2.

THE COMPREHENSIVE LAND USE PLAN

2.1 Proposed Development Vision and Mission

A dynamic, vibrant and disaster-resilient urban city constantly aiming to achieve

higher levels of self-reliance, sustainability, community and economic opportunity
through the efforts of its local government, leaders and an empowered citizenry.

2.2. Goals/Objectives

2.2.1 Goals

To formulate a more relevant, responsive and practical land use classification and
zoning that will serve the present and future requirements of the municipality.

2.2.2. Objectives

• To provide commercial areas that are properly delineated.

• To identify suitable sites for adequate socialized housing program.
• To cater areas for school buildings, City Hall, hospitals and other institutional
areas.
• To open new roads, inter-linking roads and other facilities for future
requirements of transportation.
• To protect and preserve the existing mini forest for environmental
consideration.
• To effect an increase in the city government revenue through real property tax.

2.3. Mainstreaming Disaster Risk Reduction and Climate Change Adaptation

(DRR/CCA) in Paranaque City CLUP

2.3.1 Hazards Affecting Paranaque City

2.3.3.1 Fires

Parañaque, in terms of land area is the 3rd largest city in NCR, extending to a
total of 46.57 km2. 48% of the total land area of the city is residential areas,
17% are reclamation areas, 12% are commercial establishments, and 11% are
dedicated for industry. The rest of the city’s land areas are composed of
institutional areas, parks and playgrounds, cemetery, utilities, and creeks and
rivers. However, it cannot be denied that the city still suffers from population
congestion. The population has already been estimated to reach 564,247 by
the end of 2006.

Such a situation gave rise to the construction of buildings and houses so

closely spaced, therefore, increasing the probability of the occurrence of fires
not just in one household, but spreading to an entire neighborhood.

Man-made, industrial, and technological factors such as exploding LPG

tanks, lighted cigarettes, firecrackers, faulty electrical wirings, lighted
candles, improper handling of flammable materials, and the like, has caused a
great number of fires in the city. Such a situation results in the loss of
 millions of pesos worth of property not to mention the detriment and sorrow
it brings to the people concerned.

2.4.4.2 Typhoons and Floods

The geographical location of the Philippines has rendered it susceptible to a

number of storms and typhoons. Studies show that the country is hit by
storms and typhoons more than fifteen times a year. These are expected to
strike on wet seasons during the months of July to September. It can be
inferred that there is a huge probability that flooding shall be an inevitable
result.

In addition to this, the City government of Parañaque and its residents has to
endure the effects thereof; to wit: damage to property, traffic congestion,
work stoppage, class suspension, diseases, epidemics, and other related cases.

2.4.4.3 Earthquakes

Unfortunately, Parañaque City’s geographical location shows that it lies

along the treacherous Marikina Fault Line. Earthquakes with a magnitude of
5.5 and above on the Richter scale are surely to cause great damage and loss
to life and property.

Moreover, a certain “domino effect” is expected, as such a calamity would

also result to blackouts, closure of business establishments, deferment of
infrastructure works, and other circumstances leading to the impairment of
the city’s economic and social structure.

2.5. The Land Use Plan

2.5.1 Physical Development Goals/Objectives

As an instrument designed to stimulate development, the plan is envisaged

to spur progress, stability and self-reliance. It will act as a catalyst for change that
will serve as a guide in steering the course of physical transformation, address the
increasing demand for basic services and promote the orderly and beneficial
development of a future city.

The proposed city’s Comprehensive Land Use Plan (CLUP) is formulated

based on the approved concept or structural plan. It embodies the proposal for
designing and classifying broad but identifiable separate areas of the city into
functional classes for the purpose of development and regulation.

The plan proposed to reduce the land area classified for residential purposes
and increase the utilization of land for commercial and industrial purposes. The
total land area for commercial usage will have an extensive expansion from
549.958 has. to 613.444 has. a difference of 63.486 has.

