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General Trias Comprehensive Land Use Plan (2012-2021)

Volume 1 - Part II
The Comprehensive Land Use Plan

1.0

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

Vision Statement

General Trias is globally competitive, a center of sustainable


economic activity in the region where God-fearing, dynamic and
cooperative people live in a safe, green, and healthy environment,
with sufficient and modern infrastructure facilities, led by
responsible leaders.

The consolidated mission statement focuses on the LGUs commitment to exercise


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

Mission Statement

The municipal government in its quest for cityhood commits to


exercise good governance, provide basic socio-economic services
and ensure sustainable development.

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2.0

POLICY DIRECTION AND GOALS


VISION ELEMENTS
People as the Society

DESCRIPTORS
God fearing, dynamic and
cooperative

Local Economy

Globally competitive and a


center
of
sustainable
economic activity in the
region

GENERAL GOALS
To develop Gentriseos, to
be more loving, physically
and mentally strong and
responsible people.

To promote
modern
technology
on
crop
diversification that would
ensure food security in the
municipality.
To sustain farm production
by protecting the remaining
prime agricultural lands.
A dynamic and supportive
business environment that
would generate employment
and
attract
globally
competitive and information
technology based industries.

State of Natural
Environment

Safe, green and healthy

Condition of the Built


Environment

Sufficient
and
modern
infrastructure facilities

Capacity and Quality of


Local Leadership/
Governance

Responsible leaders

100

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

General Trias Comprehensive Land Use Plan (2012-2021)


Volume 1 - Part II
The Comprehensive Land Use Plan

2.1. PREFERRED DEVELOPMENT THRUSTS AND SPATIAL STRATEGY


Preferred Development Thrusts
The basic development thrusts of the 2012-2021 CLUP remain as follows:
Sustained Economic Growth

Focus industrial growth into globally competitive, environment friendly and


information technology based industries;
Strengthen the agriculture sector to at least meet internal food security
requirements; and
Enhanced historical and leisure-tourism development.

Improved Quality of Life

Provision of adequate employment opportunities;


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

Guided and Managed Land Development

Optimum land utilization and rationalized re-classification of lands;


Effective land management system;
Regulated and directed urban growth; and
Enhanced urban environment (urban redevelopment, historic preservation, etc.)

Environmental Integrity

Recognition of carrying capacities; and


Protected and enhanced natural environment

Institutional Strengthening

Streamlining the bureaucracy;


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

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

Reversion of lands previously reclassified and zoned as urban uses to


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

Discourage Land Banking or buying Large Tracts of Land for Speculation


There are numerous under-utilized industrial and residential subdivisions
and these should be occupied before new developments are even
considered. The municipal government should impose higher taxes on
idle lands to further discourage land speculation. The implementation of
tax mapping will effectively help the identification of the actual land
utilization
thru the Office of Municipal Agriculture, Assessors and
Treasurers Office.

Intensify Agricultural production


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

Consolidate Built-up Areas


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

Creation of New Ecozones in Strategic Locations


A new site for ecozones is needed and possibly be established in areas
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designated as urban expansion area, and in places where residential


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

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3.0 THE STRUCTURE PLAN


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

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

Tejero-BacaoI-Bacao II Area (CEPZ Expansion)


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

Buenavista I and Buenavista II Area


The declared economic zones in these barangays will likely spur the future
development in these areas, which would be dependent on the amount of capital to
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be infused on the declared economic zones. Likewise, the proposed


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

Manggahan-San Francisco Area


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

Panungyanan - Santiago San Francisco Area


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

New Development Areas (New Growth Hub)


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

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


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

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

The Pasong Camachile I as new Institutional Growth Areas


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

Barangay Panungyanan-Santiago as New Sites for Agri-Tourism


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

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3.2.

