General Trias CLUP Vol 1 Part 2 Comp Land Use Plan Jj

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

1.0

VISION Over-all Development Direction The overall direction of the 2012-2021 CLUP is to consider industry and agriculture as major economic drivers. Emphasis was also placed on healthy environment, peace and order, sufficient infrastructure facilities and responsible leadership.

Vision Statement

General Trias is globally competitive, a center of sustainable economic activity in the region where God-fearing, dynamic and cooperative people live in a safe, green, and healthy environment, with sufficient and modern infrastructure facilities, led by responsible leaders.

The consolidated mission statement focuses on the LGU’s commitment to exercise good governance and sustained efforts to ensure sustainable development while providing basic socio-economic services. The LGU in the pursuit of achieving the desired level of development is also seen to gain its cityhood, with the assumptions that the expected growth in the financial resources and increase in manpower structure of the local government would make a difference on the development of the locality and its people. Such conversion will bring about implications in strengthening the commercial activity and business environment. It is also expected to develop human resources, from the Municipal Administration to the constituents, to enable them to meet the demands of the community.

Mission Statement

The municipal government in its quest for cityhood commits to exercise good governance, provide basic socio-economic services and ensure sustainable development.

99


2.0

POLICY DIRECTION AND GOALS VISION ELEMENTS People as the Society

DESCRIPTORS God fearing, dynamic and cooperative

Local Economy

Globally competitive and a center of sustainable economic activity in the region

GENERAL GOALS To develop Gentriseños, to be more loving, physically and mentally strong and responsible people. • To promote modern technology on crop diversification that would ensure food security in the municipality. • To sustain farm production by protecting the remaining prime agricultural lands. • A dynamic and supportive business environment that would generate employment and attract globally competitive and information technology based industries.

State of Natural Environment

Safe, green and healthy

Condition of the Built Environment

Sufficient and modern infrastructure facilities

Capacity and Quality of Local Leadership/ Governance

Responsible leaders

100

• To develop tourism as a viable economic support in the municipality. • To protect, conserve and maintain a clean and healthy environment in the municipality. • To develop a well planned community with complete and modern infrastructure facilities. • To develop well trained leaders to effectively administer the prompt delivery of basic social services and concerns towards responsive governance.


2.1. PREFERRED DEVELOPMENT THRUSTS AND SPATIAL STRATEGY Preferred Development Thrusts The basic development thrusts of the 2012-2021 CLUP remain as follows: Sustained Economic Growth   

Focus industrial growth into globally competitive, environment friendly and information technology based industries; Strengthen the agriculture sector to at least meet internal food security requirements; and Enhanced historical and leisure-tourism development.

Improved Quality of Life     

Provision of adequate employment opportunities; Development and upgrading of the skills and the labor force; Provision of adequate social services and facilities; Provision of adequate infrastructure facilities and services; and Improved transportation systems.

Guided and Managed Land Development    

Optimum land utilization and rationalized re-classification of lands; Effective land management system; Regulated and directed urban growth; and Enhanced urban environment (urban redevelopment, historic preservation, etc.)

Environmental Integrity  

Recognition of carrying capacities; and Protected and enhanced natural environment

Institutional Strengthening   

Streamlining the bureaucracy; Enhancing networks with other agencies, financial institutions, business groups, NGOs, POs and other stakeholders; and Increasing the executive’s and legislature’s skills in the effective management of urban growth, development planning capabilities and mainstreaming disaster risk reduction and management and climate change adaptation.

101


Development Strategies Agricultural and Industrial Development 0[yThe municipality of General Trias will adopt a strategy that focuses on increasing productivity in both agriculture and industry to achieve economic development. This economic strategy is based on the resources available to the municipality. Attracting industries through an investor-friendly environment, high grade infrastructure and focused promotion remain as a basic ingredients of the strategy. Protecting prime agricultural lands and supporting agri-based enterprises in order to increase farm income and ensure food self-sufficiency are also primary elements of the strategy. This includes enhancement of agricultural food production and its by products. Strengthening or improvement of the Dairy Processing Center as agri-based enterprise includes intensification of market linkages and promotion of General Trias agricultural products and its by products. This strategy will have to accomplish the following: 

Reversion of lands previously reclassified and zoned as urban uses to agricultural uses. Law pertaining to this act is in conformity with the stated conditions about approval of conversion clearance issued by the DAR. In support, the LGU may pass a law supporting the automatic reversion of only reversible land back to its agricultural state, if in case the owner developer failed to present proof to undertake development within the prescribed period, or when the LGU found out that such reversion will be more economically feasible and beneficial to the local government.



Discourage Land Banking or buying Large Tracts of Land for Speculation There are numerous under-utilized industrial and residential subdivisions and these should be occupied before new developments are even considered. The municipal government should impose higher taxes on idle lands to further discourage land speculation. The implementation of tax mapping will effectively help the identification of the actual land utilization thru the Office of Municipal Agriculture, Assessor’s and Treasurer’s Office.



Intensify Agricultural production The municipality can significantly increase agricultural production by providing and improving agricultural support facilities and services. By adopting modern farming technologies, agricultural production could be increased without having to add more agricultural land. Strengthening linkages with education and training institutions would also guarantee the provision of appropriate knowledge and skills necessary to continuously improve quality standards.



Consolidate Built-up Areas Urban sprawl on agricultural areas and leapfrog developments should be discouraged through consolidation of urban activities within defined urban/built-up areas.



Creation of New Ecozones in Strategic Locations A new site for ecozones is needed and possibly be established in areas 102


designated as urban expansion area, and in places where residential and commercial activities are expected to expand in due time owing to the presence of adequate infrastructures supported by private companies and national government. Adding a New Growth Hub The strategy also recognises the commercialization of the Barangays Santiago, San Francisco, Pasong Camachile I &II, Buenavista I & II and Pasong Kawayan I & II as new centers of activity in the southern half of the municipality. The emergence of Barangays Pasong Camachile I & II, specifically the portions along the on-going 30 meters wide Advincula Road on SLDBIP open canal going to Imus will be the site of future industries. The municipality will have to look for a new and bigger area for a government center. Target area is in the property owned by San Miguel Properties Inc. (SMPI) in Barangay San Francisco. Other possible site will be the area near the designated institutional area along Advincula Road as alternative site for new municipal government offices, since this area is considered as a new growth node for residential, industrial, commercial and institutional activities. Tourism as Basic Support to Agriculture A parallel strategy to further diversify the economic base shall be a program to attract tourists as well as visitors from nearby towns. This shall be through an urban renewal and development program focused on positioning General Trias as a prime area for the development of local restaurants, hotels, green farming, and other related tourist facilities. Attention shall be given to upgrading the environment anchored on Barangays San Francisco and Santiago along Arnaldo Highway and Barangay Panungyanan as sites for Agri-Tourism development. Establishment of New Institutional Area with Central Park and Playground In order to accommodate the additional public and private service facilities in the coming years, new institutional area should be established. This will support the basic social services requirement of the community that will satisfy the backlog for schools, day care centers, jail, police sub-station, evacuation centers, training center, children and youth holding center, senior citizen center, PWD center and health facilities. An area for institutional development located in Barangays Pasong Camachile I, San Juan I, Pasong Kawayan II, Buenavista I and Navarro has been defined as the Institutional Development Area. Laying the Long-Term Framework for Urban Growth Transportation projects and land use policies are considered as the basic framework for urban growth. The revised CLUP shall provide for the integration of both and shall set forward a comprehensive transportation facilities plan to assist land use and development objectives.

103


3.0 THE STRUCTURE PLAN To realize the town’s goals and objectives, a selection of the preferred spatial strategy has to be considered. The selection of desirable urban form is strongly reliant on the level of population and physical characteristics as well as on the prevailing economic activities. The combined multi-nodal and grid urban form of development will be the spatial strategy the municipality has to adopt. In these patterns, growth will be encouraged in hierarchies of urban centers, namely: primary center and secondary centers, and that the development is evenly distributed across the municipality. Since population tend to concentrate towards these centers, delivery of social services would be easier. On the other hand, grid or concentric urban development aims to maximize land use in the Poblacion to provide more space outside, redirecting future development in and around the main Poblacion core extending to the adjoining barangays. The structure plan presents the proposed activities and where they are to take place in the next 10 years (refer to Figure 21). The location of the activity centers is based on the existing situation, the potentials and limitations of the sites and the spatial strategies, which suggest where future growth should take place. The structure plan also indicates the major roads that will channel the movement of people and goods within the municipality. The future development of General Trias will largely depend on the efficiency of the paths of movement. 3.1

Activity Centers Redevelopment Areas The Poblacion, as the historical seat of the municipal government will continue to have importance as a commercial and cultural center. Its periphery will continue to be a hub of commercial and institutional activities. Its present condition of narrow roads, overstrained utilities and congestion, however, may worsen if its future growth is not controlled. Part of the redevelopment will have to consider the transfer of the municipal hall and other government offices into one complex, preferably in Barangay San Francisco, as the first site option. There are areas with successful industrial and commercial developments in both the northern and southern sections of the municipality. To pursue the municipality’s industrial development strategy, areas where new industries may locate should be identified. Commercial development is also encouraged to develop alongside industrial areas as long as performance standards are met. 

Tejero-BacaoI-Bacao II Area (CEPZ Expansion) Since CEPZ is already one of the most successful industrial zones in Cavite, the area adjacent to it could become its expansion area. This area also has the potentials for commercial developments or planned unit developments that could complement the residential subdivisions in Kawit, Noveleta and Imus. The presence of the private hospital, residential development, minor commercial development and the proposed Robinson’s Mall would definitely catalyze development in these growth hub.



Buenavista I and Buenavista II Area The declared economic zones in these barangays will likely spur the future development in these areas, which would be dependent on the amount of capital to 104


be infused on the declared economic zones. Likewise, the proposed commercialization of these barangays will give way being the new activity centers mainly due to the proposed CALA Expressway and Advincula road leading to Tanza which will cut through these barangays, thus, accelerating urbanization in these areas in the near future. 

Manggahan-San Francisco Area The Manggahan-San Francisco Area’s industrial and economic growth may be attributed to the accessibility provided by Governor’s Drive. With numerous residential subdivisions, commercial and industrial establishments located in these area, it is likely that more developments of this nature would locate here. This may be accomplished through some in-filling in Barangays Manggahan, San Francisco, Biclatan and Javalera. The increase in the number of people moving along Governor’s Drive, General Trias-Amadeo Road and the proposed new diversion road that will link southern part of General Trias to Governor’s Drive and other neighbouring towns, would make the area accessible and attractive location for commercial and industrial activities. Meanwhile, the proposed CALA Expressway that will pass thru Barangay San Francisco, intersecting Governor’s Drive would directly stimulate economic activities in these areas.



Panungyanan - Santiago – San Francisco Area The Eagle Ridge Golf and Country Club occupies part of the Barangays Biclatan, Alingaro and Panungyanan and mostly Barangay Javalera. The adjoining areas could easily accommodate leisure and tourism oriented developments to reinforce the recreational activity offered by the Golf and Country Club.

