Comprehensive Land Use Plan Report, City of Caloocan (1995-2020)
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COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020
1. PHYSICAL FRAMEWORK PLAN 1.1
PHYSICAL STRATEGY FOR URBAN GROWTH
Urban growth in Caloocan City is plainly an integral fraction of the total regional development in Metropolitan Manila. Location of various land using activities and intensity of urban problems are basic results of complex socio-economic growth trends and public and private sector decisions transpiring not only within few cities and Municipalities, but in the whole entire region. However, whatever is the direction of urban expansion, various developments taking place in the City create manifold social and environmental illnesses that need to be immediately addressed in the context of regional concerns and challenges. Similarly, to achieve the long-term vision of the City Executive, that is the eradication of dire poverty, unemployment, and crime, the need to employ development planning and growth management approaches is foremost on the agenda of local governance. One of the measures essential in curving or minimizing negative environmental and social impacts of urban development is the establishment of a physical framework plan through certain growth strategies. Such requirement also becomes vital to rationalize urban growth in long-term period. As a whole, the objective of physical growth strategy in Caloocan City is to manage development and land using activities towards realizing a more efficient land use pattern for the City and the greater Metro Manila area. The approach specifically hopes to achieve the following: q Minimize travel time and distances between dwelling and working areas as well as between production and supply points of urban goods and services. q Implore among all sectors the protection, conservation, and enhancement of the urban environment. q Promote a more cost-effective provision of public infrastructure and facilities, which subsequently optimizes the use of resources for local development.
1.1.1 REGIONAL DEVELOPMENT FRAMEWORK POLICIES AND VISIONS. The Physical Development Framework Plan for Metropolitan Manila for period of 1996 to 20161 marks the current condition of urban areas in Metropolitan Manila along with recommended policy direction for its development: 1.
The need to maximize physical infrastructure through redevelopment and alternative land use activities, on built-up areas where infrastructure services are under-utilized.
The need to defer further development of areas where additional land using activity results to negative or adverse effects, and physical development relative to population density already reaches the threshold level.
Requirement for special types of development for ecologically sensitive areas that would ensure sustainability and prevent unnecessary loss of life and property due to disasters and adverse effects of pollution.
The need to plan and regulate land development towards Metro Manila’s outer core to ensure that the carrying capacities of resources therein are respected.
The Vision for Metro Manila physical development concentrates on three basic concepts. First concept is the basic livability and environmental requirements of a metropolis. The second consideration is the global role of Metropolitan Manila in Asia-Pacific region. Last concern is the influence of Metropolitan Manila to the growth polygon in Luzon Island. Along the cited major areas, the overall vision in Metro Manila’s development is well articulated in the Regional Development Plan which is described as follows: “Metropolitan Manila will become a humane world-class metropolis renowned for its livability, economic vitality and socio-cultural exuberance. It will be the center of a growth polygon which will influence the creation of socioeconomic opportunities for areas beyond metropolitan boundaries.”2
TOWARDS A HUMANE WORLD-CLASS METROPOLIS, A Physical Development Framework Plan for Metropolitan Manila, 1996-2016, MMDA November 1999 Ibid. p.8
2 COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020
SPECIAL DEVELOPMENT POLICY ZONES IN CALOOCAN CITY
The Physical Framework Plan for Metropolitan Manila utilizes the strategy of development management according to a selective contained growth pattern approach, and through establishing specific policy zones arising from earlier identified constraints and potentials. The preferred pattern of Metropolitan development are derived from following policy objectives: 1.
Balancing development concentration in highly congested areas lacking in development, that also addresses problem of land availability
Development promotion in underdeveloped areas that will lessen attraction of over concentration in existing built-up areas.
Deter physical deterioration of highly congested urban areas, which environmental condition impedes growth of economic opportunities.
Ensure the establishment of appropriate infrastructure facilities, community amenities and basic services in all urban development activities.
Secure sustainable urban development particularly in environmentally critical areas.
Promote interregional expansion of development activities within the growth polygon, in conformity with existing plans of adjacent regions.
The Metro Manila Framework Plan establishes four major policy zones within the political jurisdiction of Caloocan City. These zones namely Regeneration Development Areas, Urban Control Areas, Environmental Preservation Areas, and SubUrban Development Areas have specific characteristics and recommended development activities suitable to its physical and environmental condition.
18.104.22.168 REGENERATION DEVELOPMENT AREA (RDA) Portions of Caloocan City, identified as regeneration development area, are the whole districts, south of EDSA (including Gen. San
Miguel St. and Samson Road) or the whole Second Congressional District. The identified zone area lies within envelope of EDSA (C4 Road), interpreted as the new urban core of Metropolitan Manila. The RDA covers old districts of Grace Park (East and West), Calaanan (East and West), Barrio Rodriguez, Barrio Pacita, Barrio Galino, Bagong Silang, Barrio San Jose, Marulas, Maypajo, Sampalukan, DagatDagatan Development Project, Sampalukan, and Poblacion. (see Map 1) Generally, RDA lies within a major urban center or the inner core itself where expansion of commercial and industrial activities and other high intensity uses needs more restraint, within certain extent. The carrying capacity of existing land supply, drainage system and road network system is exceeded by current requirements brought about by ever increasing day time and night time population, therefore limiting sufficient delivery of basic services. Within the RDA zone of Caloocan City, deterioration of environmental and structural quality of communities is apparent. The aesthetic condition of urban landscape within RDA is also antiquated resulting to incompatibility of structures to the area’s current and future needs and opportunities. The suitable development activities in Caloocan City’s RDA is the renewal of old structures and public facilities including improvement of transport infrastructure and utilities, especially on areas where flooding and traffic congestion are common occurrence. Integration of transportation system, with urban development and other renewal activities is also a recommended approach in developing the RDAs.
22.214.171.124 Urban Control Areas (UCA) Urban Control Areas in Metropolitan Manila partly covers the whole First Congressional District of Caloocan City or all old districts north of EDSA (C4), recognized as part of the intermediate core between the inner and outer core of the Metropolis. Residential and commercial land uses are common characteristics of these zones, where land supply is exhausted although pockets of idle lands are present. The resulting condition of UCAs defers new or additional development that poses strain on existing amenities and infrastructure.
3 COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020 Preferred pattern of development in UCAs concerning Caloocan City should center more on infrastructure development than deferment of new or additional development activities. North Caloocan City, where most low-density residential subdivision lies, lacks services and amenities that are possible to function, through an important increase of land use intensity in the area. The preferred land use activities in UCAs at Caloocan City, are addition of basic services, enhancement of existing facilities, and establishment of sound environmental management system such as solid and liquid waste management and improvement of air and water quality. The cited development pattern expects to sustain carrying capacity of resources, promote orderly dispersion of population, prevent environmental degradation and natural disaster, and improve the transport and traffic management system.
126.96.36.199 Environmental Preservation Areas (EPA) Areas for environmental enhancement in Caloocan City cover river edges of Tullahan River. Primary characteristics of EPAs are those environmentally sensitive locations that are considered natural danger zone. Parks and other areas for recreation and intensely polluted zones with indication of environmental deterioration, also fall under EPAs.
188.8.131.52 Suburban Development Areas (SDA) The Physical Development Framework Plan designates strips at the outer part of Metro Manila’s intermediate core as Suburban Development Areas. In Caloocan City, SDA covers southern edges of Marilao-Mecauayan River including portions of Bagong Silang Resettlement Project, Tala Development Project, Malaria Barracks Area, and Pangarap Village. Within SDAs major mass housing and high-income subdivisions settled inhabitants usually seek employment from the inner core and the intermediate core. Generally, condition at SDAs consequently allows establishment of light industries and commercial activities that promote development of a self-contained community subsisting from on-site livelihood sources. Nevertheless, sectioning of SDAs in North Caloocan City should consider a wider expansion of coverage particularly involving most subdivisions lying on its northern half, and on areas where all mass housing and economic subdivisions and various residential communities constantly stay. Activities suitable in SDAs involves establishment of support facilities enhancing sense of community, promote community-based delivery of basic services, improvement of public transport system, and protection of environmental resources ensuring livability of settlements.
184.108.40.206 Urban Promotion Areas (UPA) The three categories of EPAs are environmentally constrained areas, environmental protection areas and environmental enhancement areas. The Physical Development Framework Plan of Metro Manila in this case, defines Tullahan River as under the environmentally enhancement areas. The state of Tullahan River has seriously deteriorated, compelling all sectors to employ measures that will regenerate the river for future use as well as to secure the survival of the ecological system connected then. However, granting the cited major characteristic of an EPA, the protective zone should also cover all river system of Caloocan City as well as flood plain areas and subdivision open spaces and city parks. The special zone of EPAs implore activities on environmental protection including reforestation, relocation of endangered settlers, banning of construction, and employment of pollution abatement measures.
The Metro Manila Physical Development Framework Plan selects solely area surrounding Malinta Interchange in the Municipality of Valenzuela as the only location for urban development promotion in CAMANAVA district. Zones under UPA normally locate within intermediate and outer cores of Metropolitan Manila, in which development focuses on the promotion of production activities such as industries that are no longer feasible in RDAs. Likewise, the Framework Plan considers UPAs as redevelopment areas, inasmuch as current structural condition and land use activities in these areas shall likely transform to other suitable activities according to a preferred development thrusts.
4 COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020 UPAs in common, position themeselves within longexisting industrial zones alongside residential and commercial uses that are expanding over the years. In these areas, light to medium-industrial activity yields the most volume of production activities. Having the widest intensity of transport network, UPAs also accommodate expanding commercial land uses leading to the swelling of sizes of mixland using activities. Their locations are not contiguous but somewhat dispersed, and in some places form pockets of industrial lots, surrounded by residential and commercial establishments. In view of the given characteristics of UPAs, therefore, development therein should seek balance between complimenting production activities and protecting population from pollutive industries. Nevertheless, the Physical Framework Plan for Metro Manila did not provide any Urban Promotion Area in North Caloocan City, despite the all too evident need of some locations for such zone. The local development thrust includes creation of urban sub-center resembling an UPA that will provide the badly needed employment opportunities and services from various urban amenities. In a like manner, designation of an UPA serves as the most immediate policy response to the development thrust of the City. As such, observation shows that vicinities surrounding intersections of SusanoCamarin Road and Old Zabarte Road, reflects the characteristics of being an UPA. The vicinity characterizes a typical transit point or node that attracts commercial and industrial activities which likely provide employment opportunities. Small commercial and large industrial establishments around the said intersection are also surrounded by residential communities that are suitable (and necessary) to engage in micro-scale businesses and to shift towards mix land using activities. (see Map 2)
FUTURE URBAN STRUCTURE — TRANSPORTATION MASTER PLAN FOR GREATER METRO MANILA 20153 220.127.116.11 Future Urban Structure Affecting Caloocan City
interconnection of special structure in Metro Manila and the adjacent regions. Under the regional studies conducted by JICA and DTI, the primary regional axis that will eventually affect urban development in Caloocan City is the North Regional Axis along North Luzon Expressway and the North Rail Corridor. The primary axis identifies Meycauayan and Malolos as the future major urban center outer north of Metro Manila. On the other hand, the secondary axis runs towards Cabanatuan City through North Caloocan City. (see Map 3) However, forming a strong north-south axis also becomes necessary to integrate potential planned urban development areas, both in the north and south of Metropolitan Manila. The most likely means to join functions of two axes are the establishment of transportation corridors that will ultimately traverse and intersect areas within both North and South Caloocan City (op. Cited). Likewise, the proposed Urban Structure Concept promotes the integration of existing Central Business Districts (CBDs) within and along EDSA, that includes A. Bonifacio District and the whole corridor of Rizal Avenue Extension.
1.1.3 LONG-TERM PHYSICAL DEVELOPMENT FRAMEWORK POLICIES AND VISION OF CALOOCAN CITY 18.104.22.168
OVERALL VISION FOR THE CITY’S DEVELOPMENT
The endorsement of the City Development Council for the ratification of the Medium-Term Development Plan clamors for the declaration of an ultimate vision that will respond to current and future issues and challenges gripping the City. During the delivery of the City Mayor’s State of the City address, the remark of the City Executive exclaims a vision, that cites the following: “I have high hopes for Caloocan. My vision is to see a Caloocan where poverty does not exist, where everyone who wants to work is working, where the streets are safe and clean for our children, where people do not find the need to work in distant shores to sustain their family’s material needs.”
