general trias clup vol 1 part 2 comp land use plan jj

8/18/2019 General Trias CLUP Vol 1 Part 2 Comp Land Use Plan Jj

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General Trias Comprehensive Land Use Plan (2012-2021)Volume 1 - Part II

The Comprehensive Land Use Plan

1.0 VISION

Over-all Development Direction

The overall direction of the 2012-2021 CLUP is to consider industry and agriculture asmaor economic drivers! "mphasis #as also placed on healthy environment$ peaceand order$ sufficient infrastructure facilities and responsi%le leadership!

The consolidated mission statement focuses on the L&U's commitment to e(ercisegood governance and sustained efforts to ensure sustaina%le development #hileproviding %asic socio-economic services! The L&U in the pursuit of achieving thedesired level of development is also seen to gain its cityhood$ #ith the assumptionsthat the e(pected gro#th in the financial resources and increase in manpo#er structure of the local government #ould ma)e a difference on the development of thelocality and its people! *uch conversion #ill %ring a%out implications in strengthening

the commercial activity and %usiness environment! +t is also e(pected to develophuman resources$ from the ,unicipal dministration to the constituents$ to ena%le themto meet the demands of the community!

..

Vision Statement

&eneral Trias is glo%ally competitive$ a center of sustaina%leeconomic activity in the region #here &od-fearing$ dynamic and

cooperative people live in a safe$ green$ and healthy environment$#ith sufficient and modern infrastructure facilities$ led %y

responsi%le leaders!

Mission Statement

The municipal government in its /uest for cityhood commits toe(ercise good governance$ provide %asic socio-economic services

and ensure sustaina%le development!


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2.0 POLICY DIRECTION AND GOALS

VISION ELEMENTS DESCRIPTORS GENERAL GOALS

People as the *ociety &od fearing$ dynamic andcooperative To develop &entriseos$ to%e more loving$ physicallyand mentally strong andresponsi%le people!

Local "conomy &lo%ally competitive and acenter of sustaina%leeconomic activity in theregion

To promote moderntechnology on cropdiversification that #ouldensure food security in themunicipality!

To sustain farm production

%y protecting the remainingprime agricultural lands!

dynamic and supportive%usiness environment that#ould generate employmentand attract glo%allycompetitive and informationtechnology %ased industries!

To develop tourism as avia%le economic support in

the municipality!*tate of atural"nvironment

*afe$ green and healthy To protect$ conserve andmaintain a clean and healthyenvironment in themunicipality!

Condition of the 3uilt"nvironment

*ufficient and moderninfrastructure facilities

To develop a #ell plannedcommunity #ith completeand modern infrastructurefacilities!

Capacity and 4uality ofLocal Leadership5&overnance

6esponsi%le leaders To develop #ell trainedleaders to effectivelyadminister the promptdelivery of %asic socialservices and concernsto#ards responsivegovernance!

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2.1. PREFERRED DEVELOPMENT THRSTS AND SPATIAL STRATEGY

P!e"e!!e# De$e%o&ment T'!(sts

The %asic development thrusts of the 2012-2021 CLUP remain as follo#s7

*ustained "conomic &ro#th

• 8ocus industrial gro#th into glo%ally competitive$ environment friendly and

information technology %ased industries9

• *trengthen the agriculture sector to at least meet internal food security

re/uirements9 and

• "nhanced historical and leisure-tourism development!

+mproved 4uality of Life

• Provision of ade/uate employment opportunities9

• Development and upgrading of the s)ills and the la%or force9

• Provision of ade/uate social services and facilities9

• Provision of ade/uate infrastructure facilities and services9 and

• +mproved transportation systems!

&uided and ,anaged Land Development

• Optimum land utili:ation and rationali:ed re-classification of lands9• "ffective land management system9

• 6egulated and directed ur%an gro#th9 and

• "nhanced ur%an environment ;ur%an redevelopment$ historic preservation$ etc!<

"nvironmental +ntegrity

• 6ecognition of carrying capacities9 and

• Protected and enhanced natural environment

+nstitutional *trengthening

• *treamlining the %ureaucracy9

• "nhancing net#or)s #ith other agencies$ financial institutions$ %usiness groups$

&Os$ POs and other sta)eholders9 and

• +ncreasing the e(ecutive's and legislature's s)ills in the effective management of

ur%an gro#th$ development planning capa%ilities and mainstreaming disaster ris)reduction and management and climate change adaptation!

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De$e%o&ment St!ate)ies

gricultural and +ndustrial Development

0=yThe municipality of &eneral Trias #ill adopt a strategy that focuses on increasingproductivity in %oth agriculture and industry to achieve economic development! Thiseconomic strategy is %ased on the resources availa%le to the municipality! ttractingindustries through an investor-friendly environment$ high grade infrastructure andfocused promotion remain as a %asic ingredients of the strategy! Protecting primeagricultural lands and supporting agri-%ased enterprises in order to increase farmincome and ensure food self-sufficiency are also primary elements of the strategy! Thisincludes enhancement of agricultural food production and its %y products!*trengthening or improvement of the Dairy Processing Center as agri-%ased enterpriseincludes intensification of mar)et lin)ages and promotion of &eneral Trias agriculturalproducts and its %y products!

This strategy #ill have to accomplish the follo#ing7

• 6eversion of lands previously reclassified and :oned as ur%an uses to

agricultural uses! La# pertaining to this act is in conformity #ith thestated conditions a%out approval of conversion clearance issued %y theD6! +n support$ the L&U may pass a la# supporting the automaticreversion of only reversi%le land %ac) to its agricultural state$ if in casethe o#ner developer failed to present proof to underta)e development#ithin the prescri%ed period$ or #hen the L&U found out that suchreversion #ill %e more economically feasi%le and %eneficial to the localgovernment!

• Discourage Land 3an)ing or %uying Large Tracts of Land for *peculation

There are numerous under-utili:ed industrial and residential su%divisionsand these should %e occupied %efore ne# developments are evenconsidered! The municipal government should impose higher ta(es onidle lands to further discourage land speculation! The implementation of ta( mapping #ill effectively help the identification of the actual landutili:ation thru the Office of ,unicipal griculture$ ssessor's andTreasurer's Office!

• +ntensify gricultural production

The municipality can significantly increase agricultural production %yproviding and improving agricultural support facilities and services! 3yadopting modern farming technologies$ agricultural production could %eincreased #ithout having to add more agricultural land! *trengtheninglin)ages #ith education and training institutions #ould also guaranteethe provision of appropriate )no#ledge and s)ills necessary tocontinuously improve /uality standards!

• Consolidate 3uilt-up reas

Ur%an spra#l on agricultural areas and leapfrog developments should %ediscouraged through consolidation of ur%an activities #ithin defined

ur%an5%uilt-up areas!

• Creation of e# "co:ones in *trategic Locations

ne# site for eco:ones is needed and possi%ly %e esta%lished in areas

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designated as ur%an e(pansion area$ and in places #here residentialand commercial activities are e(pected to e(pand in due time o#ing tothe presence of ade/uate infrastructures supported %y private companiesand national government!

dding a e# &ro#th >u%

The strategy also recognises the commerciali:ation of the 3arangays *antiago$ *an8rancisco$ Pasong Camachile + ?++$ 3uenavista + ? ++ and Pasong @a#ayan + ? ++ asne# centers of activity in the southern half of the municipality!

The emergence of 3arangays Pasong Camachile + ? ++$ specifically the portions alongthe on-going A0 meters #ide dvincula 6oad on *LD3+P open canal going to +mus #ill%e the site of future industries!

The municipality #ill have to loo) for a ne# and %igger area for a government center!Target area is in the property o#ned %y *an ,iguel Properties +nc! ;*,P+< in 3arangay

*an 8rancisco! Other possi%le site #ill %e the area near the designated institutionalarea along dvincula 6oad as alternative site for ne# municipal government offices$since this area is considered as a ne# gro#th node for residential$ industrial$commercial and institutional activities!

Tourism as 3asic *upport to griculture

parallel strategy to further diversify the economic %ase shall %e a program to attracttourists as #ell as visitors from near%y to#ns! This shall %e through an ur%an rene#aland development program focused on positioning &eneral Trias as a prime area for thedevelopment of local restaurants$ hotels$ green farming$ and other related touristfacilities! ttention shall %e given to upgrading the environment anchored on3arangays *an 8rancisco and *antiago along rnaldo >igh#ay and 3arangayPanungyanan as sites for gri-Tourism development!

"sta%lishment of e# +nstitutional rea #ith Central Par) and Playground

+n order to accommodate the additional pu%lic and private service facilities in thecoming years$ ne# institutional area should %e esta%lished! This #ill support the %asicsocial services re/uirement of the community that #ill satisfy the %ac)log for schools$day care centers$ ail$ police su%-station$ evacuation centers$ training center$ childrenand youth holding center$ senior citi:en center$ PBD center and health facilities! narea for institutional development located in 3arangays Pasong Camachile +$ *anuan +$ Pasong @a#ayan ++$ 3uenavista + and avarro has %een defined as the+nstitutional Development rea!

Laying the Long-Term 8rame#or) for Ur%an &ro#th

Transportation proects and land use policies are considered as the %asic frame#or) for ur%an gro#th! The revised CLUP shall provide for the integration of %oth and shall setfor#ard a comprehensive transportation facilities plan to assist land use anddevelopment o%ectives!

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*.0 THE STRCTRE PLAN

To reali:e the to#n's goals and o%ectives$ a selection of the preferred spatial strategyhas to %e considered! The selection of desira%le ur%an form is strongly reliant on the

level of population and physical characteristics as #ell as on the prevailing economicactivities!