New Development Areas (New Growth Hub) The LGU catalyze development in this new growth hub through an urban land use framework geared to create accessible green open spaces, spacious roads, civic structures and high-quality developments. The Metro CALA Transport Plan has identified two new roads to improve access between the east and west sections of the CALA sub-region. The new east-west road will run parallel to Governor’s Drive and these proposed main thoroughfares which will both traverse the municipality of General Trias, are just part of a proposed transportation system that will improve the municipality’s accessibility not just to the rest of the Metro CALA area but also to Metro Manila. It can be expected that these proposed roads will subsequently intensify development in the areas where these roads will pass. 

The Santiago, San Francisco, Buenavista I & II, Pasong Kawayan I and II as Commercial Areas The strategy also recognizes the commercialization of Barangays Santiago, San Francisco, Buenavista I, II and Pasong Kawayan I and II as new centers of activity in the southern half of the municipality. It is expected that the new centers of activity will get infrastructure support and have different roles to stimulate economic activity in their respective sectors. The proposed construction of east-west highway connecting Tanza with San Pedro, will cut through these barangays and San Francisco, subsequently accelerating urbanization in these areas. 105




Barangay San Francisco as the New Government Center The Poblacion as the historical seat of the municipal government will continue to have importance as the current commercial and cultural center. However, lands for institutional use will have to be sourced, as the municipal hall is getting to be crowded to accommodate most of the offices and the increasing number of clients availing of public services. The municipality will have to look for a new area for a government center. Areas in Barangay San Francisco could be explored as a possible site for new municipal government offices, since this area is considered as a center of residential, industrial and commercial activities.



The Pasong Camachile I and II as new Industrial and Commercial Growth Area The emergence of Barangays Pasong Camachile I and II, specifically the portions along Arnaldo Higway and Open Canal going to Imus will be the site of future industries. These barangays have also numerous housing subdivisions that could house employees of industry locators in the future. As to infrastructure facilities, the proposed construction of the east west road is expected to improve accessibility in these areas, since the proposed TanzaMuntinlupa Highway east-west road will traverse In these areas along with the existing Advincula Highway, thus, more commercial development shall be anticipated.



The Pasong Camachile I as new Institutional Growth Areas The Pasong Camachile I area will be regarded as an alternate site for the new government center, aside from the potential site previously identified in Barangay San Francisco. This will be the area along the Advincula Road, since this area is considered as a new growth node for residential, commercial, industrial and institutional activities.



Barangay Panungyanan-Santiago as New Sites for Agri-Tourism Barangay Panungyanan will be the chosen site as the Agri- tourism area, preferably giving a boost to the development of flora and fauna diversification business like green farming, landscape/ornamental plants propagation and inland aqua farming, aviaries supported with local restaurants, farm produce stores and resorts. Additionally, other tourism related activities like camp sites, low density vacation houses with minor commercial spaces for local farm produce along the highway will be encouraged too. Likewise, the Santiago-San Francisco area will also become an Agri-Tourism site due to its accessibility and the presence of Dairy Processing Center in the area, thus, possibly making it as the General Trias lowland crop product center. Moreover, the proposed market will be encouraged to be located in this area in the next few years to take advantage of the exposure to a growing number of travellers utilizing the Arnaldo Highway.

106


3.2.

Movement Systems Existing Major Roads 

Tejero-Bacao-Noveleta Diversion Road This is an inter-municipal route on the northern portion connecting the area to the built-up and developing coastal municipalities. It is a potential road for moving people and goods from the CEPZ or other industrial/commercial developments in the future. Parallel and diversion roads are also proposed to decongest these areas.



Rosario-General Trias National Road This is an inter-municipal route connecting the Poblacion to the neighbouring municipality of Rosario which need widening/upgrading of roadway along Barangays Prinza-96th due to increasing traffic volume.



General Trias-Noveleta Provincial Road This is an inter-municipal route connecting the Poblacion to the Tejero-BacaoNoveleta Diversion Road at Noveleta. This will provide access to expected developments in Barangays Bacao I and BacaoII .



General Trias-Amadeo National Road A north-south road originating in the Poblacion passing thru Governor’s Drive in Barangay Manggahan and terminating in Barangay Panungyanan is an inter-and intra-municipal route, which serves as the prime artery from north to south of the municipality and the link to southern municipalities of the province. This road should be upgraded as it provides major link/connection to the two activity centers (major hub of developments). Additional street features such as landmarks and monuments may be strategically located to provide visual sequence along this long strip of road. Adequate transport terminal and road side improvement should be done to meet the increasing traffic volume.



Arnaldo Highway This is an inter-municipal route, which could be upgraded to serve as major alternate thoroughfare connecting the major to minor activity centers. Additional street features such as landmarks and monuments may be strategically located to provide visual sequence along this strip of roads aside from road improvements.



Governor’s Drive This road traversing the southern portion of the municipality is a prime east-west arterial road across Metro CALA, which stretches from Biñan in Laguna to Naic in Cavite. Development of many industries, commercial establishments and residential subdivisions have located along or near this major inter-municipal route. Widening and road intersection improvements are best seen on these areas in the next ten years.

107


Proposed Major Roads 

Tejero By- Pass Road This is a locally initiated road alignment already identified in the previous road plan which aims to decongest Tejero junction by constructing a 15-20 meter by- pass road beginning at the boundary of Tejero-San Juan passing via the existing 6.0 meter NIA road area and ends at Rosario-General Trias near the municipal boundary.



Antel Bacao Diversion Road This proposed road will provide alternative route to Manila and the nearby municipalities of Kawit, Noveleta and the cities of Bacoor, Imus and Dasmariñas. Additional benefits of this route is to provide access for drainage outfall of Barangay Bacao-EPZA area to Rio Grande River and escape route of the residents to higher level ground during river overflow. The said road will provide linkage between the commercial area of Antel Village and the CEPZ work force.



CALA East-West Road (Daang Hari Road) or Tanza-Muntinlupa Roads This is an east-west arterial road passing the central part of General Trias situated in Barangay Pasong Camachile II at the south, and parallel to the Governors Drive and Tejero-Bacao-Noveleta Diversion Road, which could serve as secondary access to Poblacion. This road has great significance because it provides direct access to Metro Manila and shortens travel time considerably. Such accessibility makes General Trias a more attractive location for industrial, commercial and residential developments. This road will provide direct access to proposed CALA Expressway and LRT Extension project once extended along Aguinaldo Highway in Imus.



Pinagtipunan - San Juan – Bacao - Sta. Clara-Navarro-Pasong Camachile Diversion Roads This proposed two-lane alternate east-west intra-barangay route will connect Arnaldo Highway, the General Trias-Amadeo, General Trias–Rosario Road and General Trias-Noveleta Provincial road avoiding passage through the Poblacion. This would alleviate urban traffic in the existing built-up area. This new artery would open up and extend development opportunities of the Poblacion activity center towards north at Barangays Sampalucan and San Juan; and in Barangay Sta. Clara in the east, and Barangay Tapia in the south .



Governor’s Drive Diversion Roads This proposed alternate four-lane road will decongest Manggahan crossing which in turn would attract investors to fill up vacant available spaces in the area, as well as attract investors to open up new zone for development in the south of the municipality. The road will be divided into four sections and will pass thru the existing developed areas .



Pasong Kawayan II - Buenavista I – Santiago – Pasong Camachile II Municipal Road A new road alignment connecting the different development in the four barangays will emerge as the new catalyst of development in the central part of the 108


municipality. This four-lane road alignment when connected to Tanza at Barangay Paradahan will serve the people of Tanza as an alternate route to Manila via CALA Expressway and Advincula Road. This road will provide access to commercial development along Barangays Buenavista I, Santiago and Pasong Camachile II as well as industrial developments along Barangays Pasong Camachile I and Pasong Camachile II.

3.3

Proposed Major Support Facilities As the population increases due to rapid urbanization and industrialization, the demand for housing, social infrastructure, recreation and other environmental support facilities would likewise increase. For that reason, it would set more pressure on the local government’s resources in providing social services and environmental support facilities, to cope with the demand and requirements of the growing population. To provide adequate recreation and leisure as well as to provide access to homeless Gentriseños for decent shelter, the LGU has identified suitable lands for socialized housing development projects to be situated in Barangay Pinagtipunan, just as parks development are proposed in various barangays. Furthermore, for meeting the health and sanitation needs, and to address environmental concerns, the construction of a sanitary landfill and the establishment of centralized sewerage and septage system and facilities are taken into consideration in Barangay Tapia-Pasong Camachile and Barangay Sta. Clara, respectively.

109


110

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

4.0 THE LAND USE PLAN 4.1.

Introduction The physical translation of the municipality’s vision and aspirations is the land use plan. It is a representation of the municipality’s intent as to what its future land use pattern should be for the planning period. The CLUP has a 10-year planning period, which means that it will assign the type, density and intensity of land use for all areas within the municipality for the years 2012 to 2021. The land use plan consists of the text and the map(s). The text includes land use policies and the map indicates the spatial layout of these policies. A set of standards and guidelines will also be included to guide development or conservation of the different areas prescribed in the municipality’s spatial layout. There are many ways to implement the land use plan but the most common practice is through the zoning ordinance. The zoning ordinance is the legal instrument that implements the land use plan. A traditional zoning ordinance consists of a map that indicates the demarcation of the different districts and the text which enumerates the allowable land uses within each district and the regulations that control the manner in which these land uses may take place.

4.2

Goals and Objectives Within the four (4) major functional uses of lands, the municipality of General Trias will realize and attain the following GOALS : 1. Production Land Use – sustained the productivity of agricultural and forest land, blooming industrial and tourism areas, thus, ensuring a continuous guarantee for food security, economic growth and development; 2. Protection Land Use – achieved environmental stability and ecological integrity of some areas with environmental aesthetic, education and historical significance; people and man-made structures are protected from ill-effects of natural hazard; 3. Settlement Development – the present and future generation shall have access to affordable decent housing, availability of basic services and employment opportunities without compromising food security and environmental integrity; 4. Infrastructure Development – established responsive, safe and ecologically friendly built-up environmental services for transportation, communications, water resources, social infrastructure (recreation, parks, etc.) and other mixed uses. Objectives : General – Implement to the fullest the existing national and local laws on land uses to ensure rational, holistic, fair allocation and utilization of General Trias’ land resources. Specific : 1. To establish a rational pattern of development that will enhance the physical connectivity among barangays, urban centers, production and employment hub, distribution centers and markets;

111


2. To continuously support the development in the industrial areas, tourism and heritage areas; 3. To regulate the conversion of land by monitoring the status of conversion and impose full or partial revocation if there is no development after one (1) year upon approval of conversion; 4. To regulate and direct urban development to potential growth areas; 5. To consolidate and provide flexible groupings of land uses in identified areas that would derive the maximum development potentials. 4.3.

