. Mabini St. (from Caloocan Cemetery property line to corner of Gen. San Miguel St./ C-R Road).

West one (1) block deep from west side of A. Mabini St. ( from corner of Gen. San Miguel St./C-4 Road to corner of Libis Espina St.

East Torres Bugallon St. ( from corner Gen. San Miguel St./C-4 Road to corner of A. Bato St.)

West General Luna St. (from corner of P. Burgos Extension to Rodriguez St.); one (1) lot deep from west side of A. Mabini St. (from corner of Rodriguez St. to C-3 Road)

East one (1) lot deep from east side of A. Mabini St. (from corner of P. Burgos St. to corner of C-3 Road).

West one (1) lot deep from west side of A. Mabini St. (from corner of Dimasalang St. to Caloocan-Manila Boundary).

East (1) lot deep from east side of A. Mabini St. (from east-end of Dimasalang St. to Caloocan-Manila Boundary).

3.1.2.6 Commercial Strips along J. P. Rizal St., Maypajo District/Area

3.1.2.7 Commercial Strip along Samson Road/C-4 Road at Bonifacio District/Area

3.1.2.8 Commercial Block at Bonifacio District/Area

3.1.2.9 Commercial Block at PNR Property, Victory Liner Compound, and CalaananWest District/Area.

3.1.2.10 Commercial Block at North-side of 10th Avenue (west)

3.1.2.11 Commercial Block at South-side of 10th Avenue (west)

3.1.2.12 Commercial Strip on both sides of P. Burgos St. (from A. Mabini St. to PNR-ROW)

North one (1) lot deep from north side of J.P. Rizal St. (from corner of Marikina St. to corner of A. Mabini St.).

South one (1) lot deep from south side of J.P. Rizal St. ( from west-side property l ine of Maypajo Market to corner of A. Mabini St.)

North one (1) lot deep from north-side of Samson Road/C-4 Road (from west-side property line of PNP Police Headquarters to corner of University Avenue)

South Samson Road/C-4 Road

North Ca loocan-Malabon Boundary

Eas t McAr thur H ighway

W e s t Lapu-Lapu St . ( f rom Caloocan-Malabon Boundary to Ca imi to Road) ; Ca imi to Road ( f rom Univers i ty Avenue to Lapu-lapu St. ) , and Univers i ty Avenue ( f rom Ca imi to Road to Samson Road/C -4 Road)

South S amson Road /C-4 Road

North Samson Road/C-4 Road

East Rizal Avenue Extension (from corner of Samson Road/C-4 Road to 11th Avenue)

West PNR-R.OW north of D.M. Consortium Garage (from PNR R.O.W. to Corner of Heroes del 96 and Gonzales St.), Gonzales St., from east-end of Gonzales St. east-ward to Francisco St., Francisco St. (from Gonzales St. to corner Florencia St.), Florencia St., and 12th Avenue

South 11th Avenue from cor. Florencia St. to corner corner of Rizal Avenue Extension)

North-North West Property lines from west-end of 11 th Avenue westward to south-end of B. Baltazar St., one (1) lot deep from Aglipay St., and one (1) lot deep from 10th Avenue (from corner Aglipay St. to corner M. Hizon St.)

East Rizal Avenue Extension (from corner 11th Avenue to 10th Avenue) South 10th Avenue

N o r t h 1 0 th A v e n u e ( f r o m P N R R . O . W . ) t o P . S e v i l l a S t . f r o m A . d e l M u n d o S t . t o J . T e o d o r o S t . )

E a s t P . S e v i l l a S t . ( f r o m 1 0 t h A v e n u e t o c o r n e r C o r r e g i d o r S t . )

W e s t P N R R O W / A . d e l M u n d o S t . ( f r o m 1 0 th A v e . t o J . T e o d o r o S t . ) S o u t h O n e ( 1 ) b l o c k d e e p f r o m s o u t h -s i d e o f P . B u r g o s S t .-1 0 t h A v e n u e ( C o r r e g i d o r

S t . ) , a n d r e s t o n e ( 1 ) l o t d e e p f r o m s o u t h -s i d e o f P . B u r g o s S t .-1 0 t h A v e n u e ( f r o m P N R -R O W t o P . S e v i l l a S t ) . / 9 t h A v e . ( f r o m A . d e l M u n d o S t . t o J . T e o d o r o S t . )

North One (1) lot deep from North Side of P. Burgos St. ( f rom A. Mabini St. to PNR-ROW).

South One (1) lot deep from South Side of P. Burgos St. ( from A. Mabini St. to PNR-ROW).


26

3.1.2.13 Commercial Blocks at west-side of Rizal Avenue Extension

3.1.2.14 Commercial Strips at both sides of 5th Avenue (East)/C-3 Road

3.1.2.15 Commercial Blocks at East Side of Rizal Avenue Extension, and Our Lady ofGrace /East Grace Park District/Area.

3.1.2.16 Commercial Blocks at South Side of EDSA /C-4 Road

3.1.2.17 Commercial Blocks at North Side of EDSA/C-4 Road

3.1.2.18 Commercial Blocks at Morning Breeze, and East Side of McArthur Highway

3.1.2.19 Commercial Block at Morning Breeze

3.1.2.20 Commercial Blocks at West Side of Dagat-Dagatan Avenue (North-South SpineRoad), and South Side Portion of Lapu-Lapu Avenue, Phase III-E1