Movement Systems
Existing Major Roads

Tejero-Bacao-Noveleta Diversion Road


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

Rosario-General Trias National Road


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

General Trias-Noveleta Provincial Road


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

General Trias-Amadeo National Road


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

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

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

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Proposed Major Roads

Tejero By- Pass Road


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

Antel Bacao Diversion Road


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

CALA East-West Road (Daang Hari Road) or Tanza-Muntinlupa Roads


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

Pinagtipunan - San Juan Bacao - Sta. Clara-Navarro-Pasong Camachile Diversion


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

Governors Drive Diversion Roads


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

Pasong Kawayan II - Buenavista I Santiago Pasong Camachile II Municipal


Road
A new road alignment connecting the different development in the four barangays
will emerge as the new catalyst of development in the central part of the
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municipality. This four-lane road alignment when connected to Tanza at Barangay


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

3.3

Proposed Major Support Facilities


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

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4.0 THE LAND USE PLAN


4.1.

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

4.2

Goals and Objectives


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

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2. To continuously support the development in the industrial areas, tourism and


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

Land Use Planning Approach/Considerations

4.3.1

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

Managing the rapid population growth rate


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

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

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

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4.4

Land Demand: Supply Analysis


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

Table 62 Incremental Urban Land Demand Estimates


Urban Land Type

Demand Generator

Ratio

Quantity

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

Residential

240 sqm/HH

128,927

Institutional

5 ha/15,000 popn

596,463

Light Industrial

0.8 ha/1000 popn

596,463

Medium (incl. AgroIndustrial)


Public Parks
Public Playgrounds

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

596,463
596,463
596,463

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

0.50kg/ capita/
day

773,020,612
kg

Commercial

3% of total builtup Area

3,797.19

Cemetery

2.44 sq.m. (plot


area)/ death

10,109

Estimated total 10
year deaths

4.22

2.4 km/1000
urban popn

596,463

2021 Total
Population

1,431.51

Landfill (0.50kg/ capita/ day)

Urban Roads
Total

35.14

113.92

6,905.83

Source: Authors Computation using HLURB Standards

4.4.1

Supply of Urban Land


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

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Urban Land Type


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

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

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

2,101.22
231.05
127.77

10.00

166.65

112.068
(256.53)
(129.27)

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

(704.85)

596.97

260.19
10.00
4.19

30.45
-

14.07
0.00

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

1,530.58

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

Source: Office of the MPDC


Note:
Details may not add up due to rounding off of figures

116

Proposed
Total Areas

(Has.)
589.02
20.00
71.05

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

Increase/
(Decrease)

3,882.15

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Table 64 Proposed Expansion Area Distribution


Land Use
Category

Additional
Space
(has.)

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

Residential

Commercial

Industrial

Institutional

Parks/
Playgrounds/
Open Spaces

Sanitary Landfill

Eco-Park
Development

Expansion Area
(where to locate)
(Barangay)

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

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

589.02

20

1,530.58
has

Pasong CamachileI
and II
Santiago (portion)

112.07

142.1 has

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

71.05

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

10

30.45 has

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

Intent to donate by the owner,


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

Support social requirements of the


community.

14.07

21.37 hectares is the ten- year area


requirement for sanitary landfill to be
located in the existing controlled
dumpsite and the areas adjacent to
it.

2.8

Is a government owned property


that can be develop for the purpose.

2.8 has.

Pasong Kawayan II

Northern Mixed
Use Areas

Tejero, San Juan II


Bacao I, Bacao II
Navarro

40

Southern Mixed
Use Areas

San Francisco,
Manggahan, Biclatan,
Javalera

20

117

Why

Support services for residential,


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

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Table 64 Proposed Expansion Area Distribution (Contd)


Land Use
Category

Additional
Space
(Has.)

Cemetery

Urban Roads

596.97 has

Tourism

Expansion Area
(where to locate)

San Francisco

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

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

118

Proximity to service area, reduce traffic during


internment.