Land Use Planning Approach/Considerations

4.3.1

Development Challenges For the next ten years, General Trias has to formulate its Land Use Plan considering the following:            

Managing the rapid population growth rate Aggressively attract industrial and commercial investments Facilitate the development of the tourism and leisure industry Provide adequate social services to the increasing population Address the peace and order situation Construct new roads and transport terminals to facilitate traffic flow and catalyse developments Ensure proper environmental management including eco biodiversity improvement Protect remaining prime agricultural lands and sustain agricultural production and productivity Undertake an urban upgrading programme Strengthen LGU capacity in development planning and management Enhance and diversify the revenue base Adoption of disaster risk reduction and management /preparedness and climate change adaptation

It is always difficult to agree on the land use that is in the best interest of the majority. The best use for a piece of land will always be different depending on which viewpoint is taken. One of the most common conflicts is a landowner’s private property rights versus the government’s limitations on the property’s utilization to protect the safety, health, and welfare of the general public. There are also opposing views when applying different contexts of scale. The earlier land use plan of General Trias was formulated based on traditional land use planning principles promulgated by the Housing and Land Use Regulatory Board (HLURB). However, it was observed that many of the developments and changes in use of land were unforeseen while some provisions for preferred land uses have yet to materialize. The failure to anticipate shifts in land use brought about by decisions at the national level, changing market conditions, aggressive private sector initiatives, advances in technology and introduction of development catalysts (e.g. roads and utilities) shows that the “conventional” model of land use planning has not been very effective.

112


Hence, the Comprehensive Land Use Plan for General Trias (2012-2021) adopts a more flexible system of land use planning which departs from the very rigid separation of specific land uses that conventional land use planning advocates. This flexible approach to land use planning relies on performance criteria and standards to determine land uses and densities. Some of the features of this innovative flexible approach to land use planning are : Encourages Market-Oriented Development Flexible land use planning systems with its performance standards should be responsive enough to changing market demands and are able to adapt to these everchanging market requirements. Performance standards avoid exclusion of certain uses from a development area or zone. They allow consideration of new uses, new mixtures of uses and a variety of locations and site designs for uses without compromising compatibility. This flexibility saves property owners the trouble of applying for variances or reclassification of their lands into other uses that they would have to go through in conventional zoning. Flexible zoning also allows land developers more latitude to explore complex projects, innovative designs and building on difficult sites. Improves the Over-all Quality of the Natural and Built Environment Part of the rationale for future urban development is the protection of environmental resources. Areas within the municipality will be delineated based on the potentials and limitations of the land and the intensity of development allowed will be prescribed. Natural resources like productive agricultural lands and river systems have to be protected at all costs. Moreover, lands that are considered environmentally critical (e.g. flood prone, unstable plains, steep slopes) should have some controls in terms of development. Enforcing the land use plan for General Trias will also have built-in systems for the local government to evaluate proposed developments and to monitor their compliance. Since most of the expected developments will be initiated by the private sector, there should be high standards on site planning and architectural design that will also be used to resolve land use conflicts. For instance, standards and criteria will require the provision of buffers in the form of open spaces or parks to offset the incongruity of land uses. Thus, introducing a deviant land use in a developed area will only mean that the environment will be enhanced with the provision of open space buffers. Project proponents of new developments will have to submit detailed site and building plans for review by zoning administrator and public officials. Recommendations for modifications are made after the project evaluation.

113


4.4

Land Demand: Supply Analysis Incremental Demand Estimate Incremental estimates for urban land demand show a figure of about 6,905.83 hectares. Refer to Table 62.

Table 62 Incremental Urban Land Demand Estimates Urban Land Type

Demand Generator

Ratio

Quantity

Unit 2021 Households 2021 Total Population 2021 Total Population 2021 Total Population 2021 Total Population 2021 Total Population Estimated total 10year waste generated (2012-2021) Estimated 2021 Requirement for Built-Up Areas

Residential

240 sqm/HH

128,927

Institutional

5 ha/15,000 popn

596,463

Light Industrial

0.8 ha/1000 popn

596,463

Medium (incl. AgroIndustrial) Public Parks Public Playgrounds

2.5 has/1000 popn 500 sqm/1000 urban popn 500 sqm/1000 popn

596,463 596,463 596,463

Area Requirement (Has.) 3,094.25 198.82 477.17 1,491.16 29.82 29.82

0.50kg/ capita/ day

773,020,612 kg

Commercial

3% of total builtup Area

3,797.19

Cemetery

2.44 sq.m. (plot area)/ death

10,109

Estimated total 10 year deaths

4.22

2.4 km/1000 urban popn

596,463

2021 Total Population

1,431.51

Landfill (0.50kg/ capita/ day)

Urban Roads Total

35.14

113.92

6,905.83

Source: Author’s Computation using HLURB Standards

4.4.1

Supply of Urban Land The supply of urban land is equated to the ten percent re-classification limit based on existing agricultural areas. This is equivalent to 385.80 hectares which is much less than the least estimated demand of about 6,905.83 hectares. What this implies is that the LGU has to undertake demand management strategies such as increasing densities or promoting medium- to high-rise developments. Likewise, It may just have to optimize or maximize the use of urban lands. These land use maximization and optimization strategies include in-filling of vacant or idle urban lands and underdeveloped land parcels in residential subdivisions. Additional elbow room may also be achieved if multiple/ mix use will be further encouraged. The Planned Unit Development that includes reclassified lots with pending development equivalent to 704.85 hectares will be maximized and utilized to meet the projected demand for urban land in the next ten years. Agricultural areas in Pasong Kawayan II and Buenavista belonging to the Agrarian Reform Communities should be prevented or at least avoided from being re-classified to be in tune with the goal of Agrarian Reform Program. Table 63 shows the inventory of existing and proposed land uses indicating the additional land area requirement for the planning period and the proposed total areas for the municipality of General Trias. 114


Table 63 Inventory of Existing and Proposed Land Uses

115


Urban Land Type Residential Commercial Institutional Parks/Playgrounds/Open Spaces Industrial Agricultural Agricultural (cultivated) Forest Park (Agri-nursery) Livestock/poultry/Fishpond Open/Vacant/Grassland PUD (includes reclassified lots with pending development Urban Roads Utilities Quarry Tourism River Cemetery Landfill (0.50kg/ capita/ day) Public Waste Disposal Private Waste Disposal Easement/Bufferzones Total

Existing Land Use Area (Has.) 1,512.20 211.05 56.72

2021 Additional Land Area Requirements (Has.) 1,582.05 142.10

2,101.22 231.05 127.77

10.00

166.65

112.068 (256.53) (129.27)

549.82 3,745.51 2,308.81 8.58 264.64 1,163.42

(704.85)

0

596.97

260.19 10.00 4.19

30.45 -

14.07 0.00

1,094.73 36.72 5.56 327.35 419.03 28.96 27.84 18.76 9.08 27.77 8,890.00

1,530.58

704.85 834.54 36.72 5.56 317.35 419.03 24.77 13.77 4.69 9.08 27.77 8,890.00

Source: Office of the MPDC Note: Details may not add up due to rounding off of figures

116

Proposed Total Areas

(Has.) 589.02 20.00 71.05

156.65 437.75 4,131.25 2,565.34 8.58 264.64 1,292.69

Increase/ (Decrease)

3,882.15


Table 64 Proposed Expansion Area Distribution Land Use Category

Additional Space (has.)

Navarro Pinagtipunan Pasong Kawayan II Buenavista I San Francisco Pasong Camachile I and II

Residential

Commercial

Industrial

Institutional

Parks/ Playgrounds/ Open Spaces

Sanitary Landfill

Eco-Park Development

Expansion Area (where to locate) (Barangay)

-

Bacao I and II Manggahan Tejero Buenavista I San Francisco Pasong Camachile I and II

Area in has. (how much area to be allotted)

589.02

20

1,530.58 has

Pasong CamachileI and II Santiago (portion)

112.07

142.1 has

San Juan I Pasong Camachile I Pasong Kawayan II Buenavista I Navarro

71.05

-

Bacao I & II San Juan I Pasong Camachile I Buenavista I

10

30.45 has

Portions of Brgys. Pasong Camachile II, Tapia Pasong Kawayan I

Intent to donate by the owner, government property, less susceptible to hazard and risk, proximity to social facility/ employment, lesser cost to government, low value of lot, land banking of developer, idle land, less productive to agriculture, less traffic generation. Support services for residential, institutional and industrial areas, access for the employees and investors. Intent to develop by the owner/ developer. Accessible to Manila through CALA Expressway, Advincula Ave., General Trias Alabang Road, Cavitex, etc., near the residential areas for employees’ accommodation. Support basic social services requirement for the community to satisfy the backlog for schools, day care centers, jail, police substations, evacuation centers, training center, children and youth holding center, senior citizen’s center, PWD center and health facilities.

Support social requirements of the community.

14.07

21.37 hectares is the ten- year area requirement for sanitary landfill to be located in the existing controlled dumpsite and the areas adjacent to it.

2.8

Is a government owned property that can be develop for the purpose.

2.8 has.

Pasong Kawayan II

Northern Mixed Use Areas

-

Tejero, San Juan II Bacao I, Bacao II Navarro

40

Southern Mixed Use Areas

-

San Francisco, Manggahan, Biclatan, Javalera

20

117

Why

Support services for residential, institutional and industrial areas, access for the employees and investors. Support services for residential, institutional and industrial areas, access for the employees and investors.


Table 64 Proposed Expansion Area Distribution (Cont’d) Land Use Category

Additional Space (Has.)

Cemetery

Urban Roads

-

596.97 has

Tourism

-

Expansion Area (where to locate)

San Francisco

Area in has. (how much area to be alloted) 4.19

Bacao II Bacao I Tejero Sta. Clara San Juan I San Juan II Manggahan Pinagtipunan Vibora Pasong Camachile I Camachile II Santiago Pasong Kawayan I Pasong Kawayan II San Francisco Biclatan Panungyanan Aingaro San Francisco Santiago

118

Proximity to service area, reduce traffic during internment.

Reduce decongestion, induce economic development, reduce environmental aspect like pollution, inter-municipality/city linkage. 260.19

10

4.5 Land Use Plan

Why

Supportive of the PDPFP, adjoining existing tourism area, good weather conditions, terrain, vegetations and near/leading to Tagaytay area.


