Makati Comprehensive Land Use Plan 2013-2023 (CLUP)

Volume 1: Part 2 – Land Use

TABLE OF CONTENTS VOLUME 1 PART 2: LAND USE List of Tables................................................................................................... x List of Annexes................................................................................................x

II. THE COMPREHENSIVE LAND USE PLAN…………………………......….. 1 2.1 Development Vision and Mission……………………………………......... 2 Vision ………………………………………………………….…………… 2 Mission …………………………………………....……………....………… 2 2.2 Goals and Strategies …………………………………………….………….. 2 2.2.1 Goals……………………………………………………………………2 2.2.2 Strategies …………...…………………………………………………4 2.3 Physical Framework Plan …………………………………………………… 6 2.3.1 National and Regional Development Framework.………………… 6 2.3.2 Conceptual Plan …………………………………...………………… 7 2.4 The Land Use Plan …………………………………………………………… 21 2.4.1 Physical Development Goals …………………………….………… 21 2.4.2 Physical Development Objectives ………………………….……... 22 2.4.3 Land Use Strategies ………………………………………………… 23 2.4.4 Land Use Plan ………………………………………..……………… 30 2.4.5 Land Use Zones …………………………………...………………… 36 2.4.6 Allowable Land Uses…………………………………...…………… 37 2.5 Mainstreaming Disaster Risk Reduction and Climate Change Adaptation (DRR-CCA) in the New Makati Comprehensive Land Use Plan …………………………………………………………………….… 47 2.5.1 Introduction …………………………….……………………..……… 47 2.5.2 Legal Bases………………………………………….……..……....... 48 2.5.3 Conceptual Framework……………………………………………… 50 2.5.4 Planning for Disaster Risk Reduction and Climate Change Adaptation (DRR-CCA) in Metro Manila………………………….. 51 2.5.5 Assessment of Disaster Risks in Makati City…………………….. 54 2.5.6 Land Use and Urban Design Proposals ………………………….. 59 2.5.7 Conclusion......................................………...……………………… 71

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2.6 Priority Programs and Projects ..…………….……………………………. 71 2.6.1 Internal and External Linkages………………………….………….. 72 2.6.2 Housing …………….……...…………………………………………74 2.6.3 Parks/Open Spaces and Greening Program……………………… 74 2.6.4 Cultural and Heritage Preservation Program……..………………. 74 2.6.5 Environment, Disaster Risk Reduction and Climate Change Adaptation Measures ……………………….......………………..… 74 2.6.6 Renewal and Redevelopment Programs ......………...…………… 75 2.6.7 Economic Programs......................................………...…………… 75

List of Figures Figure 1: Makati 2023: A Global Center for Business and Finance .............9 Figure 2: Makati 2023: A City with Vibrant Neighborhoods ........................11 Figure 3: Hazard Prone Areas – Geologic Hazards, 2012 ........................12 Figure 4: Hazard Prone Areas – Flood Hazards, 2012 .............................13 Figure 5: Metro Manila Proposed Expressways ........................................15 Figure 6: Metro Manila Proposed Rail Projects ..........................................16 Figure 7: Proposed BRT and Feeder System ..........................................17 Figure 8: Integration of External and Internal Linkages (Bikeway Network) .....................................................................17 Figure 9: Expanded Pedestrian Network ...................................................18 Figure 10: Makati 2023: A City of Waterways and Greenways ..................20 Figure 11: Structure Plan ...........................................................................20 Figure 12: Existing Land Use Map, 2012 ...................................................31 Figure 13: Proposed Land Use Map, 2023 ................................................31 Figure 14: Maximum Allowable Land Use Densities, 2023 ........................35 Figure 15: Existing Land Use Densities, 2012 ...........................................35 Figure 16: Projected Land Use Densities, 2023 .........................................36 Figure 17: Framework for Mainstreaming DRR in Land Use Planning .....50 Figure 18: Population Density Map of Metro Manila .................................53 Figure 19: Location Map of Makati City .....................................................53 Figure 20: Barangay Map of Makati City ...................................................54 Figure 21: The West Valley Fault and Areas Prone to Liquefaction in Makati City Map .......................................................................56 ii


Figure 22: Areas Susceptible to Flooding in Makati City ..........................58 Figure 23: The West Valley Fault Line in Makati City Map ........................60 Figure 24: Easement of the West Valley Fault Zone .................................60 Figure 25: Inventory of Open Spaces and Recreational Areas .................63 Figure 26: 2012 Population Density Map ..................................................64 Figure 27: Vulnerable Enclaves Map ........................................................65 Figure 28: Satellite Map of Barangay Tejeros ............................................68 Figures 29-32: Redevelopment of Blocks for Flood Mitigation, Barangay Tejeros ........................................................ 68-69 Figures 33-37: Conversion of Fault Line Easement Into Parks, Barangay Rizal .................................................................................. 69-70 List of Photos Photo 1: Makati City as the Financial Capital by Arch. Olivia Sicam .................................................................53 Figure 2: Satellite Photo of Barangay Tejeros ...........................................68

List of Tables Table 1. Land Use Changes, 2012 and 2013 ............................................32

List of Annexes Annex 1. Dreamlandville Subdivision, Brgy. Kaypian, San Jose del Monte, Bulacan .....................................................76 Annex 2. Calauan Housing Project, Calauan, Laguna ...............................77

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Volume 1: Part II – Land Use

Land Use

Volume 1 Part 2

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2.0 THE COMPREHENSIVE LAND USE PLAN 2.1 DEVELOPMENT VISION/MISSION Makati’s Development Vision is a statement that reflects the aspirations of its people. It is inspirational but also has measurable outcomes. The Comprehensive Land Use Plan 2013-2023 (CLUP) has a planning horizon of 10 years. The development goals are the detailed ideals or ends that will help guide the CLUP towards achievement of the vision. Strategies are the approaches to be adopted to attain the development goals. Vision Makati shall lead the Philippines in the 21st century; its global and national enterprises, leading the creation of a new responsible and sustainable economy; its citizens, productive, empowered and God-loving. Mission The Makati City Government will be the model for world-class local governance: providing for the well-being of its citizenry through the delivery of the highest level of basic, social and economic services with breakthrough technologies, sustainable financing, and competent, responsible and professional civil servants.

2.2 GOALS AND STRATEGIES 2.2.1 Goals The Overall Development Goals identified to realize the vision are as follows: a.

International Recognition as a Global Center for Business, Finance, Knowledge Process Outsourcing (KPO), MeetingsIncentives-Conferences-Exhibits (MICE) Tourism, Creative Economy, and Model for Good Governance Makati has been acknowledged as the country’s premier financial center for the last three decades. This stature is very evident of the ever changing skylines, sheer number of financial institutions and commercial establishments located in the City. As it matures and evolves further as the country’s financial and commercial center, it is imperative for the City to be recognized internationally as a global center – one among a handful in the Asia Pacific region – that serves as a nexus of international 2

Volume 1: Part II – Land Use finance, promotes international cooperation and a model of urban governance. Already a global center of Business Process Outsourcing (BPO), the City seeks to be a world leader in the emerging Knowledge Process Outsourcing (KPO) industry. Being primarily service-oriented, Makati can also position itself in the Meetings-Incentives-Conferences-Exhibits (MICE) tourism market through innovative infrastructures and well-conceived branding and marketing of the City. The City as the leading urban tourist destination will be strengthened by developing and enhancing existing facilities, increasing the number and improving the quality of hotels and related services. The creative economy of animation, fashion, design and advertising that is taking shape in the City should also be harnessed and nurtured to make the City not only economically progressive but enriching and culturally vibrant as well. Moreover, the presence of such creative industries will make the City energetic, livelier and a trendy place to live in and to visit. b.

Safe, Secure, and Livable Environment The City will strive to be a model of disaster resiliency, develop a culture of safety, and establish a sustainable way of life that will make it a safe and secure place to live in. The high quality of living will always be a hallmark of the City. It will continue to sustain an environment that is ideal to nurture and raise a family, and conducive in fulfilling dreams.

c.

Innovative Infrastructures Makati will continue to provide basic infrastructure support such as roads and bridges, to improve internal circulation and provide better linkages to the regional and international facilities such as highways, airports and seaports. Public buildings and structures shall be built and upgraded to make them disaster risk-sensitive. A collaborative framework shall be established to allow utility companies to invest and provide sustainable service even in the midst of disaster. Information and Communication Technology providers will be encouraged to continually support the widening and increasing demand for bandwidth including a high range of communication facilities to make the City connected.

d.

Imageable City Following great cities of the world, Makati is a work in progress, continually changing, its skylines always the country’s 3

Volume 1: Part II – Land Use benchmark of how cities should be developed. A fitting tribute is to make the City more visually enchanting. As a paragon of development, Makati should not just be a model of sustainability, vibrancy and inclusiveness but also an inspiring urban environment filled with iconic spaces and structures wellintegrated in the fabric of the city. It is expected that the City with the private sector and the communities will be harnessing and developing areas for this purpose. e.

Housing for All Holistic and inclusive housing is a basic and priority component of the City’s development. The City in collaboration with national government agencies and private sector shall build housing that is affordable, help people to avail, and provide housing support for the vulnerable members of its community. In partnership with the different stakeholders including international development partners, the City will continually seek innovative ways (e.g. universal housing designed to be usable throughout all life stages, or housing that allows “aging-in-place”) to provide housing to serve various levels of demand.

2.2.2 Strategies These goals will be pursued according to the following strategies: Enhanced local governance and fiscal sustainability. The City shall continue to enhance its institutional capability so that it can better manage and maximize its assets. Makati shall continuously find ways to generate and mobilize resources. The City shall judiciously allocate its resources so that the needed infrastructure and institutions can be put in place and sustain its robust economy. Increased number and improved quality of facilities and services in support of business and investment tourism. Increasing the quantity and upgrading the quality of facilities and services attract more businesses and investments in tourism. Aside from providing areas for these land use types, the City shall create an environment that encourages business, services and tourism. Strong Public-Private Partnership (PPP). A healthy economy that provides opportunities for both private business and the City’s overall development will persuade the private sector to forge partnerships with the City Government that will not only be profitable but will also beneficial in the development of the City.

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Enhanced policy climate for investment and business. The proposed Land Use Plan shall provide the areas that will attract investments and new businesses. This should be complemented with policies that make it easier to do business in the City. Enhanced human resource capability. New businesses and economic activities require educated and skilled human resources to sustain them. The City shall provide the needed educational programs to meet this future demand and ensure that these programs are accessible to its citizenry. Model for disaster and climate change-resiliency. Makati has several areas that are considered vulnerable to geological and hydrometeorological hazards. The City shall formulate programs to improve the disaster-resiliency of these identified vulnerable communities. Increased social inclusiveness and access to social services. The City allocates a large percentage of its resources to social services. Inclusiveness does not only mean providing benefits to all but the City should also encourage public participation in building a socially-inclusive city. Reduced crime and fire incidence. A prevailing feeling of safety and security increases the City’s attraction as a business center and as a place of residence. Promotion of a greener environment. Sustainable urbanism promotes a clean environment through the reduction of greenhouse gases. The greening of Makati means that goals can be achieved not just by planting trees and ornamental plants, but as well by using green technology and green design. Recovery and creating more spaces for people to interact and be closer to nature. This can be achieved through recycling of resources, use of renewable energy, transit-oriented developments, and maintenance of parks, among others. Increased connectivity (physical and logical) and mobility (goods, people and services). For the City to achieve international recognition as the center of business and finance, it has to have the best transport and communication infrastructure to keep it connected to all parts of the country and the rest of the world. Improved utilities (power, water, sewerage, and communications). Utility systems should be able to meet future needs of the City. Private companies that provide these services are also augmented by services provided by the local government. 5

Volume 1: Part II – Land Use Hence, the City shall encourage private concessionaire and utility companies to expand and improved their services. Presence of iconic spaces and landmarks. For the City to become vividly imageable, it has to create iconic spaces and landmarks that would give distinctive identities to specific areas in the city and the city as a whole. Vibrant mixed-use communities. The City has limited land resources so to maximize available space, the CLUP shall provide a vibrant mix of use and activities. Exudes Makati’s cosmopolitan1 brand and role as international/ diplomatic gateway. The Central Business District (CBD) will remain as Makati’s main area of economic activity. The CLUP should allow for this core area to further grow and lead the City in achieving recognition as a significant international city of business and finance. Other sites of varying sizes where mixed-use developments may flourish shall also be identified. Diverse urban culture and arts. Makati has several areas with distinct characteristics and cultures (e.g. heritage, business, riverside, entertainment). These areas have to be preserved and even strengthened so that the City will remain a multi-dimensional and cosmopolitan city. Increasing affordable housing stocks. There is the need to increase the existing housing stocks of the City to accommodate the increasing demand from different economic levels of the City.

2.3 PHYSICAL FRAMEWORK PLAN 2.3.1 National and Regional Development Framework The National Framework for Physical Planning (NFPP) 2001-2030 Makati in the formulation of its CLUP is guided by and anchored its goals and objectives including land use strategies on the basic principles of sustainable development and growth with social equity of the NFPP. A Physical Development Framework Plan for Metropolitan Manila / The Metro Manila Greenprint 2030 1

A cosmopolitan city is a city populated by people from several countries living together with different customs, cultures, and languages that all contribute to enrich the city’s economy and urbanity.

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The City in its continual search for innovative ways to cooperate with its adjacent local government units and the rest of the cities and municipalities of Metro Manila adopts features of the Metro Manila Greenprint 2030, basically anchored on its Vision Statements and its Elements.

