Date post: | 18-May-2018 |
Category: |
Documents |
Upload: | trinhkhanh |
View: | 225 times |
Download: | 1 times |
Chapter 6: THE COMPREHENSIVE LAND USE PLAN AND POLICY FRAMEWORK 6- 1
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
Chapter 6
THE COMPREHENSIVE LAND USE PLAN AND POLICY FRAMEWORK
Presented in this chapter is the Comprehensive Land Use Plan (CLUP)
of Angeles City which contains, among others, the land use distribution and
the land use policy framework. These components of the CLUP are consistent
with the spatial strategy and long term development vision of the city.
6.1 Land Use Distribution
Following the land use planning guidelines of the HLURB, the general
land use map of Angeles City was prepared showing the different land use
categories such as the built-up, agricultural, forest, and special uses (Figure
6-1). These macro land use categories were further broken down into more
specific uses and were presented in Figure 6-2 as the Comprehensive Land
Use Plan (CLUP) of Angeles City. The CLUP contains the more detailed urban
uses or urban land use categories such as residential, commercial, industrial,
institutional, and infrastructure facilities, among others.
Moreover, the different land use activities contained in the CLUP were
further grouped into four major categories: Settlements, Production Land
Use, Protection Land Use, and Infrastructure Support.
Chapter 6: THE COMPREHENSIVE LAND USE PLAN AND POLICY FRAMEWORK 6- 2
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
Fig
ure
6-1
. The G
enera
l Land U
se P
lan M
ap of Angele
s C
ity,
2010-2
020
050
200
300
500
10
00
100
500
10
00
1 K
l.1
Kl.
0
OR
DIN
AN
CE
NO
.
GE
NE
RA
L L
AN
D U
SE
PL
AN
OF
AN
GE
LE
S C
ITY
(20
10
-202
0)
LE
GE
ND
:
DM
IA C
om
ple
x
Bu
ilt-u
p
Cre
ek
Ph
il. N
atio
na
l R
oa
d
Ag
ricu
ltu
re,
Tro
pic
al G
rass
Ag
ricu
ltu
ral
Wa
ters
he
d R
ese
rve
d
Ab
aca
n R
ive
r
MU
NIC
IPA
LIT
Y O
F M
EX
ICO
CIT
Y O
F S
AN
FE
RN
AN
DO
MU
NIC
IPA
LIT
Y O
F P
OR
AC
CL
AR
K S
PE
CIA
L E
CO
NO
MIC
ZO
NE
MU
NIC
IPA
LIT
Y O
F M
AB
AL
AC
AT
Ma
jor
Ro
ad
MIn
or
Ro
ad
Chapter 6: THE COMPREHENSIVE LAND USE PLAN AND POLICY FRAMEWORK 6- 3
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
Fig
ure
6-2
. Com
pre
hensiv
e L
and U
se P
lan (
CLU
P)
of
Angele
s C
ity,
2010-2
020
MU
NIC
IPA
LIT
Y O
F M
EX
ICO
CIT
Y O
F S
AN
FE
RN
AN
DO
MU
NIC
IPA
LIT
Y O
F P
OR
AC
CLA
RK
SP
EC
IAL
EC
ON
OM
IC Z
ON
E
050
200
300
500
1000
100
500
1000
1 K
l.1 K
l.0
OR
DIN
AN
CE
NO
.