The summary of areas of the Land Use Plan is presented in Table 65 while Figure 22 presents the General Land Use Plan, 2012– 2021. Table 65 General Land Use Plan, 2012-2021

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17

Land Use General Agricultural Area NPAAAD Area SAFDZ Area Greater Poblacion Area Northern Mixed-Use Development Area General Residential Area New Residential Development Area Commercial Development Area Industrial Development Area Institutional Development Area Southern Mixed-Use Development Area Tourism Oriented and Recreational Area Agro-Industrial Development Area Government Institutional Expansion Area Cemetery Area Waste Disposal Area Socialized Housing Development Area Total

Area 929.97 340.09 619.04 474.97 972.92 895.20 320.32 13.82 105.19 8.15 3,099.19 997.21 35.33 3.44 37.26 28.20 9.69 8,890.00

Share (percent) 10.46 3.83 6.96 5.34 10.94 10.07 3.60 0.16 1.18 0.09 34.86 11.22 0.40 0.04 0.42 0.32 0.11 100.00%

All lands in General Trias within the following areas are hereby classified as nonagricultural:  

Greater Poblacion Area Northern Mixed-Use Development Area  General Residential Area  New Residential Development Area  Southern Mixed-Use Development Area  Tourism Oriented and Recreational Area  xIndustrial Development Area

    

Agro-industrial Area Government Institutional Expansion Area Institutional Development area Cemetery Area Waste Disposal Area



Commercial Development



Socialized Housing Development Area

Notwithstanding the above classification, interim agricultural uses shall still be allowed within the said areas. The said classification is also without prejudice to the provisions of the Comprehensive Agrarian Reform Law such that lands within that are covered by CARP are required to apply for conversion from the Department of Agrarian Reform. The classification of land uses for General Trias in the next ten years considered the existing and emerging use of land, the projected demand for specific land uses, the potentials and the limitations of the land and the maximum allowable amount of agricultural land that may be converted in to other land uses. The Land Use Plan adopts a conservative approach toward the municipality’s agriculture areas. Its more productive agricultural lands had to be identified and delineated in the land use plan for the purpose of preservation. Thus, the classified agricultural areas, comprising GAA, NPAAAD and SAFDZ, total to 1,889.1 hectares. With 10% of General Trias total agricultural areas to be converted into other uses, the remaining agricultural lands have 119


to become more productive. This can be achieved by having a more dynamic and technologically advanced practice of agriculture, a more efficient and sustainable use of resources, and a more active participation from the private sector. Within the context of HLURB Memorandum Circular 54 (which states that the reclassification limit applies during plan implementation), the LGU now has 188.91 has. (or 10 percent of its classified agricultural areas) which it may re-classify from agricultural to urban use within the plan period. Urban growth shall be channelled toward the Northern and Southern Mixed-Use Development Area as well as in the Greater Poblacion Area. Land Use Intensity Control Regulations are herewith adjusted to allow greater intensity developments. 4.5.1 Features of the New Land Use Plan The land use plan identifies several major areas of development that will have significant roles to play in the municipality’s development in the next 10 years. Most of these identified special development zones will have mixed-use land classifications for flexibility in land use enforcement. The intensity of their use will also be recommended. The major areas of development are as follows: Agro-Industrial Development Area The Agro-Industrial area is the existing commercial piggery farm in Barangay San Francisco. Located along Ylang-Ylang River, the boundary between General Trias and Dasmarinas, the AIDA covers about 27.13 has. of land. As the site is encircled by the New Residential Development Area, strict environmental control measures shall be observed for the AIDA. Regular monitoring with regards to waste disposal, general hygiene, air quality, water quality and the like shall be undertaken. Commercial Development Area The new commercial development area comprises Barangays Pasong Camachile I & Pasong Camachile II. This will be the new centers of activity in the eastern half of the municipality due to the future needs of the residents in the area, aside from the plans of putting up an industrial zone and residential subdivision development thereat, in view of the on-going 30-meter Advincula public road and CALA road project of the national government. It is expected that the new centers of activity will get infrastructure support and have different roles to stimulate economic activity in their respective sectors. Cemetery Area The new Cemetery Area will be located in Barangay San Francisco. This shall be developed according to the guidelines of the HLURB. Safety, health and environmental concerns will be key considerations in choosing a site. General Agricultural Area The General Agricultural Area is the remaining area of the previously classified Agricultural Development Area after deducting the SAFDZ, NPAAAD and re-classified properties. Allowed uses shall be under the General Agricultural classification of HLURB. These areas are located in Barangays Navarro, Pasong Camachile I and II, Santiago, Pasong Kawayan I and II, San Francisco, Panungyanan and Alingaro. Network of Protected Areas for Agriculture and Agro-Industrial Development

120


The NPAAAD is hereby incorporated into the Revised Land Use Plan in order to identify areas that are highly restricted from conversion. The NPAAAD was delineated after deducting the re-classified properties and the special use zones from the previously designated NPAAAD areas. Barangays included in whole or in part are as follows: Barangays Bacao I, Tapia and Alingaro. Strategic Agriculture and Fisheries Development Zone The SAFDZ is hereby integrated into the land use plan as required by the AFMA. As in NPAAAD, the SAFDZ was delineated after deducting the re-classified properties and the other land use zones from the previously designated SAFDZ areas. It occupies portions of Barangays San Juan II, Sta. Clara, Bacao I, Pasong Camachile I, Pasong Camachile II, Tapia and large portions of barangays Pasong Kawayan I and Pasong Kawayan II. General Residential Area General Residential Areas comprise pockets of development that have been reclassified under the previous land use plan. These are residential in nature and the allowed activities shall be part of the General Residential classification of the HLURB. Greater Poblacion Area (Northern Hub) The Greater Poblacion Area comprises the Poblacion and the urbanizing barangays that will receive the Poblacion’s expansion such as Navarro, Sta. Clara, San Juan Iand II, Pinagtipunan and Pasong Camachile I. To ensure accessibility within the proposed expansion area, a system of new roads has to be introduced to complement the two existing main north-south roads of General Trias-Amadeo Provincial Road and Arnaldo Highway. The Land Use Plan allows the growth of the Poblacion, which is considered the Central Business District and currently the site of the public market, the Municipal Hall, and the church. The GPA is considered to have low-to-moderate development capability primarily because of its susceptibility to flooding and its unstable soils. This area has been delineated to achieve uniform building density and to introduce urban development strategies that could further enhance its real estate and cultural values. The Land Use Intensity Control Ratings are adjusted such that the uniform building height limit shall now be four storeys, maximum percentage of land occupancy of 60 percent and maximum floor-area ratio of two. Government Institutional Expansion Area The Government Institutional Expansion Area is located in Barangay Navarro. Previously as a dumpsite, this reserved area shall be rehabilitated for other government use. A thorough investigation of soil structure shall be conducted before any development will take place to make sure that there are minimal to no risk of disasters in the future. Industrial Development Area The emergence of Barangays Pasong Camachile I and II, specifically the portions along Arnaldo Highway and Open Canal going to Imus and Santiago will be the site of future industries. This barangay have also numerous housing subdivisions that could house employees of industry locators in the future. As to infrastructure facilities, the

121


proposed construction of the East West road is expected to improve accessibility in these areas, since the proposed Tanza-Muntinlupa Highway East-West road will traverse in these areas along with the existing Advincula Highway. Institutional Development Area The Institutional Development area located in Barangay Pasong Camachile I will support the institutional development/services needed by the industrial and residential development thereat. New Residential Development Area An area for new residential development located in Barangays Navarro and Pasong Camachile I has been defined and will be known as the New Residential Development Area (NRDA). This area could also serve as a transition zone between the predominantly natural agricultural area on the north and the more built-up Southern Mixed-Use Development Area on the south. Some portions of these two barangays may be allowed to have higher building densities as long as a network of wider roads is put in place. Northern Mixed Use Development Area The Northern Mixed-use Development Area shall be the location of future urban development in the municipality. Commercial and industrial developments are encouraged and the land use intensity control ratings are relaxed. The building height limit has been removed (subject, of course, to Air Transportation Office and related building regulations) and maximum floor area ratio requirement has been increased to four. The Northern MUDA comprises Barangays Tejero, Bacao II and portions of San Juan II, Bacao I and Navarro. Five major roads provide access to the area, namely the southwest-northeast running Tejero-Bacao-Noveleta Diversion Road, the RosarioGeneral Trias National Road, the General Trias-Noveleta Provincial Road, Antel–EPZA Road and the newly constructed Advincula Road. This shall be supplemented by programmed by-pass roads near the Tejero area as well as one parallel (300 meters distant) from the Diversion Road in anticipation of intensified developments.

The whole area occupied by the Northern MUDA has moderate development capability in as much as it occupies environmentally sensitive land (e.g., susceptible to flooding, unstable plains and, proximity to source of air and noise pollution). Developments in the flood prone areas will have to provide adequate drainage facilities while developments in areas with unstable plains will need special foundations. New non-industrial developments that will locate adjacent to the CEPZ will have to provide the necessary buffer yards. Southern Mixed Use Development Area The southern half of the municipality may be characterized as dominated by industrial estates and new residential subdivisions. Most of these existing industries and residential subdivisions chose to locate in this area because of the accessibility provided by the east-west running Governor’s Drive which stretches from Carmona to the 122


provincial capital Trece Martires. This area consisting mostly of industrial estates and residential subdivisions has been recognized by the CLUP and is known as the Southern Mixed-Use Development Area (Southern MUDA). The Southern MUDA occupies Barangays Buenavista II, Buenavista I, San Francisco, Buenavista III, Manggahan, Biclatan and Panungyanan. The terrain in Southern MUDA ranges in slope from relatively flat (0%-9% slope) to rolling to hilly (10%-20% slope). It occupies most of the municipality’s NonEnvironmentally Critical Areas (Non-ECA’s). As a predominantly Non-ECA, this area is considered to have high development capability. Barangays included in the Southern MUDA in whole or in part are as follows: Pasong Kawayan II, Buenavista I, Buenavista II, Buenavista III, Manggahan, San Francisco, Biclatan, Javalera, and Panungyanan. Commercial development along Barangays Buenavista I and San Francisco will be expected due to the proposed construction of East-West Highway connecting Tanza with San Pedro, that will cut through these barangays and subsequently accelerating urbanization in these areas. It is recommended that a new location for the government center be identified and acquired immediately. A private developer in General Trias has signified its intention of donating a 3-hectare property south of the municipal hall’s present location, in Barangay San Francisco. To further encourage urban growth, the maximum floor area ratio has been increased from three to four. Tourism Oriented and Recreational Area The Tourism-Oriented and Recreation Area (TORA) is located in the southern tip of General Trias. The TORA covers areas in Barangays Biclatan, Javalera, Alingaro and Panungyanan. The total land area of the TORA is mostly made up of the Eagle Ridge and Golf and Country Club. Some grazing lands and orchards are part of this zone. These agricultural lands can have some tourism or leisure value if developed and marketed properly. Barangay Panungyanan will be the chosen site as the Agri-tourism area, preferably giving boost to the development of restaurants, green farming and other tourism related activities. The main access to the Tourism-Oriented and Recreation Zone is the General TriasAmadeo Road which means it can be reached from the Governor’s Drive junction at Barangay Manggahan and from the municipality of Amadeo in the south. The TORA may also be reached from the west via some minor roads originating in Trece Martires City. Likewise, the San Francisco-Santiago area will also become an Agri-Tourism site due to its accessibility and the presence of the Dairy Processing Center in the area, thus, possibly making it as the General Trias lowland crop product center. Because of the absence of any environmental hazard, this zone is considered to have high development capability. Waste Disposal Area The Waste Disposal Area is located in Barangays Tapia and Pasong Camachile II, previously used as an open controlled dumpsite, this area is for rehabilitation and to be developed into a sanitary landfill. This shall be devoted to solid waste facilities per the requirements of RA 9003 and the DENR. Moreover, the development of an Eco-Park is envisioned by year 2013 in Barangay Pasong Kawayan II, in which establishment of the municipal MRF is one of the component, to recover recyclable materials and to 123


compost biodegradable organic materials. Socialized Housing Development Area Socialized Housing Development Area shall be used principally for socialized housing/dwelling purposes for the underprivileged and the homeless as defined in RA 7279. Socialized Housing area is located in Barangays Pinagtipunan and San Francisco.

124


4.6.