2.3.2 Conceptual Plan The Conceptual Plan or Structure Plan identifies an area’s potentials and constraints to urban development. Potential areas have to be capitalized and directed towards the desired urban development while areas with constraints have to be addressed so that appropriate uses can be assigned. The Conceptual Plan for Makati City: Presents the existing areas that sustain Makati’s prominence as the financial capital and new areas with the potentials to support its role as a Global Center for Business and Finance; Identifies resources and initiatives that will help attain a Safe, Secure, and Livable Environment; Highlights existing infrastructure that has set it apart from other cities in the country and new Innovative Infrastructures needed to help bring it to international prominence; Indicates potential sites and opportunities that can contribute to the creation of the Makati brand and the emergence of an Imageable City. Connectivity Internally and Externally – linking the city through road network pedestrian walkways, rails, waterways to regional and international corridors and gateways. Several concept plans are presented in this section to graphically show Makati’s development potentials. The Structure Plan (Figure 11) at the end of the section attempts to consolidate all pertinent information and show the city’s future development areas as well as sites that need immediate attention. Makati as a Global Center for Business and Finance Makati has to maintain its prominence as the country’s financial capital but also aspire to become a recognized global player in business and finance in the Asia Pacific region. The Makati 7

Volume 1: Part II – Land Use Central Business District (MCBD) will still be the main economic engine of the city but will have to surpass all previous successes by introducing new urban developments and innovations that will set it further apart from other cities. It must pioneer in developing new industries and businesses (e.g. Knowledge Processing Outsourcing or KPO, Meetings-Incentives-Conventions-Exhibits or MICE Tourism, Creative Economy) where it can excel and ultimately gain international recognition. The Makati CBD will continue to be the home of big corporations and international institutions. There is plenty of room to expand as existing buildings have not even reached the full potential of Floor Area Ratios (FAR) considered in the 2001 Zoning Ordinance (ZO). New types of developments for innovative industries and ground-breaking businesses, however, may wish to locate away but still within reach of mainstream Makati CBD or Fort Bonifacio area. These can be located in peripheral areas where land uses have been converted in 2001 from their original function (e.g. manufacturing, residential) to mixed-use developments. The Makati CBD, for example, has naturally spilled over into lots along Chino Roces Avenue (formerly used for manufacturing), Sen. Gil Puyat Avenue, Makati Avenue, J.P. Rizal Avenue (e.g. Rockwell) because of their proximity. The complete transformation of Chino Roces Avenue lots into higher value land uses, however, is expected to happen in the next few years. The Fort Bonifacio area that has been converted into a Special Mixed-Use Zone and other areas such as Rockwell, Century City and Picar Place among others have the potential to complement the development in Makati. The prospect of creating a “super CBD” is enormous by efficiently linking MCBD and other areas in Makati. The challenge will be to connect all these areas as seamlessly as possible. Adjacent to the MCBD, the residential villages will likely retain its low density residential land use in the immediate future, noting that these villages have been instrumental in attracting the business leaders and decision-makers that allowed the MCBD to maintain the premium it has enjoyed over the rest of the country (Figure 1).

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Figure 1. Makati 2023: A Global Center for Business and Finance

Vibrant Neighborhoods (Thematic uniqueness of the neighborhoods)

vibrancy

to

define

the

Vibrancy is a quality that has been used to measure economic activity and social interaction in a city or community. Makati is known for the employment and economic opportunities it provides for many, including non-Makati residents and recreational facilities that other cities do not have (e.g. golf courses, polo club, shopping centers). “Inclusive growth” is a concept that means shared growth or broad based growth wherein the benefits are shared by everybody regardless of age, gender, religion or social status. Inclusive growth strives to reduce poverty and encourages participation of people in the city’s growth process. There are many ways to allocate the resources of the City and at the same time deeply involve the marginalized sector in city-building. Aside from providing the skilled manpower and services that support Makati City’s economy, residents also have to be involved in the community to help improve its condition. For example, providing open spaces in densely populated areas can significantly enhance the air quality, cool the climate during the summer, encourage social interaction, upgrade disaster preparedness, and improve the health of the community.

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Many of the Philippines’ political and business elite reside in Makati City’s exclusive gated communities. Most of the residents in these plush villages are the corporate and business elite of Philippine society that contribute to the city’s economy and provide employment and livelihood opportunities to many. Such affluent barangays may be described as vibrant as they have access to community parks and amenities. In this New CLUP, the Makati CBD is under the jurisdiction of Barangays Bel-Air, San Lorenzo, Pio del Pilar and San Antonio. Outside of these premier residential enclaves and business districts are less affluent communities that are nonetheless endowed with strong community ties and smaller but nonetheless thriving economies. Proximity to the country’s primary CBD combined with the demand for new areas for business and commerce present opportunities where new businesses can locate and for these neighborhoods to participate in the city’s economy. Measures should be introduced for the barangays in the periphery of the Business Districts and Special MixedUse Zones to transition into higher value land uses. Many affluent and highly urbanized cities in the world where cost of land has become very expensive have resorted to high-rise buildings to maximize the value of their land. The IRR of the NBC (PD 1096) defines high-rise buildings as sixteen (16) storeys or taller in height (i.e. from 48 mts. above established grade height). Singapore and Hong Kong, two cities that are trying to overcome the scarcity of land, have already moved on to developing extremely tall buildings (40 to 60 storeys) because of the efficient use of their limited land. Makati’s expansion is similarly constrained by its limited land area. To ensure that demand for office and residential space can be met, high-rise buildings are becoming increasingly necessary. High-rise buildings as a strategy for development have many virtues but they are not without their detractors. Criticisms range from the tall building’s high energy use to their residents’ lack of community spirit. High-rise buildings, however, seem to work well in the CBD and other Special Mixed-Use Developments as they are better connected with their surroundings (i.e. ground level and adjoining buildings). Clustering tall buildings especially if they surround a mass-transit station is widely regarded as more efficient in terms of transport. The City’s skyscraper-filled skyline is also a recognizable image that exudes economic vitality and contributes to its cosmopolitan brand. (Figure 2)

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Figure 2. Makati 2023: A city with Vibrant Neighborhoods

Safe and Secure Communities Safety and security are major considerations that boost investor confidence in the City as a place to do business as well as to reside. Land use planning is one of the most influential means of ensuring safety from geological and hydro-meteorological hazards as it determines the appropriate type and intensity of land uses for all areas in the city. Quite often, it is best that areas identified as prone to hazards be left undeveloped. In the case of Makati City, many areas that were assessed to be prone to hazards have been occupied as a result of unbridled urbanization in the 1970s and 1980s. Urban Renewal is a strategy that aims to reverse unmitigated urban growth and control the spread of pockets of urban blight through redevelopment. Urban renewal may involve the transfer of businesses, demolition of structures, the relocation of households, and the use of eminent domain as a legal instrument to consolidate private land for a development project that is considered beneficial to the majority. Occupied areas with natural hazards are prime candidates for urban 11

Volume 1: Part II – Land Use redevelopment in order to remove households located in such areas from inherent danger and threat of disaster. Moreover, the presence of natural hazards discourages development because of the vulnerability of the sites or the uncertainty of the safety of the people living in them. An assessment of the City’s natural hazards has shown that there are areas exposed to geological (Figure 3) and hydro-meteorological hazards (Figure 4). Since all of these high-risk areas are built-up and inhabited, there should be redevelopment efforts to deal with the hazards present.

Figure 3. Hazard Prone Areas – Geologic Hazards - 2012

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Figure 4. Hazard Prone Areas – Flood Hazard - 2012 Livable City Another concept in the planning and management of cities is “livability’. There have been several frameworks (i.e. World Bank, Global Research Center) that have been used to evaluate the livability of cities. The concept of “livability” focuses on the improvement of the quality of life, which requires a physical as well as a social habitat for its realization. Livability is defined as the “quality of life” as experienced by the residents living in a City that is tied to their ability to access basic services such as: employment opportunities, health services, education, transportation, communication, clean water, sanitation, clean air, food, and decent housing. The quality of life also looks into the residents’ access to parks and open spaces, and the kind of social learning and social interaction available there. The four major “Dimensions of Livability” that have been identified are Personal Wellbeing, Environmental Well-being, Lifeworld and Governance. The subdimensions include but are not limited to: livelihood, health, education, safety and security, quality of water and air, solid waste management, absence of slums, active community and civil society, participatory governance, cultural practices and amenities, community, public, and civic spaces, etc. (Douglass 2002)

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Local, Metropolitan, and International Connectivity Makati’s central location and the availability of transport infrastructure make it one of the most accessible cities in Metro Manila. Nonetheless, there are still many prospects for new transport infrastructure that will benefit Metro Manila but will also further contribute to the City’s connectivity to other parts of the Philippines and the world (e.g., express highways to the international airport(s), transit lines). Many of these transport infrastructures are initiated and will be implemented by national agencies (i.e. DPWH, DOTC) but Makati City still has to lobby for the projects that will be favourable to its interests. The infrastructure projects that will improve Makati City’s connectivity with the rest of the metropolis and beyond (i.e. provinces of Southern Tagalog Region and Central Luzon Region) include the NLEX-SLEX Connector Road, Skyway-FTI Link, NAIA Expressway Phase 2, South Luna Ramps from the Fort Bonifacio area, C-3 South Missing Link, MRT-LRT Expansion and Integration, and the efficient operation of the Pasig River Ferry. The additional projects that will improve internal circulation and connectivity are the Makati BRT, Senator Gil Puyat Avenue Grade Separation, Global Cities Transit System, Riverside Parkway, Pasong Tamo – EDSA Underpass, Expanded Pedestrian Network, Bikeway Network, and the Greenroutes Network. (Figures 5, 6, 7, 8 & 9) The City’s built up nature and high daytime population density also makes it a compact city that is quite suitable for more sustainable Transit-Oriented Developments (TODs). Mass transit systems should be complemented by efficient and pleasant walking environments to provide seamless pedestrian mobility. The Makati CBD and the other Special Mixed-Use Developments have state-of-the-art pedestrian facilities (elevated, at grade level, and underground walkways) but these have to be expanded to further improve mobility. Transportation and communication systems have to be constantly upgraded to maintain the city’s competitive edge. (Figure 9) Communication systems complement transportation systems as they can substitute for face-to-face interactions. Digital infrastructure (e.g., Internet, mobile phone) play a major role in modern work, business, education, accessing information, economic transactions, social interaction and entertainment. Private service-providers generally invest in infrastructure in areas where they project a huge demand for their services. The City Government also invests in transport-related infrastructure (e.g., walkways, bikeways), traffic management and communication infrastructure to complement transport and communication services provided by private corporations.

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Figure 5. Metro Manila Proposed Expressways Source: The Study of Masterplan on High Standard Highway Network Development,” DPWH

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Figure 6. Metro Manila Proposed Rail Projects

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Figure 7. Proposed BRT and Feeder System

Figure 8. Integration of External and Internal Linkages (Bikeway Network)

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Figure 9. Integration of External and Internal Linkages (Expanded Pedestrian Network)

Green Environment Urbanization is as a major contributor to carbon emissions, depletion of resources, and environmental pollution. Sustainable Urbanism (Farr, 2008) which is also referred to as Green Urbanism espouses more environment sensitive technology, public transport, green building and green design principles, but more importantly a major lifestyle shift that favors walking, bicycling, and energy-reducing practices. In Makati, water is very much a part of the City’s environment with rivers and creeks defining most of its city boundaries and other water channels passing through it. Pasig River is a significant body of water of Metro Manila that connects two equally important bodies of water (i.e. Manila Bay and the Laguna de Bay). The Riverside Development Program was identified even before the formulation of the 2001 CLUP but it must be sustained and expanded to further increase the area allocated for open spaces. Green spaces can further expand through recovery of easements along waterways and conversion into linear parks and the landscaping of main roads and walkways thus, creating 18

Volume 1: Part II – Land Use a succession of greenways. These green initiatives will help improve the environment and add to the amenities of the City. Iconic Spaces and Landmarks Although the City is a recognized international business center, there are few buildings or spaces that clearly symbolize the city. There are several opportunities, however, where such landmarks may be established. The GCZ and the RDZ are two prominent zones where the City’s new iconic spaces and landmarks can be developed. The two zones are connected through the Pasig River Waterfront Development. (Figure 10) Iconic buildings and civic spaces have the power to create a positive and indelible image of a city. Many cities have achieved instant recognition with the introduction of new spectacular architecture (e.g. Marina Bay Sands in Singapore, Taipei 101 in Taipei, Petronas Towers in Kuala Lumpur) and green projects (e.g. Cheongyecheon River in Seoul, High Line in New York City). Since the City is in need of civic buildings (e.g. performance halls, museums, convention centers), these new structures have to be designed in the most modern, innovative, and unique manner that would help portray the city’s international importance. Landmark urban design proposals can also be educational and informative elements that provide geographic reference (e.g. gateways, relief maps) or educational value (e.g. history, environment, geology, biology). Iconic structures or facilities may also be installed in prominent locations such as at the intersection of Gil Puyat Avenue and Ayala Avenue and the intersection of Chino Roces Avenue, Metropolitan Avenue and Vito Cruz. Imageable places include facilities and spaces that show off Makati’s culture and heritage. Heritage structures, cultural events, and intangible assets (e.g., dance, festivals, music, literature, costume, and cuisine) also contribute to the City’s brand.

