Comprehensive Land Use Plan for the Municipality of Bacoor, Cavite

Chapter 5

LAND USE PLAN

5.1
5.1.1

PROPOSED LAND USE PLAN

Background

The proposed land use plan was made with the general purpose of guiding the municipalitys spatial directions and overall growth towards attaining its vision of a progressive, well-developed, self-reliant, peaceful, healthy and environment-friendly city taking the physical as well as socio-economic conditions prevailing in the area including proposed infrastructure programs and projects. 5.1.2 Objectives

The proposed land use plan aims to:

Channel future growth into the most suitable locations and provide opportunities to intensify land utilization in the present urban area Conserve environmentally-constrained areas while providing opportunities to enhance the economic outputs of the municipality Provide an efficient service network for the municipality. Demand for Urban Land

5.1.3

The land area requirement for the 10-year planning period was determined using the aggregate approach anchored on the projected increase in population. Table 5.1 shows the estimated demand for urban land. The computations reveal that the population in 2011 would need at least 53.98 has. to a maximum of 6,989.96 has. of urban land.

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Table 5.1. Estimated Demand for Urban Land, Bacoor, 2011 Standard Gross Municipal Density FAO Standard NEDA Standard Notes: 1. 2. 3. Area requirements were based on the current population density and additional population by 2011. FAO Standard is 9 has. per 1,000 population. NEDA Standard is 6 has. per 1,000 population. Area (has.) 4,398.06 2000 Density Pop'n (Pop'n/Ha.) 305,699 69.51 305,699 305,699 2011 Pop'n 791,555 791,555 791,555 Additional Area Pop'n Req't (has.) 485,856 6,989.96 485,856 53.98 485,856 80.98

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5.1.4

Estimated Supply of Urban Land

The gross potential supply of urban land is estimated by deducting areas not suited to urban land use. Table 5.2 below shows the estimation of the potential supply of urban land. There is a potential supply of 4,352.96 hectares after deducting the areas not suited and proposed for urban development such as Environment Park, buffer zones and cemetery. Table 5.2. Estimated Gross Potential Supply of Urban Land, Bacoor Item Total Land Area Less: a. Proposed Environmental Park b. Buffer Zones along Rivers/Creeks (3-meter width) c. Cemetery Subtotal Growth Potential Supply of Urban Land 5.1.5 Proposed General Land Use Plan Area (has.) 4,398.06 19.06 20.00 6.04 45.10 4,352.96

The proposed land uses and areal distribution are provided in Table 5.3 below. Map 5.1 shows the proposed general land use map. Table 5.3. Proposed General Land Use Allocation, Bacoor Zones Urban Core Urban Expansion Agricultural Development Ecological Development Light Industrial Coastal Development Total Area (Has.) 1,417.00 2,461.00 369.00 34.27 88.92 27.87 4,398.06 % to Total 32.22% 55.96% 8.39% 0.78% 2.02% 0.63% 100.00%

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Map 5.1 Proposed General Land Use Map

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Urban Core Area This area is the business and commercial center of the town with the supportive residential, institutional, and recreational type of activities. The area includes the present central business district (CBD) and its immediate outlying areas characterized by high density land utilization. Being the traditional commercial-residential center of the municipality, the area will be the focus of urban renewal efforts. This area covers the barangays of Sineguelasan; Banalo; Alima; Campo Santo; Tabing Dagat; Daang Bukid; Digman; Kaingin; Dulong Bayan; Mabolo 1,2,3; Salinas 1,2,3,4; Habay 1,2; Real 1,2; Panapaan 1,2,3,4,5,6,7,8; Maliksi 1,2,3; Talaba 1,2,3,4,5,6,7; Zapote 1,2,3,4,5; Aniban, Ligas 1,2; Niog 1,2,3; and Mambog 1,2,3,4. Urban Expansion Area This area will absorb the urban core expansion requirements of the municipality. Urbanization would be promoted and enhanced in this area. This area refers to the vast track of land spanning Molino 1,2,3,4,5,6,7; San Nicolas 1,2,3; Ligas 3; Bayanan; Mambog 1,2,3,4; and Queens Row West, East, and Central. The area, which may be developed as a new town, would be a mixed development of low to medium density residential neighborhood with commercial and institutional facilities. The place is envisioned to be a community for people to live, work, and take leisure. This area would be the site of the proposed municipal hall, specifically in Molino 3. Agricultural Development Area This area in Molino 4 would be utilized for cultivation, pastoral activities, livestock production, integrated farm operations, etc. The Strategic Agriculture and Fishery Development Zone (SAFDZ) in San Nicolas 1 and 2 is likewise included in the Agricultural Development Area. Ecological Development Area Located in Molino 4, this area would be the site of the proposed Environmental Park. Light Industrial Area This area would be allotted for light industrial activities, particularly non-pollutive/nonhazardous and non-pollutive/hazardous activities only. Complementary uses including workers housing and neighborhood commercial activities would be allowed in this area. This area covers portions along the provincial road and Molino Boulevard, specifically in Niog 2,3 and Real 2.