LAND USE DEVELOPMENT STRATEGIES Expansion of the urban use areas is unavoidable because of the need to have room for urban functions required by the increasing population. Areas where other land uses may be allowed also have to be determined to establish a rational land development pattern. In line with urban expansion, certain parcels of agricultural lands will become suitable for urban development. Obviously, the municipality’s total urban land requirement of about 6,905.83 hectares for the next ten years may not be easily accommodated by simply utilizing the municipality’s remaining agricultural lands. Because doing so, this may seriously affect the town’s food sufficiency level. Other land supply management alternatives were looked into to reduce the pressure in reclassifying these agricultural lands, in order to meet the town’s urban land requirement . In the next ten years, General Trias requires an additional total land area requirements of about 1,582.05 hectares to accommodate its future housing needs. This was estimated as per HLURB standards of 240 sq. meters per household. With merely 589.02 hectares of allocated lands intended for residential purposes, the LGU may have opted to increase urban density through medium and high-rise housing development. This will be particularly situated in Barangays Navarro and Pasong Camachile I which have been defined as the new residential development areas. The LGU has also identified suitable lands for for socialized housing projects, probably to be situated in Barangays San Francisco and Pinagtipunan. Maximum utilization of existing vacant housing units in private subdivisions may also be encouraged. Infilling of vacant lots adjoining existing residential projects in barangays where the Greater Poblacion Area, General Residential Area, Northerm Mixed-Use and Southern MixedUse areas are located will also be advocated. The said strategies will contribute a lot in meeting the projected residential land area requirement. Agricultural areas have substantially decreased due to conversion into industrial, commercial and residential uses, thus, from 4,131.25 hectares in the existing land use, the proposed agricultural area is 3,745.51 hectares or 385.74 hectares smaller than the existing figure. This implies that the urban expansion will eat up only about 9.34 percent of our existing agricultural lands, and is within the 10 percent reclassification limit set by the Local Government Code as a benchmark. More idle lands, which could otherwise be used for agricultural purposes, have been applied for reclassification by several developers who are accumulating cheap land for future development projects. To successfully carry out the municipality’s agricultural program, its most productive agricultural lands had to be defined and delineated in the land use plan for the purpose of preservation. Most of these productive agricultural lands are incorporated in the protected SAFDZ and NPAAAD lands of the municipality. These areas has a total of approximately 619.04 and 340.09 hectares, respectively. These highly restricted agricultural lands are concentrated in Barangays Bacao I, San Juan II, Tapia, Pasong Camachile I & II, and Pasong Kawayan I & II. A total of 71.05 hectares will be allotted to Institutional Development Area to accommodate the future demands in terms of land requirements for institutional

125


purposes. These include provision of schools, churches, day care centers, health centers, evacuation centers, wastewater treatment facility and other government institutions that provide basic socio-economic services. Other institutional land area requirement with an aggregate area of 59.46 hectares are dispersed in some areas designated as within the General Poblacion Area and the Northern and Southern Mixed-Use Expansion Areas. There should be a policy requiring private subdivision to at least construct said community facilities in order to augment the total 142.1 hectares land area requirements over the next ten years. The existing commercial areas are adequate enough for the present population. However, as a new growing center of economic activity, commercial expansion of 20 hectares has been allocated since it is expected that commercial activity would intensify in the next ten years. New commercial development is encouraged in Barangays Navarro, Buenavista I and San Francisco. An area of 13.82 hectares has been allotted for Pasong Camachile I and II , which has been identified as the new economic site in the eastern half of the municipality due to the future needs of the residents in the area aside from the plans of putting up an industrial zone and residential subdivision developments. Expansion areas for commercial activities include all lots directly fronting on the provincial and national roads within the Southern and Northern Mixed Use areas promoting compact and strip development along the major roads. The Poblacion, being the Central Business District is expected to continue as a major commercial area and lots directly adjacent to the urban core shall be zoned for commercial use. While an industrial area requirement of about 1,530.58 hectares are needed for the next ten years, the LGU allotted only 112.07 hectares to accommodate additional future industry locators. Until the industrial subdivisions particularly in Barangays Manggahan and Buenavista II are at least 60 % occupied, there is really no immediate need to allocate more lands for industrial use. Nevertheless, in response to the industrialization thrust of the municipality as one of its main economic development drivers, areas adjacent to the existing industrial estates could become its expansion areas. The emergence of Barangays Pasong Camachile I and II, specifically the portions along Arnaldo Highway and Open Canal going to Imus and Santiago will be considered as a potential site of future industries. The establishment of a local export processing zone, a mandate that is being pursued by the Philippine Export Processing Zone Authority (PEZA) where light and medium industries can be encouraged to locate is another fine opportunity. With the mandatory allocations of parks and open spaces in new subdivisions and housing projects, the existing parks and open spaces areas are adequate for the future population. However, since the existing open spaces are not situated in strategic locations, an additional 10 hectares are allocated in Barangays Bacao I & II, San Juan I, Pasong Camachile I, and Buenavista to serve the recreational needs of the residents. In line with identifying solutions to address environmental concerns especially the bulging wastes to be generated in the years to come, the existing controlled dumpsite and the areas adjoining it may be considered as a potential site and may be converted into a sanitary landfill. Since the municipality does not own the required land that it can develop for this project, only 14.07 hectares shall be identified for this purpose, hoping to meet the required land for the next five years. No residential development should be allowed to develop within the premises to avoid conflicting uses. Likewise, the existing government property in Barangay Pasong Kawayan II, having area of 2.8 hectares shall be utilized for Eco-Park development, proposed site for Material Recovery Facility and other minor institutional support facilities.

126


A new site for a cemetery or a memorial park to serve and meet the municipality’s growing burial requirements has to be identified. Safety, health and environmental concerns will be key considerations in choosing a site preferably in Barangay San Francisco, and another 4.19 hectares have been allocated for the purpose. The northern mixed-use development area will be an area where industrial and commercial developments will be encouraged. This area will add another 40 hectares to accommodate more commercial shops and businesses that will locate in the next few years to take advantage of its exposure to a growing number of travellers using the Tejero-Bacao-Noveleta Diversion Road. Likewise, this area also consists of some tracts of land for grazing and some lots used for residential purposes. Another 20 hectares shall be developed as a mixed-use zone at the southern half of the municipality as dominated by industrial estates, commercial establishments and new residential subdivisions. The areas at the junction of General Trias-Amadeo Road and Governor’s Drive have evolved into a commercial area with a strong potential for expansion into adjacent areas. Barangay San Francisco, on the other hand, has many new residential subdivisions with plenty of space for expansion. Based on road standard of 2.4 km for every 1,000 population, there is a substantial inadequacy in the road-transport network in the next ten years. General Triaswill need to allocate an additional 260.19 hectares for urban roads to provide alternate routes particularly as access to existing traffic generators as well as to the identified growth zones. Construction of new lateral roads and diversion/by-pass roads are proposed that will connect strategic points or investment areas around the municipality. The 2012-2021 CLUP has integrated the proposed road network that will improve intramunicipality accessibility as well as provide alternative linkages to other areas particularly Metro Manila. Among the proposed major road projects are: Tejero ByPass Road, Antel-Bacao Diversion Road, CALA East West Roads (DaangHari Road) orTanza-Muntinlupa Roads, Pinagtipunan-San Juan-Bacao-Sta.Clara-Navarro-Pasong Camachile Diversion Roads, Governor’s Drive Diversion Roads and Pasong Kawayan II-Buenavista I-Santiago-Pasong Camachile II Municipal Roads. Ample investments for transport infrastructure will soon be required in order to support economic growth. These will be in the form of additional transport facilities and upgrading of existing roads and bridges for better circulation. Public transportation should be promoted with the integration of transport terminals in the planned developments . The proposed areas for Agri-Tourism are also identified in two possible sites. The new classifications have an additional allocation of 10 hectares for tourism development. Barangay Panungyanan is one of the chosen site due to its proximity to the existing tourism oriented zone. This area will be considered a potential site preferably giving boost to the development of restaurants, green farming and other tourism related activities. Another site will be along the San Francisco-Santiago area due to its accessibility and the presence of the Dairy Processing Center in the area, thus possibly making it as the General Trias lowland crop product center. The previous Planned Unit Development (PUD) having an area of 704.85 hectares which were previously used for agricultural purposes but now have been reclassified to other uses shall be optimized or maximized its use for urban development purposes. Most of these lands are currently held in reserve and now considered vacant or idle lands/ grasslands and awaiting developments. Then again, there is a need to encourage some land owners to develop fully some of the “dead lands” which are lying idle.

127


The municipality’s easement/buffer zones and water bodies remain as it were. They are to be protected from pollution and encroachment. Establishment of a mechanism to identify and recover easements along the major rivers as well as setbacks planned expansion of its urban area are to be placed. Efforts to delineate and recover easements and setbacks are to be made, in anticipation to the need for increased commercial and industrial activities brought about by the influx of investment in the municipality. 4.7

BASES FOR FUTURE REQUIREMENTS The estimated population of General Trias in 2011 was 263,986. Using the 2000-2010 average annual growth rate of 8.49 percent, it has been projected that the population of the municipality will reach 596,463 by year 2021. This figure is 332,477 persons more than the 2011 population . The HLURB’s recommended standards could be used to estimate the 2021 land requirements of the municipality. The following are the projected required land areas based on these HLURB criteria : Residential For the next ten years, General Trias will need to expand its residential area by around 1,582.05 hectares to accommodate the projected number of population in the years to come. Due to high population growth rate, it is supposed that the housing demand shall remain high with the years ahead. This will lead to conversion of agricultural areas in the new residential development areas and maximizing the previously delineated urban lands in some areas that was not utilized due to prolonged idling. Industrial and Commercia Areas For the next ten years, General Trias, being considered as one of the new frontiers of growth and development among the CALABARZON area, will need a wide area for commercial and industrial activities. Using the HLURB suggested ratio of 3% of the total built up area, the municipality has to allocate an estimated amount of around 113.92 hectares for commercial purposes. However, based on the existing land use plan, the commercial use accounts to 6.25 percent of the total built-up area equal to about 211.05 hectares. This means that the municipality has more than enough commercial areas for its commercial activities. With regards to industrial land use requirements, about 1,530.58 hectares are needed by the end of the planning period for light and medium industries, using the prescribed standards of 0.8 hectares /1,000 population and 2.5 hectares/1000 population, respectively. Parks, Playgrounds and Other Recreational Areas Although the existing parks and open space areas seem to be adequate due to mandatory allocations of open spaces in new subdivisions and housing projects, there is, however, a need to allocate areas for the recreational needs of the future population. The municipality needs additional 10 hectares as allotted space for future parks and recreation venues, which must be strategically located near the Poblacion or adjacent the residential areas. As per HLURB guidelines, there should be 500 square meters required space for public parks and playgrounds per 1,000 population. Institutional Areas

128


With the next years ahead, General Trias will need to have room for the future demands in terms of land requirements for educational facilities, churches and government institutions by about 142.10 hectares. This figure was calculated based on the prescribed standards of 5 hectares per 15,000 population. Residential/Subdivision developers in the municipality shall be required to allocate certain areas for community facilities such as schools, day care centers and multi-purpose hall. This requirement will be sustained for the next ten years providing the municipality sufficient community facilities for the future provision of basic social services. Urban Roads Using the minimum standard ratio of 1 kilometer of road per 1,000 population as prescribed by the HLURB, the municipality needs an estimated area of about 596.97 hectares to establish a good hierarchy of roads that will be able to efficiently serve the 2021 population and all future developments within the planning period. Certain needs will also have to be addressed in order to improve the general circulation such as improving links with adjacent towns and with Metro Manila, and reduce vehicular traffic at key locations such as the Prinza Junction, Tejero Junction along Diversion Road, Manggahan Junction and San Francisco Junction. Landfill Having a projected population of 596,463 by 2021, it is recommended that the municipality should identify and develop an appropriate and suitable location of municipal sanitary landfill within the next ten years. An area of around 35.14 hectares will be needed to hold the estimated total 10-year waste generation based on the HLURB prescribed standards of 0.50 kg/capita/day. The required areas comprise the provision of daily cover, roads, receiving areas, fencing etc. The existing dumpsite located in Barangay Tapia is set to be develop in the near future into a sanitary landfill, and expansion site within the premises of the existing dumpsite should be done this early. Cemetery On the basis of 2.44 square meter (plot area/death), an area of about 4.22 hectares of cemetery land will be needed to accommodate the estimated total 10-year deaths. With the operation of Himlayang General Trias, it is believed that it would be able to resolve and address the area requirement for burial grounds in the years to come.