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Figure 10. Makati 2023: A City of Waterways and Greenways

Figure 10. Makati 2023: A City of Waterways and Greenways

Figure 11. Structure Plan

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2.4 THE LAND USE PLAN (PHYSICAL DEVELOPMENT GOALS, OBJECTIVES) The physical development goals, objectives and corresponding land use strategies of the City provides the direction that will help translate the vision into a land use plan. The physical development goals and objectives present the physical dimension of the City’s development goals and objectives. They are also the spatial integration of the various sectoral concerns involved in the development of the city.

2.4.1 Physical Development Goals Makati’s physical development goal is to manage the growth of the City such that the resulting built-up environment, including the type, extent and location of land uses: Supports the development of Makati City to become a global business and financial center. In order to achieve international recognition as a financial and business center, the Land Use Plan has to provide additional areas where growth of business and services can be accommodated. Expansion areas include possible increase in building densities (i.e. through FAR increases) as well as new areas adjacent to the Central Business District and Special Mixed-Use Developments where developments can spillover. Development of underutilized areas as well as areas with growth potential as support nodes. Transportation and infrastructure should also be able to improve to meet future needs and higher expectations. Enhances economic productivity, social and physical integration, access to higher level of services, regional access and local circulation. The projected increases in business and service areas have to be supported by sufficient and modern transportation systems, communications systems and other utility systems that can keep the City internationally competitive. The Central Business District, Government Center, and the Special Mixed-Use Developments have to be seamlessly connected by transport and communication infrastructure so that they can play vital roles that complement each other. Encourages technological advancement. The Land Use Plan should provide an environment for innovation where new technologies and techniques in urban management can easily be integrated. There should be several opportunities to test new technologies and to pioneer in innovative techniques in urban development.

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Creates a sustainable urban environment. The competitiveness of world cities today and tomorrow will put a premium on the quality of the environment (e.g. air quality, presence of parks, water quality of rivers, access to fresh food, renewable energy, recycling programs, mass transit systems, and walkable environments). Another is to increase the inventory of open spaces that help absorb air pollution, promote urban agriculture, and create a walkable environment. Encouraging renewable energy, efficient energy use, rainwater harvesting, and recycling of resources also help support the city’s green agenda. The Land Use Plan should also take into consideration risk reduction measures to improve safety and increasing resiliency of the communities. Provides opportunities for iconic landmarks and spaces. Most world-renowned cities have iconic landmarks and spaces that help identify them and also contribute to their brand. These strong images can be iconic buildings, structures, and public art or innovative public spaces popular with the resident population. The most famous and recognizable landmarks and spaces do not happen by accident. Opportunities are created to make them happen. The Land Use Plan of Makati City should create these physical environments that become opportunities for iconic landmarks and spaces.

2.4.2 Physical Development Objectives The specific objective of the physical development goal is to create a physical environment that will provide: The existing and future housing, business, recreational, and institutional requirements of the city. Although the City’s economy is driven by its service and commercial areas, a balance of land uses has to be maintained to promote a live-work-play lifestyle. A land use pattern that promotes integration and disaster resiliency. The city has to be assessed in terms of geological and hydro-meteorological hazards so that vulnerable areas may be identified and appropriate type and intensity of land use may be prescribed. Infrastructure, utilities, and services required by existing activities and to sustain future growth. Physical plans and infrastructure programs should anticipate future demand for roads, bridges, communication systems, and utility systems and should be in place before the need arises. 22


Transportation and communication facilities and management systems: 1) External and local linkages between production/service providers and markets are comparable with other major cities of Asia; 2) Enhance local integration; An attractive, clean, green and iconic built and natural environment. The Land Use Plan should allow for more parks and landscaped roads and walkways and encourage buildings that adhere to the principles of sustainable or green architecture. Opportunities to create iconic elements that establish Makati’s unique cosmopolitan image. Allocating large areas for civic spaces create opportunities for iconic architecture that could establish the image of certain districts. Heritage areas and open spaces that have unique features can also stand out in the context of large modern buildings. Contrast in form, texture, and mass create indelible urban images.

2.4.3 Land Use Strategies The following strategies guide the formulation of the Physical Framework Plan, which are further translated into the Land Use Plan and, eventually, into a Zoning Ordinance. The strategies describe the logic by which key features of the Plans were derived. They are aimed towards the attainment of the Physical Development Goals and Objectives, based on an understanding of existing conditions and trends as described in the previous sections. Expanding Business Opportunities In order to be a recognized global player in business, finance and urban tourism, the City has to sustain its domestic dominance in these sectors and at the same time take the lead in new economic activities that are expected to grow and become new centers of high value creation. These may include the development and application of KPO, creative, design and business-related leisure, recreation and healthcare industries. It is important that Makati does not seek to lead and participate in the many sectors or in many market segments of the business, finance and tourism sectors. Instead, it has to focus on the high value segments of these sectors and allow other cities of the metropolitan area and of other countries to take care of the rest. Even 23

Volume 1: Part II – Land Use as the City concentrates on providing high value services, it should also ensure that the production of such services involve the entire spectrum of the City’s population. The Land Use Plan should allow for sites to improve their efficiency to perform their new functions as business and commercial villages. For example, development guidelines will provide bonus Floor Area Ratios (FAR) for parcels that consolidate to form bigger lots or for lots that give up portions for the widening of streets. The introduction of a new special zone that will improve the urban environment in these neighborhoods and promote shared growth wherein more people can participate in the city’s economy is another new intervention to induce growth on strategic locations. The Special Precincts for Urban Redevelopment (SPURs) was conceptualized to make underutilized or declining low to medium density areas adjacent or accessible to the Makati CBD, Special Mixed-Use Zones, or major thoroughfares that are envisioned to become new areas for new industries or start-up businesses. Most of these peripheral areas are less affluent than their neighbouring commercial/ business zones. Nonetheless, these strategically located areas have the potential to transform into higher value developments that could nurture new business ventures, distribute economic opportunities to the local community, and add to the city’s inventory of commercial spaces. The proposed SPUR sites have a strong sense of community, entrepreneurship and other qualities that will allow the economic activity naturally spill over to them. Other than SPUR, expansion of the Special Mixed-Use Zones to include areas needed to facilitate and entice new high-value industries to locate. Heritage Preservation Zone (HPZ) was also formally acknowledged as a separate zone as to preserve existing heritage houses and structures, intangible cultural assets such as traditions, songs, cuisines, dances and way of life to flourish, and promote Philippine cultural vibrancy through the said area. Market niche and businesses are expected to thrive in the area. The Riverside Development Zone (RDZ) was also recommended to be enhanced as to increase its potential to be the site for iconic spaces and landmarks for the City. Commercial for the area such as al-fresco restaurants and cafes are encouraged as accessory uses, walkers and joggers will also be encouraged to take the route. Increasing the activities and events in the said zone can generate attention to preserve and appreciate the Pasig River.

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Volume 1: Part II – Land Use Increasing Business Capacity While Maintaining Environmental Quality International competitiveness should not be limited to excellence in urban-oriented industries (e.g. KPO, creative economy, MICE): it has to be pursued in all fronts ranging from state-of-the-art infrastructure to a greener environment. While densities are expected to increase, the City also has ensure that the resulting environment does not compromise environmental quality – which, as mentioned earlier, is at the core of its high value service activities and which is expected to differentiate it from other cities of the country and the region. Densities, therefore, cannot be increased indiscriminately; they have to be accompanied by controls and other environmental measures and guidelines that make them compatible with the development goals and ultimately with the overall vision. Density controls are defined in consideration of adjacent land uses, existing and future infrastructure and utility capacity, and other strategic objectives of the City. The presence of geological and hydro-meteorological hazards in certain areas is also factors to be considered in managing building densities. The Makati CBD has played a major role in making and sustaining Makati’s role as the country’s financial capital. It is therefore, expected that the MCBD will be the main driver in City’s push to become a global center for business and finance. To sustain the primacy of the MCBD, density controls have to favor the provision of a working environment, including its necessary support spaces that will meet future demand and fulfill the City’s role as a global business and financial center. Planned Unit Developments (PUD) increased to cater the expected expansion of services being offered by the City. Social and economic services are planned and projected to increase as to provide timely and responsive delivery of services with long term impact such as but not limited to housing. Defining density limits will also allow the planning of infrastructure and other projects needed to address deficiencies in services and utilities. Properly applied density controls also help achieve preferred urban design forms (e.g. such as higher densities in the center, reduced building heights adjacent to parks).

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Volume 1: Part II – Land Use In the Land Use Plan, density controls will be established according to the following guidelines: o

The entire city is subject to some form of density control.

o

Density controls established in the 2001 Zoning Ordinance will be re-examined if they can be increased in order to meet future demand without disrupting the land market to the detriment of Makati’s competitiveness with other cities in Asia.

o

Maps to determine the presence of geological and hydrometeorological hazards as well as other vulnerability factors will help determine whether building densities will be reduced. Buffer areas adjacent to the fault zone will be designated as “no-development zones”.

Transit-Oriented-Developments, Pedestrianization and Other Key Transport Projects The City’s transportation and traffic requirements have to be addressed at two levels: regional access and local circulation. In order to achieve its goal of becoming a global business and financial center, Makati has to remain accessible at the regional level. Non-resident investors, entrepreneurs, managers, employees and visitors need reliable means of transportation to and from the City, just as residents need to access other parts of Metro Manila. The most efficient way of transporting more people is through transit facilities. There are four MRT-3 stations (i.e. Guadalupe, Gil Puyat Avenue, Ayala Avenue, and Magallanes) three Philippine National Railways stations (i.e. Magallanes, Gil Puyat Avenue, Vito Cruz). Additional transit projects such as the proposed Makati Loop will further increase accessibility. Capacity and connectivity between these existing transit systems and other transport infrastructure (i.e. airport) are essential to improve seamless travel. Pasig River is also a viable inter-city channel for a river ferry that provides direct access to Metro Manila’s core city of Manila. The city has two existing Pasig River Ferry stations located in Barangays Guadalupe Nuevo and Valenzuela. In addition, there are two stations that provide river ferry crossing (tawiran) to/from Mandaluyong City at Barangay Poblacion and to/from Pasig City at Barangays CemboWest Rembo. To supplement the existing and proposed transit systems, key road linkages and projects need to be in place to improve regional access as well as internal circulation. The Gil Puyat Avenue tunnel at Makati Avenue/Paseo de Roxas, the Gil Puyat Avenue tunnel at Ayala 26

Volume 1: Part II – Land Use Avenue, Chino Roces tunnel at EDSA, the Skyway link between NLEX and SLEX, the Airport Express road, the missing C-3 segment that connects Senator Gil Puyat Avenue with Araneta Avenue, and the improvement of other key road links will also improve the City’s regional accessibility and local circulation. Improvement and enhancement of pedestrian facilities through the provision of sidewalks, covered walkways, landscaping, traffic segregation measures and additional grade separated walkways (i.e. underground walkways, elevated walkways), should also be integrated into the land use plan. Providing a safe and pleasant pedestrian environment can take away a lot of the automobiles from the roads which reduce vehicular traffic and greenhouse gases. Many of the high-rise buildings in Makati also have helipads for air transport access. Model City for Disaster and Climate Change-Resiliency An assessment of Makati’s natural hazards has shown that most of the areas exposed to geological and hydro-meteorological hazards are populated. Since all of these high-risk areas are built up and inhabited, some form of redevelopment is needed to deal with the inherent hazards. Building up the resiliency of vulnerable communities needs to be initiated by the city government as individual families have limited resources to address the risks involved. Either these occupants vacate the disaster-prone areas or design engineering interventions are used to significantly reduce the risks. In any case, the issue cannot be ignored as disasters disrupt or negate social, economic, and physical development. Deaths, injuries, community dislocation, damage to infrastructure, destruction of industries, and disruption of economic activities as a result of disasters can increase poverty. Recognizing risks and mitigation and prevention of the disasters is advantageous for both the affected communities and the city government. Failure to address disaster risks will prove to be more costly. With limited national and local government resources and the unpredictability of disasters, some of the resources that would be used for development will have to be diverted for emergency response and relief when such calamities do occur. Addressing the risks squarely will eliminate the negative impacts of natural disasters that will inevitably occur. Apart from the potential loss of lives and injury to families living in vulnerable communities, natural calamities also strain the city’s financial resources. Limited budgets meant to fund basic services can easily be taken away and realigned to reconstruct and rehabilitate calamity disaster-stricken areas. Mainstreaming “Disaster Risk Reduction and Climate Change Adaptation” in development planning 27

Volume 1: Part II – Land Use helps guide development and allocates resources toward the protection of life and assets, restoration of productive systems and economic activities, regaining market access, and rebuilding social and human capital and physical and psychological health. Since many identified high-risk areas have been occupied by communities, drastic redevelopment efforts have to be undertaken to avert potential disasters. The creation of a new special development zone to address these vulnerabilities is inevitable, thus Disaster-Resilient Initiatives for Vulnerable Enclaves (DRIVEs) is being proposed and introduced as intervention to disaster prone areas. Based from technical studies Makati is exposed to three natural hazards (flood, landslide and, earthquake and its impact) and identifying areas for this DRIVEs is a crucial task for this Land Use activities. It is then recommended to identify areas as model for disaster risk reduction measures based on the three (3) hazards and the following areas are: o DRIVE – West Valley Fault Community Redevelopment Area of Barangays Pembo-Rizal Once the alignment of the West Valley Fault is verified through ground surveys, buildings and additions to existing buildings on lots/structures straddling the fault should be disallowed. The ultimate goal is to clear the ten-meter easement (five (5) meters on each side of the West Valley Fault line) so that it can be transformed into a linear park. Barangays Pembo and Rizal will be the site of DRIVE for West Valley Fault Community Development where in a dedicated area will be developed into a mixed-use residential community as relocation for disaster prone areas. A master development plan for the area will be formulated together with development guidelines. (Figure 13) o DRIVE – Landslide Prone Area, Barangays of West Rembo-East Rembo A portion of Barangays West Rembo and East Rembo, there is an area prone for landslide either by earthquake or heavy-rain induced. This area is another pilot for disaster risk reduction for landslide. A development template will be formulated in a form of Master Development Plan and development guidelines. (Figure 13) o DRIVE – Flood Mitigation and Redevelopment, Barangay Tejeros Makati City has several barangays that are known to be susceptible to flooding. Some barangays in the northwest cluster such as Barangay Tejeros have their entire areas considered as flood 28