Reduce decongestion, induce economic


development, reduce environmental aspect like
pollution, inter-municipality/city linkage.
260.19

10

4.5 Land Use Plan

Why

Supportive of the PDPFP, adjoining existing


tourism area, good weather conditions, terrain,
vegetations and near/leading to Tagaytay area.

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

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

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

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

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

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

Greater Poblacion Area


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

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

Commercial Development

Socialized Housing Development


Area

Notwithstanding the above classification, interim agricultural uses shall still be allowed
within the said areas. The said classification is also without prejudice to the provisions
of the Comprehensive Agrarian Reform Law such that lands within that are covered by
CARP are required to apply for conversion from the Department of Agrarian Reform.
The classification of land uses for General Trias in the next ten years considered the
existing and emerging use of land, the projected demand for specific land uses, the
potentials and the limitations of the land and the maximum allowable amount of
agricultural land that may be converted in to other land uses. The Land Use Plan
adopts a conservative approach toward the municipalitys agriculture areas. Its more
productive agricultural lands had to be identified and delineated in the land use plan for
the purpose of preservation. Thus, the classified agricultural areas, comprising GAA,
NPAAAD and SAFDZ, total to 1,889.1 hectares. With 10% of General Trias total
agricultural areas to be converted into other uses, the remaining agricultural lands have
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to become more productive. This can be achieved by having a more dynamic and
technologically advanced practice of agriculture, a more efficient and sustainable use of
resources, and a more active participation from the private sector.
Within the context of HLURB Memorandum Circular 54 (which states that the reclassification limit applies during plan implementation), the LGU now has 188.91 has.
(or 10 percent of its classified agricultural areas) which it may re-classify from
agricultural to urban use within the plan period.
Urban growth shall be channelled toward the Northern and Southern Mixed-Use
Development Area as well as in the Greater Poblacion Area. Land Use Intensity
Control Regulations are herewith adjusted to allow greater intensity developments.
4.5.1 Features of the New Land Use Plan
The land use plan identifies several major areas of development that will have
significant roles to play in the municipalitys development in the next 10 years. Most of
these identified special development zones will have mixed-use land classifications for
flexibility in land use enforcement. The intensity of their use will also be recommended.
The major areas of development are as follows:
Agro-Industrial Development Area
The Agro-Industrial area is the existing commercial piggery farm in Barangay San
Francisco. Located along Ylang-Ylang River, the boundary between General Trias and
Dasmarinas, the AIDA covers about 27.13 has. of land. As the site is encircled by the
New Residential Development Area, strict environmental control measures shall be
observed for the AIDA. Regular monitoring with regards to waste disposal, general
hygiene, air quality, water quality and the like shall be undertaken.
Commercial Development Area
The new commercial development area comprises Barangays Pasong Camachile I &
Pasong Camachile II. This will be the new centers of activity in the eastern half of the
municipality due to the future needs of the residents in the area, aside from the plans
of putting up an industrial zone and residential subdivision development thereat, in
view of the on-going 30-meter Advincula public road and CALA road project of the
national government. It is expected that the new centers of activity will get
infrastructure support and have different roles to stimulate economic activity in their
respective sectors.
Cemetery Area
The new Cemetery Area will be located in Barangay San Francisco. This shall be
developed according to the guidelines of the HLURB. Safety, health and environmental
concerns will be key considerations in choosing a site.
General Agricultural Area
The General Agricultural Area is the remaining area of the previously classified
Agricultural Development Area after deducting the SAFDZ, NPAAAD and re-classified
properties. Allowed uses shall be under the General Agricultural classification of
HLURB. These areas are located in Barangays Navarro, Pasong Camachile I and II,
Santiago, Pasong Kawayan I and II, San Francisco, Panungyanan and Alingaro.
Network of Protected Areas for Agriculture and Agro-Industrial Development

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

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proposed construction of the East West road is expected to improve accessibility in


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

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


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

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4.6.