The com%ined multi-nodal and grid ur%an form of development #ill %e the spatialstrategy the municipality has to adopt! +n these patterns$ gro#th #ill %e encouraged inhierarchies of ur%an centers$ namely7 primary center and secondary centers$ and thatthe development is evenly distri%uted across the municipality! *ince population tend toconcentrate to#ards these centers$ delivery of social services #ould %e easier! On theother hand$ grid or concentric ur%an development aims to ma(imi:e land use in thePo%lacion to provide more space outside$ redirecting future development in and aroundthe main Po%lacion core e(tending to the adoining %arangays!

The structure plan presents the proposed activities and #here they are to ta)e place inthe ne(t 10 years ;refer to 8igure 21

*.1 A+ti$it, Cente!s

6edevelopment reas

The Po%lacion$ as the historical seat of the municipal government #ill continue to haveimportance as a commercial and cultural center! +ts periphery #ill continue to %e a hu%of commercial and institutional activities!

+ts present condition of narro# roads$ overstrained utilities and congestion$ ho#ever$may #orsen if its future gro#th is not controlled! Part of the redevelopment #ill have toconsider the transfer of the municipal hall and other government offices into onecomple($ prefera%ly in 3arangay *an 8rancisco$ as the first site option!

There are areas #ith successful industrial and commercial developments in %oth thenorthern and southern sections of the municipality! To pursue the municipality'sindustrial development strategy$ areas #here ne# industries may locate should %e

identified! Commercial development is also encouraged to develop alongside industrialareas as long as performance standards are met!

• Teero-3acao+-3acao ++ rea ;C"P "(pansion<

*ince C"P is already one of the most successful industrial :ones in Cavite$ thearea adacent to it could %ecome its e(pansion area! This area also has thepotentials for commercial developments or planned unit developments that couldcomplement the residential su%divisions in @a#it$ oveleta and +mus! Thepresence of the private hospital$ residential development$ minor commercialdevelopment and the proposed 6o%inson's ,all #ould definitely cataly:edevelopment in these gro#th hu%!

• 3uenavista + and 3uenavista ++ rea

The declared economic :ones in these %arangays #ill li)ely spur the futuredevelopment in these areas$ #hich #ould %e dependent on the amount of capital to

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%e infused on the declared economic :ones! Li)e#ise$ the proposedcommerciali:ation of these %arangays #ill give #ay %eing the ne# activity centersmainly due to the proposed CL "(press#ay and dvincula road leading toTan:a #hich #ill cut through these %arangays$ thus$ accelerating ur%ani:ation inthese areas in the near future!

• ,anggahan-*an 8rancisco rea

The ,anggahan-*an 8rancisco rea's industrial and economic gro#th may %eattri%uted to the accessi%ility provided %y &overnor's Drive! Bith numerousresidential su%divisions$ commercial and industrial esta%lishments located in thesearea$ it is li)ely that more developments of this nature #ould locate here! This may%e accomplished through some in-filling in 3arangays ,anggahan$ *an 8rancisco$3iclatan and avalera!

The increase in the num%er of people moving along &overnor's Drive$ &eneralTrias-madeo 6oad and the proposed ne# diversion road that #ill lin) southern

part of &eneral Trias to &overnor's Drive and other neigh%ouring to#ns$ #ouldma)e the area accessi%le and attractive location for commercial and industrialactivities!

,ean#hile$ the proposed CL "(press#ay that #ill pass thru 3arangay *an8rancisco$ intersecting &overnor's Drive #ould directly stimulate economic activitiesin these areas!

• Panungyanan - *antiago F *an 8rancisco rea

The "agle 6idge &olf and Country Clu% occupies part of the 3arangays 3iclatan$ lingaro and Panungyanan and mostly 3arangay avalera! The adoining areas

could easily accommodate leisure and tourism oriented developments to reinforcethe recreational activity offered %y the &olf and Country Clu%!

e# Development reas ;e# &ro#th >u%<

The L&U cataly:e development in this ne# gro#th hu% through an ur%an land useframe#or) geared to create accessi%le green open spaces$ spacious roads$ civicstructures and high-/uality developments!

The ,etro CL Transport Plan has identified t#o ne# roads to improve access%et#een the east and #est sections of the CL su%-region! The ne# east-#est road

#ill run parallel to &overnor's Drive and these proposed main thoroughfares #hich #ill%oth traverse the municipality of &eneral Trias$ are ust part of a proposed transportationsystem that #ill improve the municipality's accessi%ility not ust to the rest of the ,etroCL area %ut also to ,etro ,anila! +t can %e e(pected thatthese proposed roads #ill su%se/uently intensify development in the areas #herethese roads #ill pass!

• The *antiago$ *an 8rancisco$ 3uenavista + ? ++$ Pasong @a#ayan + and ++ as

Commercial reas

The strategy also recogni:es the commerciali:ation of 3arangays *antiago$ *an8rancisco$ 3uenavista +$ ++ and Pasong @a#ayan + and ++ as ne# centers of activity

in the southern half of the municipality! +t is e(pected that the ne# centers of activity #ill get infrastructure support and have different roles to stimulate economicactivity in their respective sectors! The proposed construction of east-#esthigh#ay connecting Tan:a #ith *an Pedro$ #ill cut through these %arangays and*an 8rancisco$ su%se/uently accelerating ur%ani:ation in these areas!

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• 3arangay *an 8rancisco as the e# &overnment Center

The Po%lacion as the historical seat of the municipal government #ill continue tohave importance as the current commercial and cultural center! >o#ever$ lands for institutional use #ill have to %e sourced$ as the municipal hall is getting to %ecro#ded to accommodate most of the offices and the increasing num%er of clientsavailing of pu%lic services! The municipality #ill have to loo) for a ne# area for agovernment center! reas in 3arangay *an 8rancisco could %e e(plored as apossi%le site for ne# municipal government offices$ since this area is consideredas a center of residential$ industrial and commercial activities!

• The Pasong Camachile + and ++ as ne# +ndustrial and Commercial &ro#th rea

The emergence of 3arangays Pasong Camachile + and ++$ specifically the portionsalong rnaldo >ig#ay and Open Canal going to +mus #ill %e the site of futureindustries! These %arangays have also numerous housing su%divisions that couldhouse employees of industry locators in the future!

s to infrastructure facilities$ the proposed construction of the east #est road ise(pected to improve accessi%ility in these areas$ since the proposed Tan:a-,untinlupa >igh#ay east-#est road #ill traverse +n these areas along #ith thee(isting dvincula >igh#ay$ thus$ more commercial development shall %eanticipated!

• The Pasong Camachile + as ne# +nstitutional &ro#th reas

The Pasong Camachile + area #ill %e regarded as an alternate site for the ne#

government center$ aside from the potential site previously identified in 3arangay*an 8rancisco! This #ill %e the area along the dvincula 6oad$ since this area isconsidered as a ne# gro#th node for residential$ commercial$ industrial andinstitutional activities!

• 3arangay Panungyanan-*antiago as e# *ites for gri-Tourism

3arangay Panungyanan #ill %e the chosen site as the gri- tourism area$prefera%ly giving a %oost to the development of flora and fauna diversification%usiness li)e green farming$ landscape5ornamental plants propagation and inlanda/ua farming$ aviaries supported #ith local restaurants$ farm produce stores andresorts! dditionally$ other tourism related activities li)e camp sites$ lo# density

vacation houses #ith minor commercial spaces for local farm produce along thehigh#ay #ill %e encouraged too!

Li)e#ise$ the *antiago-*an 8rancisco area #ill also %ecome an gri-Tourismsite due to its accessi%ility and the presence of Dairy Processing Center in thearea$ thus$ possi%ly ma)ing it as the &eneral Trias lo#land crop product center!,oreover$ the proposed mar)et #ill %e encouraged to %e located in this area inthe ne(t fe# years to ta)e advantage of the e(posure to a gro#ing num%er of travellers utili:ing the rnaldo >igh#ay!

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*.2. Mo$ement S,stems

"(isting ,aor 6oads

• Teero-3acao-oveleta Diversion 6oad

This is an inter-municipal route on the northern portion connecting the area to the%uilt-up and developing coastal municipalities! +t is a potential road for movingpeople and goods from the C"P or other industrial5commercial developments inthe future! Parallel and diversion roads are also proposed to decongest theseareas!

• 6osario-&eneral Trias ational 6oad

This is an inter-municipal route connecting the Po%lacion to the neigh%ouringmunicipality of 6osario #hich need #idening5upgrading of road#ay along 3arangaysPrin:a-.Hth due to increasing traffic volume!

• &eneral Trias-oveleta Provincial 6oad

This is an inter-municipal route connecting the Po%lacion to the Teero-3acao-oveleta Diversion 6oad at oveleta! This #ill provide access to e(pecteddevelopments in 3arangays 3acao + and 3acao++ !

• &eneral Trias-madeo ational 6oad

north-south road originating in the Po%lacion passing thru &overnor's Drive in3arangay ,anggahan and terminating in 3arangay Panungyanan is an inter-andintra-municipal route$ #hich serves as the prime artery from north to south of themunicipality and the lin) to southern municipalities of the province! This roadshould %e upgraded as it provides maor lin)5connection to the t#o activity centers;maor hu% of developments

• rnaldo >igh#ay

This is an inter-municipal route$ #hich could %e upgraded to serve as maor alternatethoroughfare connecting the maor to minor activity centers! dditional streetfeatures such as landmar)s and monuments may %e strategically located to providevisual se/uence along this strip of roads aside from road improvements!