North 10 th Avenue (from J. Teodoro St. to Rizal Avenue Extension) East Rizal Avenue Extension from 10 t h Avenue to Caloocan-Manila Boundary

West J. Teodoro St. (from 9 th Avenue to Caloocan -Manila Boundary). South Caloocan - Manila Boundary

N o r t h o n e ( 1 ) l o t d e e p f r o m n o r t h s i d e o f 5th A v e n u e ( E a s t ) / C -3 R o a d ( f r o m P N R R O W t o R i z a l A v e n u e E x t e n s i o n )

S o u t h A l l p r o p e r t y l i n e s a t o n e ( 1 ) l o t d e e p f r o m s o u t h s i d e o f 5th A v e n u e ( E a s t ) / C -3 R o a d ( f r o m P N R R O W t o R i z a l A v e n u e E x t e n s i o n )

North- North East Bustamante St., Macabagdal St. (from 2nd St. to B. Serrano and 6th St.), and one (1) lot deep from east side of 6th St. (from Macabagdal St. to 10th Avenue).

South-South East One (1) block deep B. Serrano, One (1) block deep 10th Avenue, 2nd St., Maria Clara St., 7th Avenue, B. Serrano St. (7th to C-3 Road) and La Loma Wall

West Rizal Avenue Extension

North EDSA / C-4 Road East Caloocan-Quezon City Boundary

West Rizal Avenue Extension (from Bustamante St. to EDSA / C-4) South Bustamante St., Macabagdal St., and J. Mariano St.

Nor th o n e ( 1 ) l o t d e e p f r o m n o r t h s i d e o f E D S A / C -4 S o u t h E D S A . / C -4 R o a d

E a s t C a l o o c a n -Q u e z o n C i t y B o u n d a r y

W e s t E a s t S i d e p r o p e r t y l i n e o f M a n i l a C e n t r a l U n i v e r s i t y C o m p o u n d

North Ca loocan -Ma labon Boundary

E a s t Genera l S imon S t . W e s t McAr thur H ighway

South E D S A / C - 4 R o a d


27

Nor th T i r a d p a s E x t e n s i o n E a s t G e n . T i n i o S t .

W e s t A l l p r o p e r t y l i n e s a t o n e ( 1 ) l o t d e e p f r o m w e s t s i d e o f A s u n c i o n S t .

S o u t h L o r e t o R o a d

North -Nor th East Dagat-Dagatan Avenue ( f rom Lapu-Lapu Avenue to Langaray St.) South -South West One (1) lot deep from west side of Dagat-Dagatan Avenue (from Lapu-Lapu

Avenue to Langaray St.), and one (1) lot deep from South Side of Lapu-Lapu Avenue ( from Dagat-Dagatan Avenue to Caloocan-Malabon Boundary).

3.1.2.21 Commercial Block at South Side of C-4 Road, Dagat-Dagatan Development Project

3.1.2.22 Commercial Block at Area 3, Phase III-C Commercial

3.1.2.23 Commercial Block at East Side of Dagat-Dagatan Avenue, Phase III-C andPhase III-D

3.1.2.24 Commercial Block at North Side of C-3 Road, Phase III-C

3.1.2.25 Commercial Block at South Side of C-3 Road, Phase III-D

3.1.2.26 Commercial Block at East Side of A. Mabini St., Sampalukan District/Area

3.1.2.27 Commercial Block at West Side of Dagat-Dagatan Avenue, Phase III-E1

3.1.2.28 Commercial Blocks at East Side of Dagat-Dagatan Avenue (North-South Spine Road), Phase III-F1 and Phase III-F2

North Langaray St . ( f rom Padas Al ley to Dagat-Dagatan Avenue)

Eas t Dagatan-Dagatan Avenue ( f rom Langaray St . to Tanigue St. ) W e s t Padas Al ley ( f rom Langaray St . to Tanigue St . )

South Tanigue St . ( f rom Padas Al ley to Dagat-Dagatan Avenue)

North -Nor th W e s t

Tanigue St . ( f rom Navotas River to Dagat-Daga tan Avenue)

Eas t Daga t-Dagatan Avenue ( f rom Tan igue S t . to C -3 Road )

South C -3 Road ( f rom Navotas River to Dagat- Dagatan Avenue)

East Talimusak St. (from Tanigue St. to Tilapia St.), One (1) block deep from East Side of Dagat-Dagatan Avenue (from Taksay St. to Torsil lo St.)

West Dagat-Dagatan Avenue (from Tanigue St. to Torsil lo St.)

North Tilapia St.

East Talakitok St. (from Tilapia St. C-3 Road)

West Dagat-Dagatan Avenue (from Tilapia St. to C-3 Road) South C-3 Road (from Dagata -Dagatan Avenue to Tilapia St.)

North C-3 Road (from Dagat-Dagatan Avenue to DDDP Project Boundary)

East San Diego St. West Dagat-Dagatan Avenue (from C-3 Road to Taksay St.)

South Taksay St., and rest all one (1) block deep from South Side of C-3 Road

North :C-3 Road ( f rom A. Mabin i St . to PNR ROW) East PNR ROW ( f rom C-3 Road to a point perpendicular to east end of Dimasalang St.

and south end of C. Name St . )

Wes t :A. Mabini St. ( f rom C -3 Road to Dimasalang St . ) South :Imaginary lateral l ine from east end of Dimasalang St. eastward to PNR ROW


28

N o r t h C -4 R o a d ( f r o m D a g a t-D a g a t a n A v e n u e t o Saba lo St.)