LAND USE DEVELOPMENT STRATEGIES


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

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

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

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

BASES FOR FUTURE REQUIREMENTS


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

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

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5.0 THE COMPREHENSIVE LAND USE POLICIES


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

Policies on Settlement

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

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

Subdivisions, Condominiums and Economic housing shall conform to the rules and
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regulations of PD 957, Subdivision and Condominium Buyers Protective Law; BP


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

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

Building heights must conform with height restrictions, relevant provisions and
requirements of the National Building Code and other rules and regulations related to
land development and building
construction.
In areas prone to flooding, building height
Legal
Basis
limitations will be more relax to allow two storey or more for construction provided
setbacksofonState
easement
shallProgram
be provided
along, Article
waterways
and erosion prone
Sec.proper
2 . Declaration
Policy and
Objectives
1 of Urban
Development
RA 7279.
areas. TheHousing
zoning Act
ordinance
will provide supplemental guidelines on such requirements
as setbacks, firewalls, open space, building height and bulk, etc.
It shall be the policy of the State to undertake, in cooperation with the private sector, a
comprehensive and continuing Urban Development and Housing Program, hereinafter referred to
as the Program, which shall:
xxx
b. Provide for the rational use and development of urban land in order to bring about the
following:
Equitable utilization of residential lands in urban and urbanizable areas with particular attention to
the needs and requirements of the underprivileged and homeless citizens and not merely on the
basis market forces.
Sec. 9, Article XIII Social Justice and Human Rights of the 1987 Philippine Constitution
The state shall, by law, and for the common good, undertake in cooperation with private sector, a
continuing program of urban land reform and housing which will make available at affordable cost
decent housing and basic services to underprivileged and homeless citizens in urban centers and
resettlements area. It shall also promote adequate employment opportunities to such citizens. In
the implementation of such program, the State shall respect the rights of small property owners.
Section 17 Article IV of UDHA LAW (RA 7279) - tasked the local government units to register all
beneficiaries of socialized housing projects within their jurisdiction.
Section 18 Article IV of UDHA LAW (RA 7279) - tasked the subdivision developers to develop an
area of at least 20% of their housing project into a socialized housing project.
Section 29, Resettlement of Article VII - Urban Renewal and Resettlement, RA 7279
- Within two (2) years from the effectivity of this Act, the local government units, in coordination
with the National Housing Authority, shall implement the relocation and resettlement of person
living in dangerous areas such as esteros, railroad tracks, garbage dumps, riverbanks shorelines,
waterways and in other public places such as sidewalks, roads, parks and playgrounds. The local
government unit, in coordination with the National Housing Authority, shall provide relocation or
resettlement sites with basic services and facilities and access to employment and livelihood
131of the affected families.
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Sec 30, Article VII of UDHA LAW (RA 7279) - tasked the local government to prevent
construction of any kind of illegal dwellings or structures within their respective localities.
Imposition of additional 0.5% tax on the assessed value of all lands in urban areas in excess of
P50,0000.(Sec 43, Socialized Housing Tax UDHA of RA 7279)
E.O. No. 272 (2004) created the Social Housing Finance Corporation to develop and implement
social housing programs for the low income groups in the formal and informal sectors.
Sec. 39, Article V, RA 7279 - Role of Local Government Units for Community Mortgage Program
DENR A.O. 37-96 Revised Rules on Environmental Impact Assessment (EIA) System