MU
NIC
IPA
LIT
Y O
F M
AB
ALA
CA
T
CO
MP
RE
HE
NS
IVE
LA
ND
US
E P
LA
N O
F A
NG
EL
ES
CIT
Y (
20
10
-202
0)
SC
AL
E
1
: 1
0,0
00 M
LE
GE
ND
:
Sp
ecia
l U
se Z
one
Ce
me
tery
Institu
tional
DM
IA C
om
ple
x
Re
sid
en
tia
l D
istr
ict
Cre
ek
Ph
il. N
atio
nal R
oad
Orc
ha
rd, In
du
str
ial T
ree
Ind
ustr
ial (I
-1)
Co
mm
erc
ial
Ag
ricu
ltu
re, T
rop
ical G
rass
Cu
ltiv
ate
d L
and
Fis
hp
ond
Ric
e P
addy
Wa
ters
he
d R
eserv
ed
Op
en
Sp
ace/P
ark
sA
ba
ca
n R
iver
Pro
du
ctio
n A
rea
Se
ttle
me
nts
Are
a
Infr
astr
uctu
re A
rea
Pro
po
se
d A
gri
cu
ltu
ral Lands
Pro
tecte
d A
rea
Chapter 6: THE COMPREHENSIVE LAND USE PLAN AND POLICY FRAMEWORK 6- 4
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
The resulting mix of the four major land use categories and their sub-types,
as planned, are shown in Table 6-1.
Table 6-1. The Land Use Distribution of Angeles City in 2020
Land Use Area (Ha) % Share
Over Total
Settlement Area
Residential 2,941.90 47.32%
Protected Area
Abacan River 145.22 2.34%
Open space, Park 109.89 1.77%
Watershed Reserve/ Ecotourism* 496.58 7.99%
Proposed Protected Agricultural Land* 554.13 8.91%
Cultivated Land 505.29 8.13%
Fishpond 12.48 0.20%
Orchard 36.36 0.58%
Sub-total 1,305.82 21.01
Production Area
Commercial 542.75 8.73%
Industrial 225.50 3.63%
Industrial Tree Plantation 4.26 0.07%
Agricultural, Tropical Grass 483.67 7.78%
Watershed Reserve/ Ecotourism* (496.58)
Proposed Protected Agricultural Land* (554.13)
Sub-total 1,257.64 20.23%
Infrastructure area
Cemetery 56.07 0.90%
DMIA Complex 220.65 3.55%
Institutional Facility 91.22 1.47%
Local Roads 214.39 3.45%
Major Roads 119.04 1.91%
Railway 10.64 0.17%
Sub-total 712.01 11.45%
Total 6,217.37 100.00%
--------------------
* These are land use activities falling under two categories but their share
over the total land area were reflected in only one category to avoid double counting.
Chapter 6: THE COMPREHENSIVE LAND USE PLAN AND POLICY FRAMEWORK 6- 5
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
6.1.1 Protected Areas
The protection land use aims to protect important physical resource
(manmade or natural) and or sensitive and critical ecosystem from human
intrusion in order to preserve their integrity, or allow degraded resources to
regenerate themselves to protect the human populace from environmental
hazards, among other things.
The National Integrated Protected Areas System (NIPAS) Law or R.A.
7586 sets the general framework for the protected areas. Other protection
areas are provided by other laws such as, the Agriculture and Fisheries
Modernization Act (AFMA) which stipulates the fisheries and agricultural areas
to be protected from conversion.
For Angeles City, the protected areas include the following: parks,
open spaces, buffer zones, rivers and creeks, environmentally-constrained
areas (Abacan river), protected agricultural lands, and the Sapangbato
watershed reserve and ecotourism area, among others. The city’s protected
lands have an aggregated area of about 1,305.82 hectares representing
about 21.01 percent of the city total land area.
6.1.2 Settlement Areas
Angeles City’s settlement areas comprise the residential portion of the
built-up. These are the self-built houses, private subdivisions, resettlement
sites, socialized housing, and public housing areas, among others. This land
use category has an aggregate area of about 2,941.90 hectares representing
47.32 percent of the city’s total land area.
Chapter 6: THE COMPREHENSIVE LAND USE PLAN AND POLICY FRAMEWORK 6- 6
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
6.1.3 Production Areas
Production areas include commercial/mix use, industrial zones,
agricultural lands, tourism and eco-tourism areas, and manufacturing areas.
This land use category has an aggregate area of about 1,257.64 hectares
representing about 20.23 percent of the city’s total land area.
Functionally falling under the production areas category, the proposed
protected agricultural lands, with an aggregate area of about 554.13 and
representing 8.91 percent of the total land area of the city, were placed
under the Protected Area category. This is to stress the need to preserve
these remaining vital agricultural production areas of Angeles City.