129


5.0 THE COMPREHENSIVE LAND USE POLICIES Guiding Policies To realise the town’s vision of a “center of sustainable economic activity in the region”, areas that are suitable for land uses that will serve as economic growth drivers, were identified and consolidated for efficiency. Identifying areas where more intense activities (i.e. industrial and commercial) are allowed promotes efficiency in their management and operation. By defining areas where industrial and commercial uses are supposed to locate, demands for utilities such as power and water will be more accurately estimated and consequently provided for. If medium to high density commercial, residential, and mix uses may also be allowed along major roads, parallel service roads and the required parking, easements, and setbacks must be provided by the developer. Likewise, support systems for agriculture such as irrigation and drainage will be more effective and less costly to maintain if the agricultural lands were in one contiguous area. It was felt that the best areas for industrial use were the areas adjacent to the successful industrial estates within the municipality. The most productive agricultural lands (SAFDZs and NPAAADs) were also grouped together to better manage their operation. Areas that were considered urbanizable were identified for urban expansion and development. The Local Government Code however, stipulates that for first class municipalities only ten percent of the total agricultural lands may be converted to other land uses. The zones where the 10% intended for reclassification may be drawn, will be presented, but some of their exact locations will be left unidentified to allow the local government more flexibility in determining them later as the need arises. The following statements of policies cover all four (4) major land use policy areas that pinpoint the proposed policy frameworks that would govern how the CLUP will be implemented over the years. 5.1

Policies on Settlement 

The municipality will promote the development of medium and high rise housing development to prevent the decrease of agricultural lands by going into vertical construction;



An area for socialized housing will be identified and development guidelines will be formulated with regards to open space requirement, setbacks, firewall, safety measures, drainage and sanitation system, parking, fencing and access among others;



Subdivisions, Condominiums and Economic housing shall conform to the rules and 130


regulations of PD 957, ”Subdivision and Condominium Buyers’ Protective Law”; BP 220, ”Promulgation of Different Levels of Standards and Technical requirements for Economic and Socialized Housing Projects”; RA 7279 ‘Urban Development and Housing Act”; and other pertinent government rules and regulations relative to housing. The minimum requirements for all types of land subdivision and development such as right-of-way, setbacks, lot sizes, utilities systems, open space requirement, among others, shall be implemented specifically;  

Cluster housing units or row apartments may be allowed provided that these shall not exceed eight units per cluster per row; Rental housing or houses-for rent or boarding houses is rising in the municipality to accommodate influx of migrants and workers due to the town’s continuously expanding industrial and economic activities. Development guidelines that will cover minimum room size, lighting and ventilation, fire exits, parking and open space, safety equipment, etc. to ensure their comfort and safety should be prepared;



Building heights must conform with height restrictions, relevant provisions and requirements of the National Building Code and other rules and regulations related to land development and building construction. In areas prone to flooding, building height Legal Basis limitations will be more relax to allow two storey or more for construction provided setbacksofonState easement shallProgram be provided along, Article waterways and erosion prone Sec.proper 2 . Declaration Policy and Objectives 1 of Urban Development RA 7279. areas. TheHousing zoning Act ordinance will provide supplemental guidelines on such requirements as setbacks, firewalls, open space, building height and bulk, etc. It shall be the policy of the State to undertake, in cooperation with the private sector, a comprehensive and continuing Urban Development and Housing Program, hereinafter referred to as the Program, which shall: xxx b. Provide for the rational use and development of urban land in order to bring about the following: Equitable utilization of residential lands in urban and urbanizable areas with particular attention to the needs and requirements of the underprivileged and homeless citizens and not merely on the basis market forces. Sec. 9, Article XIII Social Justice and Human Rights of the 1987 Philippine Constitution “The state shall, by law, and for the common good, undertake in cooperation with private sector, a continuing program of urban land reform and housing which will make available at affordable cost decent housing and basic services to underprivileged and homeless citizens in urban centers and resettlements area. It shall also promote adequate employment opportunities to such citizens. In the implementation of such program, the State shall respect the rights of small property owners.” Section 17 Article IV of UDHA LAW (RA 7279) - tasked the local government units to register all beneficiaries of socialized housing projects within their jurisdiction. Section 18 Article IV of UDHA LAW (RA 7279) - tasked the subdivision developers to develop an area of at least 20% of their housing project into a socialized housing project. Section 29, Resettlement of Article VII - Urban Renewal and Resettlement, RA 7279 - Within two (2) years from the effectivity of this Act, the local government units, in coordination with the National Housing Authority, shall implement the relocation and resettlement of person living in dangerous areas such as esteros, railroad tracks, garbage dumps, riverbanks shorelines, waterways and in other public places such as sidewalks, roads, parks and playgrounds. The local government unit, in coordination with the National Housing Authority, shall provide relocation or resettlement sites with basic services and facilities and access to employment and livelihood 131of the affected families. opportunities sufficient to meet the basic needs


Sec 30, Article VII of UDHA LAW (RA 7279) - tasked the local government to prevent construction of any kind of illegal dwellings or structures within their respective localities. Imposition of additional 0.5% tax on the assessed value of all lands in urban areas in excess of P50,0000.(Sec 43, Socialized Housing Tax UDHA of RA 7279) E.O. No. 272 (2004) created the Social Housing Finance Corporation to develop and implement social housing programs for the low income groups in the formal and informal sectors. Sec. 39, Article V, RA 7279 - Role of Local Government Units for Community Mortgage Program DENR A.O. 37-96 Revised Rules on Environmental Impact Assessment (EIA) System

5.2

Policies on Production Areas Commercial/Mix Uses The Poblacion, with the plaza as its inner core, will be transformed into a low-density mixed-use development area. It will continue to have residences but will increasingly become commercial in terms of land use. The CLUP allows the growth of the Poblacion, which is considered the Central Business District of the Greater Poblacion Zone and currently the site of the public market, the municipal hall, and the church. Buildings expansion in this area may also be allowed and the uniform building height limit shall be four storeys, maximum percentage of land occupancy of 60 percent and maximum floor-area ratio of two. Commercial subdivisions shall be administered by the Implementing Rules and Regulations Governing Commercial Subdivision of EO 648, dated February 7, 1981. The spatial groupings of Barangays Navarro, Pasong Camachile I & II, Buenavista I and San Francisco as the new Commercial Development Area and all lots directly fronting on the provincial and national roads within the Southern and Northern Mixed Use areas as commercial expansion shall be regulated with the provisions of the minimum setback of building from the ROW of major thoroughfares of 10 meters for residential, 15 meters for commercial, and 20 meters for industrial will be strictly implemented. Medium to high density commercial, residential, and mix uses may also be allowed along major roads provided parallel service roads and the required parking, easements, and set backs are provided by the developer. In order to ensure availability of open space, vertical rather than horizontal construction will be encouraged especially along arterial roads. This means that mix-use commercial and residential medium rise buildings will be promoted.

132


Industrial Areas Only light and medium industries, which are non-hazardous and less pollutive, shall be allowed within the new industrial development area. It is also in this place where the proposed new industrial zone should be established to boost up prime manufacturing activity in the municipality and create more jobs. This will be located in Barangays Pasong Camachile I and II. The proposed construction of the East West roads is expected to improve accessibility in these areas, since the proposed Tanza-Muntinlupa Highway East-West road will traverse in these areas along with the on-going Advincula Highway in Barangay Pasong Camachile 2. The required easements, vehicular parking areas and setbacks will be strictly enforced. No residential development should be allowed to develop adjacent to industries, to avoid conflicting uses unless a minimum setback of 20 meters is provided as buffer zone. Infrastructure support and facilities will be maximized with the help of the private sectors and national government. To protect the environment, strict environmental control measures shall be observed. The residents should be protected from industries discharging hazardous wastes, dust, smoke or any other air polluting material that may have detrimental effects on health. Regular monitoring with regards to waste disposal, air quality, water quality and the like should be undertaken by the MENRO. Agricultural Lands In order to pursue the municipality’s agricultural program and ensure stable food security, productive agricultural lands should be protected and preserved. This can be achieved by having a more dynamic and technologically advance practice of agriculture, a more efficient and sustainable use of resources, and a more active participation from the private sector. The remaining agricultural lands will be strictly regulated for reclassification and conversion. Landbanking or buying large tracts of land for speculation should be discouraged. The local government should seriously implement the imposition of higher taxes on idle lands to discourage further land speculation or the reversion of reclassified lands back to agriculture if no development took place in the property after the issuance of local permits. Tourism Areas The tourism zone covers areas in Barangays Biclatan, Javalera, Alingaro and Panungyanan and portion of the agricultural area of Barangay Santiago and San Francisco. Its total area is mostly made up of the Eagle Ridge Golf and Country Club. Some grazing lands and orchard are part of this zone. Because of the absence of any environmental hazard, this zone is considered to have high development capability. The municipality should develop and implement programs to encourage the entry of Legal Basis investment in tourism and leisure-oriented businesses. Likewise, to protect and enhance Rule II. sites Design Standards Guidelines for Commercial Subdivisions of E.O. 648 historic with tourism and potentials, building of new landmarks and re-developing old - Requires to comply on them the provisions and block sizes, roads, shall sites should developers be undertaken to make attractivefor to lots tourists. The municipality pedestrian waterways, utilities and waterassupply, waste disposal, also promote the municipality as afacilities historicincluding site as well an excellent location for drainage system and power and communication system. business hotels, restaurant, resorts and sports center and the like. Rules and Regulations of Article IV of E.O. 648 for Industrial subdivision shall be complied by the developers, in particular to design standards for lot and block sizes, roads, buffer requirement for complicating land uses, parking spaces, transport facilities, service utilities from water, drainage, sewage, solid waste, power and communication facilities. R.A. 10121 (DRRM Act 2010) and R.A. 9729 (Climate Change Act ) respectively, to be implemented DENR A.O. 37-96 Revised Rules on Environmental Impact Assessment (EIA) System 133