The JICA MMUTIS Team considers regional integration as the foremost strategic approach in the formulation of urban structure concept. Critical to the future growth of metropolis, is the 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)
5 COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020 q The vision calls for addressing the problem of dire poverty and unemployment, by way of making job opportunities and access to basic social services constantly available for the poorest of the poor among the constituents. q The vision also calls for the safety and protection of children from hazards brought about by all types of accident and crime and from unhealthy sanitary condition in each neighborhood. q The vision finally calls for the solidarity of families as the basic unit of society, through providing economic opportunities and urban services at the shortest reach possible from their home, hence preventing the household’s possible disintegration. A strong and productive kindred contributes more equitably in the preservation of public welfare and in sustaining the advancement of the City’s development. Achieving the vision requires putting together a more active approach in urban growth management and sector development. Essentially, instituting policies for land control shall serve as one of the most dynamic action that the City Government can exert. The operation of special policy zones for each specific area within the City, serves as the most practicable strategy in managing urban growth, and in contributing to the achievement of the overall vision therewith. The general provisions of the Regional Physical Framework Plan for Metro Manila become a very useful reference in enumerating policy zones within the City. Nevertheless, the foregoing analyses of existing conditions, identify areas that are supposed to have a distinct policy zone in more exact terms and boundaries, other than prescribed by the said Plan. In categorizing policy zones the local framework plan divides Caloocan City into two planning units that are South and North Caloocan, since distinct role and characteristics of these two domains entirely differs.
URBAN GROWTH POLICIES AND STRATEGIES FOR SOUTH CALOOCAN CITY
South Caloocan City is a highly urbanized Central Business District and a major Urban Center in the Northern District of Metropolitan Manila. The vicinity of South Caloocan City is characterized to have uncontrolled growth of mix of industries and commercial activities, that gradually engulfs residential areas, not suitable for non-residential use, because of narrow right-of-ways and presence of urban congestion. These challenges enjoin the City Government to formulate accordingly the most viable urban development policies and land use control in the area. South Caloocan City in the future therefore, shall have a mix designation of Regenerative Development Areas, Urban Control Areas and Environmental Critical Areas.
RENEWAL AREAS SOUTH OF EDSA
The whole portion south of EDSA or the entire area under Congressional District II, except DagatDagatan Area and all portions within flood plains, are suitable areas for regenerative or renewal type of development. The RDA should cover old districts of Grace Park (East and West), Calaanan (East and West), Barrio Rodriguez, Barrio Pacita, Barrio Galino, Bagong Silang, Barrio San Jose, Marulas, Maypajo, Sampalukan, and Poblacion. The priority measures in rationalizing land use activities covering old districts south of EDSA are the following: q Renewal of public infrastructure such as roads and utilities including the improvement of transportation facilities and traffic management system. q Employment of non-capital intensive renewal schemes in the development of public facilities namely; pedestrianization of secondary roads with supporting facilities ( i.e. sheds and street furniture), designation of one way streets, and creation of ‘Superblocks’ for areas with homogeneous type of land uses. q Integration of transportation system with design of renewal projects, similarly terminal station plazas and other inter-modal facilities. q Deter growth of highly pollutive industries and their ‘invasion’ of residential areas not suitable for other development.
6 COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020 q Provision of institutional support in the development of trading activities and nonpollutive industries, primarily on areas of development regulations, product and service promotion, and infrastructure.
q Establishment of areas where there should be strict density and building height regulation, that will in time reduces household density and averts the increases in trip production and attraction.
22.214.171.124.2 DEVELOPMENT CONTROL AREAS NORTH OF EDSA
q Planning and implementation of major urban development and transportation projects on properties besides the North Luzon Expressway.
Urban Control Areas in South Caloocan City covers all old districts north of EDSA (C4), Samson Road, and Gen. San Miguel St. namely, Sangandaan, Bonifacio, Morning Breeze, Bagong Barrio, Baesa, Barrio Talipapa and Sta Quiteria. Existing land supply within these districts varies in sizes, and vast tracts of residential land uses with few sites of large industrial activities are common characteristics of these zones. Although pockets of idle urbanizable lands are present, existing amenities and infrastructure are lacking and the demand for urban services has already exceeded the current resource capacity. The limited volume capacity of existing roads especially those within Bagong Barrio, Baesa, Sta. Quiteria, and Barrio Talipapa, must cause the deferment on further expansion of industrial and commercial activities. However, properties besides the North Luzon Expressway, are ready for more innovative type of development granted by its potential role to be one of the future transit point in the northern part of Metropolitan Manila. Current conditions of old districts of Sangandaan and Bonifacio areas demands the same treatment as the properties along North Luzon Expressway, due to future construction of North Luzon Rapid Railway and the South Rail Projects connecting within. Areas along nodes of major transportation networks warrants a more functional land use pattern that can serve future nighttime and daytime population traversing within these points. The preferred land use activities north of EDSA, likewise differs in type and scale. Priority urban management directions are enumerated according to each district’s potentials and constraints, forecasted in the next twenty years. For all old districts north of EDSA the following activities are encouraged: q Improvement of existing road network and other public facilities, as well as deferment of high intensity land use development within Baesa, Sta. Quiteria and Barrio Talipapa area.
q Establishment of specific boundaries in a limited extent for industrial and commercial land using activities. q Improvement and beautification of existing open spaces to functional parks and playgrounds. q Enhancement of facilities surrounding PNR terminal between old districts of Sangandaan and Bonifacio, which has potential to be a transit node of North Luzon Rapid Rail and South Rail projects.
126.96.36.199.3 ENVIRONMENTAL PRESERVATION OF DAGATDAGATAN AREA AND NAVOTAS-MALABONTULLAHAN-TINAJEROS (NMTT) RIVER SYSTEM For the last ten years, various government agencies enlist the environmental enhancement of NMTT river system, as a critical concern. Nevertheless, its implementation turns slow due to certain institutional and fiscal constraints even condition of the river demands for immediate improvement and conservation. For sections of lands along easements of NMTT, the following land use control activities are recommended: q Establishment of flood district or zone along the river system that will define legal easements for clearance, rehabilitation and improvement. q Stabilization of the river bank through noncapital intensive engineering measures, for example cribbing, terracing, mulching or putting of vegetative cover. q Development of linear park and massive reforestation area along river edges which consists of installing playgrounds, urban forest area, and other park amenities.
7 COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020 q Clearing of river easements from illegal structures and informal settlers. Dagat-Dagatan Development Project (DDDP) is a reclamation area, which is covered by the coastal plain and with unstable type of soil foundation. Drainage system within DDDP catches most of the storm run-offs, coming from the upper portion of South Caloocan City. Furthermore, tributaries of Estero de Maypajo and Navotas River run from peripheral and lateral canals within DDDP and Casili Creek, that all results to yearly seasonal and tidal flooding within the area. The physical limitation of these zones leads to the formulation of a plan that will classify DDDP as an environmentally constrained area rather than a regenerative one. Within DDDP and areas affected by downstream of Casili Creek, the following activities are encouraged: q Classification of areas where there should be strict enforcement of building height and structural regulations. q Establishment of capital-intensive flood-control and drainage improvement programs, for instance, river dredging, construction of dikes and floodgates, and water impounding pits. q Improvement and beautification of existing open spaces, into functional parks and playgrounds. q Development of sewage and septage treatment plants and other utilities suitable at lowland, flood plains and environmentally constrained areas. q Clearing of areas potential for soil liquifaction especially along major river systems.
188.8.131.52.4 INTEGRATED URBAN CORE WITH CONCENTRIC PATTERN OF DEVELOPMENT Actual condition indicates South Caloocan City, as a transit point of various goods and services and pose as a major urban center in CAMANAVA District. To complement the specific role of South Caloocan in MMR’s urban growth, the particular concept plan adapts a concentric and compact pattern of development as the most 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 within South Caloocan City into a single urban center or CBD. The expansion of the business district towards nearby nodes draws heavy concentration of daytime population from the traditional core to smaller node and guides the area into a more costeffective type of urbanization. Old commercial and industrial blocks along secondary arterial roads will be encouraged to intensify in their trade and result to growth of more compact land using activities. The compact urban model expands land use activities contiguously or adjacent to existing center or core. The ‘ring’ or ‘loop’ system defines the extent of development as well as provides access to sides of the concentric zone. The roads or circumference that will serve as the ‘ring’ surrounding the core is EDSA, 5th Avenue, A. Bonifacio St. and A. Mabini. The concept intends to consolidate concentrically various land use-based activities in different portions of South Caloocan City into one mix-use zone, with the traditional CBD (A. Bonifacio District, Morning Breeze, and Calaanan District) as the center. Several business areas on different parts of South Caloocan City shall serve as merging growth points, that are expected to play important role in the whole northwestern part of Metro Manila. Furthermore, the compact design of utility and infrastructures within the integrated core shall effect to a lesser capital cost, due to their eventual shorter, tighter and more concise network system.
GROWTH CENTER STRATEGY
The growth center strategy is the utilization of the potentials of urban centers and sub-centers to be the nucleus of future physical development of a locality. Managing growth surrounding these hubs is one of the primary concerns in shaping the future land use pattern of the City. The identified growth areas planned to be within one compact CBD are the old districts of A. Bonifacio, Sangandaan, East and West Calaanan, East and West Grace Park, Morning Breeze, and portions of C-4 road and C-3 road corridors. Within these areas several types of commercial and industrial activities are observed to grow in scale and intensity. (see Map 4-A, & Map 4-B)
8 COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020
URBAN GROWTH POLICIES AND STRATEGIES FOR NORTH CALOOCAN CITY
North Caloocan City characterizes itself to have residential subdivisions and vast tract of resettlement areas with sparse distribution of industrial estates. Businesses are dispersed usually lying within transit points and intersections having large traffic volume. The very sluggish growth of commerce and employment generation activities in North Caloocan City, along with the inverse massive growth of population, leads to the widening of actual gap between demand and current inventory of urban amenities and services. The substantial lack of employment opportunities and commercial services in North Caloocan City results to the extending of distances between home to work and home to shopping center and compels residents to work as well as shop from other cities. The long travel distance brings about additional economic cost in terms of productive time, opportunities, and secondary cost on transportation operation.
184.108.40.206.1 DEVELOPMENT CONTROL IN BAGBAGUIN, KAYBIGA, DEPARO, AMPARO AND BAGUMBONG AREA. All districts of North Caloocan City cover part of Urban Control Areas in Metro Manila. However, characteristics of North Caloocan City vary in forms and land using activities, which subsequently demand for a more distinct policy zones other than prescribed by the Physical Development Framework Plan for Metro Manila. In this view, areas that can be classified under UCAs are all old districts south of Bagumbong and Camarin. Land uses within the said boundaries are primarily residential in makeup with traces of some industrial subdivisions or estates particularly at Bagbaguin and Kaybiga. Existing amenities and infrastructure (for example, roads, transportation, employment opportunities, parks and playgrounds, and potable water services) however, are not sufficient to provide the current and future requirements of the growing population. The land supply within these districts are not scarce like in other UCAs but the aspect of poor road network system and other condition of facilities therein, consequently dictates the necessary deferment of high intensity land
development. To add, the introduction of newdevelopment other than pre-identified ones (like new residential subdivisions, commercial center at Evergreen Subdivision and small commercial activities at Deparo area) shall inflict strain to existing urban facilities. One of the aims of controlling growth within UCAs is to prevent the recurring experiences in RDAs, such as, congestion and deterioration of environmental and structural quality of communities. Within these zones therefore, the following activities shall be promoted: q Regenerative development of existing facilities and infrastructures including introduction of projects that links existing road network and transportation systems of every subdivisions. q Establishment of areas where there should be strict density and building height regulation, that will in time reduces household density and averts the increases in trip production and attraction. q Establishment of specific boundaries in a limited extent for industrial and commercial land using activities. q Improvement and beautification of existing open spaces, into functional parks and playgrounds.
220.127.116.11.2 URBAN PROMOTION AT CAMARIN AREA The sole lack of urban amenities and services and slow expansion of commercial and industrial area within North Caloocan City requires the emplacement of an urban hub that should serve as future catalyst for developments. Recent and old urban centers such as Novaliches town proper and Commercial complexes along Quirino Highway, draws the population from North Caloocan City to shop at farther distance which causes them, longer travels as well as increase in traffic congestion. Moreover, most workers in North Caloocan City seek employment from other Cities and Municipalities bringing them huge daily expense on travels between home to work. In response to these dilemmas, the plan commands for the development of commercial and employment centers near the City’s residents through urban management tools, similarly policy zoning.