Sou th Samara l S t . ( f r om Sa r imbu rao S t . t o Daga t-D a g a t a n S t . ), Sapsap A l ley .

North - Nor th Eas t One (1 ) b lock deep f rom Eas t S ide o f Daga t -Daga tan Avenue ( f rom Tan igue S t . to Ca loocan- Ma labon Boundary .

W e s t Daga t- D a g a t a n A v e n u e

S o u t h Tan igue St .

North one (1) lot deep from North Side of Tulingan St., and NHA Reserve

South one (1) lot deep from North Side of Tulingan St.


29

3.1.2.29 Commercial Strips at both side of Tulingan St. Phase III-F1 and Phase IIIC

3.1.2.30 Commercial Block on whole Estate at West Side of North Diversion Road

3.1.3 INDUSTRIAL LAND USEPLAN

Lands classified for industrial use include allareas with building and ground engaged in productmanufacturing and processing. However, the planintends to incapacitate increases and dispersegrowths of highly pollutive and hazardous industriesfrom within the City’s hub. This type of industrieslike canning, tannery, chemical manufacturing, andmetal and glass smelting ultimately contributeunmanageable amount of pollution to both air andwater environment.

The plan also aims to provide space for lightindustries with large labor absorption capacity atthe most suitable location — near dwelling placesand transit points. This scheme expects to shortenhome to work trips, decreases level of trafficcongestion, and increases savings rate from travelexpense, time, and other potential social cost.Areas predominantly industrial in character and withadequate collector and distributor road networksystem, similarly within the inner hub of GracePark area, are classified under industrial use.

Existing industrial blocks within the Dagat-Dagatan area are also classified under industrialuse. These establishments found near seaports,and consist mainly of warehouses, are suitablelocations for trading of industrial parts and processgoods and products.

The recommended strategy to improve growthof industrial block, is to provide these areas withappropriate infrastructure support facilities likeproperly designed roads and drainage and areasewage treatment plants. The plan shall alsoadvance roadside greening and setting up trafficmanagement system including putting traffic cellsbetween industrial blocks.

The design scheme of proposed industrial landuse plan increases the total existing industrial landarea from 219 to 333 hectares or an essential 52%growth.

North -North West Easement Lines and crit ical slopes of Tullahan River

East North Diversion Road (from Victoneta Avenue to Caloocan-Valenzuela Boundary).

South-South West Caloocan-Malabon Boundary

The following areas are classified under industrial use.


3.1.3.1 Industrial Block at Phase III-F2 Dagat-Dagatan Development Project

3.1.3.2 Industrial Block at Area 1, Phase III-D

3.1.3.3 Industrial Block at West Side of A. Mabini St., Sampalukan District/Area

3.1.3.4 Industrial Block at Grace Park (1st to 5th Avenue - West) and Barrio Obrero, District Area

3.1.3.5 Industrial Block at Grace Park (5th to 9th Avenue - West), District/Area

3.1.3.6 Industrial Block at Morning Breeze Industrial Subdivision

3.1.3.7 Industrial Block at East Calaanan and East Grace Park

3.1.3.8 Industrial Block at East of Maysilo Estate, Baesa.

North All south side property l ines at one (1) lot deep from south side of 5th Avenue (west)/C -3 Road

East J. Teodoro St. (from 5 th Avenue to Caloocan-Manila Boundary

South -South West

PNR ROW (from 5 th Avenue to west end of 3 rd Avenue), Imaginary lateral l ine from west end of 3r d Avenue westward to PNR ROW, 3 r d Avenue (from west end to P. Sevilla St.), P. Sevilla St.(from 3r d Avenue to 2nd Avenue), C. Cordero St. (2 nd Avenue to Caloocan-Manila Boundary).

North 9 th Avenue (from D. Aquino St. to J. Teodoro St.)

East J. Teodoro St. (from 9 th Avenue to one (1) lot deep from 5 th Avenue) West D. Aquino St. (from 9 t h Avenue to 5 t h Avenue)

North C -3 Road ( f rom A. Mabin i St . to PNR ROW)

East A. Mabini St. (from C -3 Road to Marcela St.)

W e s t Si langanan St. and rest at one (1) block deep from west side of A. Mabini St. ( f rom C-3 Road to Marcela St.)

South Marcela St. (from Silanganan St. to A. Mabini St.)

North Samaral St. (from Sarimburao St. to Sabalo St.)

East Sabalo St . ( f rom Samaral St . to Lapu-Lapu Avenue)

South -South W e s t

Sarimburao St. , Sapsap St. , Lapu-Lapu Avenue (from Sapsap St. to Sabalo St.)

North C-3 Road (from Navotas River to Daga-Dagatan Avenue)

East Dagat-Dagatan Avenue (from C -3 Road to Torsil lo St.) South -South Wes t

Estero de Maypajo, Torsil lo St. (from Estero de Maypajo to Dagat-Dagatan Avenue)

North Northeast

Zapote Road from Gen. Tinio to Malolos Avenue Malolos Avenue from Gen. Malvar to G. De Jesus Progreso from G. De Jesus to Pag-asa

South All properties lot deep of the North -side of EDSA from Gen. Tinio to Caloocan-Quezon City Boundary

East Caloocan - Quezon City Boundary

Wes t Gen. Tinio from lot deep of EDSA to Zapote Road

North Macabagdal South 12th Avenue

East Caloocan - Quezon City Boundary Wes t A. Cruz St.