Volume 1: Part II – Land Use prone. Many of the neighborhoods that are susceptible to flooding also need urban renewal that consolidates small and crowded individual lots so that a medium-rise housing/mixed-use development that is more disaster-resilient, spacious, and convivial can replace them. The new development should have provisions for rainwater harvesting, retention ponds for impounding excessive surface run-off, and landscaping and permeable surfaces that also help absorb run-off. Flood-control redevelopment projects have to be undertaken to improve disaster-resiliency of the flood-prone communities. (Figure 13) Increasing and Improving the Quality of Open Spaces Biophilia is defined as the human love of nature based on the intrinsic interdependence between human beings and other living systems.2 Planet Earth receives sunlight, naturally cleanses water, produces oxygen, and sustains plants that feed humans and other animals. As people moved into cities, opportunities for encountering naturally vegetated environments replete with fresh air and clean bodies of water have become less available. Cities have to provide such opportunities for its citizens to reconnect with nature and living systems. One of Makati City’s priorities should be the conversion of some of its built-up areas in the congested barangays into new parks and open spaces. Makati City’s has an uneven distribution of parks and open spaces with gated villages enjoying community parks and facilities while many densely populated barangays have little or no open spaces at all. Development of new parks for areas that have limited access to open spaces should be one of the priority projects. Legal easements will be recovered to increase the areas of open space and enhance its functionality. Buffer zones generated from the West Valley Fault will also be converted to open spaces. Increasing Housing Stocks Strengthening existing housing program to include the demands of different economic levels, specific areas will be intensified in terms of density, other areas will be encouraged to develop into medium to high rise mixed-use residential. Mixed-use residential complexes will be promoted by the City through its Community Development Program, such as the Dreamlandville in San Jose del Monte, Bulacan and Calauan Housing Project at Calauan, Laguna. Both resettlement projects are being developed in collaboration with NGOs, national government agencies, and the private sector. (Annexes 1 & 2) 2

Douglas Farr, Sustainable Urbanism, John Wiley and sons, Inc. 2008

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Volume 1: Part II – Land Use 2.4.4 Land Use Plan

The Land Use Plan for 2013-2023 is a detailed translation of the Physical Framework/Conceptual Plans. The resulting land use distribution of the 20132023 Land Use Plan is summarized and compared to the 2001-2011 Land Use Plan in Table 1. The Existing Land Use as of 2012 (Figure 12) shows that Residential Zone comprises 35% of the total land area of Makati, followed by Roads with 23.6%, and Commercial 14.8% and SMU accounting for 14.6%. Very few Industrial uses remain; there is also relatively small amount of Parks and Open Spaces. For the Proposed Land Use Plan for 2013 to 2023, (Figure 13) Residential Area will still be the dominant land use (30.8%) although its share declines compared with the 2012 Existing Land Use owing to conversion of some residential lots into low density commercial/mixed use development. There is minimal change in Commercial Zone but several blocks of the Commercial Zone are now rezoned into special precincts for redevelopment. Three new land use zones are introduced in the 2013-2023 Land Use Plan as a strategy to redevelop areas that either have not reached their full potential or in most need of enhancement (due to significant City assets they contain), or restructuring because of their vulnerability to geological and hydrometeorological hazards. Urban Redevelopment Programs for underachieving areas are designated as SPUR which account for 0.85 sq.km. (3.1% of the City’s total land area) while for communities in critically hazardous areas are called DRIVE. The total land area for DRIVE sites is 0.23 sq.km. (0.8% share to total land area of the City). A Heritage Preservation Zone (HPZ) is also introduced to spatially designate the area within the Poblacion that is home to history, arts and cultural facilities. The said Zones are additional to the existing Special Development Zones which are already established in the CLUP 2001-2011 namely: Government Center Zone (GCZ), Riverside Development Zone (RDZ), and Planned Unit Development (PUD). Note that most of the decreases or increases in the land areas and corresponding percentages share to total land area of the Proposed Land Use for 2013-2023 can be attributed to the delineation of several neighborhood blocks into SPUR, DRIVE, or HPZ.

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Figure 12. Existing Land Use Map, 2012

Figure 13. Proposed Land Use Map, 2023

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Table 1. Land Use Changes, 2012 and 2023 Proposed 2001-2010 Land Use

Existing 2012

Area (sq.km.) 9.49 4.09 0.00 0.00 0.25 0.10 4.00

Share to Total 34.7% 15.0% 0.0% 0.0% 0.9% 0.4% 14.6%

Special Precincts for Urban Redevelopment (SPUR)

0.00

0.0%

0.00

0.0%

0.85

3.1%

Disaster Resiliency Initiatives for Vulnerable Enclaves (DRIVE) Government Center Zone (GCZ) Institutional Open Spaces Recreational Utility Cemetery Roads

0.00 0.07 0.51 0.12 0.79 0.14 0.87 6.93

0.0% 0.3% 1.9% 0.4% 2.9% 0.5% 3.2% 25.3%

0.00 0.07 0.85 0.31 1.00 0.12 0.87 6.45

0.0% 0.3% 3.1% 1.1% 3.6% 0.4% 3.2% 23.6%

0.23 0.07 0.57 0.24 1.04 0.10 0.87 6.55

0.8% 0.3% 2.1% 0.9% 3.8% 0.3% 3.2% 23.9%

27.36

100.0%

27.37

100.0%

27.36

100.0%

Residential Commercial Industrial Heritage Preservation Zone (HPZ) Riverside Development Zone (RDZ) Planned Unit Development (PUD) Special Mixed-Use Zone (SMU)

TOTAL

Area (sq.km.) 9.57 4.06 0.02 0.00 0.06 0.00 4.00

Share to Total 35.0% 14.8% 0.1% 0.0% 0.2% 0.0% 14.6%

Proposed 2013-2023 Area (sq.km.) 8.44 3.90 0.00 0.03 0.25 0.04 4.17

Share to Total 30.8% 14.3% 0.0% 0.1% 0.9% 0.2% 15.2%

Volume 1: Part II – Land Use Similar to the CLUP 2001-2011, the new Land Use Plan features the application of building density limits in medium and high density commercial areas of the City. The Density Model (Figure 14) graphically presents the maximum allowable densities for the entire City. In order to appreciate how the City has grown and is expected to grow over the years, it is useful to compare the Existing Built-up in 2012 (Figure 15) with the Projected Densities (Figure 16) and the maximum densities prescribed in the new CLUP and Zoning Ordinance. The Existing Densities by the end of 2012 in CBD alone is only about a third of what is theoretically and legally possible in the previous CLUP and ZO 2001-2011. The highest densities in the City, which basically retain existing limits, are found in core commercial/ mixed-use zones (CBD). The Makati CBD and Fort Bonifacio area combined has the largest concentration of office and commercial spaces, accounting for 68% of traditional office space in the entire Metro Manila and 41% of total BPO sites nationwide. Currently, this mega CBD is also home to the most number of local, multinational and international headquarter offices, think tanks, deluxe hotels and premier residential units. It is also the preferred location of global retailers, embassies and consulates. Adding to its vibrancy are quality higher education and specialized institutions (e.g. top business schools, arts and design schools), architectural/design firms and creative agencies, and excellent medical facilities. Despite the emergence of newer business districts in Metro Manila, Makati and Fort Bonifacio continue to enjoy the highest capital values in the entire country. Following the strategy of maintaining the Makati CBD’s competitiveness and attractiveness, the existing limits are retained to preserve the market advantage of this district relative to other parts of the metropolis. At present this high density CBD has not even reached half of its maximum theoretical limit implying that there is still plenty of room to grow. In line with the City’s thrust to expand economic opportunities, the CBD is expanded to include the already bustling growth corridor of Sen. Gil Puyat Avenue and the commercial blocks along Chino Roces Avenue and Extension where further growth is anticipated. The density limits in this expanded CBD shall be defined carefully so that future growth is accommodated without sacrificing the current advantages enjoyed by the City by ensuring that new development will not conflict with adjacent uses, hinder movement, or strain utilities to the detriment of the whole. These densities taper off into adjacent commercial areas for more efficient urban form and scale. The densities in these adjoining low-density commercial/mixed use districts have been slightly increased to accommodate additional commercial/mixed-use spaces. The lowest density limits are still in the existing low and medium density residential villages in the form of height and setback restrictions. The density 33

Volume 1: Part II – Land Use controls for low-density residential villages remain unchanged while the medium-density residential owners are given the option to increase the height limit of their structures to cope with incidences of flooding in the area. For the other uses that have unique or minimal vertical developments (open space/park, riverside, cemetery, utility zones), density control is defined by maximum lot occupancy to control and regulate growth. Assumptions on growth rates and where these may likely occur are made for planning purpose. With a steady stream of new constructions (3% additional growth per annum from previous), in ten years’ time, the building densities in the CBD are estimated to be closer to the 2023 Maximum Allowable. As was the case in the 2001-2011 CLUP, transport conditions and planned infrastructure improvements as well as macro-economic prospects will remain to be the major determinants of actual growth. The road network in the City is already nearing its maximum threshold level. Utility system and support services (e.g. water supply, sewerage, power supply, telecommunications) on the other hand are mostly provided by private service providers and are in step in terms of projected demands by the end of the planning period. Aside from the intensified growth in CBD (using constant 3% annual growth rate forecast based on continuing service-oriented demand), much of the new developments in the next ten years are anticipated in the areas that were converted such as SMU (underutilized strip along Chino Roces Avenue), Fort Bonifacio, SPUR, HPZ and DRIVE. It is expected that these newly designated special zones will catalyze development within the vicinity. Moreover, large blocks recognized as having high real estate potential will likely contribute significantly in the shaping of the urban form (e.g. former military area along Lawton Avenue, Santa Ana Racetrack, expansion of Rockwell, former International School (IS) site, Nicanor Garcia Avenue strip). Even as these new areas develop, the traditional commercial areas in Poblacion, and along JP Rizal Avenue will also likely experience intense development as the City pours investment in infrastructure and utilities upgrade and landscape enhancement in these areas. The various transit and infrastructure projects that the City will invest in and lobby for are also expected to serve as impetus to expand economic opportunities along transit corridors and nodes, and seamlessly integrate development in different parts of the City. With a Master Plan that shall guide development in special districts, the HPZ and RDZ are envisioned to add to the City’s diversity, distinction and prominence. Enhancements in these areas are expected to trigger subsequent redevelopment of surrounding neighborhoods catering to a wider residential market segments and cultural and recreational offerings. In all these areas, the City shall ensure that the mix and scale of land use activities are organized and developed in an efficient and sustainable manner. 34


Figure 14. Maximum Allowable Land Use Densities, 2023

Figure 15. Existing Land Use Densities, 2012

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Figure 16. Projected Land Use Densities, 2023

2.4.5 Land Use Zones The Land Use Plan shows the different land use zones of the City, based on the Physical Framework Plan. Most of the zones feature a mix of uses, with a dominant character (e.g. residential, commercial, central business district, institutional, recreational, government center zone, etc.) that is reflected in the zone classification. Zones within each major classification are differentiated by density and/or by specific land use characteristics that need to be accounted for and are described in greater detail in the accompanying Zoning Ordinance. The following are the major zones and subzones in the City: Residential Zones: o Low Density Residential Zone o Medium Density Residential/Mixed-Use Zone o High Density Residential/Mixed-Use Zone

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Volume 1: Part II – Land Use Commercial Zones o Low Density Commercial Zone o Medium Density Commercial Zone o High Density Commercial Zone o Central Business District (CBD) Special Mixed-Used Zone (SMU) Planned Unit Development (PUD) Special Precincts for Urban Redevelopment (SPUR) Disaster Resiliency Initiative for Vulnerable Enclaves (DRIVE) Heritage Preservation Zone (HPZ) Institutional Zone Government Center Zone (GCZ) Recreational Zone Open Space Cemetery Utility

2.4.6 Allowable Land Uses Allowable land uses may be differentiated according to principal and accessory uses, wherein a principal use shall be the dominant use or activity in a lot and accessory uses support the principal uses allowed in a lot or in a zone. The following is a general list of principal and accessory, subject to further requirements and restrictions as defined in the Zoning Ordinance, for each zone. LOW DENSITY RESIDENTIAL ZONE. This zone shall be used principally for single detached dwellings with customary ancillary uses, and compatible accessory uses on a neighborhood scale. PRINCIPAL USES: duplex government facility multi-family dwelling 37