9 COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020 The suitable sites to be an UPA or for the development of new urban core, lies at the center of North Caloocan City, specifically, vicinities of Susano-Camarin and Old Zabarte Road Intersection. The selected site currently poses as an important node in North Caloocan City, where number of businesses and major transportation services operates. Traffic is increasing within these areas mainly because of the presence of various public transportation terminals, government buildings, schools and commercial services. There are also long-existing industries alongside residential communities. These communities on the other hand, are to engage on micro-scale enterprises and other livelihood activities. Within the boundaries of UPA the following activities are encouraged: q Establishment of special zone boundary that will identify extent of areas for urban promotion, infrastructure development, traffic management improvement, special zoning and building regulations, and convergence of major infrastructure services. q Locate government and civic centers on a strategic point within the zone that should serve as one of the catalysts, in the development of the new urban hub. q Encouraged higher intensity uses other than the existing residential uses through zoning and land use planning, and other policy support and urban management measures. q Put up projects and activities that promote integration of transportation system, and public infrastructure development. q Improve and beautify existing open spaces and river easements, into functional parks and playgrounds.
18.104.22.168.3 DEVELOPMENT OF SUBURBAN AREAS COVERING NORTHERN HALF OF NORTH CALOOCAN CITY Most subdivision including all socialized housing areas at northern half of North Caloocan City follow characteristics of a sub-urban area, which bound the outer core of Metro Manila. These portions of the City have typical features of large residential communities consisting of minor subcenters and generally self-contained in their daily living requirements. Districts classified under the
Sub-urban Development Area (SDA) are Bagong Silang Resettlement Project, Tala Development Project, Malaria Development Project, Pangarap Village, Amparo Subdivision and subdivisions north of Deparo-Bagumbong Road. The activities encouraged within SDAs are as follows: q
Develop land using activities and facilities that enhance sense of community and promotes community-based delivery of basic services namely, multi-purpose public buildings, barangay facilities, schools, health centers, sport centers, civic centers, and parks and playground.
q Improve and beauty of existing open spaces and river easements, to functional parks and playgrounds.
22.214.171.124.4 ENVIRONMENTAL PRESERVATION OF EASEMENTS AT MEYCAUAYAN-MARILAO RIVER INCLUDING ALL ITS TRIBUTARIES AND ENHANCEMENT OF ALL SUBDIVISION PARKS AND OPEN SPACES All major rivers and river tributaries in North Caloocan City indicate increasing rate of degradation that goes along with the increase of urbanization. The growth of communities and industries that accompany massive land development causes increase in pollution load and heavy siltation of river, due to discharge of wastes and reduction of soil permeability respectively. Likewise, all subdivision open spaces and some parks are utilized to have community buildings rather than park amenities and playground equipment. The decreasing area of functional open spaces such as in subdivisions contributes further to the deterioration of air quality and in unbalancing the urban ecological equilibrium. The following preferred activities in environmental protection are encouraged: q Establishment of environmental protection and enhancement zone along major river systems that should define legal easements for clearance, rehabilitation and improvement. q Stabilization of the riverbank through non-capital intensive engineering measures, for example cribbing, terracing, mulching or putting of vegetative cover.
10 COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020 q Development of linear park and massive reforestation area along river edges which consists of installing playgrounds, urban forest area, and other park amenities. q Improvement and beautification of existing subdivision open spaces, into functional parks and playgrounds. q Formulation and enforcement of strict zoning and building regulations for all projects within open spaces, parks and playgrounds. q Clearing of river easements from illegal structures and informal settlers.
NEW URBAN CORE DEVELOPMENT AND MULTINODAL TYPE OF GROWTH PATTERN
North Caloocan City is serving the role as a sub-urban residential community in Northern Metro Manila. Nevertheless, its notable distance from the urban core or traditional centers for employment produces problems on long travel time between home to work including large transportation expenses for workers. The constraint could also result to loss of employment opportunities and possible massive unemployment. In response to the problem, the physical framework plan for this part of the City is to propel development of a new urban core or major urban center within a strategic point. The proposed hub shall be a central point of activity supported by different nodes or subcenters around it. The major center shall render specialized facilities and services to the subcenters and acts as its external linkage to local centers in other cities and municipalities. The subcenters or other nodes on the other hand, support the major center as its captive market while providing services at neighborhood scale. Seemingly, the hub at the same time shall be an urban promotion area, requiring immediate utilization of special zoning and urban management systems that are appropriate for its long-term development.
126.96.36.199.6 PROPOSED MAJOR GROWTH CENTERS AND SUB-CENTERS Large residential subdivisions in North Caloocan lack sufficient services and retail market for basic commodities. In response, the proposed concept plan tends to identify a major center and
various growth points that will serve as nodes for future development. The proposed major center in North Caloocan is located around the central Camarin area, near Camarin (Susano)-Zabarte Road Intersection. On the other side, three (3) subcenters are envisioned for future development. These are areas around the Deparo-Susano and Congressional-Susano Road Intersections, proposed commercial site at Bagumbong Road (Evergreen Subdivision), and Quirino-Malaria Road Intersection. The criteria for selecting locations of urban centers are the following: First, the areas’ strategic location as potential commercial centers, second, accessibility to major road network systems and third, current urban development trends and direction transpiring around the nodes. (see Map No. 5-A & Map No. 5-B)
LAND USE PLAN FORMULATION
Provisions of the 1991 New Local Government Code (R.A. 7160), enjoins all Local Government Units (L.G.U.’s) to prepare a Comprehensive Land Use Plan (C.L.U.P.). The C.L.U.P.’s then is enacted into Zoning Ordinance, which will regulate every land using activities within every L.G.U. jurisdiction. This requirement is further strengthened under Executive Order No. 72 Series of 1993. The directive delineates the responsibilities, and adherence of all agencies concerned such the City Government and the Housing and Land Use Regulatory Board (HLURB) pertaining to the preparation, formulation, and approval of CLUPs. The draft CLUP was prepared throughout the following series of events. q In 1993 the City Development Planning Department in consultation with the City Development Council, (CDC) prepared the first draft of C.L.U.P. The framework of the Land Use Plan is later heeded in the preparation of Local Comprehensive Development Plan, series of 1993. q Later, the Draft Plan was first presented to the CDC Executive Committee in 09 December 1994. q In 13 December 1994, the Draft CLUP was again conferred for consultation with local planning representatives from the Municipalities of Malabon, Navotas, and Valenzuela at the first CAMANAVA District Consultative Meeting.
11 COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020 q In 15 December 1994, the second Draft with all preliminary revisions was presented to the CDC 9th General Assembly, for further review and evaluation. q Another series of consultation with CAMANAVA Local planning representatives are organized to prepare an integrated Land Use Plan for CAMANAVA District. q In June of 1995, the integrated draft Land Use Plan for CAMANAVA District, was presented at the ‘Pre-summit Sectoral Land Use Presentation’, with the assistance of then Metro Manila Authority (MMA). The summit was organized to enable various government and non-government agency, together with the academe, to review and comment on the Draft Land Use Plan. In accordance, therefore with the injunctions of R.A. 7160 and E.O. No. 72, and in observance with the series of preparation and consultation conducted, this C.L.U.P. Report is submitted to the Sangguniang Panglungsod for approval and enactment into Zoning Ordinance. After which, the Sangguniang Panglungsod shall endorse this Report to H.L.U.R.B. for final approval.
q Land as a critical factor in growth and development of cities Land is recognized as a finite or limited resource. As population grows, more land is required for urban uses, food production, and forest development. Therefore, proper management of land resource through planning and control are necessary in local governance. q Land use policy planning and control are major tools in regulating indiscriminate use of urban lands. Land use planning is the major tool used in the proper management of land resource. This tool determines what activities within a parcel of land it can support, without causing damage to the land itself, in order that future population can benefit from its continuous use. q Obsolescence of Metropolitan Manila Zoning Ordinance 81-01 (MMZO 81-01)
The provisions of MMZO 81-01, which do not have substantial amendment for 19 years are not immediately responsive to the requirements of current urban development trends. New proposed infrastructure and urban development programs were not given consideration then on the delineation of zoning districts. Some of these developments are major road systems (e.g. C-3, C-4, C-5, and C-6 Roads), rail-based transportation networks (e.g. MRT 4 and North and South Rail Projects), new legislated housing programs, and new commercial development. q Compliance on Provisions of R.A. 7160 and E.O. No. 72. R.A. 7160 or the Local Government Code of 1991, provides that: “The LGUs shall continue to prepare their comprehensive land use plans enacted through zoning ordinances which shall be the primary and dominant bases for the future use of land resources and reclassification of agricultural lands.”
E.O. 72 s.1993 on the other hand, delineate powers and responsibilities of LGU’s and H.L.U.R.B. in the preparation, formulation, approval and implementation of C.L.U.P.’s.
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’s conceptual framework and serves as the inverse of identified land use related problems. Aside from the description of broad goals, specific objectives for each planning areas (South and North) are prescribe 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 a limited resource; q To integrate public and private sector decisions and activities, affecting use and disposition of lands q To resolve conflicts between private sector and government organizations on the demand and need for land reserves q To advance an acceptable and orderly development of a land use pattern that will avert
12 COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020 mis-use of land, and in time minimize capital and operational cost of public facilities and utilities, services, and infrastructure
SOUTH CALOOCAN CITY
Land use plan objectives for South Caloocan City center primarily into four (4) strategic concerns. These are the dispersal of highly pollutive industries from the urban core; protection of residential areas from environmental pollution; preservation of environmentally critical areas, and promotion of parks and open space development. Similarly, these objectives shall serve as a guideline in the formulation of land use policy measures, affirming South Caloocan to be a mix of ‘Regenerative Development Area’, ‘Urban Control Area’, and ‘Environmental Preservation Area,. The land use plan for South Caloocan aims to achieve the following. q To regulate and guide various land using activities and unplanned land use changes according to local and regional development goals, objectives and policies q To facilitate development of blighted areas, through land use control regulations and effective urban land management system q To promote dispersal of ‘highly pollutive industries’ from the City’s urban core toward the edge of MMR boundaries q To control further expansion (invasionsuccession) of industrial activities into residential blocks — not suitable for other uses q To promote development of parks and open spaces; and q To protect environmentally critical areas such as major watercourses and river edges from pollutive land using activities
188.8.131.52 NORTH CALOOCAN CITY In North Caloocan City, objectives focus primarily in the promotion of labor-intensive industries, growth of trade and services, and enhancement of environmental protection areas. These objectives were based from conclusions, finding North Caloocan to be a mixed of ‘urban control area’, ‘environmental preservation area’ and ‘urbanization promotion area’. they are
To regulate and guide various land using activities and unplanned land use changes according to local and regional development goals, objectives and policies.
q To enhance capital investment on laborintensive land using activities and on trade and services. q To regulate and guide planning and integration of various infrastructure and utilities of all existing and future land development projects; q To promote development of plot areas reserved for socialized housing services; and q To protect all locally designated environmentally critical areas such as rivers and riverbanks, areas with critical slope, and parks and open spaces, from pollutive land using activities.
2.3 METHODOLOGY 2.3.1 PLANNING METHODOLOGY The methodology adopted in the formulation of the Comprehensive Land Use Plan is an aggregation of both ‘bottom-up’ and integrated approaches. After the identification of available lands for urban development, series of reports and consultation with members of the City Development Council (CDC) were held. All concerns are thoroughly discussed, which includes metropolitan and local urban development trends, development administration and urban management problems, deficiency in basic social services, and environmental issues. All community concerns discussed in the CDC conventions are subsequently translated and evaluated to specific land use related parameters. Land Use policies and objectives of the Local Land Use Plan, are afterward integrated with local sector plans and programs. These objectives were given due consideration then in the preparation of the Medium-Term Local Development Plan 19931998.
13 COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020
2.3.2 DATA COLLECTION
sources are used for the description and analysis of the existing local physical condition. Other information such as statistics and other studies from different government agencies were compiled, validated, and analyzed for immediate application.