North North West Tullahan River North North East Properties on the west side of NPC Power lines

South Tullahan Road (Tandang Sora Avenue)

North North West

Tullahan River

South Properties on the North-side of Eternal Garden Memorial Park

West Properties on the East Side of the North Diversion Road

North J. P. Ramoy

South South W e s t

Al l propert ies on the East Side of NPC Power l ines

South South East

Caloocan - Quezon Ci ty Boundary

North Properties on the boundary of Eternal Garden Memorial Park

South Caloocan - Quezon City Boundary

East Caloocan - Quezon City Boundary West Tangke Road

3.1.3.9 Industrial Block at Bo. Talipapa East Area

1.1.3.10 Industrial Block at Bo. Talipapa West Area

3.1.3.11 Industrial Block at Baesa South Area

3.1.4 UTILITIES LAND USE PLANThe utilities land use plan classifies existing

transportation and utility areas, devoted to use oftransportation (for example, terminals, train yards,depot and maintenance facilities, among others),telecommunication, water supply, sewagetreatment and other facilities into ‘utilities’ use.

Some environmentally critical areas and areasfor future sewerage projects are included in theplanned coverage of ‘utilities’ area. These are oldgarbage dumpsite within NHA reserve plot and inadjoining private lots, and a slum communitylocated at an MWSS property. The old garbagedumpsite is planned to contain a degassing facilitythat will avert any risk of future methane explosion,while the MWSS property is intended for installationof a sewage treatment project.

Right of ways of NAPOCOR power lines arealso classified under ‘utilities’ use. Since the existingutility power lines and towers have the potential togenerate electro-magnetic field (EMF) on theground, the area is not suitable for any other urbanuse. However, appropriate vegetation can be appliedin the area, to also serve as supplementaryenvironmental protection measure.

The program of proposed land use plan increasethe total existing industrial land area from 43 to 63hectares or an essential 47 % increase.


31

The following areas are classified under ‘utilities’use.

3.1.4.1 MWSS Septage Treatment Area,Dagat-Dagatan Phase III-D

3.1.4.2 Private Lots - former Open WasteDumping Site, Lakas ng Mahirap.

3.1.4.3 PNR Right-of-Way from Caloocan-Malabon Boundary toCaloocan-Manila Boundary

3.1.4.4 NPC Right of way from Caloocan-Valenzuela boundary to Caloocan-Quezon City boundary

3.1.4.5 Manila Electric Company PowerSub-station, 9th Avenue East

3.1.4.6 MWSS Pumping Station andReservoir – Corner 7th Avenueand del Mundo St.

3.1.5 CEMETERY LAND USEPLAN

Future burial grounds are one the most critical landuse decision in Caloocan City. Although some ofthe cadavers within Caloocan City are buried incemeteries outside the City, still the remainingnumber of deaths does not have an equal numberwith future burial grounds needed.

There are only three (3) cemeteries present inSouth Caloocan City. Sangandaan cemetery isgovernment owned and needs extensiveimprovement and rehabilitation, while La Loma andEternal Garden Memorial Park are privately owned,in good condition, but cant serve future burial needsfor the next twenty-(20) years. Cemeteries furtherreduces its land area when part of La LomaCemetery was covered by C-3 Road project. Underthis condition, the plan is constrained to classifyonly existing burial places.

Alternative plan to mitigate the gaps betweendeaths and burial space, is the installation ofcrematorium, particularly within public cemetery.This step can also generate additional revenue forthe City Government.

The provision of proposed cemetery land useplan in time slightly increases the total land areaof existing burial sites from 65 to 67 hectares or a3.30 % additional space .

3.1.6 INSTITUTIONAL LAND USEPLAN

Institutional land use plan intends to classifyexisting areas characterized by its function toprovide educational, welfare, protective, and otherbasic urban services. These are plots containingschools, health and medical institutions, churchesand government building(s), among others. Thespace for future schools and public halls andbuildings (for example convention areas, barangayhalls, and police boxes) are found as a critical landuse problem. It is for this reason that land usemanagement policies intends to keep current useof all pubic schools, and government ownedfacilities. However, about a total of 17 hectares ofsmall institutional areas (such as clinics, smallhospitals), and institutional blocks at Dagat-Dagatan Development Projects, that were converted

to other uses, are not included in the proposedinstitutional land use plan. Only institutions coveringlarge tracts of land that include areas with largechurch buildings, universities, hospitals, police andfire headquarters, and all public schools shall fallunder institutional use.

The use of public school for other publicactivities can also serve as an alternative land usemanagement strategy. Public school buildingsparticularly classrooms and play courts can beused after school hour for public assembly by othergovernment (for instance a Barangay council),private or socio-civic organizations. The use ofschool facilities can also serve as other means ofrevenue generation if rented to businessorganizations handling usual business meetings.However, the City Government should deviceprogram to design and develop classrooms andplaycourts that are convertible to functional andaesthetically acceptable assembly spaces.

The remaining areas planned under institutionaluse reduces in land area from 60 to 57 hectares oran unavoidable 17% decrease. Those remainingsmall parcels under institutional use are convertedto other uses that are predominantly enfolding thesaid estates.

The following areas are classified underinstitutional use.