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Coastal Development Area The Coastal Development area covers the waterfront areas of the municipalitys coastal barangays. The development of this area would be limited to agri-fishery and agri-tourism type of activities. Sineguelasan; Alima; Tabing Dagat; Digman; Kaingin; Maliksi 1,3; Talaba 1,2; and Zapote 5. Complementary uses allowed in this area include residential, commercial, institutional and recreation activities provided they are in conformity to existing laws and policies. Open Space/Parks The existing open space in the municipality would be enhanced by the planting of trees. The existing plaza and parks in the different subdivisions in Bacoor would be developed as breathing spaces for the residential areas. Construction of more parks would be encouraged to upgrade the visual component of the town. Buffer Zones The buffer zones refer to parks or open spaces intended to separate incompatible land uses to control pollution and nuisance as well as define the areas where no permanent structures would be allowed. All existing waterbodies, rivers and streams would have an easement of at least 3 meters on both sides of the waterbodies. The buffer zones would be established in areas between incompatible land uses and along the roads.

5.2
5.2.1

PROPOSED ZONING PLAN

Zone Classifications

For the purpose of implementing the proposed Land Use Plan, the municipality would have the following zones:

Urban Core Zone (UCZ) Urban Expansion Zone (UEZ) Agricultural Development Zone (ADZ) Ecological Development Zone (EDZ) Light Industrial Zone (LIZ) Coastal Development Zone (CDZ)

The area and barangays covered by each zone are presented in Table 5.4. Map 5.2 shows the proposed Zoning Plan.

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Map 5.2. Zoning Plan

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Table 5.4. Proposed Zone Classifications and Barangays Covered, Bacoor

Land Use Classification 1. Urban Core Zone Area (Has.) 1,417.00 Barangays Covered 32.22 Sineguelasan; Banalo; Alima; Campo Santo; Tabing Dagat; Daang Bukid; Digman; Kaingin; Dulong Bayan; Mabolo 1,2,3; Salinas 1,2,3,4; Habay 1,2; Real 1,2; Panapaan 1,2,3,4,5,6,7,8; Maliksi 1,2,3; Talaba 1,2,3,4,5,6,7; Zapote 1,2,3,4,5; Aniban, Ligas 1,2; Niog 1,2,3; and Mambog 1,2,3,4 55.96 Molino 1,2,3,4,5,6,7; San Nicolas 1,2,3; Ligas 3; Bayanan; Mambog 1,2,3,4; and Queens Row West, East, and Central 8.39 Portions of San Nicolas 1-2, Molino 4 0.78 Portion of Molino 4 2.02 Niog 2,3 and Real 2 Niog 2,3 and Real 2. 0.63 Coastal areas of coastal barangays: Sineguelasan; Alima; Tabing Dagat; Digman; Kaingin; Maliksi 1,3; Talaba 1,2; and Zapote 5 100.00 %

2. Urban Expansion Zone 3. Agricultural Development Zone 4. Ecological Development Zone 5. Light Industrial Zone 6. Coastal Development Zone Total

2,461.00

369.00 34.27 88.92 27.87

4,398.06

5.2.2

General Land Use Policies

The Land Use Plan was formulated to provide opportunities for the maximum utilization of land within an environmentally based and development-oriented framework. The following are broad policies that the plan espouses:

Provision of a mixed clustering of uses that would result in the proximity of residence to workplace, recreation, and other interrelated functions Minimization of the costs of public services and utilities by providing a mechanism for a compact urban growth pattern Guiding of development at the site level to ensure harmonious, compatible, and high quality developments Conservation of environmental resources Improvement of the development approval process.

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5.2.3

Zone Policies

The following zone policies are proposed:

Allowable land uses in both Urban Core Zone and Urban Expansion Zone include medium intensity residential and commercial developments, detached residential units, and neighborhood stores. These zones would allow medium to high intensity mixed use developments provided they are compatible with each other. Existing urban developments such as commercial, industrial, residential and institutional activities in the Urban Core Zone and Urban Expansion Zone would remain and new developments allowed provided they conform to the applicable laws and policies. The Light Industrial Zone would allow light industrial developments provided they are non-pollutive/non-hazardous and non-pollutive/hazardous. Complementary uses such as low intensity commercial and residential developments would be allowed in the Ecological Development Zone. Land Use Intensity Regulations

5.2.4

The municipality would adopt land use intensity regulations based on floor area ratios and building height limits as shown in Table 5.5. Table 5.5. Land Use Intensity Limits, Bacoor Zone 1. Urban Core 2. Urban Expansion 3. Agricultural Development 4. Ecological Development 5. Light Industrial Floor Area Ratio (FAR) 3.0 4.0 1.0 1.0 4.0 Building Height Limit (BHL) 5 5 -

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