• &overnor's Drive

This road traversing the southern portion of the municipality is a prime east-#estarterial road across ,etro CL$ #hich stretches from 3ian in Laguna to aic inCavite! Development of many industries$ commercial esta%lishments and residentialsu%divisions have located along or near this maor inter-municipal route! Bidening

and road intersection improvements are %est seen on these areas in the ne(t tenyears!

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Proposed ,aor 6oads

• Teero 3y- Pass 6oad

This is a locally initiated road alignment already identified in the previous road plan#hich aims to decongest Teero unction %y constructing a 1G-20 meter %y- passroad %eginning at the %oundary of Teero-*an uan passing via the e(isting H!0meter + road area and ends at 6osario-&eneral Trias near the municipal%oundary!

• ntel 3acao Diversion 6oad

This proposed road #ill provide alternative route to ,anila and the near%ymunicipalities of @a#it$ oveleta and the cities of 3acoor$ +mus and Dasmarias!

dditional %enefits of this route is to provide access for drainage outfall of 3arangay3acao-"P area to 6io &rande 6iver and escape route of the residents to higher level ground during river overflo#! The said road #ill provide lin)age %et#een thecommercial area of ntel Jillage and the C"P #or) force!

• CL "ast-Best 6oad ;Daang >ari 6oad< or Tan:a-,untinlupa 6oads

This is an east-#est arterial road passing the central part of &eneral Trias situated in3arangay Pasong Camachile ++ at the south$ and parallel to the &overnors Drive andTeero-3acao-oveleta Diversion 6oad$ #hich could serve as secondary access toPo%lacion! This road has great significance %ecause it provides direct access to,etro ,anila and shortens travel time considera%ly! *uch accessi%ility ma)es

&eneral Trias a more attractive location for industrial$ commercial and residentialdevelopments! This road #ill provide direct access to proposed CL "(press#ayand L6T "(tension proect once e(tended along guinaldo >igh#ay in +mus!

• Pinagtipunan - *an uan F 3acao - *ta! Clara-avarro-Pasong Camachile Diversion

6oads

This proposed t#o-lane alternate east-#est intra-%arangay route #ill connect rnaldo >igh#ay$ the &eneral Trias-madeo$ &eneral TriasF6osario 6oad and&eneral Trias-oveleta Provincial road avoiding passage through the Po%lacion!This #ould alleviate ur%an traffic in the e(isting %uilt-up area! This ne# artery #ouldopen up and e(tend development opportunities of the Po%lacion activity center to#ards north at 3arangays *ampalucan and *an uan9 and in 3arangay *ta!Clara in the east$ and 3arangay Tapia in the south !

• &overnor's Drive Diversion 6oads

This proposed alternate four-lane road #ill decongest ,anggahan crossing #hich inturn #ould attract investors to fill up vacant availa%le spaces in the area$ as #ell asattract investors to open up ne# :one for development in the south of themunicipality! The road #ill %e divided into four sections and #ill pass thru thee(isting developed areas !

• Pasong @a#ayan ++ - 3uenavista + F *antiago F Pasong Camachile ++ ,unicipal6oad

ne# road alignment connecting the different development in the four %arangays#ill emerge as the ne# catalyst of development in the central part of the

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municipality! This four-lane road alignment #hen connected to Tan:a at 3arangayParadahan #ill serve the people of Tan:a as an alternate route to ,anila via CL"(press#ay and dvincula 6oad! This road #ill provide access to commercialdevelopment along 3arangays 3uenavista +$ *antiago and Pasong Camachile ++ as#ell as industrial developments along 3arangays Pasong Camachile + andPasong Camachile ++!

*.* P!o&ose# Ma-o! S(&&o!t Fa+i%ities

s the population increases due to rapid ur%ani:ation and industriali:ation$ thedemand for housing$ social infrastructure$ recreation and other environmental supportfacilities #ould li)e#ise increase! 8or that reason$ it #ould set more pressure on thelocal government's resources in providing social services and environmental supportfacilities$ to cope #ith the demand and re/uirements of the gro#ing population! Toprovide ade/uate recreation and leisure as #ell as to provide access to homeless&entriseos for decent shelter$ the L&U has identified suita%le lands for sociali:ed

housing development proects to %e situated in 3arangay Pinagtipunan$ ust as par)sdevelopment are proposed in various %arangays! 8urthermore$ for meeting thehealth and sanitation needs$ and to address environmental concerns$ theconstruction of a sanitary landfill and the esta%lishment of centrali:ed se#erage andseptage system and facilities are ta)en into consideration in 3arangay Tapia-PasongCamachile and 3arangay *ta! Clara$ respectively!

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General Trias Comprehensive Land Use Plan (2012-2021)Volume 1 – Part II


.0 THE LAND SE PLAN

.1. Int!o#(+tion

The physical translation of the municipality's vision and aspirations is the land use plan!+t is a representation of the municipality's intent as to #hat its future land use patternshould %e for the planning period! The CLUP has a 10-year planning period$ #hichmeans that it #ill assign the type$ density and intensity of land use for all areas #ithinthe municipality for the years 2012 to 2021! The land use plan consists of the te(t andthe map;s

S&e+i"i+

1! To esta%lish a rational pattern of development that #ill enhance the physicalconnectivity among %arangays$ ur%an centers$ production and employment hu%$distri%ution centers and mar)ets9

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2! To continuously support the development in the industrial areas$ tourism andheritage areas9

A! To regulate the conversion of land %y monitoring the status of conversion andimpose full or partial revocation if there is no development after one ;1< year uponapproval of conversion9

E! To regulate and direct ur%an development to potential gro#th areas9

G! To consolidate and provide fle(i%le groupings of land uses in identified areas that#ould derive the ma(imum development potentials!

.*. Lan# se P%annin) A&&!oa+'Consi#e!ations

.*.1 De$e%o&ment C'a%%en)es

8or the ne(t ten years$ &eneral Trias has to formulate its Land Use Plan consideringthe follo#ing7

• ,anaging the rapid population gro#th rate

• ggressively attract industrial and commercial investments

• 8acilitate the development of the tourism and leisure industry

• Provide ade/uate social services to the increasing population

• ddress the peace and order situation

• Construct ne# roads and transport terminals to facilitate traffic flo# and catalyse

developments

•

"nsure proper environmental management including eco %iodiversityimprovement

• Protect remaining prime agricultural lands and sustain agricultural production

and productivity

• Underta)e an ur%an upgrading programme

• *trengthen L&U capacity in development planning and management

• "nhance and diversify the revenue %ase

• doption of disaster ris) reduction and management 5preparedness and climate

change adaptation

+t is al#ays difficult to agree on the land use that is in the %est interest of the maority!The %est use for a piece of land #ill al#ays %e different depending on #hich vie#pointis ta)en! One of the most common conflicts is a lando#ner's private property rightsversus the government's limitations on the property's utili:ation to protect the safety$health$ and #elfare of the general pu%lic! There are also opposing vie#s #hen applyingdifferent conte(ts of scale!

The earlier land use plan of &eneral Trias #as formulated %ased on traditional land useplanning principles promulgated %y the >ousing and Land Use 6egulatory 3oard;>LU63o#ever$ it #as o%served that many of the developments and changes in useof land #ere unforeseen #hile some provisions for preferred land uses have yet tomateriali:e! The failure to anticipate shifts in land use %rought a%out %y decisions at thenational level$ changing mar)et conditions$ aggressive private sector initiatives$

advances in technology and introduction of development catalysts ;e!g! roads andutilities< sho#s that the conventionalM model of land use planning has not %een veryeffective!

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>ence$ the Comprehensive Land Use Plan for &eneral Trias ;2012-2021< adopts amore fle(i%le system of land use planning #hich departs from the very rigid separationof specific land uses that conventional land use planning advocates! This fle(i%leapproach to land use planning relies on performance criteria and standards todetermine land uses and densities! *ome of the features of this innovative fle(i%leapproach to land use planning are 7

En+o(!a)es Ma!3et4O!iente# De$e%o&ment

8le(i%le land use planning systems #ith its performance standards should %eresponsive enough to changing mar)et demands and are a%le to adapt to these ever-changing mar)et re/uirements! Performance standards avoid e(clusion of certain usesfrom a development area or :one! They allo# consideration of ne# uses$ ne# mi(turesof uses and a variety of locations and site designs for uses #ithout compromisingcompati%ility! This fle(i%ility saves property o#ners the trou%le of applying for variances

or reclassification of their lands into other uses that they #ould have to go through inconventional :oning! 8le(i%le :oning also allo#s land developers more latitude toe(plore comple( proects$ innovative designs and %uilding on difficult sites!

Im&!o$es t'e O$e!4a%% 5(a%it, o" t'e Nat(!a% an# 6(i%t En$i!onment

Part of the rationale for future ur%an development is the protection of environmentalresources! reas #ithin the municipality #ill %e delineated %ased on the potentials andlimitations of the land and the intensity of development allo#ed #ill %e prescri%ed!atural resources li)e productive agricultural lands and river systems have to %eprotected at all costs! ,oreover$ lands that are considered environmentally critical

;e!g! flood prone$ unsta%le plains$ steep slopes< should have some controls in terms of development!