6.1.4 Infrastructure Areas
Economic, social, and administrative infrastructure of utilities, and the
amount of land they occupy form the infrastructure areas. Infrastructure
facilities have an aggregate area of about 712.01 hectares representing
11.45 percent of the city’s total land area.
6.2 Land Use Policy Framework
6.2.1 Policies on Protected Areas
In order to protect and preserve the important resources of the city
from human intrusion or protect the people from both natural and man-made
hazards, a clear protected land use policy framework for Angeles City must
be defined. These are as follows:
Chapter 6: THE COMPREHENSIVE LAND USE PLAN AND POLICY FRAMEWORK 6- 7
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
6.2.1.1 Easements of Public Use
Water bodies and their surrounding areas play a key role in
maintaining healthy urban and natural ecosystems. Article 51 of the
Philippine Water Code (PD1067) provides that “the rivers and banks of rivers
and streams and shores of the seas and lakes through the entire length and
within a zone of three (3) meters in urban area, twenty (20) meters in
agricultural areas, and forty (40) meters in the forest areas, along their
margins, are subject to the easement of public use in the interest of
recreation, navigation, floatage, fishing, and salvage. No person shall be
allowed to stay in this zone longer that what is necessary for recreation,
navigation, or salvage, or to build structures of any kind.”
Consistent with this legal framework, the city shall recover,
rehabilitate, and preserve its legal easements focusing on the following:
1. Implement river and creek clean-up especially those dumped with
wastes of all kinds;
2. Remove permanent structures, and relocate the informal settlers that
have encroached on the riverbank and riverbed;
3. Address creek and riverbank failures by implementing both structural
and non-structural measures;
4. As appropriate and practical, transform the city’s river and creek
systems into a public linear park with commercial and mix use
components; and,
5. Non-permanent structures consistent with the specified function of the
river/creek park may be allowed but construction of permanent
structures will generally be disallowed.
Chapter 6: THE COMPREHENSIVE LAND USE PLAN AND POLICY FRAMEWORK 6- 8
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
6.2.1.2 National Roads and Other Road Easements
The city will strictly adhere and implement the Department of Public
Works and Highways (DPWH) road standards for the minimum setback from
the right-of-way (ROW) of major thoroughfares, as follow:
1. Residential – 10 meters
2. Commercial – 20 meters
3. Industrial – 30 meters
Moreover, Presidential Decree 705 or the Forestry Code of the
Philippines which requires a 20-meter regulatory setback from the edge of
the ROW of national roads will also be implemented.
These laws and standards will be accordingly reflected in the Zoning
Ordinance implementing the CLUP.
6.2.1.3 Parks and Open Spaces
Parks and open spaces are recognized as an important component of
an orderly and properly built city. Other than providing scenic value, they
enhance the liveability and maintain the ecological balance of the urban
ecosystem. It is said that parks and open spaces act as “lungs” of the city but
they certainly do more than that. Trees planted along the road margins filter
and purify car emissions, and also absorb vehicular noise addressing both air
and sound pollutions. These benefits redound to a more liveable community.
In view of such, it is necessary to protect and expand the city’s
existing network of parks and open spaces to include but not limited to the
following:
Chapter 6: THE COMPREHENSIVE LAND USE PLAN AND POLICY FRAMEWORK 6- 9
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
1. Rivers, creeks, and other water bodies;
2. Environmentally constrained or critical areas;
3. Neighbourhood or Planned Unit Development parks and
open spaces;
4. Commercial and industrial open spaces;
5. Easements and setbacks;
6. Planting strips and road islands;
7. Watershed preserve;
8. Buffer strips; and,
9. Power transmission lines.
6.2.1.4 Environmentally Constrained and Critical Areas
Everybody would agree that the most notable physical restriction as
regards settlements development in areas affected by Mt. Pinatubo is flooding
and lahar deposition. Fortunately, Angeles City was spared from these
threats. The city is also free from other forms of constraints such as fault
lines, heavy erosion, to mention a few.