3.1.6.1 Areas occupied by schoolsnamely:

• Bagong Barrio Elementary School• Bonifacio Elementary School• Caloocan Elementary School• Caloocan High School• Cecilio Apostol Elementary School• Grace Park Elementary School• Kasarinlan Elementary School• Kaunlaran Elementary School• La Consolacion Academy• Macario B. Asistio, Sr. High School• Manila Central University• Maria Clara Elementary School• Maypajo Elementary School• Morning Breeze Elementary School• Notre Dame of Manila• Our Lady of Grace Academy• Sampalukan Elementary School• Tandang Sora Elementary School• University of the East


32

3.1.6.2 Area occupied by a hospitalnamely:

• PNR Hospital• Caloocan General Hospital

3.1.6.3 Areas occupied by religiousinstitution namely:

• Blessed Lorenzo Ruiz Center• Our Lady of Grace Parish Church•Sacred Heart Parish Church•San Roque Parish Church

3.1.6.4 Areas occupied with protectiveand adjudicatory institutionnamely:

• Caloocan City Jail• Caloocan City Police Headquarter• Central Fire Station• Central Post Office• Dagat-Dagatan PNP Detachment• Maypajo Fire Station• PNP - Northern Police District Command Head quarter

3.1.6.5 Areas occupied by nationalgovernment agencies namely:

• Bagong Barrio NHA Field Office• Division Office

3.1.7 OPEN SPACE LAND USEPLAN

Open spaces for parks and recreation are areasprincipally designed for amusement and formaintenance of a community’s ecological balance.These are usually designated public parks andplazas and open spaces within subdivisions.Maintaining open space in South Caloocan City isthe most critical land use management problem inSouth Caloocan. Since the area is highly urbanizedfor a long period without any significant expanse ofgreen, acquiring new open space is almostunfeasible. The land use plan however intends toutilize easements of riverbanks such as alongTullahan River to develop into linear parks or urbanforest. This measure could also be a means ofprotecting the environment, similarly to preserve andstabilize riverbanks and eventually prevent massivesoil erosion and river siltation. The plan also

expects to categorize small number of existingparks and playgrounds, plazas and play courtsunder open space use.

The plan for these reasons increases the landarea of open spaces from a meager 1.28 to 29.09hectares or twenty three times larger.

Areas covered under open space use are thefollowing:

3.1.7.1 All existing public parks namely:

• Plaza Rizal• Barrio Galino Park• Gregoria de Jesus Plaza

3.1.7.2 All existing subdivision openspaces at U.E. Subdivision,Morning Breeze Subdivision,and all pocket parks and openspace in Dagat-DagatanDevelopment Project andBagong Barrio DevelopmentProject.

3.1.7.3 Easements at riverbank ofTullahan River and proposed openspace adjacent to the site ofIntegrated Bus Terminal Complex.


33

3.2 NORTH CALOOCAN CITY

TABLE 10: EXISTING AND PROPOSED LAND USE DISTRIBUTION OF NORTH CALOOCANCITY

3.2.1 RESIDENTIAL LAND USEPLAN

Proposed residential areas in North Caloocan Cityare mostly existing housing subdivisions and vacantareas suitable for residential use. Some presentresidential subdivisions located in proposed urbancenters is classified under commercial andindustrial uses. However, those converted to non-residential uses shall continue to dwell or changedin use into higher intensity mixed-use such asresidential-commercial or to small-scale cottageindustry.

Strategies on promoting urban growth withinresidential plots includes providing subdivisions withroad links or a viable collector and distributor roadnetwork system. The plan also intends to installplayground facilities and landscapes to existingopen spaces.

Residential land use plan in North Caloocan Cityexpect to slightly decrease the total residential landarea from 2597 to2387 hectares or an 8% decline.(see Map 7-A & Map 7-B)

The following areas are designated for residential use.

3.2.1.1 Residential Blocks and Subdivisions at Bagumbong District/Area

1.2.1.2 Residential Blocks and Subdivisions at Camarin District/South Area

Northeast Congressional Road

Northwest NPC Right of way South Diamante St.

Caloocan-Quezon City boundary East Kulyawan St.

Urduja Village Wes t Golden Shower St.

One lot deep along the west side of Redwood St.

North

Susano Road from Zabarte Road to lot deep on Sanran St. Ilang-Ilang

South Ma. Luisa Subdivision

East One lot deep on Santan St. & Almar Subdivision West Zabarte Road


34

Land Area % Share Land Area % ShareResidential 2,597.10 65.4% 2,387.32 60.1% (209.78) -8.1%Commercial 47.72 1.2% 307.66 7.7% 259.94 544.7%Industrial 171.45 4.3% 683.03 17.2% 511.59 298.4%Institutional 64.97 1.6% 73.95 1.9% 8.98 13.8%Utilities 57.70 1.5% 81.78 2.1% 24.08 41.7%Agro-Industrial 9.78 0.2% - 0.0% (9.78) -100.0%Cemetery 30.34 0.8% 32.35 0.8% 2.00 6.6%Parks & Recreation 9.77 0.2% 125.90 3.2% 116.12 1188.1%Open Space - 0.0% 125.08 3.1% 125.08 0.0%Vacant Land 982.07 24.7% - 0.0% (982.07) -100.0%PLAND - 0.0% 153.84 3.9% 153.84 0.0%TOTAL 3,970.90 100.0% 3,970.90 100.0% 0.00

% Increase

DifferenceLand Use


Survey


2003 Revisions

3.2.1.3 Residential Blocks and Subdivisions at Camarin District/North Area

3.2.1.4 Residential Blocks and Subdivisions at Bagumbong District/North Area

3.2.1.5 Residential Blocks and Subdivisions at Bagumbong District/South Area

3.2.1.6 Residential Blocks and Subdivisions at Camarin District/South West Area

3.2.1.7 Residential Blocks and Subdivisions at Pangarap Village

Northwest Proposed Circumferential Road

South Franville Subdivision

East All properties along the west side of NPC Power lines

North Al l propert ies along the south boundary of BSRP Phase II I – B South Ilang-Ilang St.