"nforcing the land use plan for &eneral Trias #ill also have %uilt-in systems for the localgovernment to evaluate proposed developments and to monitor their compliance! *incemost of the e(pected developments #ill %e initiated %y the private sector$ there should%e high standards on site planning and architectural design that #ill also %e used toresolve land use conflicts! 8or instance$ standards and criteria #ill re/uire the provisionof %uffers in the form of open spaces or par)s to offset the incongruity of land uses!Thus$ introducing a deviant land use in a developed area #ill only mean that theenvironment #ill %e enhanced #ith the provision of open space %uffers!

Proect proponents of ne# developments #ill have to su%mit detailed site and %uildingplans for revie# %y :oning administrator and pu%lic officials! 6ecommendations for modifications are made after the proect evaluation!

11A


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. Lan# Deman# S(&&%, Ana%,sis

+ncremental Demand "stimate

+ncremental estimates for ur%an land demand sho# a figure of a%out H$.0G!KA hectares!

6efer to Ta%le H2!

Ta/%e 72 In+!ementa% !/an Lan# Deman# Estimates

!/an Lan# T,&e RatioDeman# Gene!ato!

A!eaRe8(i!ement

5(antit, nit 9Has.:

6esidential 2E0 s/m5>> 12K$.2I 2021 >ouseholds A$0.E!2G

+nstitutional G ha51G$000 popn G.H$EHA2021 TotalPopulation

1.K!K2

Light +ndustrial 0!K ha51000 popn G.H$EHA2021 TotalPopulation

EII!1I

,edium ;incl! gro-+ndustrial<

2!G has51000popn G.H$EHA

2021 TotalPopulation 1$E.1!1H

Pu%lic Par)sG00 s/m51000

ur%an popnG.H$EHA

2021 TotalPopulation

2.!K2

Pu%lic PlaygroundsG00 s/m51000

popnG.H$EHA

2021 TotalPopulation

2.!K2

Landfill ;0!G0)g5 capita5 day<0!G0)g5 capita5

day IIA$020$H12

)g

"stimated total 10-year #astegenerated

;2012-2021<

AG!1E

CommercialAN of total %uilt-

up reaA$I.I!1.

"stimated 20216e/uirement for 3uilt-Up reas

11A!.2

Cemetery2!EE s/!m! ;plot

area


17/45



Ta/%e 7* In$ento!, o" E?istin) an# P!o&ose# Lan# ses

11G


18/45



!/an Lan# T,&e

E?istin)Lan# se

A!ea

2021A##itiona%Lan# A!ea

Re8(i!ements

In+!ease9De+!ease: P!o&ose#

Tota% A!eas

9Has.: 9Has.: 9Has.:

Resi#entia% 1;=12.20 1;=>2.0= => 112.07> =2

A)!i+(%t(!a% ;1*1.2= *;@=.=1

A"riculural (culivaed) 2&''*+ 92=7.=*: 2&*0,,1

ores Par. (A"ri-nurser/) ,', 4 ,',

Livesoc.poulr/ishpond 2++ 4 2++

penacanGrassland 1&2323 912

Pu4lic 5ase 6isposal +3 *0.= 1.0@ 1,7

Privae 5ase 6isposal 30, 4 4 30,

Easement6(""e!Bones 2@.@@ 4 2@.@@

Tota% >;>>2.1= 0.00 >;>


19/45



Ta/%e 7 P!o&ose# E?&ansion A!ea Dist!i/(tion

Lan# seCate)o!,

A##itiona%S&a+e9'as.:

E?&ansion A!ea 9'e!e to %o+ate:

96a!an)a,:

A!ea in 'as.9'o m(+'a!ea to /ea%%otte#:

',

Resi#entia%

avarroPinagtipunanPasong @a#ayan ++3uenavista +*an 8ranciscoPasong Camachile +and ++

GK.!02

+ntent to donate %y the o#ner$government property$ lesssuscepti%le to ha:ard and ris)$pro(imity to social facility5employment$ lesser cost togovernment$ lo# value of lot$ land%an)ing of developer$ idle land$ lessproductive to agriculture$ less trafficgeneration!

Comme!+ia% -

3acao + and ++,anggahanTeero3uenavista +*an 8ranciscoPasong Camachile +

and ++

20

*upport services for residential$institutional and industrial areas$access for the employees andinvestors!

In#(st!ia%1$GA0!GK

has

Pasong Camachile+and ++*antiago ;portion<

112!0I

+ntent to develop %y the o#ner5developer! ccessi%le to ,anilathrough CL "(press#ay$ dvincula ve!$ &eneral Trias - la%ang 6oad$ Cavite($ etc!$ nearthe residential areas foremployees' accommodation!

Instit(tiona% 1E2!1 has

*an uan +Pasong Camachile +Pasong @a#ayan ++3uenavista +

avarro

I1!0G

*upport %asic social servicesre/uirement for the community tosatisfy the %ac)log for schools$ daycare centers$ ail$ police su%stations$evacuation centers$ training center$children and youth holding center$senior citi:en's center$ PBD centerand health facilities!

Pa!3sP%a,)!o(n#sO&en S&a+es

-

3acao + ? ++*an uan +Pasong Camachile +3uenavista +

10*upport social re/uirements of thecommunity!

Sanita!, Lan#"i%% A0!EG has

Portions of 3rgys!Pasong Camachile ++$TapiaPasong @a#ayan +

1E!0I

21!AI hectares is the ten- year areare/uirement for sanitary landfill to %elocated in the e(isting controlleddumpsite and the areas adacent toit!

E+o4Pa!3De$e%o&ment

2!K has! Pasong @a#ayan ++ 2!K+s a government o#ned propertythat can %e develop for the purpose!

No!t'e!n Mi?e#se A!eas

-Teero$ *an uan ++3acao +$ 3acao ++avarro

E0


So(t'e!n Mi?e#se A!eas

-*an 8rancisco$,anggahan$ 3iclatan$avalera

20


11I


20/45



Ta/%e 7 P!o&ose# E?&ansion A!ea Dist!i/(tion 9Cont#:

Lan# seCate)o!,

A##itiona%S&a+e9Has.:

E?&ansion A!ea 9'e!e to %o+ate:

A!ea in 'as.9'o m(+'a!ea to /e

a%%ote#:

',

Cemete!, - *an 8rancisco E!1.Pro(imity to service area$ reduce traffic duringinternment!

!/an Roa#s G.H!.I has

3acao ++3acao +Teero*ta! Clara*an uan +*an uan ++,anggahanPinagtipunanJi%ora

Pasong Camachile +Camachile ++*antiagoPasong @a#ayan +Pasong @a#ayan ++*an 8rancisco3iclatan

2H0!1.

6educe decongestion$ induce economicdevelopment$ reduce environmental aspect li)epollution$ inter-municipality5city lin)age!

To(!ism -

Panungyanan ingaro*an 8rancisco *antiago

10*upportive of the PDP8P$ adoining e(istingtourism area$ good #eather conditions$ terrain$vegetations and near5leading to Tagaytay area!

.= Lan# se P%an

11K


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The summary of areas of the Land Use Plan is presented in Ta%le HG #hile 8igure 22presents the &eneral Land Use Plan$ 2012F 2021!

Ta/%e 7= Gene!a% Lan# se P%an; 201242021

Lan# se A!eaS'a!e

9&e!+ent:

1 &eneral gricultural rea .2.!.I 10!EH

2 PD rea AE0!0. A!KA

A *8D rea H1.!0E H!.H

E &reater Po%lacion rea EIE!.I G!AE

G orthern ,i(ed-Use Development rea .I2!.2 10!.E

H &eneral 6esidential rea K.G!20 10!0I

I e# 6esidential Development rea A20!A2 A!H0

K Commercial Development rea 1A!K2 0!1H

. +ndustrial Development rea 10G!1. 1!1K

10 +nstitutional Development rea K!1G 0!0.11 *outhern ,i(ed-Use Development rea A$0..!1. AE!KH

12 Tourism Oriented and 6ecreational rea ..I!21 11!22

1A gro-+ndustrial Development rea AG!AA 0!E0

1E &overnment +nstitutional "(pansion rea A!EE 0!0E

1G Cemetery rea AI!2H 0!E2

1H Baste Disposal rea 2K!20 0!A2

1I *ociali:ed >ousing Development rea .!H. 0!11

Tota% >;>


22/45



to %ecome more productive! This can %e achieved %y having a more dynamic andtechnologically advanced practice of agriculture$ a more efficient and sustaina%le use of resources$ and a more active participation from the private sector!

Bithin the conte(t of >LU63 ,emorandum Circular GE ;#hich states that the re-classification limit applies during plan implementation


23/45



The PD is here%y incorporated into the 6evised Land Use Plan in order to identifyareas that are highly restricted from conversion! The PD #as delineated after deducting the re-classified properties and the special use :ones from the previouslydesignated PD areas! 3arangays included in #hole or in part are as follo#s73arangays 3acao +$ Tapia and lingaro!

• *trategic griculture and 8isheries Development one

The *8D is here%y integrated into the land use plan as re/uired %y the 8,! s inPD$ the *8D #as delineated after deducting the re-classified properties and theother land use :ones from the previously designated *8D areas! +t occupies portionsof 3arangays *an uan ++$ *ta! Clara$ 3acao +$ Pasong Camachile +$ Pasong Camachile++$ Tapia and large portions of %arangays Pasong @a#ayan + and Pasong @a#ayan ++!

• &eneral 6esidential rea

&eneral 6esidential reas comprise poc)ets of development that have %een re-classified under the previous land use plan! These are residential in nature and theallo#ed activities shall %e part of the &eneral 6esidential classification of the >LU63!