5.2

Policies on Production Areas


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

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Industrial Areas
Only light and medium industries, which are non-hazardous and less pollutive, shall be
allowed within the new industrial development area. It is also in this place where the
proposed new industrial zone should be established to boost up prime manufacturing
activity in the municipality and create more jobs. This will be located in Barangays
Pasong Camachile I and II. The proposed construction of the East West roads is
expected to improve accessibility in these areas, since the proposed Tanza-Muntinlupa
Highway East-West road will traverse in these areas along with the on-going
Advincula Highway in Barangay Pasong Camachile 2.
The required easements, vehicular parking areas and setbacks will be strictly enforced.
No residential development should be allowed to develop adjacent to industries, to
avoid conflicting uses unless a minimum setback of 20 meters is provided as buffer
zone. Infrastructure support and facilities will be maximized with the help of the private
sectors and national government.
To protect the environment, strict environmental control measures shall be observed.
The residents should be protected from industries discharging hazardous wastes, dust,
smoke or any other air polluting material that may have detrimental effects on health.
Regular monitoring with regards to waste disposal, air quality, water quality and the like
should be undertaken by the MENRO.
Agricultural Lands
In order to pursue the municipalitys agricultural program and ensure stable food
security, productive agricultural lands should be protected and preserved. This can be
achieved by having a more dynamic and technologically advance practice of agriculture,
a more efficient and sustainable use of resources, and a more active participation from
the private sector. The remaining agricultural lands will be strictly regulated for
reclassification and conversion. Landbanking or buying large tracts of land for
speculation should be discouraged. The local government should seriously implement
the imposition of higher taxes on idle lands to discourage further land speculation or
the reversion of reclassified lands back to agriculture if no development took place in the
property after the issuance of local permits.
Tourism Areas
The tourism zone covers areas in Barangays Biclatan, Javalera, Alingaro and
Panungyanan and portion of the agricultural area of Barangay Santiago and San
Francisco. Its total area is mostly made up of the Eagle Ridge Golf and Country Club.
Some grazing lands and orchard are part of this zone. Because of the absence of any
environmental hazard, this zone is considered to have high development capability.
The municipality should develop and
implement
programs to encourage the entry of
Legal
Basis
investment in tourism and leisure-oriented businesses. Likewise, to protect and enhance
Rule II. sites
Design
Standards
Guidelines
for Commercial
Subdivisions
of E.O. 648
historic
with
tourism and
potentials,
building
of new landmarks
and re-developing
old
- Requires
to comply
on them
the provisions
and block
sizes, roads, shall
sites
should developers
be undertaken
to make
attractivefor
to lots
tourists.
The municipality
pedestrian
waterways,
utilities and
waterassupply,
waste disposal,
also
promote
the municipality
as afacilities
historicincluding
site as well
an excellent
location for
drainage
system
and
power
and
communication
system.
business hotels, restaurant, resorts and sports center and the like.
Rules and Regulations of Article IV of E.O. 648 for Industrial subdivision shall be complied
by the developers, in particular to design standards for lot and block sizes, roads, buffer
requirement for complicating land uses, parking spaces, transport facilities, service utilities
from water, drainage, sewage, solid waste, power and communication facilities.
R.A. 10121 (DRRM Act 2010) and R.A. 9729 (Climate Change Act ) respectively, to be
implemented
DENR A.O. 37-96 Revised Rules on Environmental Impact Assessment (EIA) System
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Sanitation Code of The Philippines (PD 856)