East Al l propert ies along the west side of BSRP Phase V -B Wes t Camarin Road

North Bagong Si lang Phase X and Caloocan –Meycauayan boundary

South Vista Verde Subdivision, I-1 and Caloocan –Quezon City boundary East Bagong Si lang Phase IV, creek, Susano road and C-2

Wes t Caloocan - Meycauayan boundary and Caloocan –Valenzuela boundary

North Lapu-Lapu St., I-2, Susano Road and Creek

South Caloocan - Quezon City boundary East Zapote Road and creek

Wes t Kalantiao and Pugo

North Tala Estate

South Engr. V. Garcia St. East Proposed Circumferential Road

Wes t Area occupied by Cefels Park 3 Subd

3.2.1.8 Residential Blocks at BagongSilang Resettlement Project

3.2.1.9 Residential Blocks at TalaLeprosarium DevelopmentProject

3.2.1.10 Residential Blocks at Malaria/Barracks Development Project

3.2.2 COMMERCIAL LAND USEExisting commercial land in North Caloocan

City covers small tracts with establishmentsinvolved in trade and services. The absolute lack ofsufficient space for shopping centers, food shops,wet and dry market, office spaces among others,prompted the formulation of a dynamic commercialland use plan in North Caloocan City. The planintends to promote growth of a business andfinancial center within various urban sub-centers,in a major scale within twenty to twenty five year

periods. The strategic objective of this move is toenhance capital investment on labor-intensive andcommercial-based land using activities, in order tosupport local community on their daily livingrequirements. These planned business districtsshall provide shopping amenities, several workplaces, and urban comforts that are nearest todwelling spaces and transit points.

Proposed locations of commercial area, arewithin the center of North Caloocan City particularlyCamarin area, and on different identified growthpoints throughout the jurisdiction. Few residentialareas located within the growth centers areclassified under commercial use. However,particular residential areas through the land useplan, are expected to transform in other uses underfree market condition, for pursuing decades. Thelocation is found suitable for mixed-use activities,based on identified potentials such as the proximityof the area to major residential areas, the observedrapid growth of business establishments, and theavailability of sufficient road network system.


The land use policy direction for commercialareas in North Caloocan City is to provideinfrastructure support facilities on strategic locationsparticularly in growth centers. The support serviceswill focus on road and sidewalk improvements,installation of traffic management devices, trafficre-routing schemes, among others.

The design scheme of commercial land useplan expects an increase in the total commercialspace from a considerable 48 to a large 308hectares or 16 times larger planned increase.

The following areas are planned undercommercial land use.

3.2.2.1 Area occupied by the ProposedGOTESCO Commercial Center atBagumbong Road- EvergreenSubdivision

3.2.2.2 All Commercial Blocks at BagongSilang Resettlement Project

3.2.2.3 Commercial Block at QuirinoHighway-Acacia RoadIntersection bounded byCaloocan-Bulacan Boundary,Cefel’s Park Subdivision,Apitong Road & Eng. V. Garcia St.

3.2.2.4 Commercial Block at Camarin(Susano)-Deparo RoadIntersection bounded by AmparoNovaville, Rainbow Village 5, andother subdivisions adjacent withthe Intersection.

3.2.2.5 Commercial Block North of Urduja Village

3.2.2.6 Commercial Block at Bagumbong Area

3.2.2.7 Commercial Block at Camarin-Zabarte Road Area near Almar Subdivision

3.2.2.8 Commercial Block at Brixtoneville, Camarin

3.2.2.9 Commercial Block at Camarin Area ‘A’, ‘B’ and ‘C’

North Mobolo St. , NPC Right of Way and Vi l la Angel ica South Lapu-Lapu St.

East Merry Homes Subdivision I I-B Wes t Congressional Road

Northeast CD Village

Northwest Ma. Luisa Subdivision Southwest Proposed Circumferential Road

North Susano Road from Zabarte Road to lot deep on Santan St. South Ilang-I lang and Ma. Luisa Subdivision

East Lot deep on Santan St. and Almar Subdivision Wes t Zabarte Road

North and Northwest

Proposed Circumferential Road

South Franville Subdivision

East NPC Right of way

North Proposed Circumferential Road South and Southwest

Ilang-Ilang

East Phase V-B boundary

Wes t Camarin Road


36

3.2.2.10 Commercial Block at Sampalukan Road-San Vicente Subd. Area, CamarinNorth Proposed Circumferential Road South and Southwest

Ilang-Ilang

East Phase V-B boundary

Wes t Camarin Road

3.2.2.11 NHA Commercial Site, Pkg. 3Phase II Bagong Silang

3.2.2.12 NHA Commercial Site, Phase XBagong Silang

3.2.3 INDUSTRIAL USEThe industrial land use plan in North Caloocan

City aims to enhance local capital investment onlabor-intensive land using activities. The absolutelack of urban center where commerce and industrysettles drives the industrial land use policy toadvance substantial reclassification of urban landsfrom residential to industrial.