Volume 1: Part II – Land Use park, pocket parks, parkway, promenade, playlots playground, sports field/court, garden: for use of its immediate residential community single detached family dwelling, with customary ancillary uses such as house employees’ quarter, private garage, and guardhouse ACCESSORY USES: day care center home office place of religious worship pre-school/kindergarten school (maximum of two classrooms) utility installation for use of zone/lot occupants

MEDIUM DENSITY RESIDENTIAL/ MIXED-USE ZONE. This zone shall be used primarily for medium-density housing, with support commercial, service, and institutional uses on a neighborhood or barangay scale. PRINCIPAL USES: principal uses allowed in low density residential zone boarding/pension house, dormitory/apartment community/village association office daycare center fire/security station library, museum, exhibit area, art gallery place of religious worship pre-school, kindergarten school elementary school, high school (maximum of 12 classrooms) public utility facility residential inn/apartelle/condotel/condominium townhouse utility installation for use of zone/lot occupants welfare/charitable institution/rehabilitation center ACCESSORY USES: accessory uses allowed in low density residential zone club house, multi-purpose hall/room computer/information technology-related activity convenience retail / food store/cart/kiosk/stall (neighborhood service only) dance/voice/music, other specialty studio general service/repair hardware without lumber, gravel and sand 38

Volume 1: Part II – Land Use health center/clinic/sports club, gym office support service pawnshop/one-stop payment shop personal service/repair restaurant, canteen, other food-serving establishment showroom/display store small-scale home industry specialty school/training facility sports/recreational facility

HIGH DENSITY RESIDENTIAL ZONE. This zone shall be used primarily for high-density/high-rise dwellings and limited service support activities for housing purposes. PRINCIPAL USES: government facility hotel office/embassy parking structure parks, pocket parks, parkway, promenade, garden, playlots, playground, sports field/court residential inn/apartelle/condotel/condominium ACCESSORY USES: club house, multi-purpose hall/room convenience/ retail store/food store/cart/kiosk/stall day care center health center/clinic/sports club, gym personal service/repair place of religious worship restaurant, canteen or food-serving establishment sports/recreation facility telecom station transit station/terminal utility installation for use of zone/lot occupants LOW DENSITY COMMERCIAL/MIXED-USE ZONE. This zone shall be used primarily for mixed use and commercial developments on a local scale. PRINCIPAL USES: principal uses allowed in medium and high density residential zone auditorium, theater, performance/civic center 39

Volume 1: Part II – Land Use auto-related shop (parts, sales, repair/service) bank, ATM, finance, insurance, money exchange service cinema club house/multi-purpose hall/room cocktail lounge, disco, dance hall, KTV/music bar college/university, cultural/educational center computer/information technology- related activity convenience/ retail store/food store/cart/kiosk/stall (neighborhood only) convent, seminary and related uses convention/meetings facility cultural and educational center dance/voice/music, other specialty studio entertainment/amusement center funeral/memorial service general service/repair general/specialized hospital, medical center hardware with lumber, grave and sand health center/clinic/sports club, gym hotel lying-in clinic machine/welding/metal/junk/furniture shop nature center/aviary nursing/convalescent home office support service pawnshop/one stop payment shop personal service/repair petrol filling/service station radio/television station, restaurant, canteen, other food-serving establishment showroom/display store small scale home industry specialty school/training facility sporting goods/souvenir shop sports stadium sports/recreation facility supermarket/grocery telecom station transit station/terminal warehouse/storage facility wellness center wet/dry market wholesale store/distributor

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Volume 1: Part II – Land Use MEDIUM DENSITY COMMERCIAL/MIXED-USE ZONE. This zone shall be used primarily for medium density mixed use and commercial developments. PRINCIPAL USES: principal uses allowed in low density commercial zone shopping center HIGH DENSITY COMMERCIAL/MIXED-USE ZONE.This zone shall be used primarily for high density mixed use and commercial developments on a metropolitan scale of operations. PRINCIPAL USES: principal uses allowed in medium density commercial zone except lumber, gravel and sand dealer

CENTRAL BUSINESS DISTRICT ZONE. This central business district zone shall be used primarily for high density office and residential developments on a metropolitan scale of operations, with miscellaneous support uses. PRINCIPAL USES: auditorium/theater/performance center (not commercial cinema) auto related shop auto-related shop (parts, sales, service, repair) bank, ATM, finance, insurance, money exchange service boarding/pension house/dormitory/apartment cinema club/multi-purpose hall/room cocktail lounge, disco, dance hall, KTV/music bar college/university community/village association office computer/information technology-related service activity convent, seminary and related uses convention/meetings facility convenience/ retail store/food store/cart/ kiosk/ stall cultural and educational center dance, voice, music and other specialty studio daycare center duplex elementary, high school embassy entertainment/amusement center fire/security station 41

Volume 1: Part II – Land Use general service/repair general/specialized hospital, medical center government facility hardware without lumber, gravel and sand station health center, clinic, sports club, gym home office hotel library, museum, exhibit area, art gallery machine/metal/welding/junk/furniture shop multi-family dwelling nature center/aviary nursing/convalescent home office office support service park, pocket parks, parkway, promenade, playlots, playground, sports field/court, garden parking structure pawnshop/one-stop payment shop personal service repair petrol filling/service station place of religious worship pre-school/kindergarten school public utility facility radio/television station, media service residential inn, condominium/condotel/apartelle restaurant, canteen, other food serving establishment shopping center showroom/display store single detached family dwelling small scale home industry specialty school/training facility sporting goods/souvenir shop sports stadium sports/recreational facility supermarket/grocery telecom station townhouse transit station/terminal utility installation for use of zone/lot occupants warehouse/storage facility welfare/charitable institution wellness center wet/dry market wholesale store/distributor 42

Volume 1: Part II – Land Use ACCESSORY USES club house/multi-purpose hall/room community/association office convenience/retail store / food store/ cart/ kiosk/ stall dance/voice/music, other specialty studio day care center fire/security station health center/clinic/sports club, gym office support service personal service/repair petrol filling kiosk residential unit at penthouse level only restaurant, canteen and other food-serving establishment showroom/display store sports/recreation facility transit station/terminal wellness center INSTITUTIONAL/MIXED-USE ZONE: These zones shall be used primarily for government, religious, cultural, educational, medical, civic, residential and supporting commercial and service uses. PRINCIPAL USES: principal uses allowed in medium density residential zone auditorium, theater, performance/civic center (not commercial cinema) club house /multi-purpose hall/room college/university, cultural/educational center computer/information technology-related activity convent, seminary, and related uses convention/meetings facility general/specialized hospital, medical center health center/clinic/sports club, gym nature center/aviary nursing/convalescent home office support service parking structure parks, pocket parks, parkway, promenade, playlots playground, sports field/court, garden radio/TV station specialty school/training facility sports stadium sports/recreation facility transit station/terminal 43

Volume 1: Part II – Land Use ACCESSORY USES convenience/ retail store/ food store/ cart/ kiosk/stall restaurant, canteen, other food serving establishment showroom/display store GOVERNMENT CENTER ZONE (GCZ): This zone shall be used primarily for Makati City government functions, institutional and civic activities, and supporting local community uses. PRINCIPAL USES: principal uses allowed in institutional zone ACCESSORY USES: accessory uses allowed in institutional zone auto-related shop (parts, sales, repair/service) bank, ATM, finance, insurance, money exchange service funeral/memorial service general service/repair office pawnshop/one-stop shop personal service/repair RECREATIONAL ZONE. recreational uses.

These zones shall be used primarily for

PRINCIPAL USES: club house /multi-purpose hall/room dance/voice/music, other specialty studio health center/clinic/sports club, gym nature center/aviary park, pocket parks, parkways, promenade, playlots, sports field/court specialty school/training facility sports field/recreation facility/ court sports stadium ACCESSORY USES: auditorium, theater, performance/civic center club house, multi-purpose hall/room community/village association office day care center fire/security station government facility library, museum, exhibit area, art gallery 44

Volume 1: Part II – Land Use parking structure personal service/repair place of religious worship public utility facility restaurant, canteen, other food-serving establishment sporting goods/souvenir shop sports/recreation facility utility installation for use of zone/lot occupants wellness center a. OPEN SPACE. This zone shall be used as open space for parks and playgrounds. PRINCIPAL USES: bikeways parks, pocket parks, parkway, promenade, garden playground and playlots b. RIVERSIDE DEVELOPMENT ZONE. This zone shall be used primarily for outdoor park and related activities and supporting commercial, cultural, entertainment, and tourist-oriented developments. Developments in RDZ zone shall conform to a master development plan prepared for this zone. The RDZ master development plan shall feature and preserve an overall park and open space environment combined with a Medium Density Recreational, pedestrian and tourism oriented character. PRINCIPAL USES: principal uses allowed in medium density/mixed-use zone auditorium, theater, performance/civic center auto-related shop (parts, sales, repair, service) bank, ATM, finance, insurance, money exchange services cinema club house, multi-purpose hall/room cocktail lounge, disco, dance hall, KTV/music bar computer/information technology related activity convenience/ retail store/ food store/cart/ kiosk/ stall dance, voice, music, other specialty studio daycare center entertainment/amusement center general service repair health center, clinic, sports club, gym hotel machine/metal/welding/junk/furniture shop nature center, aviary 45

Volume 1: Part II – Land Use office office support service parking structure pawnshop/ one-stop payment shop personal service repair petrol filling/ service station radio/TV station restaurants, canteen, other food serving establishments showroom/display store small scale home industry specialty school/training facility sports/recreation facility transit station/terminal warehouse/ storage facility wellness center ACCESSORY USES: accessory uses allowed in medium density residential/mixed use zone club house/multi-purpose hall/room health center/clinic/club, gym library, museum, exhibit area, art gallery c. CEMETERY ZONE (CEM): This zone shall be used primarily for burial and related activities. PRINCIPAL USES: cemetery columbarium crematorium mausoleum nature center, aviary park, pocket parks, parkway, promenade, garden place of religious worship ACCESSORY USES: fire/security station parking structure public utility facility utility installation for use of zone/lot occupants UTILITY ZONE (UTL): This zone shall be used primarily for utility functions. PRINCIPAL USES: 46

Volume 1: Part II – Land Use nature center, aviary park, pocket parks, parkway, promenade, garden, playground, playlots parking structure public utility facility transit station/terminal utility installation for use of zone/lot occupants ACCESSORY USES: fire/security station petrol filling kiosk

2.5 MAINSTREAMING DISASTER RISK REDUCTION AND CLIMATE

CHANGE ADAPTATION ON USE PLAN (2013 – 2023) 2.5.1.

THE

NEW COMPREHENSIVE LAND

Introduction

It has been acknowledged that natural disasters throughout the world have occurred with more frequency and severity in the last twenty years, resulting in the loss of economic, humanitarian, and ecological resources in the areas struck by them. Many areas in the Philippines, whether urban or rural, are known to be vulnerable to natural hazards such as typhoons, floods, landslides, volcanoes, earthquakes, and tsunamis. In 2010, it was estimated that about 66.40 % of the total population in the Philippines was living in urban areas.3 Many of the old cities in the Philippines developed with little consideration for the geo-physical and hydrometeorological hazards of their settlement sites and therefore were not able to avoid or mitigate the potential risks brought about by earthquakes and floods. The difficult tasks of disaster management and response in cities have been made all the more challenging by rapid urbanization and the increase in the number of densely populated informal settlements. The marginalized sector is often the most severely affected by natural disasters largely because of the poor location and lack of physical planning of their communities. More recent and comprehensive studies of the geology in the Philippines have provided more precise geophysical information such as the presence of fault lines (the causal location of earthquakes) and the location of areas prone to liquefaction. In the mega-city of metro manila for example, there are three geological fault lines that cross the component Local Ggovernment Units (LGUs) of Taguig City, Makati City, Pateros, Pasig City, Marikina City, and 3

www.indexmundi.com, accessed in April 5, 2012

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Volume 1: Part II – Land Use Quezon City.4 Climate change is another recent concern that refers to significant and lasting changes in the statistical distribution of weather patterns in the world that is currently being experienced and is expected to further occur in the succeeding decades. In recent years, more frequent typhoons and unprecedented rainfall have resulted in destructive floods throughout the Philippines. In September 2009, Metro Manila was hit by typhoon Ketsana (PAGASA name: Ondoy), considered the most devastating typhoon since 1970. The flooding caused by the typhoon, however, yielded valuable information that could be used to mitigate potential floods in Metro Manila in the future. Such actual experiences and projected weather conditions in the future that are attributed to climate change have to be considered in the formulation of all development plans including the Comprehensive Land Use Plan. It is imperative that cities make use of the latest geophysical and hydrometeorological data to identify areas that have to be redeveloped taking into consideration disaster risk reduction5 and climate change adaptation6.