But since its soil type is predominantly sand, and the margins of
Abacan river is virtually free from any river training and protection works,
riverbank erosion has widened the river’s channel through the years.
In-migrants, including the local urban poor who could not afford the
formal real property market end up building makeshift houses on the banks
and the riverbed. Also, settlements development is rapidly growing in the
watershed area of Abacan river – the Sapangbato watershed.
Chapter 6: THE COMPREHENSIVE LAND USE PLAN AND POLICY FRAMEWORK 6- 10
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
In view of such, and for purposes of reiteration, the city’s
environmentally critical or constrained areas shall have to be protected from
settlements to include but certainly not limited to the following:
1. The Abacan river system and its tributaries;
2. All other creeks and water bodies; and,
3. Sapangbato Forest Reserve.
6.2.1.5 Protected Agricultural Lands
As reflected in the proposed comprehensive land use plan and its
accompanying maps, about 558.39 hectares of agricultural lands are
proposed for protection and inclusion the Strategic Agricultural and Fisheries
Zone (SAFDZ) of Angeles City consistent with the provision of the Agricultural
and Fisheries Modernization Act (AFMA) and the Local Government Code of
1991.
The process of reclassification and conversion of the city’s agricultural
lands whether SAFDZ or non-SAFDZ area shall be governed by the LGC of 1991,
the Comprehensive Agrarian Reform Law (CARL) or RA 6657 as amended by RA
9700, the Department of Agriculture Administrative Order 02, series of 2002, as
provided for under the AFMA law and other land use rules and regulations.
6.2.1.6 Heritage and Historic Preservation
In 1910, the National Historical Institute (NHI) was founded with the
objective of producing cultural program on historical studies, curatorial
works, architectural (historic buildings) conservation, preservation of
historical relics and memorabilia, restoration of historical or vintage cars,
Chapter 6: THE COMPREHENSIVE LAND USE PLAN AND POLICY FRAMEWORK 6- 11
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
including the operation of botanical, geological, zoological, archaeological,
historical, ethnological, and art collections centers, among other things.1 The
NHI has already included on its protection and conservation list a number of
historical structures in Angeles City.
Consistent with these goals of NHI, the city shall continue to care for
its rich historical heritage by protecting and preserving the following:
1. Old Pamintuan Mansion
2. Camalig
3. Holy Rosary Parish Church
4. Apu Chapel
5. Founder’s House
6. Deposito
7. Bale Herencia
8. Museo Ning Angeles
9. Nepomuceno Ancestral Home
The City will likewise implement a program that will sustain and
expand its current historical preservation efforts.
6.2.2 Policies on Settlement Areas
At this time when both urban and agricultural land supplies in the city
are already at critical levels, the traditional approach of readily giving up
1 Source:
http://www.globalpinoy.com/ch/ch_category.php?category=museums&name=National%20Historic
al%20Institute%20(Historical%20Shrines)&table=ch_museums&startpage=76&endpage=90.
Accessed on 03 October 2009.
Chapter 6: THE COMPREHENSIVE LAND USE PLAN AND POLICY FRAMEWORK 6- 12
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
agricultural areas in favour of urban development may no longer prove useful
and beneficial. Such action will greatly impact on the food security of the city
and on the livelihood of those engaged in agriculture.
As described in Chapter 4, land demand and supply management
measures such as densification, medium rise construction, in-filling of vacant
/ idle lands, among others, shall be adopted and strictly implemented in the
city. The proposed policies on settlement areas are as follow:
6.2.2.1 Private Subdivisions
Proper enforcement and strict implementation of the provisions of the
Presidential Decree 957 and Batas Pambansa 220 will be ensured both in the
existing and new construction development in order to ensure the liveability
of the city. The minimum requirements for utilities, roads, site development,
and open spaces, among others will be enforced.