Sanitation Code of The Philippines (PD 856) Sec. 444 - Chief Executive Power, Duties and Compensation (vii) Adopt adequate measures to safeguard and conserve land, mineral, marine, forest and other resources of the municipality. (3) Initiate and maximize the generation of resources and revenues, and apply the same to the implementation of development plans, programs objectives. Implement incentives in accordance to PEZA Law, Barangay Micro Business Enterprise Act of 2002, RA 9178 and Municipal Investment Code of 2008 Municipal Ordinance 03-2000 was enacted to impose local idle land tax to all vacant privately owned land. Imposition of additional 0.5% tax on the assessed value of all lands in urban areas in excess of P50,0000. (Sec 43 of UDHA of RA 7279) and Provincial Executive Order 2004 IRR of Chapter XIX - “Nuisances and Offensive Trades and Occupations” of the Code of Sanitation of the Philippines (PD 856)

5.3

Policies on Protected Areas Easements of Public Use Pursuant to the provisions of Water Code (PD 1067), the following easements shall be observed: 1. The banks of rivers and streams and the shores of the seas and lakes throughout their entire length and within a zone of three meters in urban areas, 20 meters in agricultural areas and 40 meters in forest areas, along their margins are subject to 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 than what is necessary for space or recreation, navigation, floatage, fishing or salvage or to build structures of any kind. Since this municipality was classified as highly urban areas by virtue of Provincial Executive Order No. 96 last August 1, 2007, the requirement of three meter easement shall be imposed on all types of lands. Parks and Green/Open Spaces A network of parks and open spaces will be identified and should be protected from being utilized into residential, commercial, industrial and other uses. All residential, commercial, industrial and mixed-use subdivisions, having a total contiguous land area of 10 hectares or less are required to provide tree planted strips along its internal roads 134


having a spacing of not more than 10 meters per tree. Likewise they are being mandated to provide 30 percent of their total land subdivision area for open spaces. This must be sustained to provide abundant stockpile of open spaces for future parks and recreational venues for the use of the general public. All non-conforming uses shall be subject to the mitigating measures to be provided in the Zoning Ordinance. Road Easements/Setbacks and Buffer zones Presidential Decree 705 or the Forestry Code mandates a 20-meter regulatory setback from the edge of the ROW of national roads. DWPH road standards, on the other hand, provides minimum setback from the ROW of major thoroughfares of 10 meters for residential, 20 meters for commercial, and 30 meters for industrial. This shall be strictly followed and accordingly incorporated in the Zoning Ordinance. Building setbacks shall be considered as buffer yards and shall serve as buffer locations, at the outer perimeter of a lot or parcel. In no case shall buffers occupy public or private street rights-of-way. Whenever necessary, buffers shall be required to be extended and/or provided with planting materials in order to alter negative conditions such as noise, odor, unsightly buildings or danger from fires and explosions. Landscaped buffers with suitable foliage are encouraged. Buffers are part of yards and open spaces and in no case shall buildings encroach upon it. It may, however, be used for passive recreation such as gardening, pedestrian trails, etc. The municipality’s easements/buffer zones are to be protected from pollution and encroachment. Establishment of a mechanism to identify and recover easements along the major rivers as well as setbacks planned expansion of its urban area are to be placed. Efforts to delineate and recover easements and setbacks are to be made, in anticipation to the need for increased commercial and industrial activities brought about by the influx of investment in the municipality. Protected Agricultural Lands/SAFDZs and NPAAADs The municipality’s agricultural lands shall be kept in a productive state. Areas declared as SAFDZ and NPAAAD shall be conserved and preserved. These protected agriculture and fishery lands shall not be converted into urban land uses and those agricultural lands outside SAFDZ shall also be protected from illegal and irrational conversion. Reclassification guidelines will strictly follow the provisions of AFMA Law, the Local Government Code of 1991, and the Comprehensive Agrarian Reform Law, among other laws. Reclassified agricultural lands, if undeveloped for a period of one year upon reclassification, shall be reinstated to agricultural classification.  Rivers/Creeks All developments shall undertake the protection of rivers, streams, lakes and ponds from sedimentation and erosion damage. Municipal and industrial wastewater effluents shall not discharge into surface and groundwater unless it is scientifically proven that such discharges will not cause the deterioration of the water quality. Easements shall at all times be observed along the banks of rivers and streams and the shores of the lake throughout the entire length pursuant to the provisions of the Water Code of the Philippines. Environmentally-Constrained Areas These are areas that occupy environmentally sensitive land (e.g. susceptible to flooding, unstable plains, areas near rivers and creeks, low-lying areas and proximity to source of air and noise pollution). In order to ensure public safety, development will be prohibited in environmentally constrained areas, unless, otherwise provided with

135


mitigating measures. Development in the flood prone areas will have to provide adequate drainage facilities while developments in areas with unstable plains will need special foundations.  Tourist Sites, Parks, and Historical Places Legal Basis

Historic sites and facilities shall be conserved and preserved. These shall, to the extent  Park/Playground Area possible, be made accessible for the educational and cultural enrichment of the general public. Sites with historic buildings or places shall be developed to conserve and Provision of BP 220, PD 957 and E.O. 648 requiring parks and playground for enhance their heritage values. Historic sites and facilities shall be adaptively re-used. subdivision projects. General Trias Children and Youth Welfare Act (Municipal Ordinance 11-04) Climate Change Act (RA 9729) and PD 1566 - Establishing the National Program on Community Disaster Preparedness Par (2-vii) (b)(2) of Section 17 Basic Services and Facilities, Chapter 2 - Gen Powers and Attributes of Local Government Units RA 7160 mandated the LGU to provide public parks including freedom parks, playgrounds and sports facilities and equipment, and other similar facilities. Par. 2, Sec 5, Chapter 2 - General Trias Child and Youth Welfare Code (Mun. Ord. 11-52) Every child has the right to full opportunities for safe and wholesome recreation and activities, individual as well as social, for the wholesome use of his leisure hours. 

River

DENR A.O. 97-05 will be implemented by respective offices to ensure compliance of retention areas within certain distance along the banks of rivers, streams......... for environmental protection. (Note: this policy also applies to settlement use) Provincial Ordinance No. 2003-005 - will be implemented by requiring the subdivision developers to provide slope protection, a one meter path walk and two meter planting strip to be placed at the edge of the property line of the three meter easement. (Note: this policy also applies to settlement use) DENR A.O. 34 & 35 series of 1990, will be strictly implemented by the MENRO, Sanitation Field Inspectors and DENR to ensure compliance to water quality criteria and effluent standards of wastewater disposal on waterways (Note: this policy also applies to settlement use and production use) IRR of Chapter XIX- “Nuisances and Offensive Trades and Occupations” of the Code of Sanitation of the Philippines (PD 856) 

Easement/Bufferzone

DENR A.O. 97-05 will be implemented by respective offices to ensure compliance of retention areas within certain distance along the banks of rivers, streams......... for environmental protection. (Note: this policy also applies to settlement use) p. 129 Table VIII.G.1 Easement Along Water Bodies/Way by Location of the National Building Code. Municipal Ordinance 03-2000 was enacted to impose local idle land tax to all vacant privately owned land. 

Historical Site

Par(xi) (2)(b) Sec.17 Basic Services and Facilities, Local Government Code (RA 7160) Local government units shall likewise exercise such other power and discharge such other functions and responsibilities as are necessary, appropriate, or incidental to efficient and effective provision of the basic services and facilities enumerated herein.....(xi)Tourism facilities and other tourist attractions, including the acquisitions of equipment, regulation and supervision 136for such facilities. of business concessions and security services


Barangay Micro Business Enterprise Act of 2002, RA 9178 and Municipal Investment Code of 2008 Sec 2 of Tourism Act of 2009 (RA 9593) - The State declares tourism as an indispensable element of the national economy and an industry of national interest and importance which must be harnessed as an engine of socio economic growth, cultural affirmation to generate investment, foreign exchange and employment, and to continue to mold an enhanced sense of national pride for all Filipinos. 

NPAAAD and SAFDZ Lands

RA 8435 – Agriculture and Fisheries Modernization Act of 1997 Municipal Ordinance 03-2000 was enacted to impose local idle land tax to all vacant privately owned land. Par (2-viii) (b)(2) of Section 17, Basic Services and Facilities, Chapter 2 - Gen Powers and Attributes of Local Government Units RA 7160 mandated the LGU to provide communal irrigation, small water impounding projects....solid waste disposal system or environmental management system and services or facilities related to general hygiene and sanitation for the barangay and municipality. Sec. 4 of DAR Administrative Order No. 1, series of 2002 defines the areas which are nonnegotiable for conversion even when some portions thereof are eligible for conversion. Sec. 20 of RA 7160 - Reclassification of Lands MC 54 imposes conditions and limitations in the exercise by the LGU’s of their power to re-classify, under Section 1 (a), (d) and Section 2 (b). Administrative Order No. 20, 1 (a and b) and 2, Guidelines on agricultural land use conversion

5.4

Policies on Utilities, Transportation and Infrastructure Areas Utilities and Transportation 

All developments shall not cause excessive requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community. All development shall exhibit that their requirements for public infrastructure 137


such as roads, water supply and the like, are within the capacities of the system/s serving them; Major, high intensity facilities such as commercial-residential buildings having four floors and above, shopping centers, schools, universities, industrial estates, and/or other similar developments that are required to provide 20 or more vehicular parking slots by the National Building Code, shall be required to submit Traffic Impact Assessments which shall form part of the requirements of the Locational Clearance; 



Land use activities shall not cause the alteration of natural drainage patterns or change the velocities, volumes, and physical, chemical and biological characteristics of storm water. Streams, watercourses, wetlands, lakes or ponds shall not be altered, regarded, developed, piped, diverted or built upon unless it is for further improvement; All developments shall limit the rate of storm water runoff so that the rate of runoff generated is no more than that of the site in its natural condition;



The internal drainage systems of developments shall be so designed as not to increase turbidity, sediment yield or cause the discharge of any harmful substances that will degrade the water quality;



Floodplains shall not be altered, filled and/or built upon without proper drainage design and without proper consideration of possible inundation effects on nearby properties;



Adequate sewage treatment systems shall be ensured from individual households and establishments to residential subdivisions and industrial estates. The adequacy of these facilities shall be judiciously checked in applications for locational clearance and building permits. Regular monitoring shall also be conducted by the concerned offices;



As flood mitigation measures, a number of projects shall be identified to address problems in drainage. Existing drainage systems in vital areas shall be upgraded to meet a 10-year rainfall/flood. Drainage lines in various barangays shall be constructed and existing waterways such as canals, creeks and other tributaries shall be regularly dredged and maintained. Furthermore, the three meter public easement along waterways (to include irrigation canals) shall be strictly observed;



The existing structure of MERALCO as the power distributor is deemed equal to the required role/tasks. Development shall focus on ensuring system reliability and that distribution facilities extend to new development areas;



The utilization of water resources of the municipality for domestic and industrial use shall be allowed, provided it is in consonance with the development regulations of the DENR and provisions of the Water Code. Groundwater extraction should be monitored and strict regulation of groundwater utilization should be enforced by the local waterworks or its assigned representative;

Telecommunication firms should increase their system capacity to improve the telephone line density in the municipality. Development should also focus on ensuring system reliability and that services extend to new development areas. Location of cell sites shall be regulated to ensure public health and safety considerations; 