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

5.3

Policies on Protected Areas


Easements of Public Use
Pursuant to the provisions of Water Code (PD 1067), the following easements shall be
observed:
1. The banks of rivers and streams and the shores of the seas and lakes
throughout their entire length and within a zone of three meters in urban areas, 20
meters in agricultural areas and 40 meters in forest areas, along their margins are
subject to easement of public use in the interest of recreation, navigation, floatage,
fishing and salvage. No person shall be allowed to stay in this zone longer than what
is necessary for space or recreation, navigation, floatage, fishing or salvage or to
build structures of any kind. Since this municipality was classified as highly urban
areas by virtue of Provincial Executive Order No. 96 last August 1, 2007, the
requirement of three meter easement shall be imposed on all types of lands.
Parks and Green/Open Spaces
A network of parks and open spaces will be identified and should be protected from
being utilized into residential, commercial, industrial and other uses. All residential,
commercial, industrial and mixed-use subdivisions, having a total contiguous land area
of 10 hectares or less are required to provide tree planted strips along its internal roads
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having a spacing of not more than 10 meters per tree. Likewise they are being
mandated to provide 30 percent of their total land subdivision area for open spaces.
This must be sustained to provide abundant stockpile of open spaces for future parks
and recreational venues for the use of the general public. All non-conforming uses
shall be subject to the mitigating measures to be provided in the Zoning Ordinance.
Road Easements/Setbacks and Buffer zones
Presidential Decree 705 or the Forestry Code mandates a 20-meter regulatory
setback from the edge of the ROW of national roads. DWPH road standards, on the
other hand, provides minimum setback from the ROW of major thoroughfares of 10
meters for residential, 20 meters for commercial, and 30 meters for industrial. This shall
be strictly followed and accordingly incorporated in the Zoning Ordinance.
Building setbacks shall be considered as buffer yards and shall serve as buffer
locations, at the outer perimeter of a lot or parcel. In no case shall buffers occupy public
or private street rights-of-way. Whenever necessary, buffers shall be required to be
extended and/or provided with planting materials in order to alter negative conditions
such as noise, odor, unsightly buildings or danger from fires and explosions.
Landscaped buffers with suitable foliage are encouraged. Buffers are part of yards and
open spaces and in no case shall buildings encroach upon it. It may, however, be used
for passive recreation such as gardening, pedestrian trails, etc.
The municipalitys easements/buffer zones are to be protected from pollution and
encroachment. Establishment of a mechanism to identify and recover easements along
the major rivers as well as setbacks planned expansion of its urban area are to be
placed. Efforts to delineate and recover easements and setbacks are to be made, in
anticipation to the need for increased commercial and industrial activities brought about
by the influx of investment in the municipality.
Protected Agricultural Lands/SAFDZs and NPAAADs
The municipalitys agricultural lands shall be kept in a productive state. Areas declared
as SAFDZ and NPAAAD shall be conserved and preserved. These protected
agriculture and fishery lands shall not be converted into urban land uses and those
agricultural lands outside SAFDZ shall also be protected from illegal and irrational
conversion. Reclassification guidelines will strictly follow the provisions of AFMA Law,
the Local Government Code of 1991, and the Comprehensive Agrarian Reform Law,
among other laws. Reclassified agricultural lands, if undeveloped for a period of one
year upon reclassification, shall be reinstated to agricultural classification.
Rivers/Creeks
All developments shall undertake the protection of rivers, streams, lakes and ponds from
sedimentation and erosion damage. Municipal and industrial wastewater effluents shall
not discharge into surface and groundwater unless it is scientifically proven that such
discharges will not cause the deterioration of the water quality. Easements shall at all
times be observed along the banks of rivers and streams and the shores of the lake
throughout the entire length pursuant to the provisions of the Water Code of the
Philippines.
Environmentally-Constrained Areas
These are areas that occupy environmentally sensitive land (e.g. susceptible to
flooding, unstable plains, areas near rivers and creeks, low-lying areas and proximity
to source of air and noise pollution). In order to ensure public safety, development will
be prohibited in environmentally constrained areas, unless, otherwise provided with

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

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

River

DENR A.O. 97-05 will be implemented by respective offices to ensure compliance of


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

Easement/Bufferzone

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

Historical Site

Par(xi) (2)(b) Sec.17 Basic Services and Facilities, Local Government Code (RA 7160)
Local government units shall likewise exercise such other power and discharge such other
functions and responsibilities as are necessary, appropriate, or incidental to efficient and
effective provision of the basic services and facilities enumerated herein.....(xi)Tourism facilities
and other tourist attractions, including the acquisitions of equipment, regulation and supervision
136for such facilities.
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Barangay Micro Business Enterprise Act of 2002, RA 9178 and Municipal Investment
Code of 2008
Sec 2 of Tourism Act of 2009 (RA 9593) - The State declares tourism as an indispensable
element of the national economy and an industry of national interest and importance which must
be harnessed as an engine of socio economic growth, cultural affirmation to generate
investment, foreign exchange and employment, and to continue to mold an enhanced sense of
national pride for all Filipinos.