2.5.2

Legal Bases

Based on the Local Government Code of the Philippines (Republic Act 7160), all cities and municipalities are mandated to formulate a Comprehensive Land Use Plan (CLUP) that will designate the type (e.g., residential, commercial) and intensity of land uses throughout the city or municipality. The Zoning Ordinance is the legal instrument that enforces the Land Use Plan of the city or municipality. In 2005, the Hyogo Framework for Action (HFA) called for worldwide implementation of DRR initiatives to substantially reduce by 2015 the loss of lives as well as socio-economic and environmental resources brought about by disasters. In response to HFA’s call, the National Economic and Development Authority (NEDA) Regional Development Office prepared a set of guidelines in 2008 to mainstream risk reduction within development and land use planning. As a party to the United Nations Framework Convention on Climate Change, the Philippines passed Republic Act No. 9279 - the Climate Change Act of 2009. It a law mainstreaming climate change into government policy formulations, establishing the framework strategy and program on climate change, creating for this purpose the Climate Change Commission, and for other purposes. The Climate Change Act adopts the ultimate objective of the 4

ncr.denr.gov.ph “ disaster risk reduction (DRR)” – is a term used for techniques that focus on preventing or minimizing the effects of disasters. The term has been adopted by the United Nations, which has developed an “International Strategy for Disaster Reduction”. 6 Climate change adaptation is a response to climate change that seeks to reduce the vulnerability of biological systems to its effects. 5

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Volume 1: Part II – Land Use Convention which is the stabilization of greenhouse gas concentrations in the atmosphere at a level that would prevent dangerous anthropogenic interference with the climate system which should be achieved within a time frame sufficient to allow ecosystems to adapt naturally to climate change, to ensure that food production is not threatened and to enable economic development to proceed in a sustainable manner. Recognizing the vulnerability of the Philippine archipelago and its local communities, particularly the poor, women, and children, to potential dangerous consequences of climate change such as rising seas, changing landscapes, increasing frequency and/or severity of droughts, fires, floods and storms, climate-related illnesses and diseases, damage to ecosystems, biodiversity loss that affect the country’s environment, culture, and economy, the State shall cooperate with the global community in the resolution of climate change issues, including disaster risk reduction. It shall be the policy of the State to enjoin the participation of national and local governments, businesses, non-government organizations, local communities and the public to prevent and reduce the adverse impacts of climate change and, at the same time, maximize the benefits of climate change. Further recognizing that climate change and disaster risk reduction are closely interrelated and effective disaster risk reduction will enhance climate change adaptive capacity, the State shall integrate disaster risk reduction into climate change programs and initiatives. Cognizant of the need to ensure that national and sub-national government policies, plans, programs and projects are founded upon sound environmental considerations and the principle of sustainable development, Republic Act No. 9279 declared that it is a state policy to systematically integrate the concept of climate change in various phases of policy formulation, development plans, poverty reduction strategies and other development tools and techniques by all agencies and instrumentalities of the government. Also in keeping with the HFA, the Philippine Congress passed Republic Act No. 10121 (RA 10121) or the “Philippine Disaster Risk Reduction and Management Act of 2010” to strengthen the Philippines’ Disaster Risk Reduction and Management System, provide for the National Disaster Risk Reduction and Management Framework, institutionalize the National Disaster Risk Reduction and Management Plan, and appropriate funds therefore and for other purposes. Section 2 (g) of RA 10121 asserts that it is a policy of the State to “mainstream disaster risk reduction and climate change in development processes such as policy formulation, socio-economic development planning, budgeting, and governance particularly in the area of environment, agriculture, water, energy, health, education, poverty reduction, land use and urban planning, and public infrastructure and housing, among others.

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2.5.3

Conceptual Framework

Figure 17. Framework for Mainstreaming DRR in Land Use Planning Source: Mainstreaming Disaster Risk Reduction in Sub-national Development and Land Use/Physical Planning in the Philippines, NEDA, 2008 The Climate Change Act of 2009 (RA 9279) defines ”Climate Change” as a change in climate that can be identified by changes in the mean and/or variability of its properties and that persists for an extended period typically decades or longer, whether due to natural variability or as a result of human activity. 7 “Climate Change Adaptation” is the response to climate change that aims to reduce the vulnerability of biological systems to its effects. Adapting to climate change is particularly important in developing countries like the Philippines where the severe effects of climate change are expected to occur. Adaptive Capacity8 is closely linked to social and economic development as the economic costs of climate change adaptability will cost billions of dollars in the next few decades. The most common and widespread climate changerelated disaster in Metro Manila will be floods. For the cities adjacent to Manila Bay, they will also experience sea level rise and storm surges. Other 7 8

Republic Act No. 9279 – Climate Change Act of 2009. Adaptive Capacity – is the capacity and potential for humans to adapt to Climate Change.

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Volume 1: Part II – Land Use problems that may arise that is related to climate change are typhoons, climate-related illnesses and diseases, and hot and humid summers. It should be realized that the adaptation challenge grows with the magnitude and the rate of climate change. According to the Mainstreaming Disaster Risk Reduction (National Economic Development Authority, 2008), Disaster Risk Assessment (DRA) is the process of studying risks caused by natural hazards and their effects on elements at risk (e.g. people, buildings and structures, infrastructure, economic activities, and public services).9 Risk assessment is the process of quantifying and evaluating risk. The quantification of risks may be presented as the number of elements lost (e.g. loss of lives), proportion of elements affected (e.g., 30% of buildings), and monetary value of damaged property. DRA involves: a. b. c. d.

Hazard characterization/ frequency analysis; Consequence analysis; Risk estimation; and risk prioritization.

In the process of formulating the New Makati Comprehensive Land Use Plan (2013-2023), hazard characterization/frequency analysis was completed. The other steps (i.e. consequence analysis, risk estimation, and risk prioritization) have to be completed in a more detailed undertaking involving more experts and consultation with the communities in all the barangays in Makati. Such a consultative process will require more time and resources to complete. Through characterization/frequency analysis and analysis of available information, however, several critical areas that require immediate intervention can be identified. DRA was incorporated in the land use planning process in the: a) analysis of the planning environment; b) identification of issues and problems; c) formulation of goals, objectives and targets; d) formulation of development strategies; and e) identification of programs, projects and activities.

2.5.4 Planning for Disaster Risk Reduction and ClimateChange Adaptation (DRR-CCA) in Metro Manila Disasters can disrupt social, economic, and physical development and even set back gains. Deaths, injuries, community dislocation, damage to infrastructure, destruction of industries, and disruption of economic activities as a result of disasters can increase poverty. Because of the limited resources of both national and local governments and the unpredictability of 9

Mainstreaming Disaster Risk Reduction, National Economic Development Authority (NEDA), United Nations Development Program (UNDP), European Commission Humanitarian Aid, VJ Graphics Arts, Inc. (2008)

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Volume 1: Part II – Land Use disasters, some of the resources that would otherwise be used for development will have to be diverted for emergency response and relief when such calamities do occur. It should be pointed out that disaster risks may also result from wrong development policies and poor land use planning. The siting of settlements, production areas, and infrastructure, urban growth and development, and the use of resources all have to be carefully planned and managed to prevent disasters. Sustainable development policies reduce disaster risks. A city or barangay with a thriving economy is expected to have more employment and livelihood opportunities, better social services, and good infrastructure. The existence of such conditions in a community will make it more disaster-resilient or more capable of overcoming natural hazards. The opposite of disaster-resiliency is disaster-vulnerability. Communities that are exposed to natural hazards and are in a poor economic, social and physical state are considered highly vulnerable. Mainstreaming Disaster Risk Reduction and Climate Change Adaptation DRR-CCA) in the land use planning process in Metro Manila is particularly difficult because of the highly built-up nature of the metropolis. For example, the 2002 Metro Manila Earthquake Impact Reduction Study (MMEIRS) provided geophysical information that should be considered in the planning of Metro Manila. However, it was not surprising to discover that urban developments have already occupied areas where geological hazards are present. The layouts and land uses in the component LGUs of Metro Manila would have been very different in the areas where geological and hydrometeorological hazards exist had the information been available in the beginning. To reduce loss of life, injuries, and more serious infrastructure damage brought about by disasters, areas that have been identified as “highrisk” may be planned for redevelopment or urban renewal based on the information that is available today.

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Figure 18. Population Density Map of Metro Manila The most densely populated cities in the Philippines are in Metro Manila and its periphery. (Areas that are colored red and dark red in map)

Figure 19. Location Map of Makati City

Makati City is southeast of Metro Manila’s core city Manila.

Photo 1. Makati City as the Financial Capital Makati City is one of the richest cities in the Philippines. It has the Central Business District (foreground) and the new Bonifacio Global City business district (background).

Makati City and Metro Manila With a total land area of only 638.55 square kilometers (0.2% of the Philippines’ total land area), Metropolitan Manila accounts for about 13% of the national population and 33% of the National Gross Domestic Product. Makati is one of 17 Local Government Units (LGUs) that comprise Metro Manila. In spite of Makati City’s limited land area of 27.36 square kilometers, it has consistently been in the list of top five richest cities in the country. As the financial capital of the Philippines, Makati hosts the biggest banks and 53


corporations, highest number of embassies, and the most affluent residential enclaves. Ironically, the city also has its share of high-density residential areas that are highly vulnerable to disasters. For the New Makati Comprehensive Land Use Plan (2013-2023), the City will have the opportunity to utilize more scientific data (hazard maps) and integrating Disaster Risk Reduction in the land use planning process. It is with much expectation that the updated CLUP will effectively improve the disaster resiliency of its communities.

2.5.5

Assessment of Disaster Risks in Makati City

The poor and informal settlers are considered the most vulnerable to disasters as they have the least resources and are often given the least attention by local governments.10 Urban low-cost housing are often located in areas with narrow roads and congested conditions, while informal settlements are situated in the most hazardous locations close to where there are livelihood opportunities (e.g., along railroad tracks, creeks and rivers, underneath bridges)

Figure 20. Barangay Map of Makati City Makati City has a total land area of 27.36 square kilometers and consists of 33 barangays.

10

Christine Wamsler, Managing Urban Disaster Risk, Chapter 1, 2007

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The West Valley Fault The Japan International Cooperation Agency (JICA), Philippine Institute of Volcanology and Seismology (PHIVOLCS) and the Metropolitan Manila Development Authority (MMDA) conducted the Metro Manila Impact Reduction Study (MMEIRS) from August 2002 to March 2004 to formulate a master plan for earthquake impact reduction in Metro Manila. The MMEIRS Study (2004) identified 18 possible earthquake scenarios that may heavily affect Metro Manila. The three scenarios considered for damage estimation are as follows: Model 13 which is a huge subduction type magnitude 7.9 earthquake along the Manila Trench that generates a tsunami; Model 18 which is a magnitude 6.5 strike slip earthquake reminiscent of the 1863 earthquake in Manila Bay; and Model 8 which is a magnitude 7.2 strike slip type earthquake occurring along the 67 kilometer segment of the West Valley Fault. Among the eighteen scenarios, Model 8, which is expected to produce high ground shaking levels, is considered the worst-case scenario for cities traversed by the West Valley Fault.11 The West Valley Fault System consists of two faults, the East and West Valley Fault Systems. The scenarios presented in the study illustrate the vulnerability of highly urbanized cities like Metro Manila to earthquakes. All 16 cities and 1 municipality in Metro Manila are vulnerable to earthquakes but the areas traversed by the West Valley Fault are regarded as “high risk” for the Model 8 scenario. The West Valley Fault cuts across Marikina City, Quezon City, Pasig City, Pateros, Makati City, and Taguig City. However, the higher density and more inadequately planned residential areas that it traverses are located in the cities of Makati and Taguig. The West Valley Fault cuts across the eastern portion of Makati City through Barangays East Rembo, Pembo, Comembo, and Rizal.12 Horizontal or vertical shifting of the ground or a combination of both may result from surface rupture or the breaking and movement of the ground along the active fault trace. Buildings or structures that are sitting on faults are at risk of structural damage when an earthquake occurs.

Areas Prone to Liquefaction Liquefaction refers to instances when soil loses strength due to an increase in pore water pressures on the saturated subsurface caused by ground shaking during a high magnitude earthquake. A subsurface made-up of loose sand with the static water level near the ground level is generally considered 11

Metro Manila Earthquake Impact Reduction Study (MMEIRS), 2004 Alfredo Mahar A. Lagmay, Geohazard Assessment Report for Makati City (Preliminary Report), 2012

12

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susceptible to liquefaction. Ground shaking will cause the sand to behave like a liquid with an upward flow towards the surface which would consequently lead to differential settlement. The potential for liquefaction in Makati City ranges from low to none in areas that have Guadalupe Tuff as subsurface and moderate in areas that have Quaternary Alluvium underneath. Forthcoming Planned Unit Developments (PUD) and urban renewal projects have to contend with this limitation. Earthquakes’ Impact on Lifelines Lifelines are infrastructures that are essential for a community to function (e.g. roads, water supply lines, sewage lines, power lines and telecommunication systems). The MMEIRS report (2004) presented estimates of impacts of an M7.2 earthquake originating from the West Valley Fault (WVF) on Makati City’s lifelines. Earthquakes can just as easily damage underground systems (water supply, sewage, power, communication) as much as surface infrastructure. Based on the report, most of Makati City will experience very minimal damage to underground pipe systems in the event of an M7.2 tremor originating from the West Valley Fault. The pipe systems in Barangays Comembo, San Lorenzo, San Antonio, Santa Cruz, Tejeros, La Paz, Palanan, San Isidro, Bangkal, and Dasmariñas are slightly more at risk of damage, although considered manageable in a post-disaster scenario.

Figure 21. The West Valley Fault and Areas Prone to Liquefaction in Makati City Four barangays on the east side of Makati City straddle the West 56


Valley Fault Line. There are also large sections on the west and north sides of Makati City that are “moderately” prone to liquefaction (areas in brown).

The lack or inadequacy of disaster response may result in more deaths and injuries after an earthquake rather than during the occurrence of the event itself. Emergency response is crucial in the saving of lives and property. Apart from the quality of equipment and trained personnel, accessibility is also a consideration in reducing loss of lives and property damage. Areas have to be permeable (can be accessed through several routes) which means there should be no dead-ends and roads have to be wide enough for emergency response teams to get through.