All developments which attract a significant volume of public modes of transportation, such as tricycles, PUJs, buses, etc. shall provide on-site parking for the same. These should also provide vehicular loading and unloading bays so as through street traffic flow will not be impeded;

138




There should be a program for road right-of-way clean-up to free them from encroachment. Construction/opening of additional road infrastructure networks will be allowed to provide access and/improve accessibility of various barangays to facilitate efficient movement of goods and services;



More alternate routes are to be opened to better link various points within the municipality. Various by-pass and lateral roads were aligned that connect subdivisions, barangays for a more efficient flow;



Establishment of parallel service roads will be required especially to developments along major roads and in areas where high-density built-up will be located;



Transportation terminals will be strategically positioned in the municipality and ensure that they will not contribute to congestion of major thoroughfares;



Immediate traffic measures should be strictly enforced in order to ensure an orderly flow of traffic. Junction improvements like road widening at critical intersections should be undertaken and introduction of some improvements in the traffic control system should also be implemented including traffic signals, uniform and standard road signs and pedestrianization;



The LGU shall take initiatives in appropriating low power consumption street lights (with uniform design) to ensure the safety of vehicles and pedestrians at night. Social Infrastructure



Social infrastructures like schools, day care centers and health centers, will be established in the municipality. There may be a need to acquire school site for expansion of the existing public school facilities because of growing student population. The Special Education Fund (SEF) may be utilized for the development of new school facilities. Expansion of private schools will be promoted to augment the limited resources of the government. Additional day care centers will be provided in various barangay and the existing facilities shall be improved;



With regards to health, existing health centers will be upgraded and their number increased in order to make health care and medical services and facilities accessible to all the local residents



Sports and recreational facilities shall be established in strategic locations near the Poblacion or adjacent to residential areas. The existing General Trias Sports Park shall be improved and maintained.



The existing dumpsite located at Barangay Tapia should be closed for environment and health reasons, based on the provisions of RA 9003 . This area was identified as a potential landfill location and that the area would have only little interference with local human habitation or any protected or endangered flora and fauna. No urban activities should be allowed to develop within the premises to avoid conflicting uses.



A new site for a cemetery or a memorial park to serve and meet the municipality’s growing burial requirements has to be identified. Safety, health and environmental concerns will be key considerations in choosing a site preferably in Barangay San Francisco. Cemeteries or memorial parks shall be located on the periphery of the town center or in areas sparsely inhabited and where little hazard to human life or health could result. The site must be served by a road with a minimum width or right-of-way of not less than 10 meters. Memorial parks or cemeteries must conform with the land use plan or zoning ordinance of the municipality having jurisdiction over the project site, the 139


pertinent provisions of the Sanitation Code, Water Code, National Building Code of the Philippines and the design standards and guidelines set by HLURB. The setting up of multi level or apartment grave sites and a crematorium within the municipality should be encouraged. Legal Basis Provision of Roads-Right-of-Way and setback requirements for subdivision under BP 220, PD-957 and E.O.648 subdivision projects. Subject to the provision of the Civil Code of the Philippines on Easements of Light and View under Section 804, Table VIII.2 and Table VIII.3. DPWH is mandated to maintain road width along national roads Executive Order No. 621, September 18, 1980, amending the provision of Executive Order 113, as appearing in the last sentence of par. 1, General Provisions, page 1, as amended to read as follows: “National roads shall have right of way of not less than (20) meters, provided, that such minimum width may be reduced at the discretion of the Minister of Public Highways to fifteen (15) meters in highly urbanized areas and that a right of way of at least sixty (60) meters shall be reserved for roads constructed through unpatented public land and at least one hundred twenty (120) meters reserved through naturally forested areas of aesthetic or scientific value.” BP-344 –“An Act To Enhance the Mobility of Disabled Persons By Requiring Certain Buildings, Institutions Establishments, and Public Utilities To Install Facilities and Other Devices “ Par (a) Article 32. Rule VI, Eminent Domain of the New Local Government Code (RA 7160) Implementing Rules and Regulations – An LGU may , through its chief executive and acting pursuant to an ordinance exercise the power of eminent domain for public use purpose or welfare of the poor and the landless, upon payment of just compensation...... IRR of Chapter XIX- “Nuisances and Offensive Trades and Occupations” of the Code of Sanitation of the Philippines (PD 856) Chapter 2, Sec. 17 of the Local Government Code, Basic Services and Facilities; (2) par. (iv), (vi), (viii) and (x). 

Sanitary Landfill

Ecological Solid Waste Management Act RA 9003 R.A. 9729 (Climate Change Act ) Par (2-vi)(b)(2) of Section 17, Basic Services and Facilities Chapter 2 - Gen Powers and Attributes of Local Government Units RA 7160 mandated the LGU to provide solid waste disposal system or environmental management system and services or facilities related to general hygiene and sanitation. DENR A.O. 37-96 Revised Rules on Environmental Impact Assessment (EIA) System 

Municipal Eco-Park

Par (2-vi)(b)(1&2) of Section 17, Basic Services and Facilities, Chapter 2 - Gen Powers and Attributes of Local Government Units - RA 7160 mandated LGU to provide solid waste disposal system or environmental management system and services or facilities related to general hygiene and sanitation for the barangay and municipality. 

Cemetery

Par (2-x)(b)(2) of Section 17, Basic Services and Facilities, Chapter 2 – Gen. Powers and Attributes of Local Government Units RA 7160 mandated the LGU to provide public cemetery. 140


DENR A.O. 37-96 Revised Rules on Environmental Impact Assessment (EIA) System Sanitation Code of The Philippines (PD 856) 

Quarry

Sec 138, Local Government Code (RA 7160) - Tax on Sand, Gravel and Other Quarry Resources. The permit shall be exclusively issued by the governor. Proceeds of 30 % percent goes to municipality and province and 40% goes to the barangay.

6.0 PRIORITY PROGRAMS AND PROJECTS IMPLEMENTING AGENCY

SCHEDULE OF IMPLEMENTATION

National /Private

2013-2016

Boost economic g the area and impro travel time

2. Implementation of Pamayanang Maliksi Sampalukan Road

Local

2013-2014

3. Construction of By-Pass Road (Gov. Hills-Gov. Drive L=565m.) 4. Construction of By-Pass Road (Waltermart-Lumunsad L=313m.) 5. Concreting of Tejero-San Juan By Pass Road

Local/DPWH

2013

Local/DPWH

2013

Local

2014-2017

New access road a improved delivery o services Traffic decongestio Manggahan crossin Reduce traffic cong on Manggahan cro Reduce traffic con on Tejero crossing

PROJECT TITLE

EXPECTED OUT

INFRASTRUCTURE AND UTILITIES 1. Support to the Implementation of CALA Expressway Project R.O.W. acquisition (L= 11,500 m.)

141


6. Construction of Pinagtipunan-Sta. Clara Road (access road) L=385m. 7. Construction of Kiko-Rosa-Elang Link Road with R.O.W. Acquisition (L=845 m.)

Local/DPWH

2013-2014

Local/Private Developer

2013-2014

8. Construction of Sta. Clara-Vibora Road (L=171 m.)

Local/DPWH

2014-2017

AGRICULTURE 9. Establishment of Plant Nursery

Local

2013-2017

10. Establishment of Animal Impounding Area

Local

2013-2017

PROJECT TITLE PUBLIC BUILDINGS AND OTHER FAClLITIES 11. Construction of new Municipal Building on new site 12. Development of Municipal Transport Terminal and improvement of market open space 13. Development of Municipal Abbatoir

14. Construction of New Jail Facility in a government owned property 15. Establishment of Satellite DRRMO, (Fire, Police Station) at Barangays Navarro, Buenavista and San Francisco BRIDGES 16. Construction of Alingaro Bridge 17. Construction of Buenavista II Bridge (w/ lot acquisition) 18. Construction of Malagasang – Pasong Camachile Bridge 19. Construction of Pasong CamachilePasong Kawayan Bridge ENVIRONMENTAL MANAGEMENT 20. Environmental Protection and Disaster Risk Reduction and Mitigation Program 21. Establishment of Municipal Sanitary Landfill and MRF

PROJECT TITLE 22. Development of Master Drainage Plan 23. Construction of various drainage system a. Tejero-Bacao (L=7,164 lm.) 142

Reduce traffic cong on Prinza crossing New access road li to Arnaldo Hi-way

New access road li Poblacion

Sufficient supply of seedlings for crop production and sup re-greening progra

Animal welfare and absence of stray an in the streets

IMPLEMENTING AGENCY


Local

2015-2017

Local/Private

2013-2017

Local/Private

2014-2017

National

2013-2014

Local/National

2013-2021

National

2013-2014

Ensure safety of

National

2013-2014

Ensure safety of

National

2017

Ensure safety of

National

2017

Ensure safety of

Local

2013

Local

2013-2021

Quick response calamity and eva Effective solid w management

IMPLEMENTING AGENCY Local/Consultant

SCHEDULE OF IMPLEMENTATION 2013-2014

Local/DPWH/ Private

2013-2021

EXPECTED OU

Better delivery o services to the p Support deconge Central Terminal market Assurance of qu products and imp local revenue ba Support deconge of jail facility in t Poblacion Quick response calamity

EXPECTED OU Approved plan fo improvement Flood free


b. Manggahan-Biclatan (3,000 lm.) c. Bacao-Antel Bridge-Rio Grande (L= 1,330 lm.) 24. Establishment of Sewerage and Septage Treatment Facility (By phasing)

GTWC/Subdivisio n Developers/ Private/LGU

25. Regreening of easements, erosion prone areas, parks and road shoulders

Local/DENR

2012-2021

Green landscap Minimized erosio banks and creek

Local

2014-2016

Local

2013-2021

Holding area for delinquents Reduced settlem hazard risk area Affordable housi informal settlers government emp

Local

2013-2014

Improved health

Local

2012

Improved educa facilities

IMPLEMENTING AGENCY


Local

2014-2015

LGU/Private Developer

2012-2021

LGU/Private Developer

2012-2021

Local

2013

Local

2014-2015

Local/DPWH

2013-2021

SOCIAL DEVELOPMENT 26. Establishment of Youth Detention Homes 27. Acquisition and development of lot for Government Housing Project (Area = 10 hectares)

HEALTH 28. Construction of additional 91 Health Centers

2015-2021

Treated sewerag septage

EDUCATION 29. Establishment of a new site for Municipal High School PROJECT TITLE 30. Acquisition of lot for Municipal College 31. Construction of additional 737 units public elementary classrooms in selected barangays 32. Construction of additional 271 units public high school classrooms in selected barangays SPORTS DEVELOPMENT 33. Construction of two (2) Covered Courts with toilet 34. Acquisition/Development of Municipal Central Parks and Playgrounds PROTECTIVE SERVICES 35. Traffic Signalization, Sidewalk Improvement of Major Thoroughfares/Junctions

143

EXPECTED OU Improved tertiary education

Improved public elementary scho classroom ratio

Improved public school student-c ratio

Playground area evacuation site Area for recreati evacuation site

Hazard free and

General Trias CLUP Vol 1 Part 2 Comp Land Use Plan Jj

Recommend Documents