6.2.2.2 Medium/High Rise Residential Units
Consistent with the land-saving measures discussed above, the city
will promote the development of medium to high rise residential units
popularly known in the country as condominiums, and other medium to high
density dwelling structures. This strategy will help reduce the pressure on the
conversion of agricultural lands thereby optimizing the use and utilization of
land. The city will also provide fiscal incentives to the developers of such
structures.
Chapter 6: THE COMPREHENSIVE LAND USE PLAN AND POLICY FRAMEWORK 6- 13
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
6.2.2.3 Economic and Socialized Housing
The city will enhance its existing shelter and resettlement program
consistent with the provisions of the Urban Development and Housing Act
(UDHA).
6.2.2.4 Rental and Transient Housing
As the regional urban center of Central Luzon, the demand for houses-
for-rent and boarding houses is on the rise. In view of this, the city will
formulate development guidelines for transient housing to ensure public
comfort, convenience and safety.
6.2.3 Policies on Production Areas
The city’s production areas include commercial areas in the identified
growth centers, industrial areas, agricultural areas, and tourism estates.
6.2.3.1 Commercial Areas
Central Business District (CBD) Growth Center. The CBD growth
area shall remain as the most dominant growth center in the city and it will
continue to act as the central hub servicing its neighbouring hinterlands or
growth nodes consistent with the chosen spatial strategy. In order to improve
the liveability and over-all business atmosphere, the following will be given
the highest level of priority:
i. Traffic decongestion, and access and circulation improvement;
Chapter 6: THE COMPREHENSIVE LAND USE PLAN AND POLICY FRAMEWORK 6- 14
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
ii. Full enforcement of the land use management and development
control tools such as the CLUP-ZO, the Building Code, Fire Code,
Water Code, among others; and,
iii. Urban renewal and urban blight clean-up.
Abacan River Special Development Corridor. The Abacan river as a
special development corridor, will be developed into a linear park with road
and commercial/mix use development components. This is to level off the
bipolar development caused by the Abacan river barrier.
6.2.3.2 Other Growth Centers and Corridors
Discussed hereunder are the commercial development policies for the
other growth centers and corridors, as follows:
1. Sapangbato Watershed Reserve – Commercial activities shall
focus on ecotourism, agri-forestry, and bulk water supply
development;
2. Balibago Growth Center – Commercial activities shall focus on
shopping and leisure, rest, recreation, and convention center,
sunrise industries, and BPO centers;
3. Anunas Growth Center – Commercial development shall focus
on tourism estates as well as on sub-urban and planned unit
development;
4. Pampang Growth Center – Commercial activities shall focus
on the establishment of Pampang Regional Food Exchange
Center, including planned unit developments;
Chapter 6: THE COMPREHENSIVE LAND USE PLAN AND POLICY FRAMEWORK 6- 15
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
5. Sto. Domingo Growth Center – Activities shall focus on
general commerce and trading including the sustained activity of
the local PUJ transportation hub and terminal;
6. Pulung Maragul Growth Center – Activities shall focus on
general commerce and trading, shopping and recreation and
planned unit development;
7. Pandan Growth Center - Activities shall focus on general
commerce and trading, and planned unit development;
8. Industrial Areas – Unless otherwise proven safe by the
Environmental Impact Assessment (EIA) system of the
Department of Environment and Natural Resources (DENR), the
city will only cater to light to medium industries inside and
outside its industrial zones;
9. Food Production Areas – The identified protected agricultural
lands of the city will be protected from, and are non-negotiable
for reclassification and conversion. Non-protected agricultural
lands may be applied for reclassification and or conversion
subject to the approval of the local Sanggunian and concerned
agencies of the national government; and,
10. Tourism Estates – According to the Investment Priority Plan
(IPP) of the Department of Trade and Industry (DTI), a tourism
estate is a tract of land with defined boundaries suitable for the
development of an integrated resort complex such as but not
limited to sports and recreational center, accommodation,
convention and cultural facilities, commercial establishments,
Chapter 6: THE COMPREHENSIVE LAND USE PLAN AND POLICY FRAMEWORK 6- 16
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
among others, and accordingly provided with service facilities
and utilities; In order to create more jobs and opportunities, the
development of tourism estates in the city will be encouraged.