The tables on the next page shows the proposed Comprehensive Land Use
and Zoning Distribution and the comparison between the proposed and the existing
land use and the land area it covers.
Table XV.
PROPOSED COMPREHENSIVE LAND USE
AND ZONING DISTRIBUTION
DESCRIPTION AREA/SQ.M. AREA/HA PERCENTAGE
Residential 1 169,558 16.956 0.36 %
Residential 2 20,726,783 2072.678 44.51 %
Residential 3 1,120,864 112.086 2.41 %
Residential 4 356,165 35.617 0.76 %
Commercial 1 1,029,943 102.994 2.21 %
Commercial 2 1,182,597 118.260 2.54 %
Commercial 3 3,921,896 392.190 8.42 %
Industrial 1 1,667,278 166.728 3.58 %
Industrial 2 3,700,851 370.085 7.95 %
Institutional 578,099 57.810 1.24 %
Parks & Playground 1,227,480 122.748 2.64 %
Cemetery 1,246,150 124.615 2.68 %
Utilities 1,031,536 103.154 2.22 %
Creeks & Rivers 340,800 34.080 0.73 %
PUD 8,270,000 827.000 17.76 %
=============== =============== =========
Total Land Area 46,570,000 4657.000 100 %
*Based on the Finalized Proposed Land Use Plan Maps
*Total land areahas been changed as per DENR-LMB certification dated July 17, 1996.

Under the proposed land use plan, the land use allocation for commercial
use increases because of the provision of CBD which is viable within the periphery
of Bgys. San Dionisio and La Huerta. These areas are suitable for
commercialization. The existing road networking and the proposed C-5 road
construction leading to Coastal Road and the proposed LRT Line 1 Extension will
enhance development in the area.

There is also an increase in industrial land use since the area within the
periphery of NAIA were already developed as industrial long before this
classification was undertaken.

With regards to the flood control project, the local government has been
implementing a comprehensive program of action for drainage and flood control.
Its implementation is undertaken within the context of available funds. The major
component of the action program are:

a. Regular dredging and drain rehabilitation.

b. Clearing of waterways and rivers.
c. River bank diking in low-lying areas.
d. Bank improvement and drainage system.

The government strategy is to minimize hardships brought about by the

floods by making the public aware of the dangers of flooding and pointing out the
obligations of everyone as regards flooding.
2.5.2 Land Use Strategies

The existing Land Use & Zoning ordinance has been eventually rendered
unresponsive to the sweeping physical transformation with unabated growth.
Evidenced by the mushrooming of commercial establishments. The increasing
demand for basic services shall be established and promote the orderly and
beneficial development of the areas.

Parañaque, with an area of about 4,657.00 hectares is composed of sixteen

(16) barangays divided into two (2) districts. The first district includes Baclaran,
Tambo, Don Galo, Sto. Niño, Vitalez, La Huerta, San Dionisio and San Isidro.
Second district are San Antonio, BF Homes, Marcelo Green, Don Bosco, Sun
Valley, Merville, Moonwalk and San Martin de Porres. The first district is
remarkably devoted to commercial uses while the second one has a predominant
land use in residential as well as industrial.

The proposed CLUP is formulated based on the approved concept or

structure plan. It embodies a proposal for designing and classifying broad but
identifiable separate areas of the city into a functional classes for purposes of
development and regulation.

• Nodal Growth Centers for Commercial

9 Barangay San Dionisio is identified as the new site of Central Business

District which is in the perimeter of the proposed Circumferential-5. This
scheme is strategically sound since it will be the center core of the
City where avenues of approach and mobility will be strongly
established. Barangay Baclaran remains a business district including
broad portions of Barangay Tambo, La Huerta and Don Galo. Areas along
Dr. A. Santos Avenue (Sucat Road) are classified as high intensity
commercial zones except for the existing industrial and institutional
establishment areas along President’s Avenue and BF Commercial Plaza
are classified as medium intensity commercial zones and since Doña
Soledad Avenue of Better Living Subdivision has significantly developed
into a rapid growth of commercialization, it is categorized as medium
intensity commercial zone. Other areas in the inner core of subdivisions
and villages are considered low intensity commercial areas.

9 A satellite City shall be created in the western part of Parañaque, a city

enhanced with residential and commercial complexes comparable to the
best in the ASEAN region. This shall be called ASEANA, an International
Trade Center which shall serve as the new central business district of the
City. The future site is located along the coastal waters of Manila Bay
bordering the city of Pasay and Parañaque. It is strategically located within
the “Sunset Strip” and with the prominent landmarks on business and
tourism. It is some 3 kilometers away from the Manila Domestic Airport
and NAIA, and 6 kilometers from Makati’s Commercial District.

9 With the construction of LRT Line 1 Extension a large high-density

commercial centers are planned in the study area which will place an even
greater pressure on the transportation facilities in the coastal corridor
 serving primarily cities of Parañaque, Las Piñas and Muntinlupa and the
neighboring municipalities of the Province of Cavite, including Bacoor,
Imus and Dasmariñas.