• &reater Po%lacion rea ;orthern >u%<

The &reater Po%lacion rea comprises the Po%lacion and the ur%ani:ing %arangays that#ill receive the Po%lacion's e(pansion such as avarro$ *ta! Clara$ *an uan +and ++$Pinagtipunan and Pasong Camachile +! To ensure accessi%ility #ithin the proposede(pansion area$ a system of ne# roads has to %e introduced to complement the t#o

e(isting main north-south roads of &eneral Trias-madeo Provincial 6oad and rnaldo>igh#ay!

The Land Use Plan allo#s the gro#th of the Po%lacion$ #hich is considered the Central3usiness District and currently the site of the pu%lic mar)et$ the ,unicipal >all$ and thechurch! The &P is considered to have lo#-to-moderate development capa%ilityprimarily %ecause of its suscepti%ility to flooding and its unsta%le soils! This area has%een delineated to achieve uniform %uilding density and to introduce ur%an developmentstrategies that could further enhance its real estate and cultural values.

The Land Use +ntensity Control 6atings are adusted such that the uniform %uildingheight limit shall no# %e four storeys$ ma(imum percentage of land occupancy of H0

percent and ma(imum floor-area ratio of t#o!

• &overnment +nstitutional "(pansion rea

The &overnment +nstitutional "(pansion rea is located in 3arangay avarro!Previously as a dumpsite$ this reserved area shall %e reha%ilitated for other government use! thorough investigation of soil structure shall %e conducted %eforeany development #ill ta)e place to ma)e sure that there are minimal to no ris) of disasters in the future!

• +ndustrial Development rea

The emergence of 3arangays Pasong Camachile + and ++$ specifically the portionsalong rnaldo >igh#ay and Open Canal going to +mus and *antiago #ill %e the site of future industries! This %arangay have also numerous housing su%divisions that couldhouse employees of industry locators in the future! s to infrastructure facilities$ the

121


24/45



proposed construction of the "ast Best road is e(pected to improve accessi%ility inthese areas$ since the proposed Tan:a-,untinlupa >igh#ay "ast-Best road #illtraverse in these areas along #ith the e(isting dvincula >igh#ay!

• +nstitutional Development rea

The +nstitutional Development area located in 3arangay Pasong Camachile + #ill supportthe institutional development5services needed %y the industrial and residentialdevelopment thereat!

• e# 6esidential Development rea

n area for ne# residential development located in 3arangays avarro and Pasong

Camachile + has %een defined and #ill %e )no#n as the e# 6esidential Development

rea ;6D

predominantly natural agricultural area on the north and the more %uilt-up *outhern

,i(ed-Use Development rea on the south! *ome portions of these t#o %arangays may

%e allo#ed to have higher %uilding densities as long as a net#or) of #ider roads is put

in place!

• orthern ,i(ed Use Development rea

The orthern ,i(ed-use Development rea shall %e the location of future ur%an

development in the municipality! Commercial and industrial developments are

encouraged and the land use intensity control ratings are rela(ed! The %uilding height

limit has %een removed ;su%ect$ of course$ to ir Transportation Office and related

%uilding regulations< and ma(imum floor area ratio re/uirement has %een increased to

four!

The orthern ,UD comprises 3arangays Teero$ 3acao ++ and portions of *an uan ++$

3acao + and avarro! 8ive maor roads provide access to the area$ namely the

south#est-northeast running Teero-3acao-oveleta Diversion 6oad$ the 6osario-

&eneral Trias ational 6oad$ the &eneral Trias-oveleta Provincial 6oad$ ntelF"P

6oad and the ne#ly constructed dvincula 6oad! This shall %e supplemented %y

programmed %y-pass roads near the Teero area as #ell as one parallel ;A00 meters

distant< from the Diversion 6oad in anticipation of intensified developments!

The #hole area occupied %y the orthern ,UD has moderate development capa%ilityin as much as it occupies environmentally sensitive land ;e!g!$ suscepti%le to flooding$unsta%le plains and$ pro(imity to source of air and noise pollution


25/45



provincial capital Trece ,artires! This area consisting mostly of industrial estates andresidential su%divisions has %een recogni:ed %y the CLUP and is )no#n as the*outhern ,i(ed-Use Development rea ;*outhern ,UDigh#ay connecting Tan:a#ith *an Pedro$ that #ill cut through these %arangays and su%se/uently acceleratingur%ani:ation in these areas!

+t is recommended that a ne# location for the government center %e identified andac/uired immediately! private developer in &eneral Trias has signified its intention of donating a A-hectare property south of the municipal hall's present location$ in3arangay *an 8rancisco!

To further encourage ur%an gro#th$ the ma(imum floor area ratio has %een increasedfrom three to four!

• Tourism Oriented and 6ecreational rea

The Tourism-Oriented and 6ecreation rea ;TO6< is located in the southern tip of

&eneral Trias! The TO6 covers areas in 3arangays 3iclatan$ avalera$ lingaro andPanungyanan! The total land area of the TO6 is mostly made up of the "agle 6idge

and &olf and Country Clu%! *ome gra:ing lands and orchards are part of this :one!

These agricultural lands can have some tourism or leisure value if developed and

mar)eted properly! 3arangay Panungyanan #ill %e the chosen site as the gri-tourism

area$ prefera%ly giving %oost to the development of restaurants$ green farming and other

tourism related activities!

The main access to the Tourism-Oriented and 6ecreation one is the &eneral Trias-

madeo 6oad #hich means it can %e reached from the &overnor's Drive unction at

3arangay ,anggahan and from the municipality of madeo in the south! The TO6may also %e reached from the #est via some minor roads originating in Trece ,artires

City! Li)e#ise$ the *an 8rancisco-*antiago area #ill also %ecome an gri-Tourism site

due to its accessi%ility and the presence of the Dairy Processing Center in the area$

thus$ possi%ly ma)ing it as the &eneral Trias lo#land crop product center! 3ecause of

the a%sence of any environmental ha:ard$ this :one is considered to have high

development capa%ility!

• Baste Disposal rea

The Baste Disposal rea is located in 3arangays Tapia and Pasong Camachile ++$

previously used as an open controlled dumpsite$ this area is for reha%ilitation and to %edeveloped into a sanitary landfill! This shall %e devoted to solid #aste facilities per there/uirements of 6 .00A and the D"6! ,oreover$ the development of an "co-Par)is envisioned %y year 201A in 3arangay Pasong @a#ayan ++$ in #hich esta%lishment of the municipal ,68 is one of the component$ to recover recycla%le materials and to

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compost %iodegrada%le organic materials!

• *ociali:ed >ousing Development rea

*ociali:ed >ousing Development rea shall %e used principally for sociali:edhousing5d#elling purposes for the underprivileged and the homeless as defined in 6I2I.! *ociali:ed >ousing area is located in 3arangays Pinagtipunan and *an8rancisco!

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.7. LAND SE DEVELOPMENT STRATEGIES

"(pansion of the ur%an use areas is unavoida%le %ecause of the need to have room for ur%an functions re/uired %y the increasing population! reas #here other land uses may%e allo#ed also have to %e determined to esta%lish a rational land developmentpattern! +n line #ith ur%an e(pansion$ certain parcels of agricultural lands #ill %ecomesuita%le for ur%an development! O%viously$ the municipality's total ur%an landre/uirement of a%out H$.0G!KA hectares for the ne(t ten years may not %e easilyaccommodated %y simply utili:ing the municipality's remaining agricultural lands!3ecause doing so$ this may seriously affect the to#n's food sufficiency level! Other landsupply management alternatives #ere loo)ed into to reduce the pressure inreclassifying these agricultural lands$ in order to meet the to#n's ur%an landre/uirement !

+n the ne(t ten years$ &eneral Trias re/uires an additional total land areare/uirements of a%out 1$GK2!0G hectares to accommodate its future housing needs!This #as estimated as per >LU63 standards of 2E0 s/! meters per household! Bithmerely GK.!02 hectares of allocated lands intended for residential purposes$ the L&Umay have opted to increase ur%an density through medium and high-rise housingdevelopment! This #ill %e particularly situated in 3arangays avarro and PasongCamachile + #hich have %een defined as the ne# residential development areas! TheL&U has also identified suita%le lands for for sociali:ed housing proects$ pro%a%ly to %esituated in 3arangays *an 8rancisco and Pinagtipunan! ,a(imum utili:ation of e(isting vacant housing units in private su%divisions may also %e encouraged! +nfillingof vacant lots adoining e(isting residential proects in %arangays #here the &reater Po%lacion rea$ &eneral 6esidential rea$ ortherm ,i(ed-Use and *outhern ,i(ed-Use areas are located #ill also %e advocated! The said strategies #ill contri%ute a lotin meeting the proected residential land area re/uirement!

gricultural areas have su%stantially decreased due to conversion into industrial$commercial and residential uses$ thus$ from E$1A1!2G hectares in the e(isting land use$the proposed agricultural area is A$IEG!G1 hectares or AKG!IE hectares smaller thanthe e(isting figure! This implies that the ur%an e(pansion #ill eat up only a%out .!AEpercent of our e(isting agricultural lands$ and is #ithin the 10 percent reclassificationlimit set %y the Local &overnment Code as a %enchmar)! ,ore idle lands$ #hich couldother#ise %e used for agricultural purposes$ have %een applied for reclassification %yseveral developers #ho are accumulating cheap land for future development proects!