184.108.40.206 Gathering of Secondary Data The first activity conducted in the land use plan preparation is the collection and compilation of local baseline data. Several maps from different
TABLE 1: MAP/DATA SOURCES USED IN LAND USE SURVEY AND ANALYSIS Map/Data Requirements Topographic Maps
• • •
i ii iii
Sources 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 Annual Climatological Averages, Port Area and Diliman Station, 1951 - 1985, PAGASAii,_____ Bureau of Soils Report and Map, Province of Rizal, 1935 Metropolitan Manila Development Framework Plan 1992-1996,_____ Topographic Map / Stereographic Compilation Map, Scale: 1:2,000 Almar Surveying Co._____ 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., ___ 1990 Census on Population and Household, NSO iii, 1991
National Mapping and Resource Information Authority - Japan International Cooperation Agency Philippine Atmospheric and Geophysical Administration National Statistics Office
220.127.116.11 Land Use Survey
2.3.3 SITUATIONAL ANALYSIS
An urban base map with survey sheets was used during the start of the survey. A rapid survey known as windshield survey, (that is an actual land use investigation while riding a vehicle) was organized. During the survey, exact use of land and structures were noted down and recorded in the base map. Thereafter, an urban land use map under specific land use categories namely; residential, commercial, industrial, institutional, utilities, open space and other uses, was prepared and reviewed in agreement with geographic data indicated from other map sources.
Land Area for existing urban land uses were tabulated and aggregated into percentages following the actual survey.
Graphical analysis of available map information was initially conducted during the investigation of the existing condition. “Sieve Mapping” technique was applied in identifying urban land suitability. Various thematic maps, particularly data maps (topography, soils, etc.), and analytical maps (slope map, built-up area, etc.), are overlaid and analyzed on top of each other, to identify suitability rating of each area. Some of the existing statutory rules and regulations, and planning standards that serve as yardstick for the identification of urbanizable and protected areas are described in the following table:
14 COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020
TABLE 2 : RELEVANT LEGISLATION AND STANDARDS USED IN THE IDENTIFICATION OF URBANIZABLE AND PROTECTED AREAS. Statutory/ Standard Requirements Easements
Urban Greening/ Forestry
Title of Legislation/ Standards i H.S.R.C. Town Planning Guidelines and Standards, 1982
P.D. 389-Forestry Reform Code
P.D. 705 Amendment of Forestry Reform Code
Specific Provisions 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. 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). 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.
Human Settlement Regulatory Commission
18.104.22.168 Statistical Analysis Statistical information are also analyzed in the preparation of C.L.U.P. Population forecast are computed through geometric methods and performance of urban services are measured based on standard service-population ratio. Increments or gaps between actual and expected services to population ratio are identified and given consideration in the evaluation of land use-related policies and plans.
2.3.4 PLAN FORMULATION 22.214.171.124 Goals/Objectives Determination In goal settings, the plan reviewed all identified problems and needs including their causal relationships. NCR Physical Framework Plan and Transportation Master Plan were subsequently assessed on their implications on future urban land use changes in the City. In the description of goal statements, objectives are recognized to be the inverse of the problem. These goals are then presented in various CDC conventions and CAMANAVA local planning agencies to solicit responses.
126.96.36.199 Generation of Spatial Strategies The concept plan was formulated based on foregoing analysis of the local socio-economic conditions existing in the City. Physical suitability and capability of the whole city for urban development were first determined from the output of the sieve mapping analysis. Land use trend
afterwards, was assessed carefully including other land use -related problems and issues in order to generate the most suitable conceptual plan.
188.8.131.52 Preparation of Urban Land Use Plan. After drawing-up the concept plan, appropriate land use schemes was assigned for the whole planning area. The land use map was presented in the CDC convention and with CAMANAVA local planning agencies for comment and evaluation. The Local Development Planning Agency of Quezon City also participated in the consultation process prior to drafting of the CLUP.
PLANNING CONSIDERATIONS/ PARAMETERS
2.4.1 ANALYSIS OF LAND USE AND OTHER PHYSICAL DATA Analytical studies are conducted through assessment of the land use and physical profiles of the City. Specific recommendations are proposed either as strategy or policy plan for each parameter in the studies made. In the preparation of land use planning and management strategies and policies, various parameters are important to be considered.
15 COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020
TABLE 3 : PHYSICAL AND SOCIO-ECONOMIC PARAMETERS USED IN LAND USE ANALYSIS. Land Use Parameters a)
Physical Characteris tics and Development Constraints
S u b-Parameters • • •
Urban Development Trend and Potentials
Infrastructure and Utilities
Water and power projects
Land Use Related Problems
• • • •
Socio-E c o n o m i c Problems and Potentials
• • • • • •
Type of topography, geologic structure and soil Areas prone to natural hazards Environmentally critical areas Pattern of expansion of residential, industrial and com mercial land uses based on physical, social, a n d e c onomic determinants. Availability of land areas suitable for urban development Length and condition of existing roads Location of proposed major roads and highways, and other transportation projects Condition of power services, sewerage and drainage system and facilities Urban blight Traffic Congestion Incompatible Land Uses Underdevelopment of prime urban lands Unemployment Lack of community facilities and basic service institutions Housing Demand Lack of open spaces for community parks and play grounds Availability of labor-intensive industries Availability of large labor force
URBAN STRUCTURE CONCEPT 2.5.1 URBAN DEVELOPMENT STRATEGY Considering the specific and distinct roles of South and North Caloocan City in MMR growth, the LGU shall adapt strategies that will have the highest impact on the City’s future urban development. The application of Growth Center Strategy is highly regarded in the formulation of the structure plan. Subject to this approach, opportunities that are cropping on specific local points shall serve as element or ‘catalyst’ of urban growth. Strategic convergence of various urban
Methods of Analysis Sieve Mapping
Eco-Engineering A nalysis
Comparative analysis of past and present land uses. Sieve Mapping Eco-Engineering Analysis
Analysis of available current Transportation Studies.
Analysis of available current Utilities Studies.
Flooding study, structural and environmental quality study, land use analysis, and reports of other agencies.
Analysis of sectoral studies.
management actions such as infrastructure development, land use control and management, and application of special tax measures, shall center on these existing or future urban centers.
LAND USE MANAGEMENT POLICY MEASURES
Based on specific parameters, concerns and constraints identified in the sector study, corresponding land use management policies are formulated. Land use management strategies serve as one of important premise in making landuse decisions, that sets an area under various urban land uses. Strategies and recommended
16 COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020 policies indicated herein are also important reference in planning of infrastructures and services and in conception of various land-use related policy
decisions made by different government and nongovernment agencies or organizations.
TABLE 4: RECOMMENDED LAND USE MANAGEMENT POLICIES AND STANDARDS FOR URBAN PHYSICAL CHARACTERISTICS AND DEVELOPMENT CONSTRAINTS PHYSICAL CHARACTERISTICS AND CONSTRAINTS a ) Type of topography, geologic structure and soil
RECOMMENDED LAND USE MANAGEMENT STRATEGIES AND POLICIES • Allocation of future urban land uses based on the physical suitability and land capability of specific urban area.
RECOMMENDED LAND USE CONTROL STRATEGIES AND STANDARDS • Land Use Planning and Zoning.
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.
Control of land use intensity or residential density on areas with significant impact on environment Designation of applicable density control and land use classification on critical areas.
Areas prone to natural haz ards
Environmentally critical areas
Environmental Impact Statement
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; ∗ Philippine 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 environmentally critical areas and projects (Proclamation. No. 2146); Local Ordinance on the enforcement of specific provisions in the following: ∗ Philippine Sanitary Code; ∗ Philippine Water Code; ∗ Subdivision and Condominium R ules and Regulations (P.D. 957); ∗ National Building Code (PD 1096); ∗ Socialized Housing Rules and Regulations (BP 220); ∗ Philippine Environmental Code (P.D. 1151, 1152); ∗ Decree on E.I.S. (P.D. 1586); ∗ Proclamation of environmentally critical are a s 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
17 COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020
TABLE 5 RECOMMENDED LAND USE MANAGEMENT POLICIES AND STANDARDS FOR URBAN DEVELOPMENT TREND, PROBLEMS AND DEVELOPMENT POTENTIALS. DEVELOPMENT TRENDS, PROBLEMS AND POTENTIALS a) Extent of urban blight
RECOMMENDED LAND USE MANAGEMENT STRATEGIES AND POLICIES • Preferential identification, designation and development / upgrading of Areas for Priority Development, and other blighted areas.
Pattern of expansion of residential, industrial and commercial land uses based on physical, social, and economic determinants
c) Availability of land areas for urban development
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 manageme nt. 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). 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
RECOMMENDED LAND USE CONTROL STRATEGIES AND STANDARDS • 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 Readjustment scheme • 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 (superblock).
Land Use Planning and Zoning. Mandatory and strict implementation of ad valorem taxes on idle lands.
18 COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020
TABLE 6: RECOMMENDED LAND USE MANAGEMENT POLICIES AND STANDARDS FOR INFRASTRUCTURE AND UTILITIES. DEVELOPMENT OF INFRASTRUCTURE AND UTILITIES a) Length and condition of existing roads
Location of proposed major roads and highways, and other transportation projects.
Condition of power services, sewerage and drainage system and facilities
RECOMMENDED LAND USE MANAGEMENT STRATEGIES AND POLICIES 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. 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 mixuse development, inter-modal facilities and other urban amenities. 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 promote concentric and/or central and nodal type of urban growth pattern -- thereafter reduce installation and operating cost of utility lines.
RECOMMENDED LAND USE CONTROL STRATEGIES AND STANDARDS • 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. • •
Land Use Planning and Zoning. Conduct Periodical Local Land Use and Transportation Studies (5-year period).
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.
19 COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020
TABLE 7: RECOMMENDED LAND USE MANAGEMENT POLICIES AND STANDARDS FOR LAND USE RELATED PROBLEMS. LAND USE RELATED PROBLEMS a)
RECOMMENDED LAND USE MANAGEMENT STRATEGIES AND POLICIES • Designate special uses for blighted areas and areas with declining physical and environmental condition. • Prioritize infrastructure and utilities improvement on blighted areas.
Incompatible Land Uses
Underdevelopmen t of prime urban lands
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 development, 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. 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. Impose development regulations on undeveloped and underdeveloped plots.
RECOMMENDED LAND USE CONTROL STRATEGIES AND STANDARDS • Land Use Planning and Zoning. • Local Ordinance on the 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). • Land Use Planning and Zoning. • Conduct Periodical Local Land Use and Transportation Studies (5-year period).
Land Use Planning and Zoning. Consolidation of various contiguous residential blocks into single exclusive zones (superblock). Local Ordinance on the enforcement of specific provisions of : ∗ Philippine Environmental Code (P.D. 1151, 1152); ∗ Decree on E.I.S. (P.D. 1586); ∗ Proclamation of environmentally critical areas and projects (Proc. No. 2146); Land Use Planning and Zoning. Mandatory and strict implementation of taxes on idle lands.
20 COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020
TABLE 8: RECOMMENDED LAND USE MANAGEMENT POLICIES AND STANDARDS FOR SOCIO-ECONOMIC PROBLEMS AND POTENTIALS. SOCIO-ECONOMIC PROBLEMS AND POTENTIALS a) Unemployment
b) Lack of community facilities and basic service institutions
RECOMMENDED LAND USE MANAGEMENT STRATEGIES AND POLICIES Allocate areas for employment generating land-using activities (such as mix commercial and industrial zones) on identified growth centers. 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. Allocate areas for socialized housing development. Impose development regulation on undeveloped and underdeveloped plots.
RECOMMENDED LAND USE CONTROL STRATEGIES AND STANDARDS • Land Use Planning and Zoning.
Local Ordinance declaring all local government properties assigned as institutional sites, to be non-alienable and nondisposable.
Land Use Planning and Zoning. Local Ordinance on the implementation of specific provisions of Urban Development and Housing Act (R.A. 7279). Mandatory and strict implementation of taxes on idle lands. 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.
d) Lack of open spaces for community parks and playgrounds
Availability of labor-intensive industries
Availability of large labor force
Preservation of all identified parks and open spaces from conversion to other uses. Development of environmentally critical areas into municipal, community, or linear parks and to urban forestry area. Promote innovative schemes in developing green sections on all public areas. Preservation of existing industrial zones and development of new industrial reserves. Prioritize infrastructure and utilities improvement on industrial areas. Allocate areas for employment generating land-using activities, such as mix commercial and industrial plot reserves, within identified growth centers.