9 Areas along President’s Avenue and BF Commercial Plaza are classified to

be the medium intensity commercial zones provided for the whole
barangay.

9 Since Doña Soledad Avenue of Better Living Subdivision significantly

developed a rapid growth of commercialization it is considered to be a
medium intensity commercial zone.

9 Areas along El Grande avenue and Aguirre Avenue likewise significantly

developed a rapid growth of commercialization it is considered to be a
Special and controlled Economic zone.

9 Some other areas in the inner core of subdivisions and villages are utilized
into low intensity commercial areas.

• Industrial Estates

9 New settlements for low intensity industrial zones are situated in the
vicinity of the NAIA including Vitalez.

9 The inclusion of I-3 uses in the ordinance is for reference purposes only.
This is to determine activities beyond I-2 zone of which specific listings
can easily be accessed. To this effect, the justification of exclusion to the
ultimate permitted usages in I-2 are readily available.

• Residential

Existing residential uses takes place of about 50% from the total land area of
Parañaque. It is reduced to 48% of which the slashed 2% converted to
commercialization. These are classified into four categories: R1, R2, R3 &
SHZ. Settlements of medium density Residential zones (R2) covered largely in
the second district specified as subdivisions and villages. Whereas the high
density residential areas (R3) are congested in the first district.

• Planned Unit Development

In February 1995, the President Task Force on Boulevard 2000 was created,
based on Administrative Order No. 176. The role of Task Force is to
coordinate and integrate development programs and projects in the Boulevard
Reclamation Area. The project, being located at the reclaimed area along the
coast of Manila Bay, is a 1,167 hectare property under the administration of the
Public Estates Authority (PEA). The area is divided into the five (5) islands by
waterways. Parañaque occupies an area of 827 hectares.

Boulevard 2000 provides the opportunity to improve the urban image of

metropolis. It will revive the central Manila as the center of commerce and
 tourism for the entire country to meet the demands and changing functions of
society. In addition, the project will complement and supplement tourism
support facilities. According to developer’s plan an estimated daytime
population is 1.9 million.

• Features and Development

9 To sustain activities in this area, planning for mixed use development is adopted.

9 Between the Manila Bay shoreline and the structures, a green buffer zone, at least
50 meters wide, is open to the public.

9 Upon design guidelines for buildings, signs and so on is applied to retain distinct
quality that project their intended uses and images.

9 This project is phased in accordance with the supply capacity of utilities such as
water and power

• Land Uses

Designated general land uses for the reclamation area aim for the development of a
relatively internally self-sufficient urban sector at the same time provide the larger
metropolitan section with a fresh venue for economic opportunities and other urban
activities. These imply that the area must contain places of work and places of
residence within the site and that complete community facilities must be provided.
Simultaneously, as an integral portion of the larger metropolitan area, what the
development will have to offer by way of opportunities, facilities and amenities must
be contributory to meeting the needs of Metropolitan Manila’s general populace and
be responsive to national goals.

The reclamation area along Roxas Boulevard and the Cavite Coastal Road could be the
answer to precisely meet the particular needs that a pre-planned self-sufficient project
can offer specially because of its size and location. Aside from complementing the
developed areas of Manila, Pasay, Parañaque and Makati, it could spur the up-lifting
and improvement of the affected environs and raise land values. The congestion of the
commercial are of Makati could be alleviated once a comparable area is opened at the
reclamation site. Furthermore, the need for a self-contained shopping mall to service
existing residences of the Cities of Manila, Pasay and Makati exists.
 SUMMARY OF EXISTING AND PROPOSED LAND USES
LAND USE EXISTING PROPOSED AREA REQ'T % TO
CATEGORY (HAS.) (HAS.) FOR PLANNING EXISTING
PERIOD

Residential 2,308.630 2,237.337 -71.293 -3.09

Commercial 549.958 613.444 63.486 11.54

Industrial 532.765 536.813 4.048 0.76

Others:

PUD(Blvd2000 827.000 827.000 0.000 0.00

& Vitalez) -

Parks &
Playground 114.929 122.748 7.819 6.80

Open Spaces - -

Institutional 60.204 57.810 -2.394 -3.98

Cemetery 124.615 124.615 0.000 0.00

Utilities 104.815 103.154 -1.661 -1.59

Creeks & Rivers 34.080 34.080 0.000 0.00

Total Area = 4,657.00 4,657.00