6.2.4 Policies on Infrastructure Areas
Infrastructure intervention and development are grouped into the
following major areas: social infrastructure, administrative infrastructure,
economic infrastructure, and utilities and transportation infrastructure. The
development policies in these sub-development areas are discussed below.
6.2.4.1 Social Infrastructure
i. Private Schools - While private school development is a function of
market forces, their expansion will be encouraged to augment the
supply gap and provide the needed check-and-balance as regards the
quality of education in the city.
The city may even grant local fiscal incentives to the expansion
of, or new school establishments. School design and development
shall be ensured that they comply with the provisions of the National
Building Code and to the Department of Education campus planning
and design standards.
ii. Public Schools - Consistent with the constitutional provision that
education shall have the biggest appropriation in the national budget,
and on the premise that education is the great equalizer of income
disparity, the city government must give priority to the modernization
and development of its public schools.
Chapter 6: THE COMPREHENSIVE LAND USE PLAN AND POLICY FRAMEWORK 6- 17
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
iii. Non-Formal Educational Facilities - Non-formal education will be
strengthened by appropriating more funds on secondary trade school.
The City’s other NFE activities will also be coordinated and cooperated
with TESDA.
iv. Day Care Centers - Each barangay will be provided with at least one
(1) day-care center. Existing facilities will be improved.
v. Health Centers - Local health centers will be provided with ample
supplies of medicines and the number of Botika sa Barangays will be
increased. Moreover, local tie-up with Generics Pharmacy - a new
entrant in the local pharmaceutical industry selling quality but
affordable medicines, may be looked into to provide the people better
access to medicines.
vi. Sports and Recreational Facilities - This community facility will be
established in all growth centers to be managed by the Department of
Education and the city government.
vii. City Museum - The city’s existing museum may have to be
rehabilitated or at least its maintenance and operating expenses
increased for its decent operation.
viii. Public Libraries - The operation of the existing public library in
Angeles City will be sustained. Additional funding may be necessary to
achieve this end.
ix. Memorial Parks and Cemeteries – The establishment of
crematoriums as well as the construction of condominium type grave
sites will be encouraged. This is to maximize the dwindling supply of
Chapter 6: THE COMPREHENSIVE LAND USE PLAN AND POLICY FRAMEWORK 6- 18
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
urban lands. Development guidelines for the establishment and
maintenance of cemeteries and memorial parks will also be prepared.
x. Public Assembly Areas - Consistent with the provisions of the Local
Government code of 1991, public assembly areas will be developed in
the city and included in the city’s network of open spaces.
xi. Private Recreational Facilities - The development of the following
private facilities such as orchidarium, butterfly park, aviary, camp site,
botanic garden, race course, shooting range, among other things, will
be encouraged.
6.2.4.2 Economic Infrastructure i. Public Markets - The recent and aggressive establishment of large,
and fully furnished shopping malls in the provinces by the giant mall
operators in the country pushed local competition to the next level.
These malls now carry product lines traditionally seen in local public
markets but are housed in a more convenient, secured, and relaxed
atmosphere.
Angeles City is one of the most economically advanced locality
in the region. Households from the middle income and above will
accommodate the small price premium offered by these air-conditioned
malls. However, those in the low income group will still rely on the
goods and services offered by the public markets.
Chapter 6: THE COMPREHENSIVE LAND USE PLAN AND POLICY FRAMEWORK 6- 19
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
In order to avoid this kind of market polarization and effectively
balance the competition, the operation of the city’s public markets may
have to be reinvented.
Though the Build-Operate-and-Transfer (BOT), Joint Venture
(JV) agreement, or even local government funding, the City’s
Pampang Public Market may be transformed into a modern regional
food exchange or bagsakan center. Such initiative will catapult
Angeles City into food exchange hub. A food exchange hub has the
advantages of agglomeration and economies of scale that will redound
to more affordable prices.