NPAAAD and SAFDZ Lands

RA 8435 Agriculture and Fisheries Modernization Act of 1997


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

5.4

Policies on Utilities, Transportation and Infrastructure Areas


Utilities and Transportation

All developments shall not cause excessive requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare of the
community. All development shall exhibit that their requirements for public infrastructure
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such as roads, water supply and the like, are within the capacities of the system/s
serving them;
Major, high intensity facilities such as commercial-residential buildings having four floors
and above, shopping centers, schools, universities, industrial estates, and/or other
similar developments that are required to provide 20 or more vehicular parking slots by
the National Building Code, shall be required to submit Traffic Impact Assessments
which shall form part of the requirements of the Locational Clearance;

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

The internal drainage systems of developments shall be so designed as not to increase


turbidity, sediment yield or cause the discharge of any harmful substances that will
degrade the water quality;

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

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

As flood mitigation measures, a number of projects shall be identified to address


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

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

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

Telecommunication firms should increase their system capacity to improve the


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

All developments which attract a significant volume of public modes of transportation,


such as tricycles, PUJs, buses, etc. shall provide on-site parking for the same. These
should also provide vehicular loading and unloading bays so as through street traffic
flow will not be impeded;

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

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

Establishment of parallel service roads will be required especially to developments


along major roads and in areas where high-density built-up will be located;

Transportation terminals will be strategically positioned in the municipality and


ensure that they will not contribute to congestion of major thoroughfares;

Immediate traffic measures should be strictly enforced in order to ensure an orderly


flow of traffic. Junction improvements like road widening at critical intersections
should be undertaken and introduction of some improvements in the traffic control
system should also be implemented including traffic signals, uniform and standard
road signs and pedestrianization;

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

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

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

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

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

A new site for a cemetery or a memorial park to serve and meet the municipalitys
growing burial requirements has to be identified. Safety, health and environmental
concerns will be key considerations in choosing a site preferably in Barangay San
Francisco. Cemeteries or memorial parks shall be located on the periphery of the town
center or in areas sparsely inhabited and where little hazard to human life or health
could result. The site must be served by a road with a minimum width or right-of-way of
not less than 10 meters. Memorial parks or cemeteries must conform with the land use
plan or zoning ordinance of the municipality having jurisdiction over the project site, the
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pertinent provisions of the Sanitation Code, Water Code, National Building Code of the
Philippines and the design standards and guidelines set by HLURB. The setting up of
multi level or apartment grave sites and a crematorium within the municipality should be
encouraged.
Legal Basis
Provision of Roads-Right-of-Way and setback requirements for subdivision under BP
220, PD-957 and E.O.648 subdivision projects.
Subject to the provision of the Civil Code of the Philippines on Easements of Light and
View under Section 804, Table VIII.2 and Table VIII.3.
DPWH is mandated to maintain road width along national roads
Executive Order No. 621, September 18, 1980, amending the provision of Executive Order
113, as appearing in the last sentence of par. 1, General Provisions, page 1, as amended
to read as follows: National roads shall have right of way of not less than (20) meters,
provided, that such minimum width may be reduced at the discretion of the Minister of Public
Highways to fifteen (15) meters in highly urbanized areas and that a right of way of at least sixty
(60) meters shall be reserved for roads constructed through unpatented public land and at least
one hundred twenty (120) meters reserved through naturally forested areas of aesthetic or
scientific value.
BP-344 An Act To Enhance the Mobility of Disabled Persons By Requiring Certain
Buildings, Institutions Establishments, and Public Utilities To Install Facilities and Other
Devices
Par (a) Article 32. Rule VI, Eminent Domain of the New Local Government Code (RA 7160)
Implementing Rules and Regulations An LGU may , through its chief executive and acting
pursuant to an ordinance exercise the power of eminent domain for public use purpose or
welfare of the poor and the landless, upon payment of just compensation......
IRR of Chapter XIX- Nuisances and Offensive Trades and Occupations of the Code of
Sanitation of the Philippines (PD 856)
Chapter 2, Sec. 17 of the Local Government Code, Basic Services and Facilities; (2) par.
(iv), (vi), (viii) and (x).