Land Use Planning and Zoning. Consolidation of various industrial blocks into single exclusive zone (super-block).
Land Use Planning and Zoning.
21 COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020
3. URBAN LAND USE PLAN The Land Use Plan is the classification of urban land into specific uses namely residential, commercial, industrial, institutional, utilities, parks and open spaces, and various special uses. The Urban Land Use Plan is the result of various schemes designed according to several parameters
indicated in the Land Use Studies conducted. The current land use trend, existing land uses, physical constraints and socio-economic parameters are given primary consideration in the re-classification of urbanized areas and vacant plots. Allocations of space are not computed according to standard space requirements, but rather on the specific constraints, role and potential of particular urban area in the overall development of the City.
TABLE 9: EXISTING AND PROPOSED LAND USE DISTRIBUTION OF SOUTH CALOOCAN CITY Land Use Residential Commercial Industrial Institutional Utilities Agro-Industrial Cemetery Parks & Recreation Open Space Vacant Land PLAND TOTAL
Existing Land Use Proposed Land Use Distribution-- 2001 Distribution -- Jan % Difference Survey 2003 Revisions Increase Land Area % S h a r e Land Area % Share 682.55 50.1% 520.73 38.2% (161.82) -23.7% 201.97 14.8% 299.54 22.0% 97.57 48.3% 218.53 16.0% 333.03 24.4% 114.51 52.4% 60.21 4.4% 50.22 3.7% (10.00) -16.6% 42.62 3.1% 62.84 4.6% 20.22 47.4% 2.08 0.2% 0.0% (2.08) -100.0% 64.94 4.8% 67.05 4.9% 2.11 3.3% 1.28 0.1% 19.09 1.4% 17.80 1388.7% 0.0% 10.00 0.7% 10.00 0.0% 88.32 6.5% 0.0% (88.32) -100.0% 0.0% 0.0% 0.0% 1,362.50 100.0% 1,362.50 100.0% (0.00)
SOUTH CALOOCAN CITY LAND USE PLAN
3.1.1 RESIDENTIAL LAND USE PLAN Proposed residential areas in South Caloocan City are those currently used for permanent or transient dwelling purposes and some mix-use areas not suitable for non-residential use. These areas are old residential subdivision, declared Areas for Priority Development (APD), communities undergoing processing for housing mortgage, existing government housing and slum upgrading projects, and residential blocks with no ample road network or potential for commercial or industrial development. In categorizing residential use, considerations are given to specific land use objectives for the area. Those objectives are to facilitate the development of blighted areas through land use control regulations and effective urban land management system, and to control further expansion (‘invasion-succession’) of industrial
activities into residential blocks not suitable for other uses. Nonetheless, existing residential areas that are briskly transforming to other uses or mixeduse type of usage, are classified under either industrial or commercial category. These land use alteration mostly transpire at Grace Park District, where design of roads and subdivision lots are suitable for mixed-use development. Strategies on promoting urban growth within residential plots include merging of neighboring residential blocks into one exclusive housing community complex or “superblocks”. Roads shall serve vehicles originating and terminating only from and within the community while through or passing traffic will be controlled. Streets on high-density areas can be converted into “street parks” or “street open spaces” that will eventually serve as parking or playground spaces. The design parameters of residential land use plan decrease the total residential land area from 682 to 521 hectares or 24 %. (see Map 6-A & Map 6-B)
22 COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020 The following areas are designated for residential use.
184.108.40.206 University Hills Subdivision, Bonifacio District/Area North:
C a l o o c a n -M a l a b o n b o u n d a r y
P r o p e r t y l i n e ( E a s t S i d e ) – C a l o o c a n C i t y P o s t a l O f f i c e a n d P N P -B F P C o m p o u n d a n d P . N . R . r i g h t-o f -w a y ( R . O . W . )
U n i v e r s i t y o f t h e E a s t C o m p o u n d a n d ( 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 Ro a d (Samson Rd.)
220.127.116.11 Barrio San Jose District/Area North:
C -3 R o a d ( 5 th Ave.)
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
P r o p e r t y L i n e ( E a s t S i d e ) -- L a L o m a C e m e t e r y
C a l o o c a n -M a n i l a B o u n d a r y
18.104.22.168 Morning Breeze District/Area North: East:
Caloocan Malabon Boundary Gen. Tinio St.
(1) lot deep from west side of Asuncion St.
Tirad – Pass St.
22.214.171.124 Baesa District/Area North:
Easement lines of Tullahan River
Property Line – NPC Power Line
Baesa Road and Property Lines – Maysilo Estate
S o u t h -S o u t h East:
Caloocan -- Quezon City Boundary
126.96.36.199 Sta. Quiteria District Area, Sta. Quiteria Village North -North East
Easement lines of Tullahan River
South –South East South –South West
SE Boundary Line of Sta. Quiteria Village Property Line – NPC Power Line
188.8.131.52 Sta. Quiteria District Area, Del ReyVille Subd. North South – S o u t h East
O n e l o t d e e p S o u t h o f T u l l a h a n -S t a . Q u i t e r i a R o a d Caloocan - - Quezon City Boundary
South – S o u t h West
Property Line – NPC Power Line
184.108.40.206 Bo. Talipapa District Area, GSIS Village North
Easement lines of Tullahan River
North -N o r t h East
Caloocan – Quezon City Boundary
Property Line – NPC Power Line
South -S o u t h East
J . P . R a m o y S t . , e n t r a n c e r o a d t o A c e b e d o S u b d i v i s i o n , a n d n o r t h -side property line of Manila Paper Mills.
220.127.116.11 Bo. Talipapa District/ Area, Estrella Compound North -N o r t h West East
Easement lines of Tullahan River
South -S o u t h West
S o u t h -s i d e b o u n d a r y l i n e o f E s t r e l l a C o m p o u n d
Property Line – N P C P o w e r L i n e
23 COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020
18.104.22.168 Sangandaan District/Area, Bisig ng Nayon N o r t h -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
Property lines – Sangandaan Cemetery 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 Miguel St.)
22.214.171.124 Sangandaan District/ Area, Bisig ng Kabataan North
C a l o o c a n -M a l a b o n B o u n d a r y
P.N.R. Right of Way (R.O.W.) (1) lot deep from East Side of A. Mabini St.
( 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 . )
126.96.36.199 Poblacion District/West Area North
(1) lot deep from south -side of C-4 Road (Gen. San Miguel St.)
(1) lot deep from west side of A. Mabini St.
D a g a t-Dagatan peripheral canal (DDDP Boundary)
(1) lot deep from north-side of C - 3 Road
188.8.131.52 Poblacion District/East Area North
J. Rodriguez St.
Property Line – P.N.R. Right of Way (R.O.W.)
(1) lot deep from west side of A. Mabini St.
( 1 ) l o t d e e p f r o m n o r t h -s i d e o f C - 3 R o a d
184.108.40.206 Maypajo District/North Area North
(1) lot deep from south-side of C -3 Road
Silanganan St., and one (1) block deep from west side of A. Mabini St.
D a g a t-Dagatan Peripheral Canal (DDDP Boundary) one (1) lot deep from north -side of J. P. Rizal St
220.127.116.11 Maypajo District/ South Area North
one (1) lot deep from south - side of J. P. Rizal St.
East West South
one (1) lot deep from west side of A. Mabini St Estero De Maypajo Caloocan – Manila Boundary
18.104.22.168 Maypajo District/East Area North
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
East West South
Property Line – P.N.R. Right of Way (R.O.W.) (1) lot deep from A. Mabini St. Caloocan – Manila Boundary
22.214.171.124 Marulas District/Area North
3rd Avenue (from D. Aquino St. to PNR R.O.W.), north boundary of Almeda Compound
D. Aquino St. ( from 3rd Ave. to 2nd Ave.), 2nd Avenue (from D. Aquino to P. Sevilla St.), and P. Sevilla St. (from 2nd Ave. to Caloocan- Manila Boundary)
P ro 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 . )
C a l o o c a n -M a n i l a B o u n d a r y
126.96.36.199 Grace Park West District/Area North
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 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 P . B u r g o s S t .-1 0 t h Avenue.
South –South East
P. Sevilla St. (from 10th Ave. to 9th Ave.), 9th Avenue (from P. Sevilla St. to D. Aquino St.), D. Aquino St. (from 9th Ave. to 8th Ave.), 8th Avenue (from D. Aquino St. to Baltazar St.), Baltazar St. (from 8th Ave. to South Boundary)
West S o u t h -S o u t h West
Property Line – P.N.R. Right of Way (R.O.W.) 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 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 -3 R o a d .
24 COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020
188.8.131.52 Bo. Rodriguez District/Area North East West
Macabagdal St. (from Urbano Plata St. to A. Cruz St.) A. Cruz St. (from Macabagdal St. to 12th Ave.), Street from east end of 12 th A v e n u e to 11 t h A v e n u e ( w e s t b o u n d a r y o f D P H P C o m p o u n d ), Caloocan – Quezon City Bdry. East Property line of Our Lady of Grace Academy/Notre Dame of Manila, Rosal St. th th th th th (from 12 A v e n u e t o 1 1 Avenue), 11 A v e n u e ( f r o m 9 St. to Rosal St.), 9 St. ( f r o m 1 1th 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 nor t h e n d o f 1 0 t h St. Extension), 10 th St. Extension.
184.108.40.206Calaanan West/Area North
North -N o r t h East
Francisco St. From Gonzales St. To Florencia 12th Avenue from Florencia St. To 11th Avenue
North -N o r t h West
Heroes del 96 (from Gonzales St. to C. Apostol St.), C. Apostol St., M. Hizon St.
Imaginary Line from west end of 11 th Avenue westward to south end of B. Baltazar St.
220.127.116.11 Phase III-E1,Lapu - Lapu Avenue Dagat-Dagatan Development Project North South
one (1) lot deep from Lapu-Lapu Avenue Langaray St.
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
Caloocan - Malabon Boundary
18.104.22.168 Phase III-E1 Langaray St. North - East
M.B. Asistio H.S. (Annex), Blk. 6A, 6B, 5
North - West
South – West
Pampano St., Tanigue St.
22.214.171.124 Phase II-A/B, Dagat-Dagatan Development Project North - East
North – W e s t
Parish Church, M.B. Asistio H. S. (main)
South – E a s t
South – W e s t
126.96.36.199 Area I-V Bagong Barrio Development Project North
Zapote Road from Gen. Tinio to Gen. Malvar Malolos Avenue from Gen. Malvar to G. De Jesus Gen. Tinio Progreso from G. De Jesus to Maligaya St.
North Diversion Road
Gen. Tinio St.
188.8.131.52 Area VI – East Bagong Barrio Development Project North
Property wall of Eternal Garden Memorial Park
S o u t h -S o u t h East
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 Tangke Road
North Diversion Road
184.108.40.206 Residential: NHA Reserve Area and Dagat-Dagtan Phase III - F2
25 COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020
3.1.2 COMMERCIAL LAND USE PLAN Proposed commercial land in South Caloocan City covers tracts with all types of establishments involved in wholesale, retail and service activities serving areas larger than a neighborhood. These areas are those found in traditional trading centers on intersection roadsides and shopping centers. In categorizing land for commercial use, considerations are given accordingly with specific land use objectives appropriate to the area. The plan aims to integrate the City’s urban core into one compact CBD and provide urban goods and services at the most suitable location. The plan also intend to promote growth of business and financial areas that will serve the CAMANAVA area and provide shopping amenities that are nearest to
dwelling areas and transit points. Proposed locations of commercial area, shall be near major roads and intersections with ample local and collector-road network system, and with current or potential patronage of shoppers and traders. Future location of commercial areas in South Caloocan City shall provide support facilities to pedestrians more than motor vehicles in order to deter traffic congestion. ‘Pedestrian malls’ or ‘street malls’ are envisioned to develop in between commercial blocks that will finally inter-connect shoppers and travelers with public transport or intermodal facilities. The design scheme of proposed commercial land use plan increases the total commercial land area from 202 to 300 hectares or a vital 48 % growth.
The following areas are designated for commercial use.
220.127.116.11 Commercial Strips along Gen. San Miguel St./C-4 Road, Sangandaan District/ Area North
one (1) lot deep from north side of Gen. San Miguel St. (from CaloocanM a l a b o n B o u n d a r y t o P . N . R .-R.O.W.).