Areas Prone to Flooding In Makati City, most of the flooding occurs in areas adjacent to rivers and creeks especially if they are low-lying (downstream) and have gentle slopes. Based on the flood hazard map of the Mines and Geosciences Bureau (MGB) of the Department of Environment and Natural Resources (DENR), areas that are prone to 2-to-10-year flood cycles are the areas along creeks, along Pasig River and with low elevations. The 50 and 100-year flood cycles, on the other hand, affect areas along Pateros River and in areas where it joins Pasig River. The volume of rainfall during Typhoon Ondoy (Typhoon Ketsana) in 2009 was considered a 150-year extreme rainfall event. Floods in the city by and large occur in areas surrounding rivers and creeks with the exception of some western barangays where floods are more widespread over very low and flat topography. In the western barangays, flood levels range from 1 to 3 meters along the creeks and 0.15 to 1.0 meter for residential areas alongside these creeks. The extent of residential areas affected by floods stretches to almost a kilometer in certain sections. In the eastern part of the city, flood levels reach from 1 to 3 meters along the Pateros River and 0.15 to1.0 meter for a narrow area adjacent to the river. 13 The eastern barangays (Barangays East Rembo, Pembo, Comembo, Rizal) and the northwestern barangays (Barangays Kasilawan, Tejeros, Singkamas, Olympia) have some of the highest population densities in the city which means that more people are affected by floods in these areas. Makati City’s Most Vulnerable Communities A large section of Makati is comprised of what used to be a 25.78 squarekilometer military camp established during the American Colonial period known as Fort Mckinley, and later renamed Fort Bonifacio when it was turned 13

Alfredo Mahar A. Lagmay, Geohazard Assessment Report for Makati City (Preliminary Report), 2012

57


over to the Philippines in 1949. The privatization of Fort Bonifacio in 1995 gradually transformed a large section of the military camp into a master planned business district called the Bonifacio Global City (BGC) which has a full complement of high-priced residential, office and mixed-use developments. However, to the north and east of the Bonifacio Global City are situated some of the most vulnerable communities in Makati. Many of these settlements were established in the 1950s as housing for the families of the enlisted men serving in the military camp but were later occupied by other families seeking low-cost urban housing in the 1970s up to the 1990s. These settlements are now known as Barangays Cembo, South Cembo, West Rembo, East Rembo, Comembo, Pembo, and Rizal. Since most parts of the barangays that belong to the Eastside Cluster developed in a spontaneous manner, geo-physical and hydro-meteorological hazards were simply overlooked or ignored when informal settlements started to develop. After several years since land tenure was finally granted, many of the settlers have transformed their houses into permanent structures in spite of the presence of the natural hazards. The communities in these barangays can be characterized as having narrow streets, small lots, and practically no open spaces. Many of the families in the densely populated Barangay Rizal belong to the lowest income group in Makati.

Figure 22. Areas Susceptible to Flooding in Makati City The areas in the city that are most susceptible to 2 to 10-year cycle flooding (areas in yellow) are the northwestern barangays bordering the City of Manila. Barangay Magallanes which is drained by the

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Maricaban Creek has areas adjacent to the creek and other drainage channels also prone to flooding. The Eastside barangays (areas in blue) are susceptible to 50 to 100-year cycle floods.

2.5.6

Land Use and Urban Design Proposals

According to the Philippines’ NEDA manual “Mainstreaming Disaster Risk Reduction”, DRR measures may be classified into four major categories as follows: a. Risk avoidance or elimination – removal of the risk trigger by not locating in areas of potential hazard impact, not acquiring/utilizing vulnerable land or building, or denying a risk by refusing to engage in a function that could potentially be affected by risks; b. Risk reduction or mitigation – reduction of frequency of occurrence or the severity of the consequence by changing physical characteristics or operations of a system or the element at risk; c. Risk sharing or risk transfer – transfer of risk-bearing responsibility to another party, involving financial measures particularly the use of insurance system to cover and pay for future damages; and d. Risk retention or acceptance – the “do nothing approach” where risks are fully accepted and arrangements are made to pay for financial losses related to the impact of the hazard. Since physical planning is mainly concerned with the first two categories, the land use and urban design proposals presented here will not dwell at all with the last two categories. Land use interventions which fall under the “Risk avoidance or elimination” category will also be limited in terms of application considering that practically all the land in the City have been built up. It would be easy to designate or zone a fault line area as a green belt or a flood plain as a wetland reservation if the areas being planned are “greenfields” but not when these areas are already occupied by communities.

Securing the West Valley Fault (WVF) Knowing about the existence and the location of the West Valley Fault (WVF) has given the city government the following levels of physical planning response: a. No new building, addition or renovation to existing building policy along the 10-meter easement (5 meters on both sides) of the WVF line which 59


is currently partially enforced; b. Removal/demolition of public buildings owned by city government that are on the WVF easement to guarantee safety of the occupants and to serve as an example for others to follow; and c. Condemnation of buildings or gradual clearing by private owners of buildings that are situated along the WVF. The third level of response is considered the most difficult to enforce (see Figures 7 and 8).

Figure 23. The West Valley Fault Line in Makati City The West Valley Fault (red broken line) cuts across Barangays East Rembo, Comembo, Pembo, and Rizal.

Figure 24. Easement of the West Valley Fault Zone The drawing shows the buildings including a public school that have been built above the WVF line easement.

Controlling Building Densities in Areas Prone to Liquefaction Areas that have been identified as prone to liquefaction also have to be addressed in the New Makati Comprehensive Land Use Plan (2013-2023). The height and density of new buildings in these areas will have to be controlled based on what the sub-surface conditions will allow. Structural engineering designs that are able to withstand the impact of liquefaction will also have to be required. 60


Increasing Building Height Limits for Areas Prone to Flooding To cope with the frequency and rising levels of floods in Makati City, flood prone areas such as residential areas have been considered for increase in Building Height Limits. Such a provision will allow existing and new buildings in these flood-prone areas to raise floor levels that would prevent or reduce the damage caused by floods. Such Climate Change Adaptation measures that allow increases in Building Height Limits will be reflected in the Zoning Ordinance.

Clearing the Easements of Rivers and Creeks Flood hazard maps have shown that most floods in Makati are in areas adjacent to drainage channels such as rivers and creeks. More frequent and extreme rainfall attributed to Climate Change will put areas adjacent drainage channels at risk to floods especially if the waterway easements are illegally occupied by informal settlers. One of the first tasks is to strictly enforce the standard easements of these drainage channels as they increase the volume of water that can be conveyed. Furthermore, constant programs of preventing the throwing of trash into creeks and dredging will allow these channels to continue doing their job of draining the run-off in Makati. All of the rivers and main creeks of Makati are actually the natural boundaries with adjacent cities. This only means that all programs that aim to improve the drainage channels should be planned and managed in collaboration with the adjoining city. It would also be a good idea for the bigger buildings and residences to install individual rain water harvesting systems that store rainwater on site rather than discharging into the city’s storm drainage systems. This sustainable practice of water management will relieve the pressure on the rivers and creeks during extreme rainfall events. With new mixed-use developments anticipated along Chino Roces Avenue, rainwater harvesting systems may be imposed on the new developments before they are allowed to construct. Huge lots along Chino Roces Avenue are transitioning from warehouse-type buildings to high-rise mixed-use developments. The new developments along Chino Roces Avenue are mostly in Barangays Pio del Pilar, Bangkal and Magallanes. Barangays Post Proper Southside and Post Proper Northside are areas where new high-density developments are also taking place. Barangays Pio del Pilar, Bangkal, and San Lorenzo have creeks that eventually drain in to Estero Tripa de Gallina while Barangays Forbes Park, Dasmariñas, Post Proper Northside, Post Proper Southside, and Magallanes drain into Maricaban Creek. Barangay Magallanes is situated downstream of Maricaban Creek and is the southern natural boundary with Pasay City. Collected rainwater can be used for watering landscaping and cleaning of grounds and paved areas. To encourage building/property owners to invest in such rainwater harvesting systems, tax breaks or other incentives may be 61


offered. In residential areas adjacent to the City of Manila (western barangays) that are situated in low elevations, community retention or detention ponds have to be set up to help impound surface run-off. Such detention ponds have to be creatively designed so that they can be used as parks, playgrounds, and other community spaces during dry periods.

Increasing Parks and Open Spaces Makati has a disproportionate distribution of open spaces wherein the exclusive gated communities have huge but underutilized parks while highdensity barangays (e.g. eastside barangays) have none. Parks and open spaces have the potential to serve secondary roles as evacuation centers or staging areas for emergency response and relief during disasters. Moreover, increasing unpaved areas or permeable surface areas provide opportunities for surface runoff to percolate into the ground and thereby reducing the severity of floods. Another policy response to climate change is climate change mitigation which seeks to reduce greenhouse gas (GHG) emissions and/ or enhance the removal of these gases from the atmosphere. Aside from reducing the use of fossil fuels, parks with trees and natural vegetation also contribute to offsetting greenhouse gas emissions. The multiple uses offered by parks and open spaces provide the impetus to actually increase the city’s inventory of such amenities. The 10-meter easement of the West Valley Fault Line if it is ever cleared of structures is an excellent opportunity for conversion into a strip park.

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Figure 25. Inventory of Open Spaces and Recreational Areas Many barangays in Makati are deprived of open spaces. Potential open spaces may be recovered by re-blocking existing developments.

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Figure 26. 2012 Population Density Map The most densely populated barangays in Makati City are Barangays Pitogo, South Cembo and Cembo. Sadly, these areas have limited access to open spaces. Urban Redevelopment – Disaster Resiliency Initiatives for Vulnerable Enclaves (DRIVE) The redevelopment of degraded areas has been a constant preoccupation of cities for centuries. Many of the large-scale urban renewal projects in the twentieth century have been undertaken to remove urban blight, improve the social and economic conditions of the communities, and to prevent further depreciation of real estate values. Urban renewal may entail the transfer of businesses, demolition of structures, the relocation of households, and the use of eminent domain as a legal instrument to consolidate private land for a development project that is considered for the benefit of the majority. An assessment of Makati’s natural hazards has shown that many areas are exposed to geological and hydro-meteorological hazards. Since all of these high-risk areas are built up and inhabited, there should be some kind of redevelopment efforts to deal with the hazards present. The vulnerability of communities occupying the hazardous areas should be a compelling enough reason for their redevelopment. A vulnerability-focused urban renewal program called “Disaster Resiliency Initiative for Vulnerable Enclaves” or DRIVE is proposed to focus on highly vulnerable communities. Based on the presence of natural hazards and other vulnerability factors (shown in previous 64


maps), a composite map has been formulated to highlight communities in the City that are considered most vulnerable (See Figure 10 - areas in dark blue and blue).

Figure 27. Vulnerable Enclaves Map The Vulnerable Enclaves Map is a composite map incorporating all thematic maps that indicate the location of natural hazards and other factors that determine vulnerability. Based on the presence of natural hazards and other vulnerability factors, several areas in Makati have been identified which need immediate attention (Areas in dark blue and blue). Away from Makati’s Central Business District and plush residential enclaves are some of the most congested and blighted areas that are vulnerable to disasters. In such areas, urban renewal and disaster risk reduction are only possible if the community comes together and lot owners pool their lots so that an efficient layout that is more disaster-resilient may be drawn. Such a voluntary urban renewal initiative in a highly urbanized area has never been successfully executed but should still be attempted if a natural disaster is to be averted. Other means of consolidating lots include expropriation by the local government (eminent domain) and land banking through purchase. Concept plans have been prepared for three pilot DRIVE sites which demonstrate urban design interventions that would deal with specific hazards present in a site. The three demonstration sites are as follows:

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a. DRIVE Site 1: Redevelopment of an In-City Resettlement

Barangays Rizal and Pembo Barangays Pembo and Rizal are two of the more congested and inadequately planned areas in Makati City. The two barangays have predominantly medium density residential land uses (2-3 storeys), narrow roads and hardly any open spaces. The narrow roads will slow down any emergency response teams during disasters and the absence of open spaces deprives residents of safe refuge during evacuation. The West Valley Fault cuts across the barangays of the Eastside Cluster which includes Barangays Pembo and Rizal. Structures along the West Valley Fault are considered as “Highly Vulnerable Enclaves” (See Hazardous Areas Map). Since several buildings are already at risk of structural damage because they are sitting on faults, some kind of urban renewal has to be undertaken in the area that involves removal of households situated on the West Valley Fault as well as other vulnerable areas and relocation to a new in-city housing development. The five meter easements on both sides of the West Valley Fault have to be gradually cleared and converted into a linear park (See Drive Site 3). It was estimated that there are about 115 parcels (11,560 square meters) in Barangay Pembo and another 115 parcels (11,030 square meters) in Barangay Rizal traversed by the West Valley Fault. Areas in Barangays Pembo and Rizal have to be identified for redevelopment into a low to medium-rise housing complex where affected families can be relocated. The site for the new medium to high-rise housing complex could be several parcels consolidated into a bigger lot. The new housing complex has to be designed in such a way that at least 30% of the consolidated lot will be allocated for open space. This will ensure that the community will have a space for recreation as well for evacuation during emergencies.