Products coming from the bagsakan center when they reach
retail outlets will be more affordable benefiting the constituents of
Angeles City.
A regional food exchange center of such magnitude will need a
sizeable amount of man-power and will therefore generate local jobs.
Moreover, the ripple-effect of this center to the local economy in terms
of money supply will be significant and that it will surely generate
more wealth. As such, this particular infrastructure policy is highly
recommended for adoption and immediate implementation.
ii. Slaughterhouse - In order to complement the proposed food
exchange center, there may also be a need to privatize the operation
of the city’s abattoir for its more efficient, economical, and effective
operation.
Chapter 6: THE COMPREHENSIVE LAND USE PLAN AND POLICY FRAMEWORK 6- 20
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
iii. Ecological Waste Management Center - The city shall establish its
own ecological management center with materials recovery facility,
sanitary landfill, and composting/ organic fertilizer processing
capability.
6.2.4.3 Administrative Infrastructure
i. City Government Center - Several years after the city government
center moved to its new location in Barangay Pulung Maragul with the
aim of decongesting the poblacion and attracting development in the
city fringes, the strategy has now produced a very tangible outputs. An
entry/exit of the North Luzon Expressway (NLEx) was constructed in
the vicinity and this was immediately followed by the construction of
an Ayala Mall.
There may be a need to modernize the entire government
complex befitting its status as the seat of political power and
leadership in the city to complement and blend with modern Marquee
Mall now considered as an architectural landmark in the city.
ii. Barangay Halls - Each barangay in the city shall have a multi-
purpose barangay hall.
iii. Public Order and Safety Offices - The city will give priority in
modernizing its fire protection and peace and order facilities.
Chapter 6: THE COMPREHENSIVE LAND USE PLAN AND POLICY FRAMEWORK 6- 21
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
6.2.4.4 Utilities and Transportation
i. Arterial Roads - Road ROW clean-up will be implemented to address
encroachment and improve the level of service they provide. To further
reduce road friction, no new crossroad intersections will be allowed
unless they are of same road category. Only T-intersection shall be
allowed and they will have an interval of at least 500 meters.
ii. Collector Roads - A minimum lateral access along proposed collector
roads to be not less than 250 meters will be enforced and that only a
collector road will connect to an arterial road.
iii. Distributor Roads - The development of dead-end roads will be
discouraged and that all roads must form part of a loop or series of
loops.
iv. Subdivision Roads - Developers will be generally compelled to
connect their main subdivision road not to the main arterial road but
only to collector and distributor roads. Subdivision roads will be
provided with sidewalks, ramps, planting strips, street lighting, waiting
sheds, and others.
v. Public Utility Jeepney (PUJ) Terminals – The operation of PUJ
terminals in the city will be rationalized to enhance access and
circulation.
vi. Water Supply and Distribution System - Measures to utilize surface
water as a source of potable water for the city should start this early
since the city’s groundwater supply is already in the critical stage per
NWRB/JICA study. The feasibility of tapping Abacan river should be
looked into.
Chapter 6: THE COMPREHENSIVE LAND USE PLAN AND POLICY FRAMEWORK 6- 22
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
vii. Drainage System and Flood Control Facilities - Measures to
address localized and flash flooding during short duration and high
intensity rainfall events should be implemented by the city in
coordination with the other agencies of the government. A city-wide
drainage master plan and program shall be prepared, to be followed
immediately by the construction of drainage systems.
viii. Sewerage System - Groundwater quality and quantity in the city is
already at the critical stage based on the latest study of the National
Water Resources Board (NWRB). As a measure, the city government
may already look into the possibility of implementing its first sewerage
collection and treatment facilities.
ix. Telecommunication - Regulation will focus on the location of cell
sites for public health and safety considerations.
x. Power Supply and Distribution - In view of the rising prices of
commodities including electricity, the city government and the local
electric utility may have to jointly implement projects that will put to
minimum systems losses in order to lower the cost of electricity in the
city.