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.)
18.104.22.168 Commercial Strips along A. Mabini St., Sangandaan District/Area 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).
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).
22.214.171.124 Commercial Strips along A. Mabini St., Poblacion North District/Area 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.
Torres Bugallon St. (from corner Gen. San Miguel St./C-4 Road to corner of A. Bato St.)
126.96.36.199 Commercial Strips along A. Mabini St., Poblacion South District/Area 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)
one (1) lot deep from east side of A. Mabini St. (from corner of P. Burgos St. to corner of C-3 Road).
188.8.131.52 Commercial Strips along A. Mabini St., Maypajo District/Area West
one (1) lot deep from west side of A. Mabini St. (from corner of D i m a s a l a n g St. t o C a l o o c a n -Manila Boundary).
(1) lot deep from east side of A. Mabini St. (from east-end of D i m a s a l a n g St. t o C a l o o c a n -Manila Boundary).
26 COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020
184.108.40.206 Commercial Strips along J. P. Rizal St., Maypajo District/Area North
one (1) lot deep from north side of J.P. Rizal St. (from corner of Marikina St. to corner of A. Mabini St.).
one (1) lot deep from south side of J.P. Rizal St. (from west-side property line of Maypajo Market to corner of A. Mabini St.)
220.127.116.11 Commercial Strip along Samson Road/C-4 Road at Bonifacio District/Area 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)
Samson Road/C-4 Road
18.104.22.168 Commercial Block at Bonifacio District/Area North
C a l o o c a n -M a l a b o n B o u n d a r y
L a p u -L a p u S t . ( f r o m C a l o o c a n -M a l a b o n B o u n d a r y t o C a i m i t o R o a d ) ; C a i m i t o R o a d ( f r o m U n i v e r s i t y A v e n u e t o L a p u -lapu St. ) , a n d U n i v e r s i t y A v e n u e ( f r o m C a i m i t o R o a d t o S a m s o n R o a d / C -4 R o a d )
S a m s o n R o a d / C -4 R o a d
22.214.171.124 Commercial Block at PNR Property, Victory Liner Compound, and Calaanan West District/Area. North
Samson Road/C-4 Road
Rizal Avenue Extension (from corner of Samson Road/C-4 Road to 11th Avenue)
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
11th Avenue from cor. Florencia St. to corner corner of Rizal Avenue Extension)
126.96.36.199 Commercial Block at North-side of 10th Avenue (west) 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 10t h Avenue (from corner Aglipay St. to corner M. Hizon St.)
Rizal Avenue Extension (from corner 11th Avenue to 10th Avenue) 10th Avenue
188.8.131.52 Commercial Block at South-side of 10th Avenue (west) North East West South
10 Avenue (from PNR R.O.W.) to P. Sevilla St. from A. del Mundo St. to J. Teodoro St.) P . S e v i l l a S t . ( f r o m 1 0 th 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 . ) 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 . ) 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 ) . / 9t h A v e . ( f r o m A . d e l M u n d o S t . t o J . Teodoro St.)
184.108.40.206 Commercial Strip on both sides of P. Burgos St. (from A. Mabini St. to PNRROW) North
One (1) lot deep from North Side of P. Burgos St. (from A. Mabini St. to PNRROW).
One (1) lot deep from South Side of P. Burgos St. (from A. Mabini St. to PNRROW).
27 COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020
220.127.116.11 Commercial Blocks at west-side of Rizal Avenue Extension th
10 Avenue (from J. Teodoro St. to Rizal Avenue Extension) Rizal Avenue Extension from 10 t h Avenue to Caloocan-Manila Boundary
J. Teodoro St. (from 9 Avenue to Caloocan -Manila Boundary). Caloocan - Manila Boundary
18.104.22.168 Commercial Strips at both sides of 5th Avenue (East)/C-3 Road North
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 ROW to Rizal Avenue Extension)
All property lines at one (1) lot deep from south side of 5 Road (from PNR ROW to Rizal Avenue Extension)
A v e n u e ( E a s t ) / C -3
22.214.171.124 Commercial Blocks at East Side of Rizal Avenue Extension, and Our Lady of Grace /East Grace Park District/Area. 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).
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
Rizal Avenue Extension
126.96.36.199 Commercial Blocks at South Side of EDSA /C-4 Road North East
E DSA / C- 4 Road Caloocan-Quezon City Boundary
Rizal Avenue Extension (from Bustamante St. to EDSA / C-4) Bustamante St., Macabagdal St., and J. Mariano St.
188.8.131.52 Commercial Blocks at North Side of EDSA/C-4 Road North South
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 E D S A . / C -4 R o a d
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
East Side property line of Manila Central University Compound
184.108.40.206 Commercial Blocks at Morning Breeze, and East Side of McArthur Highway North
C a l o o c a n -M a l a b o n B o u n d a r y
General Simon St. McArthur Highway
EDSA / C-4 Road
220.127.116.11 Commercial Block at Morning Breeze North East
Tirad pas Extension Gen. Tinio St.
All property lines at one (1) lot deep from west side of Asuncion St.
18.104.22.168 Commercial Blocks at West Side of Dagat-Dagatan Avenue (North-South Spine Road), and South Side Portion of Lapu-Lapu Avenue, Phase III-E1 North -N o r t h E a s t South - S o u t h W e s t
D a g a t -D a g a t a n A v e n u e ( f r o m L a p u - Lapu Avenue to Langaray St.) One (1) lot deep from west side of Dagat-Dagatan Avenue (from Lapu-L a p u Avenue to Langaray St.), and one (1) lot deep from South Side of Lapu-L a p u Avenue ( from D a g a t- D a g a t a n A v e n u e t o C a l o o c a n -Malabon Boundary).
28 COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020
22.214.171.124 Commercial Block at South Side of C-4 Road, Dagat-Dagatan Development Project North
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 S a b a l o St.)
S a m a r a l S t . ( f r o m S a r i m b u r a o S t . t o D a g a t-D a g a t a n S t . ), S a p s a p A l l e y .
126.96.36.199 Commercial Block at Area 3, Phase III-C Commercial North -N o r t h West
T a n i g u e S t . ( f r o m N a v o t a s R i v e r t o D a g a t-D a g a t a n A v e n u e )
D a g a t-D a g a t a n A v e n u e ( f r o m T a n i g u e S t . t o C -3 R o a d )
C -3 R o a d ( f r o m N a v o t a s R i v e r t o D a g a t- D a g a t a n A v e n u e )
188.8.131.52 Commercial Block at East Side of Dagat-Dagatan Avenue, Phase III-C and Phase III-D East West
Talimusak St. (from Tanigue St. to Tilapia St.), One (1) block deep from East Side of Dagat-Dagatan Avenue (from Taksay St. to Torsillo St.) Dagat-Dagatan Avenue (from Tanigue St. to Torsillo St.)
184.108.40.206 Commercial Block at North Side of C-3 Road, Phase III-C North
Talakitok St. (from Tilapia St. C-3 Road)
Dagat-Dagatan Avenue (from Tilapia St. to C-3 R o a d ) C -3 Road (from Dagata -Dagatan Avenue to Tilapia St.)
220.127.116.11 Commercial Block at South Side of C-3 Road, Phase III-D North
C-3 Road (from Dagat-Dagatan Avenue to DDDP Project Boundary)
San Diego St. Dagat-Dagatan Avenue (from C-3 Road to Taksay St.)
Taksay St., and rest all one (1) block deep from South Side of C-3 Road
18.104.22.168 Commercial Block at East Side of A. Mabini St., Sampalukan District/Area North
: C -3 R o a d ( f r o m A . M a b i n i S t . t o P N R R O W )
P N R R O W ( f r o m C -3 Road to a point perpendicular to east end of D i m a s a l a n g St. and south end of C. Name St.)
:A. Mabini St. (from C -3 Road to D i m a s a l a n g S t . )
:Imaginary lateral line from ea s t e n d o f D i m a s a l a n g St. eastward to PNR ROW
22.214.171.124 Commercial Block at West Side of Dagat-Dagatan Avenue, Phase III-E1 North
L a n g a r a y S t . ( f r o m P a d a s A l l e y t o D a g a t -D a g a t a n A v e n u e )
D a g a t a n -D a g a t a n A v e n u e ( f r o m L a n g a r a y S t . t o T a n i g u e S t . ) Padas Alley (from Langaray St. to Tanigue St.)
T a n i g u e S t . ( f r o m P a d a s A l l e y t o D a g a t -D a g a t a n A v e n u e )
126.96.36.199 Commercial Blocks at East Side of Dagat-Dagatan Avenue (North-South Spine Road), Phase III-F1 and Phase III-F2 North - North East West
O n e ( 1 ) b l o c k d e e p f r o m E a s t S i d e o f D a g a t -D a g a t a n A v e n u e ( f r o m T a n i g u e S t . to Caloocan- Malabon Boundary. D a g a t- D a g a t a n A v e n u e
29 COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020
188.8.131.52 Commercial Strips at both side of Tulingan St. Phase III-F1 and Phase IIIC North
one (1) lot deep from North Side of Tulingan St., and NHA Reserve
one (1) lot deep from North Side of Tulingan St.
184.108.40.206 Commercial Block on whole Estate at West Side of North Diversion Road North - N o r t h W e s t
Easement Lines and critical slopes of Tullahan River
North Diversion Boundary).
S o u t h -S o u t h W e s t
Caloocan-M a l a b o n B o u n d a r y
3.1.3 INDUSTRIAL LAND USE PLAN Lands classified for industrial use include all areas with building and ground engaged in product manufacturing and processing. However, the plan intends to incapacitate increases and disperse growths of highly pollutive and hazardous industries from within the City’s hub. This type of industries like canning, tannery, chemical manufacturing, and metal and glass smelting ultimately contribute unmanageable amount of pollution to both air and water environment. The plan also aims to provide space for light industries with large labor absorption capacity at the most suitable location — near dwelling places and transit points. This scheme expects to shorten home to work trips, decreases level of traffic congestion, and increases savings rate from travel expense, time, and other potential social cost. Areas predominantly industrial in character and with adequate collector and distributor road network system, similarly within the inner hub of Grace Park area, are classified under industrial use.
Existing industrial blocks within the DagatDagatan area are also classified under industrial use. These establishments found near seaports, and consist mainly of warehouses, are suitable locations for trading of industrial parts and process goods and products. The recommended strategy to improve growth of industrial block, is to provide these areas with appropriate infrastructure support facilities like properly designed roads and drainage and area sewage treatment plants. The plan shall also advance roadside greening and setting up traffic management system including putting traffic cells between industrial blocks. The design scheme of proposed industrial land use plan increases the total existing industrial land area from 219 to 333 hectares or an essential 52% growth.
30 COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020
The following areas are classified under industrial use.
220.127.116.11 Industrial Block at Phase III-F2 Dagat-Dagatan Development Project North
Samaral St. (from Sarimburao St. to Sabalo St.)
S a b a l o S t . ( f r o m S a m a r a l S t . t o L a p u -L a p u A v e n u e )
South -S o u t h West
Sarimburao St., Sapsap St., Lapu-Lapu Avenue (from Sapsap St. to Sabalo St.)
18.104.22.168 Industrial Block at Area 1, Phase III-D North
C -3 Road (from Navotas River to Daga-Dagatan Avenue)
East South -South West
Dagat-Dagatan Avenue (from C -3 Road to Torsillo St.) Estero de Maypajo, Torsillo St. (from Estero de Maypajo to Dagat-Dagatan Avenue)
22.214.171.124 Industrial Block at West Side of A. Mabini St., Sampalukan District/Area North
C -3 R o a d ( f r o m A . M a b i n i S t . t o P N R R O W )
A. Mabini St. (from C -3 Road to Marcela St.)
Silanganan St. and rest at one (1) block deep from west side of A. Mabini St. (from C -3 Road to Marcela St.)
Marcela St. (from Silanganan St. to A. Mabini St.)
126.96.36.199 Industrial Block at Grace Park (1st to 5th Avenue - West) and Barrio Obrero, District Area North East South -South West
All south side property lines at one (1) lot deep from south side of 5th Avenue (west)/C -3 Road J. Teodoro St. (from 5 th Avenue to Caloocan- Manila Boundary PNR ROW (from 5 th Avenue to west end of 3 rd Avenue), Imaginary lateral line 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 A v e n u e t o 2nd Avenue), C. Cordero St. (2 nd Avenue to Caloocan-Manila Boundary).