To successfully carry out the municipality's agricultural program$ its most productiveagricultural lands had to %e defined and delineated in the land use plan for the purposeof preservation! ,ost of these productive agricultural lands are incorporated in theprotected *8D and PD lands of the municipality! These areas has a total of appro(imately H1.!0E and AE0!0. hectares$ respectively! These highly restrictedagricultural lands are concentrated in 3arangays 3acao +$ *an uan ++$ Tapia$ PasongCamachile + ? ++$ and Pasong @a#ayan + ? ++!

total of I1!0G hectares #ill %e allotted to +nstitutional Development rea toaccommodate the future demands in terms of land re/uirements for institutional

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purposes! These include provision of schools$ churches$ day care centers$ healthcenters$ evacuation centers$ #aste#ater treatment facility and other governmentinstitutions that provide %asic socio-economic services! Other institutional land areare/uirement #ith an aggregate area of G.!EH hectares are dispersed in some areasdesignated as #ithin the &eneral Po%lacion rea and the orthern and *outhern,i(ed-Use "(pansion reas! There should %e a policy re/uiring private su%divisionto at least construct said community facilities in order to augment the total 1E2!1hectares land area re/uirements over the ne(t ten years!

The e(isting commercial areas are ade/uate enough for the present population!>o#ever$ as a ne# gro#ing center of economic activity$ commercial e(pansion of 20hectares has %een allocated since it is e(pected that commercial activity #ouldintensify in the ne(t ten years! e# commercial development is encouraged in3arangays avarro$ 3uenavista + and *an 8rancisco! n area of 1A!K2 hectares has%een allotted for Pasong Camachile + and ++ $ #hich has %een identified as the ne#economic site in the eastern half of the municipality due to the future needs of the

residents in the area aside from the plans of putting up an industrial :one and residentialsu%division developments!

"(pansion areas for commercial activities include all lots directly fronting on theprovincial and national roads #ithin the *outhern and orthern ,i(ed Use areaspromoting compact and strip development along the maor roads! The Po%lacion$%eing the Central 3usiness District is e(pected to continue as a maor commercial areaand lots directly adacent to the ur%an core shall %e :oned for commercial use!

Bhile an industrial area re/uirement of a%out 1$GA0!GK hectares are needed for thene(t ten years$ the L&U allotted only 112!0I hectares to accommodate additionalfuture industry locators! Until the industrial su%divisions particularly in 3arangays

,anggahan and 3uenavista ++ are at least H0 N occupied$ there is really no immediateneed to allocate more lands for industrial use! evertheless$ in response to theindustriali:ation thrust of the municipality as one of its main economic developmentdrivers$ areas adacent to the e(isting industrial estates could %ecome its e(pansionareas! The emergence of 3arangays Pasong Camachile + and ++$ specifically theportions along rnaldo >igh#ay and Open Canal going to +mus and *antiago #ill %econsidered as a potential site of future industries! The esta%lishment of a local e(portprocessing :one$ a mandate that is %eing pursued %y the Philippine "(port Processingone uthority ;P"< #here light and medium industries can %e encouraged to locateis another fine opportunity!

Bith the mandatory allocations of par)s and open spaces in ne# su%divisions and

housing proects$ the e(isting par)s and open spaces areas are ade/uate for the futurepopulation! >o#ever$ since the e(isting open spaces are not situated in strategiclocations$ an additional 10 hectares are allocated in 3arangays 3acao + ? ++$ *anuan +$ Pasong Camachile +$ and 3uenavista to serve the recreational needs of theresidents!

+n line #ith identifying solutions to address environmental concerns especially the%ulging #astes to %e generated in the years to come$ the e(isting controlled dumpsiteand the areas adoining it may %e considered as a potential site and may %e convertedinto a sanitary landfill! *ince the municipality does not o#n the re/uired land that it candevelop for this proect$ only 1E!0I hectares shall %e identified for this purpose$hoping to meet the re/uired land for the ne(t five years! o residential development

should %e allo#ed to develop #ithin the premises to avoid conflicting uses! Li)e#ise$ thee(isting government property in 3arangay Pasong @a#ayan ++$ having area of 2!Khectares shall %e utili:ed for "co-Par) development$ proposed site for ,aterial6ecovery 8acility and other minor institutional support facilities!

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ne# site for a cemetery or a memorial par) to serve and meet the municipality'sgro#ing %urial re/uirements has to %e identified! *afety$ health and environmentalconcerns #ill %e )ey considerations in choosing a site prefera%ly in 3arangay *an8rancisco$ and another E!1. hectares have %een allocated for the purpose!

The northern mi(ed-use development area #ill %e an area #here industrial andcommercial developments #ill %e encouraged! This area #ill add another E0 hectaresto accommodate more commercial shops and %usinesses that #ill locate in the ne(tfe# years to ta)e advantage of its e(posure to a gro#ing num%er of travellers usingthe Teero-3acao-oveleta Diversion 6oad! Li)e#ise$ this area also consists of sometracts of land for gra:ing and some lots used for residential purposes!

nother 20 hectares shall %e developed as a mi(ed-use :one at the southern half of the municipality as dominated %y industrial estates$ commercial esta%lishments andne# residential su%divisions! The areas at the unction of &eneral Trias-madeo 6oadand &overnor's Drive have evolved into a commercial area #ith a strong potential for

e(pansion into adacent areas! 3arangay *an 8rancisco$ on the other hand$ has manyne# residential su%divisions #ith plenty of space for e(pansion!

3ased on road standard of 2!E )m for every 1$000 population$ there is a su%stantialinade/uacy in the road-transport net#or) in the ne(t ten years! &eneral Trias#ill needto allocate an additional 2H0!1. hectares for ur%an roads to provide alternate routesparticularly as access to e(isting traffic generators as #ell as to the identified gro#th:ones! Construction of ne# lateral roads and diversion5%y-pass roads are proposedthat #ill connect strategic points or investment areas around the municipality!

The 2012-2021 CLUP has integrated the proposed road net#or) that #ill improve intra-municipality accessi%ility as #ell as provide alternative lin)ages to other areas

particularly ,etro ,anila! mong the proposed maor road proects are7 Teero 3y-Pass 6oad$ ntel-3acao Diversion 6oad$ CL "ast Best 6oads ;Daang>ari 6oad<orTan:a-,untinlupa 6oads$ Pinagtipunan-*an uan-3acao-*ta!Clara-avarro-PasongCamachile Diversion 6oads$ &overnor's Drive Diversion 6oads and Pasong @a#ayan++-3uenavista +-*antiago-Pasong Camachile ++ ,unicipal 6oads!

mple investments for transport infrastructure #ill soon %e re/uired in order to supporteconomic gro#th! These #ill %e in the form of additional transport facilities andupgrading of e(isting roads and %ridges for %etter circulation! Pu%lic transportationshould %e promoted #ith the integration of transport terminals in the planneddevelopments !

The proposed areas for gri-Tourism are also identified in t#o possi%le sites! Thene# classifications have an additional allocation of 10 hectares for tourismdevelopment! 3arangay Panungyanan is one of the chosen site due to its pro(imity tothe e(isting tourism oriented :one! This area #ill %e considered a potential siteprefera%ly giving %oost to the development of restaurants$ green farming and other tourism related activities! nother site #ill %e along the *an 8rancisco-*antiago areadue to its accessi%ility and the presence of the Dairy Processing Center in the area$thus possi%ly ma)ing it as the &eneral Trias lo#land crop product center!

The previous Planned Unit Development ;PUD< having an area of I0E!KG hectares#hich #ere previously used for agricultural purposes %ut no# have %een reclassified toother uses shall %e optimi:ed or ma(imi:ed its use for ur%an development purposes!

,ost of these lands are currently held in reserve and no# considered vacant or idlelands5 grasslands and a#aiting developments! Then again$ there is a need toencourage some land o#ners to develop fully some of the dead landsM #hich are lyingidle!

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The municipality's easement5%uffer :ones and #ater %odies remain as it #ere! They areto %e protected from pollution and encroachment! "sta%lishment of a mechanism toidentify and recover easements along the maor rivers as #ell as set%ac)s plannede(pansion of its ur%an area are to %e placed! "fforts to delineate and recover easements and set%ac)s are to %e made$ in anticipation to the need for increasedcommercial and industrial activities %rought a%out %y the influ( of investment in themunicipality!

.@ 6ASES FOR FTRE RE5IREMENTS

The estimated population of &eneral Trias in 2011 #as 2HA$.KH! Using the 2000-2010average annual gro#th rate of K!E. percent$ it has %een proected that the population of the municipality #ill reach G.H$EHA %y year 2021! This figure is AA2$EII persons morethanthe 2011 population !

The >LU63's recommended standards could %e used to estimate the 2021 landre/uirements of the municipality! The follo#ing are the proected re/uired land areas%ased on these >LU63 criteria 7

6esidential

8or the ne(t ten years$ &eneral Trias #ill need to e(pand its residential area %yaround 1$GK2!0G hectares to accommodate the proected num%er of population in theyears to come! Due to high population gro#th rate$ it is supposed that the housingdemand shall remain high #ith the years ahead! This #ill lead to conversion of agricultural areas in the ne# residential development areas and ma(imi:ing the

previously delineated ur%an lands in some areas that #as not utili:ed due to prolongedidling!