The plan also aims to provide space for lightindustries with large labor absorption capacity atthe most suitable location, near dwelling placesand transit points. This scheme expects to shortenhome to work trips, decreases level of trafficcongestion, and increases savings rate from travelexpense, time, and other potential social cost.Areas predominantly residential in character withadequate collector and distributor road networksystem, but within identified growth centers areclassified under industrial use. Notwithstanding,

these residential areas, with appropriate incentives,are expected to transform themselves to other usesunder current and future market condition.

The land use plan also intends to protect publichealth and safety of the residents affected by theshifting of local land use policies. Any futureindustrial projects over existing residential areasshall be partly controlled and approved by theresidents themselves. To add, the plan limits theintensity of use to light industries or small-scalemanufacturing and processing enterprises.

Another objective of the plan is to protect alllocally designated environmentally critical areassuch as rivers and riverbanks, areas with criticalslope, and parks and opens spaces, from pollutiveland using activities. Establishment of industrieslike canning, tannery, chemical manufacturing,metal and glass smelting, and other highly pollutiveand hazardous industries are restricted accordinglyto the plan.

The proposed industrial land use plan shallincrease the total existing industrial land area from171 to 683 hectares or four times larger.

The following areas are classified under industrial use.

3.2.3.1 Industrial Block covering part of Camarin Area ‘D’

3.2.3.2 Industrial Block covering part of Deparo North Area

North Proposed Ci rcumferent ia l Road South Creek Eas t Katmon St . W e s t Zapo te Road

N o r t h P r o p o s e d C -6 R o a d Sou th C a l o o c a n - V a l e n z u e l a B o u n d a r y E a s t N P C R i g h t-O f-W a y W e s t C a l o o c a n - V a l e n z u e l a B o u n d a r y


37

3.2.3.3 Industrial Block covering part of Llano North Area

3.2.3.4 Industrial Block covering part of Llano South Area

3.2.3.5 Industrial Block covering part of Bagumbong North East Area and Camarin Area‘A’

3.2.3.6 Industrial Block covering part of Camarin Area ‘C’

3.2.3.7 Industrial Block covering part of Camarin Area ‘C’

North east L lano Road North west NPC Power l ines South Proposed C - 6 R o a d

Northeast Creek

Southeast Proposed Circumferential Road Southwest Llano Road

North All properties along the south boundary of Franvil le Subd.

Southeast Properties along the west side boundary of NPC Power lines Southwest Creek

North Ilang-Ilang St. South Susano Road East Zapote Road

Northwest Properties along the east boundary of NPC power lines

North Proposed Circumferent ial Road

South Creek

East Katmon St.

W e s t Zapote Road

3.2.3.8 Area bounded by Llano Road,creek and Sto. Tomas Village

3.2.3.9 Area occupied by Victoria wave Ltd.Property

3.2.3.10 Area occupied by NHA IndustrialArea, Phase IX BSRP

3.2.4 INSTITUTIONAL LAND USEPLAN

The institutional land use plan intends todeclare and preserve existing institutional landsaccording to current use. One land use relatedproblem identified under socio-economic studies,is the deficiency of school facilities and schoolgrounds for the next decade. All public schoolcompounds, for this reason, will remain underinstitutional area.

The land use plan also covers the classificationof other national government properties intoinstitutional use. The largest governmentinstitutional area identified within North CaloocanCity, having a total land area of 130 hectares isTala Leprosarium,. Nonetheless, current legislationdeclares large portion of the property as alienableand disposable. This Act reduces the Leprosariuminto ten (10) hectares.

Institutional land use plan expects to increaseand maintain institutional land area to 74 hectares

from its current land area of 65 hectares.

The following areas are classified under institutional

use.

3.2.4.1 Tala Leprosarium

3.2.4.2 Civic Center & DSWD Property

3.2.4.3 National Center for Mental Health

3.2.4.4 All public school Compound


38

3.2.5 CEMETERYThe need for cemeteries like in South Caloocan

is one of the most critical land use decisions inNorth Caloocan City. The projected number ofdeaths in the area does not have an equal numberof available burial grounds.

There are only four (4) cemeteries present inNorth Caloocan City. Bagbaguin cemetery and Tala-Bagong Silang cemetery are government owned andunder critical density on burial space, while others,Forest Park and Serenity Memorial Park areprivately owned, under good condition, but cannotserve future burial needs for the next twenty (20)years. An alternative plan to mitigate the gapbetween deaths and burial space, is the installationof crematorium, particularly within the publiccemetery. This step can also generate additionalrevenue for the city government. Another schemeis to develop an additional burial park within TalaLeprosarium Development Project.

The provision of proposed cemetery land useplan in time increases the total land area of existingburial sites from 30 to 32 hectares or a 6.60 %space expansion.

3.2.6 OPEN SPACE LAND USEPLAN

Development of open space in North CaloocanCity is another critical land use policy decisionsin North Caloocan City. The availability ofurbanizable vacant lands in North Caloocan Cityserves as opportunities for private developer todevelop urban estates, without consideringexpansion of sufficient space for parks andplayground. In view thereof, the land use planintends to classify every existing subdivision openspace, easements of riverbanks, critical slopingpublic lands into open space or parks andplayground. This measure could also preserve andstabilize riverbanks and prevent massive soil erosionand river siltation.

As part of land use management strategy,LGUs shall refrain from building or installing of anystructure other than park equipment and open playcourts, on every declared open space.