188.8.131.52 Industrial Block at Grace Park (5th to 9th Avenue - West), District/Area North
9 th Avenue (from D. Aquino St. to J. Teodoro St.)
J. Teodoro St. (from 9 th Avenue to one (1) lot deep from 5 th Avenue) D. Aquino St. (from 9 t h Avenue to 5 t h Avenue)
184.108.40.206 Industrial Block at Morning Breeze Industrial Subdivision 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 All properties lot deep of the North -side of EDSA from Gen. Tinio to CaloocanQuezon City Boundary Caloocan - Quezon City Boundary
Gen. Tinio from lot deep of EDSA to Zapote Road
220.127.116.11 Industrial Block at East Calaanan and East Grace Park North
Caloocan - Quezon City Boundary
A. Cruz St.
18.104.22.168 Industrial Block at East of Maysilo Estate, Baesa. North North West North North East
Tullahan River Properties on the west side of NPC Power lines
Tullahan Road (Tandang Sora Avenue)
31 COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020
22.214.171.124 Industrial Block at Bo. Talipapa East Area North
J. P. Ramoy
All properties on the East Side of NPC Power lines
Caloocan - Quezon City Boundary
126.96.36.199 North West
Industrial Block at Bo. Talipapa West Area North
Properties on the North-side of Eternal Garden Memorial Park
Properties on the East Side of the North
188.8.131.52 Industrial Block at Baesa South Area North
Properties on the boundary of Eternal Garden Memorial Park
Caloocan - Quezon City Boundary
Caloocan - Quezon City Boundary Tangke Road
3.1.4 UTILITIES LAND USE PLAN The utilities land use plan classifies existing transportation and utility areas, devoted to use of transportation (for example, terminals, train yards, depot and maintenance facilities, among others), telecommunication, water supply, sewage treatment and other facilities into ‘utilities’ use. Some environmentally critical areas and areas for future sewerage projects are included in the planned coverage of ‘utilities’ area. These are old garbage dumpsite within NHA reserve plot and in adjoining private lots, and a slum community located at an MWSS property. The old garbage dumpsite is planned to contain a degassing facility that will avert any risk of future methane explosion, while the MWSS property is intended for installation of a sewage treatment project. Right of ways of NAPOCOR power lines are also classified under ‘utilities’ use. Since the existing utility power lines and towers have the potential to generate electro-magnetic field (EMF) on the ground, the area is not suitable for any other urban use. However, appropriate vegetation can be applied in the area, to also serve as supplementary environmental protection measure. The program of proposed land use plan increase the total existing industrial land area from 43 to 63 hectares or an essential 47 % increase.
The following areas are classified under ‘utilities’ use.
184.108.40.206 MWSS Septage Treatment Area, Dagat-Dagatan Phase III-D 220.127.116.11 Private Lots - former Open Waste Dumping Site, Lakas ng Mahirap. 18.104.22.168 PNR Right-of-Way from CaloocanMalabon Boundary to Caloocan-Manila Boundary 22.214.171.124 NPC Right of way from CaloocanValenzuela boundary to CaloocanQuezon City boundary 126.96.36.199 Manila Electric Company Power Sub-station, 9th Avenue East 188.8.131.52
MWSS Pumping Station and Reservoir – Corner 7th Avenue and del Mundo St.
32 COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020
3.1.5 CEMETERY LAND USE PLAN Future burial grounds are one the most critical land use decision in Caloocan City. Although some of the cadavers within Caloocan City are buried in cemeteries outside the City, still the remaining number of deaths does not have an equal number with future burial grounds needed. There are only three (3) cemeteries present in South Caloocan City. Sangandaan cemetery is government owned and needs extensive improvement and rehabilitation, while La Loma and Eternal Garden Memorial Park are privately owned, in good condition, but cant serve future burial needs for the next twenty-(20) years. Cemeteries further reduces its land area when part of La Loma Cemetery was covered by C-3 Road project. Under this condition, the plan is constrained to classify only existing burial places.
to other uses, are not included in the proposed institutional land use plan. Only institutions covering large tracts of land that include areas with large church buildings, universities, hospitals, police and fire headquarters, and all public schools shall fall under institutional use. The use of public school for other public activities can also serve as an alternative land use management strategy. Public school buildings particularly classrooms and play courts can be used after school hour for public assembly by other government (for instance a Barangay council), private or socio-civic organizations. The use of school facilities can also serve as other means of revenue generation if rented to business organizations handling usual business meetings. However, the City Government should device program to design and develop classrooms and playcourts that are convertible to functional and aesthetically acceptable assembly spaces.
Alternative plan to mitigate the gaps between deaths and burial space, is the installation of crematorium, particularly within public cemetery. This step can also generate additional revenue for the City Government.
The remaining areas planned under institutional use reduces in land area from 60 to 57 hectares or an unavoidable 17% decrease. Those remaining small parcels under institutional use are converted to other uses that are predominantly enfolding the said estates.
The provision of proposed cemetery land use plan in time slightly increases the total land area of existing burial sites from 65 to 67 hectares or a 3.30 % additional space .
The following areas are classified under institutional use.
3.1.6 INSTITUTIONAL LAND USE PLAN Institutional land use plan intends to classify existing areas characterized by its function to provide educational, welfare, protective, and other basic urban services. These are plots containing schools, health and medical institutions, churches and government building(s), among others. The space for future schools and public halls and buildings (for example convention areas, barangay halls, and police boxes) are found as a critical land use problem. It is for this reason that land use management policies intends to keep current use of all pubic schools, and government owned facilities. However, about a total of 17 hectares of small institutional areas (such as clinics, small hospitals), and institutional blocks at DagatDagatan Development Projects, that were converted
184.108.40.206 Areas occupied by schools namely: • 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
33 COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020
220.127.116.11 Area occupied by a hospital namely: • PNR Hospital • Caloocan General Hospital
18.104.22.168 Areas occupied by religious institution namely: • Blessed Lorenzo Ruiz Center • Our Lady of Grace Parish Church •Sacred Heart Parish Church •San Roque Parish Church
expects to categorize small number of existing parks and playgrounds, plazas and play courts under open space use. The plan for these reasons increases the land area of open spaces from a meager 1.28 to 29.09 hectares or twenty three times larger. Areas covered under open space use are the following:
22.214.171.124 All existing public parks namely:
126.96.36.199 Areas occupied with protective and adjudicatory institution namely:
• Plaza Rizal • Barrio Galino Park • Gregoria de Jesus Plaza
• • • • • • •
188.8.131.52 All existing subdivision open spaces at U.E. Subdivision, Morning Breeze Subdivision, and all pocket parks and open space in Dagat-Dagatan Development Project and Bagong Barrio Development Project.
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
184.108.40.206 Areas occupied by national government agencies namely: • Bagong Barrio NHA Field Office • Division Office
3.1.7 OPEN SPACE LAND USE PLAN Open spaces for parks and recreation are areas principally designed for amusement and for maintenance of a community’s ecological balance. These are usually designated public parks and plazas and open spaces within subdivisions. Maintaining open space in South Caloocan City is the most critical land use management problem in South Caloocan. Since the area is highly urbanized for a long period without any significant expanse of green, acquiring new open space is almost unfeasible. The land use plan however intends to utilize easements of riverbanks such as along Tullahan River to develop into linear parks or urban forest. This measure could also be a means of protecting the environment, similarly to preserve and stabilize riverbanks and eventually prevent massive soil erosion and river siltation. The plan also
220.127.116.11 Easements at riverbank of Tullahan River and proposed open space adjacent to the site of Integrated Bus Terminal Complex.
34 COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020
NORTH CALOOCAN CITY
TABLE 10: EXISTING AND PROPOSED LAND USE DISTRIBUTION OF NORTH CALOOCAN CITY Land Use Residential Commercial Industrial Institutional Utilities Agro-Industrial Cemetery Parks & Recreation Open Space Vacant Land PLAND TOTAL
Existing Land Use Proposed Land Use % Distribution-- 2001 Distribution -- Jan Difference Survey 2003 Revisions Increase Land Area % Share Land Area % Share 2,597.10 65.4% 2,387.32 60.1% (209.78) -8.1% 47.72 1.2% 307.66 7.7% 259.94 544.7% 171.45 4.3% 683.03 17.2% 511.59 298.4% 64.97 1.6% 73.95 1.9% 8.98 13.8% 57.70 1.5% 81.78 2.1% 24.08 41.7% 9.78 0.2% 0.0% (9.78) -100.0% 30.34 0.8% 32.35 0.8% 2.00 6.6% 9.77 0.2% 125.90 3.2% 116.12 1188.1% 0.0% 125.08 3.1% 125.08 0.0% 982.07 24.7% 0.0% (982.07) -100.0% 0.0% 153.84 3.9% 153.84 0.0% 3,970.90 100.0% 3,970.90 100.0% 0.00
3.2.1 RESIDENTIAL LAND USE PLAN Proposed residential areas in North Caloocan City are mostly existing housing subdivisions and vacant areas suitable for residential use. Some present residential subdivisions located in proposed urban centers is classified under commercial and industrial uses. However, those converted to nonresidential uses shall continue to dwell or changed in use into higher intensity mixed-use such as residential-commercial or to small-scale cottage industry.
Strategies on promoting urban growth within residential plots includes providing subdivisions with road links or a viable collector and distributor road network system. The plan also intends to install playground facilities and landscapes to existing open spaces. Residential land use plan in North Caloocan City expect to slightly decrease the total residential land area from 2597 to2387 hectares or an 8% decline. (see Map 7-A & Map 7-B)
The following areas are designated for residential use.
18.104.22.168 Residential Blocks and Subdivisions at Bagumbong District/Area Northeast
NPC Right of way Diamante St. Caloocan-Quezon City boundary Kulyawan St. Urduja Village Golden Shower St. One lot deep along the west side of Redwood St.
22.214.171.124 Residential Blocks and Subdivisions at Camarin District/South Area North
Susano Road from Zabarte Road to lot deep on Sanran St. Ilang-Ilang
Ma. Luisa Subdivision
One lot deep on Santan St. & Almar Subdivision Zabarte Road
35 COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020
126.96.36.199 Residential Blocks and Subdivisions at Camarin District/North Area Northwest
Proposed Circumferential Road
All properties along the west side of NPC Power lines
188.8.131.52 Residential Blocks and Subdivisions at Bagumbong District/North Area North
All properties along the south boundary of BSRP Phase III – B
All properties along the west side of BSRP Phase V -B
184.108.40.206 Residential Blocks and Subdivisions at Bagumbong District/South Area North
Bagong Silang Phase X and Caloocan –Meycauayan boundary
Vista Verde Subdivision, I-1 and Caloocan –Quezon City boundary Bagong Silang Phase IV, creek, Susano road and C-2
Caloocan - Meycauayan boundary and Caloocan –Valenzuela boundary
220.127.116.11 Residential Blocks and Subdivisions at Camarin District/South West Area North
Lapu-Lapu St., I-2, Susano Road and Creek
Caloocan - Quezon City boundary Zapote Road and creek
Kalantiao and Pugo
18.104.22.168 Residential Blocks and Subdivisions at Pangarap Village North
Engr. V. Garcia St. Proposed Circumferential Road
Area occupied by Cefels Park 3 Subd
22.214.171.124 Residential Blocks at Bagong Silang Resettlement Project 126.96.36.199 Residential Blocks at Tala Leprosarium Development Project 188.8.131.52 Residential Blocks at Malaria/ Barracks Development Project
3.2.2 COMMERCIAL LAND USE Existing commercial land in North Caloocan City covers small tracts with establishments involved in trade and services. The absolute lack of sufficient space for shopping centers, food shops, wet and dry market, office spaces among others, prompted the formulation of a dynamic commercial land use plan in North Caloocan City. The plan intends to promote growth of a business and financial center within various urban sub-centers, in a major scale within twenty to twenty five year
periods. The strategic objective of this move is to enhance capital investment on labor-intensive and commercial-based land using activities, in order to support local community on their daily living requirements. These planned business districts shall provide shopping amenities, several work places, and urban comforts that are nearest to dwelling spaces and transit points. Proposed locations of commercial area, are within the center of North Caloocan City particularly Camarin area, and on different identified growth points throughout the jurisdiction. Few residential areas located within the growth centers are classified under commercial use. However, particular residential areas through the land use plan, are expected to transform in other uses under free market condition, for pursuing decades. The location is found suitable for mixed-use activities, based on identified potentials such as the proximity of the area to major residential areas, the observed rapid growth of business establishments, and the availability of sufficient road network system.