b. DRIVE Site 2: Redevelopment of Blocks for Flood Mitigation Barangay Tejeros Several areas in Makati have also been identified as flood prone areas with severity ranging from the 50-100 year cycle to the more frequent 2-10 year cycle. Many of the flood-prone (2-10 year flood cycle) barangays are located in the northwest cluster. The entire areas of Barangays Kasilawan, Singkamas, and Tejeros, for example, are considered flood prone. A DRIVE project for Barangay Tejeros has been conceptualized which consists of redeveloping entire blocks including a BLISS Housing Project. The project will involve housing, complementary commercial spaces and the provision of 66


open spaces. To mitigate the flooding in the area, it is proposed that the open space be designed as a sunken park which will also function as a detention pond during extreme rainfall events. The sunken open space can temporarily impound excessive run-off to prevent the flooding of streets and homes. Some of the recreational/ community facilities that can be introduced include a skateboard park (X-Park or extreme sports park), amphitheater or outdoor performance venue, and a children’s playground. The BLISS Housing Project in Barangay Tejeros can also be redeveloped to create more residential units that can accommodate not only the existing residents but also additional units that can be sold at free market prices. Public-Private Partnership arrangements will allow the DRIVE renewal project in Barangay Tejeros to pay for itself. Similar projects may be developed for other flood-prone barangays once the DRIVE pilot project in Barangay Tejeros is proven to be successful.

c. DRIVE Site 3: Redevelopment of Land Slide Prone Area Barangay West Rembo-East Rembo A portion of Barangays West Rembo and East Rembo, there is an area prone to landslide either by earthquake or heavy-rain induced. This Area is another pilot for disaster risk reduction for landslide. A development template will be formulated in a form of Master Development Plan and development guidelines.

d. Conversion of Fault Zone Easements Into Parks and Open Spaces Eastside Cluster has been consistently identified for its vulnerability to disasters. The West Valley Fault cuts across several buildings and residences in the Eastside Cluster thereby, exposing many of its residents to life threatening risks. The presence of so many homes and buildings over the West Valley Fault is probably the most serious disaster risk present in in the Eastside Cluster specially Barangay Rizal. Areas adjacent to the Taguig River are also susceptible to frequent floods while the rest of the barangays are considered susceptible to 50-100 year floods. Other factors that contribute to the Eastside Cluster’s vulnerability are susceptibility to liquefaction of its eastern half specially Barangay Rizal, high population density, poor layout (i.e. narrow roads, minimal individual setbacks), lack of open spaces, and generally lower household incomes). The prepared concept plan for Barangay Rizal under Makati Risk-Sensitive Urban Redevelopment Planning Project (MRSURP Project) should considered the provisions of the New CLUP and Zoning Ordinance such as it entails the prohibition of building new structures along the identified 10-meter wide West Valley Fault easement (5.0 meters on both sides of the fault). Lots sitting on the fault also have to be acquired so that no households are put in 67


harm’s way. The goal is to recover the ten-meter easement so that it can be converted into a linear park that also increases the inventory of open spaces in the barangay. The linear park will improve the environment, provide a safe walking and bicycling path and increase the mobility of the residents. The linear park should terminate in a bigger park on the western part of the barangay beside Circumferential Road 5. The recovery of lots that are on the West Valley Fault to convert into a strip park is expected to take several years but each household removed will mean one less family at risk. The DRIVE project can be piloted in Barangay Rizal but can also be undertaken simultaneously for all the barangays crossed by the West Valley Fault.

DISASTER RESILIENCY INITIATIVES FOR VULNERABLE ENCLAVES (DRIVE) Redevelopment of Blocks for Flood Mitigation, Barangay Tejeros

Figure 28. Barangay Tejeros is one of the northwest barangays that are considered both flood prone and moderately susceptible to liquefaction.

Figure 29. By allocating an area for a sunken open space, it can also serve as a detention pond in cases of extreme rainfall events.

Photo 2. Barangay Tejeros is also one of the densely populated barangays in Makati City.

Figure 30. Redevelopment of strategic blocks could mitigate the floods and create new open spaces for the community.

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Figure 31. The sunken open space can have an amphitheatre and a skateboard park.

Figure 32. A new open space with flood mitigation provisions will improve the neighborhood environment and help generate economic opportunities.

DISASTER RESILIENCY INITIATIVES FOR VULNERABLE ENCLAVES (DRIVE) Conversion of Fault Line Easement Into Parks, Barangay Rizal

Figure 33. The West Valley Fault traverses five barangays in the eastern part of Makati City including Barangay Rizal in the foreground.

Figure 34. A proposed linear park will cut across 9 blocks and terminate in a bigger park along C-5.

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Figure 35. It is proposed that five-meter easements Figure 36. Plan on both sides of the West Valley Fault be cleared of shows conversion of buildings and converted into a linear park. easement into linear park.

Figure 37. Concept Drawing of entrance to Barangay Rizal’s “Green Line” at Block 9. Clearing of the easement reduces the vulnerability of the communities in Barangay Rizal.

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2.5.7

CONCLUSION

The national government has made Disaster Risk Reduction-Climate Change Adaptation (DRR-CCA) a national priority and made the necessary measures to empower the local governments to prepare development plans that take into account Disaster Risk Reduction. National agencies that are entrusted to gather and analyze geological, hydro-meteorological, and volcanic data have also been instructed to make information available to cities and municipalities. Like most cities in the Philippines, the City is complying with the national policy of mainstreaming DRR-CCA in the formulation of its Comprehensive Land Use Plan (2013-2023). Makati has completed its disaster risk assessment and has mapped most of the identified natural hazards. Appropriate land uses and urban design interventions have been proposed to reduce the identified disaster risks. A major part of disaster risk reduction-Climate Change Adaptation is the dissemination of the information of the disaster risks and the use of knowledge, innovation and education to build a culture of safety and resilience at all levels. Education plays a key role in the awareness of geo-physical and hydro-meteorological hazards and it is best if this knowledge is introduced early. The nature of natural hazards is part of the science classes in the grade school curriculums. More importantly, emergency drills are conducted on a regular basis not just as a reminder of the constant threats but more importantly to be ready for such eventualities. The Hyogo Protocol calls for “disaster preparedness for effective response at all levels” and Makati City has taken the initiative of upgrading its disaster response capabilities, medical centers, and facilities for emergencies. However, it should be realized that when a natural disaster occurs, the nearest place where the assistance and rescue will come from is the community itself. A strong sense of community has to be sustained by the community members in order for them to help themselves. Much of the success of the land use and urban development proposals depend on local communities’ participation and willingness to carry them out.

2.6 PRIORITY PROGRAMS AND PROJECTS Even as the City enjoys competitive advantages, there are, however, risks to maintaining its preeminent position. Undertaking a number of high-impact, game-changing projects that will define what the City stands for and what it aspires to be is therefore critical in upholding its primacy, Significant improvement in the physical environment, widening economic base, reducing social disparity, and improving transport networks are keys to attaining global city standards in all indices of growth and liveability The following are the priority programs and projects to support these objectives: 71


2.6.1

Internal and External Linkages Road Projects – These roads may provide alternative route to vehicles that are currently using the roads serving as Makati gateways. o Sen. Gil Puyat Grade Separator (Tunnel) – improving internal circulation as well as enhancing regional linkages.  Bypassing Paseo de Roxas and Makati Ave.  Bypassing Ayala Ave. Intersection o Connector Road Project (connecting NLEX and SLEX) The Project will use the air space of the railway tracks for almost its entire stretch except along Osmena Highway where the Connector will be elevated on top of the existing highway. o C-3 along South Avenue Improving regional connectivity of the City. o Pasong Tamo-EDSA Tunnel Proposed project to introduced engineering solutions to improve the traffic flow. o Pasig River Parkway Proposed project to develop parkway along the Pasig River as part of the Riverside Development Zone. Transit Projects o MRT3 Extension into the CBD o Makati Bus Rapid Transit (BRT) The proposed project will provide a strategic internal circulation and connectivity. Its initial phase, called the Red Line, will run along Ayala Avenue and Sen. Gil Puyat Avenue, thereby providing direct connectivity between LRT 1 and MRT 3 through Sen. Gil Puyat Station and Ayala Station, respectively. o Monorail Project A proposed project to connect vital locations and improve the mass transport system in the City.

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o PNR Commuter Line (South and North Rail Project) The Metro Manila component of the Northrail Project is on extension of the on-going Northrail using PNR Tracks, which plans to be integrated with Connector Road Project. Airport Access o NAIA Expressway Phase 2 This project will connect the existing NAIA Expressway Phase 1 and will run elevated following the alignment of Sales Avenue, Andrews Avenue, Domestic Road and NAIA Road. Mobility and Walkability o Pedestrian Walk Network The proposed expanded pedestrian walkway network will expand the coverage of the existing pedestrian network in the Central Business District to Northeast Cluster. This is intended to further enhance the integration of the financial district with the seat of local government and residents in Barangay Poblacion. o Bikeway Network There is a proposed bikeway network that aims to promote use of non-motorized bikes for travel by way of delineated bike pathways. Transport Hubs and Terminals o Guadalupe Transport Hub Interconnecting all the transit and road facilities to serve and improve the eastern access of the City. o Magallanes Transport Hub Interconnecting all the transit and road facilities to serve and improve the southern access of the City. o Parking Buildings Construction of Multi-storey parking buildings outside of the CBD to decongest the streets of illegally parked vehicles and ease the traffic flow. Ferry System Linking the City through the river by improving the City’s connection to river terminals.

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Traffic Signalization Installation of traffic lights to all strategic intersections to Improve traffic flow and safety. Makati Transport Masterplan Rationalization of the City’s Transport and Road System, making the City’s internal and external circulation network efficient.

2.6.2

Housing Housing Component of DRIVE and WVF Relocation o Retrofitting and disaster proofing of communities o Relocation of communities in danger zones Redevelopment of Guadalupe BLISS Housing Project Redevelopment of Tejeros Garden BLISS Housing Project Community Development Program- relocation sites outside of City o Makati-Gawad Kalinga – San Jose del Monte, Bulacan o Calauan, Laguna

2.6.3

Parks/Open Space and Greening Program Makati Green Code o Rationalization of the City’s environmental effort to include green designs and architecture Pasig Riverside Master Development Plan Parks Development Open Space provisions in SPUR, DRIVE, HPZ, RDZ Implementation Waterways Easement Improvement Program Conversion of WVF easement to open space/park/greenway

2.6.4

Cultural and Heritage Preservation Program Poblacion Heritage Conservation Masterplan Implementation

2.6.5

Environment and Disaster Risk Reduction and Climate Change Adaptation Measures Makati Drainage Masterplan and Implementation Makati Waterways Improvement Program Citywide Upgrading of Sanitation and Drainage System Flood Retention Facilities Makati Environment Master Plan Updating and Implementation Citywide Waste Management Program Material Recovery Facilities Improvement 74


2.6.6

Renewal and Redevelopment Programs Formulation of DRIVE/SPUR Masterplans and Guidelines Makati Risk-Sensitive Urban Redevelopment Program Formulation of a Strategic Recovery and Rehabilitation Plan West Valley Fault/ Open Space Zone Guidelines and Implementation Climate Change Framework and Plan Multi-Hazard and Risk Assessment

2.6.7

Economic Programs Investment and Incentive Code Tourism Masterplan Skills-Job Matching Program Expansion of CBD and support facilities

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ANNEX 1 - DREAMLANDVILLE SUBDIVISION, Brgy. Kaypian,San Jose Del Monte, Bulacan LAND AREA ALLOCATION Total land Area : 32,341 sq.m. Less : Commercial Area : 988 sq.m. Net Area for development : 31,326 sq.m. Less: Open Space 12,125 sq.m. A) ROADS/ALLEYS B) LEGAL EASEMENT C) PARKS/PLAYGROUND

9,685 sq.m. 417 sq.m. 2,023 sq.m.

===================================== Residential Area : 19,201 sq.m. Total No. Residential : 471 lots

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ANNEX 2 - CALAUAN HOUSING PROJECT, Calauan, Laguna

LOT ALLOCATION DATA Gross Project Area : 400,418.00 sq.m. Excluded Area: 1,284 sq.m. Area for Development: 399,159.46 sq.m. Number of Saleable Lots : 6,169 Roads : 113,702.09 sq.m. Parks & Playground: 16,087.91 sq.m. Community facilities : 6,993.03 sq.m. Easements: 70.53 sq.m. Standard Lot sizes: 40.00 sq.m.

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REFERENCES FOR MAINSTREAMING DISASTER RISK REDUCTION AND CLIMATE CHANGE ADAPTATION ON THE NEW COMPREHENSIVE LAND USE PLAN (2013 – 2023)

Michael V. Tomeldan, Disaster-resilient Urban Renewal, 2012 Inter-University Seminar on Asian Mega-cities (17th IUSAM), Khabarovsk, Russia, September 2012 Christine Wamsler, Managing Urban Disaster Risk, 2007 Douglass Farr, Sustainable Urbanism: Urban Design With Nature, John Wiley and Sons, Inc., 2008 Alfredo Mahar A. Lagmay, Geohazard Assessment Report for Makati City (Preliminary Report), 2012 Metro Manila Earthquake Impact Reduction Study (MMEIRS), 2004 Mainstreaming Disaster Risk Reduction, National Economic Development Authority (NEDA), United Nations Development Program (UNDP), European Commission Humanitarian Aid, VJ Graphics Arts, Inc. (2008) Metropolitan Manila Development Authority, www.mmda.gov.ph The Local Government Code, Republic Act 7160, 1991 The Risk-Sensitive Land Use Plan (RSLUP) and Risk Sensitive Zoning Ordinance (RSZO) Model Templates, C2CSI for DRR (Makati-QuitoKathmandu)

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Makati Comprehensive Land Use Plan 2013-2023 (CLUP)

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