+ndustrial and Commercia reas

8or the ne(t ten years$ &eneral Trias$ %eing considered as one of the ne# frontiers of gro#th and development among the CL36O area$ #ill need a #ide area for commercial and industrial activities! Using the >LU63 suggested ratio of AN of thetotal %uilt up area$ the municipality has to allocate an estimated amount of around11A!.2 hectares for commercial purposes! >o#ever$ %ased on the e(isting land useplan$ the commercial use accounts to H!2G percent of the total %uilt-up area e/ual toa%out 211!0G hectares! This means that the municipality has more than enough

commercial areas for its commercial activities! Bith regards to industrial land usere/uirements$ a%out 1$GA0!GK hectares are needed %y the end of the planning periodfor light and medium industries$ using the prescri%ed standards of 0!K hectares 51$000population and 2!G hectares51000 population$ respectively!

Par)s$ Playgrounds and Other 6ecreational reas

lthough the e(isting par)s and open space areas seem to %e ade/uate due tomandatory allocations of open spaces in ne# su%divisions and housing proects$ thereis$ ho#ever$ a need to allocate areas for the recreational needs of the futurepopulation! The municipality needs additional 10 hectares as allotted space for futurepar)s and recreation venues$ #hich must %e strategically located near the Po%lacion or

adacent the residential areas! s per >LU63 guidelines$ there should %e G00 s/uaremeters re/uired space for pu%lic par)s and playgrounds per 1$000 population!

+nstitutional reas

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Bith the ne(t years ahead$ &eneral Trias #ill need to have room for the futuredemands in terms of land re/uirements for educational facilities$ churches andgovernment institutions %y a%out 1E2!10 hectares! This figure #as calculated %ased onthe prescri%ed standards of G hectares per 1G$000 population! 6esidential5*u%divisiondevelopers in the municipality shall %e re/uired to allocate certain areas for community facilities such as schools$ day care centers and multi-purpose hall! Thisre/uirement #ill %e sustained for the ne(t ten years providing the municipalitysufficient community facilities for the future provision of %asic social services!

Ur%an 6oads

Using the minimum standard ratio of 1 )ilometer of road per 1$000 population asprescri%ed %y the >LU63$ the municipality needs an estimated area of a%out G.H!.Ihectares to esta%lish a good hierarchy of roads that #ill %e a%le to efficiently serve the2021 population and all future developments #ithin the planning period! Certain needs#ill also have to %e addressed in order to improve the general circulation such asimproving lin)s #ith adacent to#ns and #ith ,etro ,anila$ and reduce vehicular traffic

at )ey locations such as the Prin:a unction$ Teero unction along Diversion 6oad$,anggahan unction and *an 8rancisco unction!

Landfill

>aving a proected population of G.H$EHA %y 2021$ it is recommended that themunicipality should identify and develop an appropriate and suita%le location of municipal sanitary landfill #ithin the ne(t ten years! n area of around AG!1E hectares#ill %e needed to hold the estimated total 10-year #aste generation %ased on the>LU63 prescri%ed standards of 0!G0 )g5capita5day! The re/uired areas comprisethe provision of daily cover$ roads$ receiving areas$ fencing etc! The e(isting dumpsite

located in 3arangay Tapia is set to %e develop in the near future into a sanitary landfill$and e(pansion site #ithin the premises of the e(isting dumpsite should %e done thisearly!

Cemetery

On the %asis of 2!EE s/uare meter ;plot area5deathimlayang &eneral Trias$ it is %elieved that it #ould %e a%le to resolveand address the area re/uirement for %urial grounds in the years to come!

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=.0 THE COMPREHENSIVE LAND SE POLICIES

G(i#in) Po%i+ies

To realise the to#n's vision of a center of sustaina%le economic activity in theregionM$ areas that are suita%le for land uses that #ill serve as economic gro#th drivers$#ere identified and consolidated for efficiency! +dentifying areas #here more intense

activities ;i!e! industrial and commercial< are allo#ed promotes efficiency in their management and operation! 3y defining areas #here industrial and commercial usesare supposed to locate$ demands for utilities such as po#er and #ater #ill %e moreaccurately estimated and conse/uently provided for!

+f medium to high density commercial$ residential$ and mi( uses may also %e allo#edalong maor roads$ parallel service roads and the re/uired par)ing$ easements$ andset%ac)s must %e provided %y the developer!

Li)e#ise$ support systems for agriculture such as irrigation and drainage #ill %e moreeffective and less costly to maintain if the agricultural lands #ere in one contiguousarea!

+t #as felt that the %est areas for industrial use #ere the areas adacent to thesuccessful industrial estates #ithin the municipality! The most productive agriculturallands ;*8Ds and PDs< #ere also grouped together to %etter manage their operation!

reas that #ere considered ur%ani:a%le #ere identified for ur%an e(pansion anddevelopment! The Local &overnment Code ho#ever$ stipulates that for first classmunicipalities only ten percent of the total agricultural lands may %e converted to other land uses! The :ones #here the 10N intended for reclassification may %e dra#n$ #ill %epresented$ %ut some of their e(act locations #ill %e left unidentified to allo# the localgovernment more fle(i%ility in determining them later as the need arises!

The follo#ing statements of policies cover all four ;E< maor land use policy areas thatpinpoint the proposed policy frame#or)s that #ould govern ho# the CLUP #ill %eimplemented over the years!

=.1 Po%i+ies on Sett%ement

• The municipality #ill promote the development of medium and high rise housing

development to prevent the decrease of agricultural lands %y going into verticalconstruction9

• n area for sociali:ed housing #ill %e identified and development guidelines #ill %eformulated #ith regards to open space re/uirement$ set%ac)s$ fire#all$ safetymeasures$ drainage and sanitation system$ par)ing$ fencing and access among others9

• *u%divisions$ Condominiums and "conomic housing shall conform to the rules and

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regulations of PD .GI$ M*u%division and Condominium 3uyers' Protective La#M9 3P220$ MPromulgation of Different Levels of *tandards and Technical re/uirements for "conomic and *ociali:ed >ousing ProectsM9 6 I2I. Ur%an Development and>ousing ctM9 and other pertinent government rules and regulations relative to housing!The minimum re/uirements for all types of land su%division and development such asright-of-#ay$ set%ac)s$ lot si:es$ utilities systems$ open space re/uirement$ amongothers$ shall %e implemented specifically9

• Cluster housing units or ro# apartments may %e allo#ed provided that these shall not

e(ceed eight units per cluster per ro#9

• 6ental housing or houses-for rent or %oarding houses is rising in the municipality to

accommodate influ( of migrants and #or)ers due to the to#n's continuouslye(panding industrial and economic activities! Development guidelines that #ill cover minimum room si:e$ lighting and ventilation$ fire e(its$ par)ing and open space$ safetye/uipment$ etc! to ensure their comfort and safety should %e prepared9

• 3uilding heights must conform #ith height restrictions$ relevant provisions andre/uirements of the ational 3uilding Code and other rules and regulations related toland development and %uilding construction! +n areas prone to flooding$ %uilding heightlimitations #ill %e more rela( to allo# t#o storey or more for construction providedproper set%ac)s on easement shall %e provided along #ater#ays and erosion proneareas! The :oning ordinance #ill provide supplemental guidelines on such re/uirementsas set%ac)s$ fire#alls$ open space$ %uilding height and %ul)$ etc!

1A1

Le)a% 6asis

Sec. 2 . Declaration o State Polic! and Pro"ram #$%ectives & 'rticle 1 o Ur$anDevelopment (ousin" 'ct )' *2*+.

+t shall %e the policy of the *tate to underta)e$ in cooperation #ith the private sector$ a

comprehensive and continuing Ur%an Development and >ousing Program$ hereinafter referred to

as the Program$ #hich shall7

(((

%! Provide for the rational use and development of ur%an land in order to %ring a%out thefollo#ing7

"/uita%le utili:ation of residential lands in ur%an and ur%ani:a%le areas #ith particular attention to

the needs and re/uirements of the underprivileged and homeless citi:ens and not merely on the

%asis mar)et forces!

Sec. +& 'rticle ,III Social ustice and (uman )i"hts o the 1+* Philippine Constitution

The state shall$ %y la#$ and for the common good$ underta)e in cooperation #ith private sector$ a

continuing program of ur%an land reform and housing #hich #ill ma)e availa%le at afforda%le cost

decent housing and %asic services to underprivileged and homeless citi:ens in ur%an centers and

resettlements area! +t shall also promote ade/uate employment opportunities to such citi:ens! +n

the implementation of such program$ the *tate shall respect the rights of small property o#ners!M

Se+tion 1@ A!ti+%e IV o" DHA LA 9RA @2@ A!ti+%e IV o" DHA LA 9RA @2@ousing uthority$ shall implement the relocation and resettlement of person

living in dangerous areas such as esteros$ railroad trac)s$ gar%age dumps$ river%an)s shorelines$

#ater#ays and in other pu%lic places such as side#al)s$ roads$ par)s and playgrounds! The local

government unit$ in coordination #ith the ational >ousing uthority$ shall provide relocation or

resettlement sites #ith %asic services and facilities and access to employment and livelihood

opportunities sufficient to meet the %asic needs of the affected families!


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=.2 Po%i+ies on P!o#(+tion A!eas

• Commercial5,i( Uses

The Po%lacion$ #ith the pla:a as its inner core$ #ill %e transformed into a lo#-densitymi(ed-use development area! +t #ill continue to have residences %ut #ill increasingly%ecome commercial in terms of land use! The CLUP allo#s the gro#th of the Po%lacion$#hich is considered the Central 3usiness District of the &reater Po%lacion one andcurrently the site of the pu%lic mar)et$ the municipal hall$ and the church! 3uildingse(pansion in this area may also %e allo#ed and the uniform %uilding height limit shall%e four storeys$ ma(imum percentage of land occupancy of H0 percent and ma(imumfloor-area ratio of t#o!