Sanitary Landfill

Ecological Solid Waste Management Act RA 9003


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

Municipal Eco-Park

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

Cemetery

Par (2-x)(b)(2) of Section 17, Basic Services and Facilities, Chapter 2 Gen. Powers and
Attributes of Local Government Units RA 7160 mandated the LGU to provide public cemetery.
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DENR A.O. 37-96 Revised Rules on Environmental Impact Assessment (EIA) System
Sanitation Code of The Philippines (PD 856)

Quarry

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

6.0 PRIORITY PROGRAMS AND PROJECTS


IMPLEMENTING
AGENCY

SCHEDULE OF
IMPLEMENTATION

National /Private

2013-2016

Boost economic g
the area and impro
travel time

2. Implementation of Pamayanang Maliksi


Sampalukan Road

Local

2013-2014

3. Construction of By-Pass Road


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

Local/DPWH

2013

Local/DPWH

2013

Local

2014-2017

New access road a


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

PROJECT TITLE

EXPECTED OUT

INFRASTRUCTURE AND UTILITIES


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

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6. Construction of Pinagtipunan-Sta. Clara


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

Local/DPWH

2013-2014

Local/Private
Developer

2013-2014

8. Construction of Sta. Clara-Vibora Road


(L=171 m.)

Local/DPWH

2014-2017

AGRICULTURE
9. Establishment of Plant Nursery

Local

2013-2017

10. Establishment of Animal Impounding


Area

Local

2013-2017

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

14. Construction of New Jail Facility in a


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

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

Reduce traffic cong


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

New access road li


Poblacion

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

Animal welfare and


absence of stray an
in the streets

IMPLEMENTING
AGENCY

SCHEDULE OF
IMPLEMENTATION

Local

2015-2017

Local/Private

2013-2017

Local/Private

2014-2017

National

2013-2014

Local/National

2013-2021

National

2013-2014

Ensure safety of

National

2013-2014

Ensure safety of

National

2017

Ensure safety of

National

2017

Ensure safety of

Local

2013

Local

2013-2021

Quick response
calamity and eva
Effective solid w
management

IMPLEMENTING
AGENCY
Local/Consultant

SCHEDULE OF
IMPLEMENTATION
2013-2014

Local/DPWH/
Private

2013-2021

EXPECTED OU

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

EXPECTED OU
Approved plan fo
improvement
Flood free

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b. Manggahan-Biclatan (3,000 lm.)


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

GTWC/Subdivisio
n
Developers/
Private/LGU

25. Regreening of easements, erosion prone


areas, parks and road shoulders

Local/DENR

2012-2021

Green landscap
Minimized erosio
banks and creek

Local

2014-2016

Local

2013-2021

Holding area for


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

Local

2013-2014

Improved health

Local

2012

Improved educa
facilities

IMPLEMENTING
AGENCY

SCHEDULE OF
IMPLEMENTATION

Local

2014-2015

LGU/Private
Developer

2012-2021

LGU/Private
Developer

2012-2021

Local

2013

Local

2014-2015

Local/DPWH

2013-2021

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

HEALTH
28. Construction of additional 91 Health
Centers

2015-2021

Treated sewerag
septage

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

143

EXPECTED OU
Improved tertiary
education

Improved public
elementary scho
classroom ratio

Improved public
school student-c
ratio

Playground area
evacuation site
Area for recreati
evacuation site

Hazard free and