The land use plan shall increase open spacefrom 10 to 251 hectares or 2410% larger.

Areas covered under open space use are thefollowing:

3.2.6.1 Area bounded by Marilao – IpoRiver, Quirino Hi-Way & CefelsPark Subdivision

3.2.6.2 Area occupied by Gubat sa CiudadResort

3.2.6.3 Area occupied by Amparo ParkResort

3.2.6.4 All open spaces within everyresidential and industrialsubdivisions

3.2.6.5 River bank easement at least 3meters and all non-buildable areaalong river with slope 18% andabove

3.2.7 UTILITIESThe utilities land use plan in South Caloocan

City classifies right of ways of NAPOCOR powerlines under ‘utilities’ use. Since the existing utilitypower lines and towers have the potential togenerate electro-magnetic fields (EMF’s) on theground, the area is not suitable to any other urbanuse. However, the plan intends to apply appropriatevegetation in the area, to also serve assupplementary environmental protection measure.

MWSS right-of-way with underground aqueductis also classified under ‘utilities’ use. Above ground,like on NAPOCOR R.O.W., appropriate vegetationshall apply to protect the area from illegal settlersand at the same time develop an extensive area foropen space.

The program of proposed land use plan shallincrease the total existing utilities land area from49 to 205 hectares or four (4) times larger.

The following areas are classified under ‘utilities’use.

3.2.7.1 NAPOCOR Right-of-Way

3.2.7.2 MWSS Aqueduct


39

TABLE 11: PROPOSED LAND USE DISTRIBUTION OF SOUTH AND NORTH CALOOCAN CITYJANUARY 2003


40

Land Area % Share Land Area % ShareResidential 3,279.65 61.5% 2,908.06 54.5% (371.60) -11.3%Commercial 249.69 4.7% 607.19 11.4% 357.51 143.2%Industrial 389.97 7.3% 1,016.06 19.1% 626.09 160.5%Institutional 125.19 2.3% 124.17 2.3% (1.01) -0.8%Utilities 100.32 1.9% 144.62 2.7% 44.30 44.2%Agro-Industrial 11.86 0.2% - 0.0% (11.86) -100.0%Cemetery 95.28 1.8% 99.39 1.9% 4.12 4.3%Parks & Recreation 11.06 0.2% 144.98 2.7% 133.93 1211.3%Open Space - 0.0% 135.08 2.5% 135.08 0.0%Vacant Land 1,070.39 20.1% - 0.0% (1,070.39) -100.0%PLAND - 0.0% 153.84 2.9% 153.84 0.0%TOTAL 5,333.40 100.0% 5,333.40 100.0% (0.00)

% IncreaseLand Use


Survey


2003 RevisionsDifference

TABLE 12 : PROPOSED AGGREGATED LAND USE DISTRIBUTION OF CALOOCAN CITYJANUARY 2003

Land Area % Share Land Area % ShareResidential 520.73 38.2% 2,387.32 60.1% 2,908.06 54.5%Commercial 299.54 22.0% 307.66 7.7% 607.19 11.4%Industrial 333.03 24.4% 683.03 17.2% 1,016.06 19.1%Institutional 50.22 3.7% 73.95 1.9% 124.17 2.3%Utilities 62.84 4.6% 81.78 2.1% 144.62 2.7%Agro-Industrial - 0.0% - 0.0% - 0.0%Cemetery 67.05 4.9% 32.35 0.8% 99.39 1.9%Parks & Recreation 19.09 1.4% 125.90 3.2% 144.98 2.7%Open Space 10.00 0.7% 125.08 3.1% 135.08 2.5%Vacant Land - 0.0% - 0.0% - 0.0%PLAND - 0.0% 153.84 3.9% 153.84 2.9%TOTAL 1,362.50 100.0% 3,970.90 100.0% 5,333.40 100.0%

% ShareLand UseSouth Caloocan North Caloocan

Total


41

FIGURE 1 – COLUMN GRAPH OF PROPOSED AND EXISTING LAND USE, SOUTHCALOOCAN CITY 2001 - 2020

0

200

400

600

800

1000

1200

1400

1600

Has

.

PLAND - -

Vacant Land 88.32 -

Open Space - 10

Parks & Recreation 1.28 19.09

Cemetery 64.94 67.05

Agro-Industrial 2.08 -

Utilities 42.62 62.84

Institutional 60.21 50.22

Industrial 218.53 333.03

Commercial 201.97 299.54

Residential 682.55 520.73

Existing Land Use Proposed Land Use

FIGURE 2 - COLUMN GRAPH OF PROPOSED AND EXISTING LAND USE, NORTH CALOOCANCITY 2001 - 2020

1 National Mapping and Resource Information Authority - Japan International Cooperation Agency2 Philippine Atmospheric and Geophysical Administration3 National Statistics Office4 Human Settlement Regulatory Commission


42

0.00

500.00

1000.00

1500.00

2000.00

2500.00

3000.00

3500.00

4000.00

4500.00

Has

.

PLAND - 153.84

Vacant Land 982.07 -

Open Space - 125.08

Parks & Recreation 9.77 125.90

Cemetery 30.34 32.35

Agro-Industrial 9.78 -

Utilities 57.70 81.78

Institutional 64.97 73.95

Industrial 171.45 683.03

Commercial 47.72 307.66

Residential 2597.10 2387.32

Existing Land Area Proposed Land Area

comprehensive land use plan report, city of caloocan (1995-2020)

Documents