Commercial su%divisions shall %e administered %y the +mplementing 6ules and6egulations &overning Commercial *u%division of "O HEK$ dated 8e%ruary I$ 1.K1!The spatial groupings of 3arangays avarro$ Pasong Camachile + ? ++$ 3uenavista +and *an 8rancisco as the ne# Commercial Development rea and all lots directlyfronting on the provincial and national roads #ithin the *outhern and orthern ,i(edUse areas as commercial e(pansion shall %e regulated #ith the provisions of theminimum set%ac) of %uilding from the 6OB of maor thoroughfares of 10 meters for residential$ 1G meters for commercial$ and 20 meters for industrial #ill %e strictlyimplemented! ,edium to high density commercial$ residential$ and mi( uses may also%e allo#ed along maor roads provided parallel service roads and the re/uired par)ing$easements$ and set %ac)s are provided %y the developer! +n order to ensure availa%ility

of open space$ vertical rather than hori:ontal construction #ill %e encouraged especiallyalong arterial roads! This means that mi(-use commercial and residential medium rise%uildings #ill %e promoted!

1A2

Se+ *0; A!ti+%e VII o" DHA LA 9RA @2@


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• +ndustrial reas

Only light and medium industries$ #hich are non-ha:ardous and less pollutive$ shall %eallo#ed #ithin the ne# industrial development area! +t is also in this place #here theproposed ne# industrial :one should %e esta%lished to %oost up prime manufacturing

activity in the municipality and create more o%s! This #ill %e located in 3arangaysPasong Camachile + and ++! The proposed construction of the "ast Best roads ise(pected to improve accessi%ility in these areas$ since the proposed Tan:a-,untinlupa>igh#ay "ast-Best road #ill traverse in these areas along #ith the on-going dvincula >igh#ay in 3arangay Pasong Camachile 2!

The re/uired easements$ vehicular par)ing areas and set%ac)s #ill %e strictly enforced!o residential development should %e allo#ed to develop adacent to industries$ toavoid conflicting uses unless a minimum set%ac) of 20 meters is provided as %uffer :one! +nfrastructure support and facilities #ill %e ma(imi:ed #ith the help of the privatesectors and national government!

To protect the environment$ strict environmental control measures shall %e o%served!The residents should %e protected from industries discharging ha:ardous #astes$ dust$smo)e or any other air polluting material that may have detrimental effects on health!6egular monitoring #ith regards to #aste disposal$ air /uality$ #ater /uality and the li)eshould %e underta)en %y the ,"6O!

• gricultural Lands

+n order to pursue the municipality's agricultural program and ensure sta%le foodsecurity$ productive agricultural lands should %e protected and preserved! This can %eachieved %y having a more dynamic and technologically advance practice of agriculture$

a more efficient and sustaina%le use of resources$ and a more active participation fromthe private sector! The remaining agricultural lands #ill %e strictly regulated for reclassification and conversion! Land%an)ing or %uying large tracts of land for speculation should %e discouraged! The local government should seriously implementthe imposition of higher ta(es on idle lands to discourage further land speculation or the reversion of reclassified lands %ac) to agriculture if no development too) place in theproperty after the issuance of local permits!

• Tourism reas

The tourism :one covers areas in 3arangays 3iclatan$ avalera$ lingaro andPanungyanan and portion of the agricultural area of 3arangay *antiago and *an

8rancisco! +ts total area is mostly made up of the "agle 6idge &olf and Country Clu%!*ome gra:ing lands and orchard are part of this :one! 3ecause of the a%sence of anyenvironmental ha:ard$ this :one is considered to have high development capa%ility!The municipality should develop and implement programs to encourage the entry of investment in tourism and leisure-oriented %usinesses! Li)e#ise$ to protect and enhancehistoric sites #ith tourism potentials$ %uilding of ne# landmar)s and re-developing oldsites should %e underta)en to ma)e them attractive to tourists! The municipality shallalso promote the municipality as a historic site as #ell as an e(cellent location for %usiness hotels$ restaurant$ resorts and sports center and the li)e!

1AA

Le)a% 6asis

R(%e II. Desi)n Stan#a!#s an# G(i#e%ines "o! Comme!+ia% S(/#i$isions o" E.O. 7>4 6e/uires developers to comply on the provisions for lots and %loc) si:es$ roads$pedestrian #ater#ays$ utilities and facilities including #ater supply$ #aste disposal$drainage system and po#er and communication system!

6ules and 6egulations of rticle +J of "!O! HEK for +ndustrial su%division shall %e complied%y the developers$ in particular to design standards for lot and %loc) si:es$ roads$ %uffer

re/uirement for complicating land uses$ par)ing spaces$ transport facilities$ service utilitiesfrom #ater$ drainage$ se#age$ solid #aste$ po#er and communication facilities!

R.A. 10121 9DRRM A+t 2010: an# R.A.


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=.* Po%i+ies on P!ote+te# A!eas

• "asements of Pu%lic Use

Pursuant to the provisions of Bater Code ;PD 10HI=7:

Se+. 4 C'ie" E?e+(ti$e Poe!; D(ties an# Com&ensation;vii< dopt ade/uate measures to safeguard and conserve land$ mineral$ marine$ forestand other resources of the municipality!;A< +nitiate and ma(imi:e the generation of resources and revenues$ and apply the sameto the implementation of development plans$ programs o%ectives!

+mplement incentives in accordance to PEA La; 6a!an)a, Mi+!o 6(siness Ente!&!iseA+t o" 2002; RA an# M(ni+i&a% In$estment Co#e o" 200>

M(ni+i&a% O!#inan+e 0*42000 #as enacted to impose local idle land ta( to all vacantprivately o#ned land!

+mposition of additional 0!GN ta( on the assessed value of all lands in ur%an areas ine(cess of PG0$0000! 9Se+ * o" DHA o" RA @2@


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having a spacing of not more than 10 meters per tree! Li)e#ise they are %eingmandated to provide A0 percent of their total land su%division area for open spaces!This must %e sustained to provide a%undant stoc)pile of open spaces for future par)sand recreational venues for the use of the general pu%lic! ll non-conforming usesshall %e su%ect to the mitigating measures to %e provided in the oning Ordinance!

• 6oad "asements5*et%ac)s and 3uffer :ones

Presidential Decree I0G or the 8orestry Code mandates a 20-meter regulatoryset%ac) from the edge of the 6OB of national roads! DBP> road standards$ on theother hand$ provides minimum set%ac) from the 6OB of maor thoroughfares of 10meters for residential$ 20 meters for commercial$ and A0 meters for industrial! This shall%e strictly follo#ed and accordingly incorporated in the oning Ordinance!

3uilding set%ac)s shall %e considered as %uffer yards and shall serve as %uffer locations$ at the outer perimeter of a lot or parcel! +n no case shall %uffers occupy pu%licor private street rights-of-#ay! Bhenever necessary$ %uffers shall %e re/uired to %e

e(tended and5or provided #ith planting materials in order to alter negative conditionssuch as noise$ odor$ unsightly %uildings or danger from fires and e(plosions!Landscaped %uffers #ith suita%le foliage are encouraged! 3uffers are part of yards andopen spaces and in no case shall %uildings encroach upon it! +t may$ ho#ever$ %e usedfor passive recreation such as gardening$ pedestrian trails$ etc!

The municipality's easements5%uffer :ones are to %e protected from pollution andencroachment! "sta%lishment of a mechanism to identify and recover easements alongthe maor rivers as #ell as set%ac)s planned e(pansion of its ur%an area are to %eplaced! "fforts to delineate and recover easements and set%ac)s are to %e made$ inanticipation to the need for increased commercial and industrial activities %rought a%out%y the influ( of investment in the municipality!

• Protected gricultural Lands5*8Ds and PDs

The municipality's agricultural lands shall %e )ept in a productive state! reas declaredas *8D and PD shall %e conserved and preserved! These protectedagriculture and fishery lands shall not %e converted into ur%an land uses and thoseagricultural lands outside *8D shall also %e protected from illegal and irrationalconversion! 6eclassification guidelines #ill strictly follo# the provisions of 8, La#$the Local &overnment Code of 1..1$ and the Comprehensive grarian 6eform La#$among other la#s! 6eclassified agricultural lands$ if undeveloped for a period of oneyear upon reclassification$ shall %e reinstated to agricultural classification!

• 6ivers5Cree)s

ll developments shall underta)e the protection of rivers$ streams$ la)es and ponds fromsedimentation and erosion damage! ,unicipal and industrial #aste#ater effluents shallnot discharge into surface and ground#ater unless it is scientifically proven that suchdischarges #ill not cause the deterioration of the #ater /uality! "asements shall at alltimes %e o%served along the %an)s of rivers and streams and the shores of the la)ethroughout the entire length pursuant to the provisions of the Bater Code of thePhilippines!

• "nvironmentally-Constrained reas

These are areas that occupy environmentally sensitive land ;e!g! suscepti%le toflooding$ unsta%le plains$ areas near rivers and cree)s$ lo#-lying areas and pro(imityto source of air and noise pollution

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mitigating measures! Development in the flood prone areas #ill have to provideade/uate drainage facilities #hile developments in areas #ith unsta%le plains #ill needspecial foundations!

• Tourist *ites$ Par)s$ and >istorical Places

>istoric sites and facilities shall %e conserved and preserved! These shall$ to the e(tentpossi%le$ %e made accessi%le for the educational and cul

general trias clup vol 1 part 2 comp land use plan jj

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