36 COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020 The land use policy direction for commercial areas in North Caloocan City is to provide infrastructure support facilities on strategic locations particularly in growth centers. The support services will focus on road and sidewalk improvements, installation of traffic management devices, traffic re-routing schemes, among others. The design scheme of commercial land use plan expects an increase in the total commercial space from a considerable 48 to a large 308 hectares or 16 times larger planned increase. The following areas are planned under commercial land use.
184.108.40.206 Area occupied by the Proposed GOTESCO Commercial Center at Bagumbong Road- Evergreen Subdivision
220.127.116.11 All Commercial Blocks at Bagong Silang Resettlement Project 18.104.22.168 Commercial Block at Quirino Highway-Acacia Road Intersection bounded by Caloocan-Bulacan Boundary, Cefel’s Park Subdivision, Apitong Road & Eng. V. Garcia St. 22.214.171.124 Commercial Block at Camarin (Susano)-Deparo Road Intersection bounded by Amparo Novaville, Rainbow Village 5, and other subdivisions adjacent with the Intersection.
126.96.36.199 Commercial Block North of Urduja Village North
Mobolo St., NPC Right of Way and Villa Angelica
L a p u -Lapu St.
Merry Homes Subdivision II-B
188.8.131.52 Commercial Block at Bagumbong Area Northeast
Ma. Luisa Subdivision Proposed Circumferential Road
184.108.40.206 Commercial Block at Camarin-Zabarte Road Area near Almar Subdivision North
Susano Road from Zabarte Road to lot deep on Santan St.
Ilang-Ilang and Ma. Luisa Subdivision
Lot deep on Santan St. and Almar Subdivision
220.127.116.11 Commercial Block at Brixtoneville, Camarin North Northwest South
Proposed Circumferential Road Franville Subdivision
NPC Right of way
18.104.22.168 Commercial Block at Camarin Area ‘A’, ‘B’ and ‘C’ North South Southwest East West
Proposed Circumferential Road Ilang-Ilang Phase V-B boundary Camarin Road
37 COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020
22.214.171.124 Commercial Block at Sampalukan Road-San Vicente Subd. Area, Camarin North South Southwest East West
Proposed Circumferential Road Ilang-Ilang Phase V-B boundary Camarin Road
126.96.36.199 NHA Commercial Site, Pkg. 3 Phase II Bagong Silang 188.8.131.52 NHA Commercial Site, Phase X Bagong Silang
3.2.3 INDUSTRIAL USE The industrial land use plan in North Caloocan City aims to enhance local capital investment on labor-intensive land using activities. The absolute lack of urban center where commerce and industry settles drives the industrial land use policy to advance substantial reclassification of urban lands from residential to industrial. The plan also aims to provide space for light industries with large labor absorption capacity at the most suitable location, near dwelling places and transit points. This scheme expects to shorten home to work trips, decreases level of traffic congestion, and increases savings rate from travel expense, time, and other potential social cost. Areas predominantly residential in character with adequate collector and distributor road network system, but within identified growth centers are classified under industrial use. Notwithstanding,
these residential areas, with appropriate incentives, are expected to transform themselves to other uses under current and future market condition. The land use plan also intends to protect public health and safety of the residents affected by the shifting of local land use policies. Any future industrial projects over existing residential areas shall be partly controlled and approved by the residents themselves. To add, the plan limits the intensity of use to light industries or small-scale manufacturing and processing enterprises. Another objective of the plan is to protect all locally designated environmentally critical areas such as rivers and riverbanks, areas with critical slope, and parks and opens spaces, from pollutive land using activities. Establishment of industries like canning, tannery, chemical manufacturing, metal and glass smelting, and other highly pollutive and hazardous industries are restricted accordingly to the plan. The proposed industrial land use plan shall increase the total existing industrial land area from 171 to 683 hectares or four times larger.
The following areas are classified under industrial use.
184.108.40.206 Industrial Block covering part of Camarin Area ‘D’ North South East West
Proposed Circumferential Road Creek Katmon St. Zapote Road
220.127.116.11 Industrial Block covering part of Deparo North Area North South East West
P r o p o s e d C -6 R o a d Caloocan - Valenzuela Boundary N P C R i g h t-O f- W a y Caloocan - Valenzuela Boundary
38 COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020
18.104.22.168 Industrial Block covering part of Llano North Area North east North west South
Llano Road NPC Power lines Proposed C - 6 Road
22.214.171.124 Industrial Block covering part of Llano South Area Northeast
Proposed Circumferential Road Llano Road
126.96.36.199 Industrial Block covering part of Bagumbong North East Area and Camarin Area ‘A’ North
All properties along the south boundary of Franville Subd.
Properties along the west side boundary of NPC Power lines Creek
188.8.131.52 Industrial Block covering part of Camarin Area ‘C’ North
Properties along the east boundary of NPC power lines
184.108.40.206 Industrial Block covering part of Camarin Area ‘C’ North
Proposed Circumferential Road
220.127.116.11 Area bounded by Llano Road, creek and Sto. Tomas Village 18.104.22.168 Area occupied by Victoria wave Ltd. Property 22.214.171.124 Area occupied by NHA Industrial Area, Phase IX BSRP
3.2.4 INSTITUTIONAL LAND USE PLAN The institutional land use plan intends to declare and preserve existing institutional lands according to current use. One land use related problem identified under socio-economic studies, is the deficiency of school facilities and school grounds for the next decade. All public school compounds, for this reason, will remain under institutional area.
The land use plan also covers the classification of other national government properties into institutional use. The largest government institutional area identified within North Caloocan City, having a total land area of 130 hectares is Tala Leprosarium,. Nonetheless, current legislation declares large portion of the property as alienable and disposable. This Act reduces the Leprosarium into ten (10) hectares. Institutional land use plan expects to increase and maintain institutional land area to 74 hectares from its current land area of 65 hectares. The following areas are classified under institutional use.
126.96.36.199 Tala Leprosarium 188.8.131.52 Civic Center & DSWD Property 184.108.40.206 National Center for Mental Health 220.127.116.11 All public school Compound
39 COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020
Areas covered under open space use are the following:
The need for cemeteries like in South Caloocan is one of the most critical land use decisions in North Caloocan City. The projected number of deaths in the area does not have an equal number of available burial grounds.
18.104.22.168 Area bounded by Marilao – Ipo River, Quirino Hi-Way & Cefels Park Subdivision
There are only four (4) cemeteries present in North Caloocan City. Bagbaguin cemetery and TalaBagong Silang cemetery are government owned and under critical density on burial space, while others, Forest Park and Serenity Memorial Park are privately owned, under good condition, but cannot serve future burial needs for the next twenty (20) years. An alternative plan to mitigate the gap between deaths and burial space, is the installation of crematorium, particularly within the public cemetery. This step can also generate additional revenue for the city government. Another scheme is to develop an additional burial park within Tala Leprosarium Development Project. The provision of proposed cemetery land use plan in time increases the total land area of existing burial sites from 30 to 32 hectares or a 6.60 % space expansion.
3.2.6 OPEN SPACE LAND USE PLAN Development of open space in North Caloocan City is another critical land use policy decisions in North Caloocan City. The availability of urbanizable vacant lands in North Caloocan City serves as opportunities for private developer to develop urban estates, without considering expansion of sufficient space for parks and playground. In view thereof, the land use plan intends to classify every existing subdivision open space, easements of riverbanks, critical sloping public lands into open space or parks and playground. This measure could also preserve and stabilize riverbanks and prevent massive soil erosion and river siltation.
22.214.171.124 Area occupied by Gubat sa Ciudad Resort 126.96.36.199
Area occupied by Amparo Park Resort
All open spaces within every residential and industrial subdivisions
River bank easement at least 3 meters and all non-buildable area along river with slope 18% and above
3.2.7 UTILITIES The utilities land use plan in South Caloocan City classifies right of ways of NAPOCOR power lines under ‘utilities’ use. Since the existing utility power lines and towers have the potential to generate electro-magnetic fields (EMF’s) on the ground, the area is not suitable to any other urban use. However, the plan intends to apply appropriate vegetation in the area, to also serve as supplementary environmental protection measure. MWSS right-of-way with underground aqueduct is also classified under ‘utilities’ use. Above ground, like on NAPOCOR R.O.W., appropriate vegetation shall apply to protect the area from illegal settlers and at the same time develop an extensive area for open space. The program of proposed land use plan shall increase the total existing utilities land area from 49 to 205 hectares or four (4) times larger.
As part of land use management strategy, LGUs shall refrain from building or installing of any structure other than park equipment and open play courts, on every declared open space.
The following areas are classified under ‘utilities’ use.
The land use plan shall increase open space from 10 to 251 hectares or 2410% larger.
188.8.131.52 MWSS Aqueduct
184.108.40.206 NAPOCOR Right-of-Way
40 COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020
TABLE 11: PROPOSED LAND USE DISTRIBUTION OF SOUTH AND NORTH CALOOCAN CITY JANUARY 2003 Land Use Residential Commercial Industrial Institutional Utilities Agro-Industrial Cemetery Parks & Recreation Open Space Vacant Land PLAND TOTAL
South Caloocan North Caloocan Land Area % Share Land Area % Share 520.73 38.2% 2,387.32 60.1% 299.54 22.0% 307.66 7.7% 333.03 24.4% 683.03 17.2% 50.22 3.7% 73.95 1.9% 62.84 4.6% 81.78 2.1% 0.0% 0.0% 67.05 4.9% 32.35 0.8% 19.09 1.4% 125.90 3.2% 10.00 0.7% 125.08 3.1% 0.0% 0.0% 0.0% 153.84 3.9% 1,362.50 100.0% 3,970.90 100.0%
Total 2,908.06 607.19 1,016.06 124.17 144.62 99.39 144.98 135.08 153.84 5,333.40
% Share 54.5% 11.4% 19.1% 2.3% 2.7% 0.0% 1.9% 2.7% 2.5% 0.0% 2.9% 100.0%
TABLE 12 : PROPOSED AGGREGATED LAND USE DISTRIBUTION OF CALOOCAN CITY JANUARY 2003
Residential Commercial Industrial Institutional Utilities Agro-Industrial Cemetery Parks & Recreation Open Space Vacant Land PLAND TOTAL
Existing Land Use Distribution-- 2001 Survey Land Area 3,279.65 249.69 389.97 125.19 100.32 11.86 95.28 11.06 1,070.39 5,333.40
Proposed Land Use Distribution -- Jan 2003 Revisions
% Share Land Area 61.5% 2,908.06 4.7% 607.19 7.3% 1,016.06 2.3% 124.17 1.9% 144.62 0.2% 1.8% 99.39 0.2% 144.98 0.0% 135.08 20.1% 0.0% 153.84 100.0% 5,333.40
% Share 54.5% 11.4% 19.1% 2.3% 2.7% 0.0% 1.9% 2.7% 2.5% 0.0% 2.9% 100.0%
(371.60) 357.51 626.09 (1.01) 44.30 (11.86) 4.12 133.93 135.08 (1,070.39) 153.84 (0.00)
% Increase -11.3% 143.2% 160.5% -0.8% 44.2% -100.0% 4.3% 1211.3% 0.0% -100.0% 0.0%
41 COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020
FIGURE 1 – COLUMN GRAPH OF PROPOSED AND EXISTING LAND USE, SOUTH CALOOCAN CITY 2001 - 2020
Existing Land Use
Proposed Land Use
Parks & Recreation
42 COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020
FIGURE 2 - COLUMN GRAPH OF PROPOSED AND EXISTING LAND USE, NORTH CALOOCAN CITY 2001 - 2020
2500.00 2000.00 1500.00 1000.00
Existing Land Area
Proposed Land Area
Parks & Recreation Cemetery Agro-Industrial
1 National Mapping and Resource Information Authority - Japan International Cooperation Agency 2 Philippine Atmospheric and Geophysical Administration 3 National Statistics Office 4 Human Settlement Regulatory Commission