Comprehensive Land Use Plan 2011 - 2030 Ae QUEZON CITY @Chapter! DEVELOPMENT FRAMEWORK ‘This introductory chapter sets out the rationale for the current effort to re vise the existing Comprehensive Land Use Plan of Quezon City. On the surface, the heed for such a fevislon stems trom the ssmple fact that the time frame of the cur- rent CLUP is expiring this year, 2010. The year 2010 also saw the change over of the city’s leadership from the 3-term Bal monte Administration to the first term of Mayor Herbert M. Bautista, Although the new leadership does not represent a radi cal break from its predecessor, change Is Nonetheless inevitable and the Bautst ‘Administration needs the revised plan te et a good grip of fuse growth and chang Ina more profound sense, the need for n revision is dictated by developments changing paradigms in the city's broader national and regional context. The planning and development of Quezon City must nbt proceed in isolation, Ik must con: sider the developments in the broader national and regional context of which the City isan ingegral part. The growth policies of the City shall likewise be guided by pro: valling policies as embodied in higher level plans. For this purpose, the relevant provi sions of selected national and regional plans, namely, the National Framework for Physical Pi the National Urban Development and Housing Framework, aud the Physical Development Framework of Metropolitan Manila are briedy re 1.1 Quezon City in Its National and Re- gional Context 1.1.1 National Framework for Physical Planning (NEP) (2001-2030) The overall long-term physical planning challenge that the NFPP ad. QUEZON CITY COMPREHENSIVE LAND USE PLAN 2011-2030 Adresses is to provide policy guidelines of the towards the envisioned gro» country in a manner that Is efficent equitable, and sustainable, It isa con cern that ls rooted on the fundamental condition that the country seems to he lociged in ~ that of limited physical and urces in the face of in w to unprece creasing demands from a popul that continues to ge dented love's The framework provides for the Land Use Policy guidelines covering the four (4) major land use compe emis of Settlements Development, Production Land Use, Protection Land ind Infrastructure Development Major issues and concerns and corre: sponding, policy options in planning far each component were defined in he framework Settlement Development This fo cuses on the spatial distribution of shelter, its support infrastructure networks, and services. Itis also con cerned with the interrelatioaships of settlements as they develop and estab- ish functional linkages based on their respective resource endowments and comparative advantages. Some pol jes under this title that are of rele vance to Quezon City include (a) tx formalation of town and city plans with close attention paid to Improving opportunities for eco nomic growth, delivery of vices, and the overall quality of lie; (b) To accommodate future growth such options as urban renewal/ redevelopment, assisting small towns to grow, metropolitan ar ment, opening new towns/ cities, and inflling vacant lands or Increasing densities in-built up areas shall be considered depend ing on the local situation;[e) Addressing the problem of informal settle ‘ments through such approaches as direct allo- cation of affordable housing, improving accoss to unutilized land, encouraging mixed use and higher density developments in selected ar~ fas; and improving infrastructure support to ‘existing residential areas; and Avoid. locating, residential developments. In hhazard-prone areas and reduce carbon foot- pints of residential areas by encouraging planned mised use developments, increased transit use, pedestriantzation, and) culcural/ historical preservation in large urban centers. Production Land Use, The primary objective of planning for this land use is to determine the most efficient and equitable manner of utilizing and man- ‘aging land resources so that there is adequate and accessible space for sustainable food production, forest and mineral resource extraction, industry and tourism, with the end in view of meeting the material and other requirements of the population Relevant policies have to elo with: (a) Identifying and delineating potential tourism. areas and promoting the development of these areas by providing infrastructure support giving due consideration to their socal and ‘environmental impacts; Reviewing the performance of existing indus- trial areas and exploring alternative uses of ‘non-performing ones; and ‘Adopting and implementing land use policies ‘and zoning regulations that encourage the use of disaster mitigation and environmental pro tection measures that are embedded In the production process Protection Land Use. This refers to the con servation and management of senstive/ critical eco: systems to preservo their integrity, the rehabilfta tion of degraded resources to allow thens to regen erate, and the identification of environmentally constrained areas and limiting access to these areas to protect the human population from environ: mental hazards. Salient protection policies include: (2) Delineation and demarcation of protected area boundaries to prevent confusion and contlict ‘among affected segments of the population; and Intensifying information, education and com ‘munication campaigns to instill in people the value of protecting certain resources and of disaster preparedness. ert Seer) built-up eavironment that allows sumption and service activities to take place structure developmont in the NFPP covers fi sectors | transportation, communications eng water resourees and social infrastructure Sele infrastructure policies of relevance to (2 Promotion of inter-modal transportatio tems, taleing into account compat nomic feasibility, comparative advant linkages to faclitace smooth transfer of and goods between points; Prioritizing projects thet allo ‘cess to haste social and development ‘while eatering to the productive sect market-based industry putting the population into the mainstream of sust development and Incorporating disaster mitigation pring Infrastructure development. “These national policies shal inform the hing and management of Quezon City’s physi development over the long time horizon. 11.2 The National Urban Development and He Framework (NUDHF) 2009- 2016 In the near term the direction of urban Urban Development and Housing, Fran ‘mandatee by the Urban Development and Hom ‘Act of 1992 (RA 7279).The current National Development and Housing Framework (Nl 2009-2016) isan update ofthe previous fa (NUDHE 1999-2004) ‘The Framework envisions for the co urban system that facilitates economic growth velops and strengiliens local comparative tages, and significantly improves the quality ol ofits residonts, ‘The three (3) basic chemes that form as st ture of the Frameworic consist of: (2) urban tem; (b) housing and communities; and (¢ ance. The first theme is divided into two themes: urban competitiveness and poverty tion; the second, into housing affordability and livery and sustainable communities, and. the into. performance-orientod governance, To wate:‘The urban system Days @ nator role in the economic develop- Iment of the county. Given increasing giokat Inogrtion, the extent to which tae tes that comprise the urban system can ply this role Aepends on their competitiveness relative to bother cies ofthe region andthe world. ‘The continued relatively high poverty incidence in the country is a di- ‘eet result of the lack of pro-poor economic ‘growth, As concentrations of economic activ= ‘ity, etias can serve as agents of poverty reduc- tion. Housing affordabiite and delivery. A sig ‘ant part of the problem plaguing the bousing sector in the country is the lack of afforda- bility, The fundamentai solution to this prob- Jem is again rooted in economic growth, which Drovides employment and income te house folds; which, in turn, can increase afford bility levels. In the short-mediam term, in- creasing the availabilty of housing credit and financial resources as well as lowering the ost of land and housing production can make asigniicant difference Communities need ‘combination of function and amenity based on acceptable environmental standards. They ‘need to be sustainable by providing minimum service standards as well as from the paint of lew of giobal climate change. Performance-ortented governance. Govern- nce cuts across all modules, Itis the key to Improving urban competitiveness and poverty eduction, to providing shelter, and to the de- ‘velopment of sustainablo communities. Im proving efficiency, reducing wastage and cor- Fuption, and improving coordination across all layers of bureaucracy are needed while taking into acount the decentralized structure of government. ‘The Framework is intended primarily as a guide to the formulation and implementation of “plans. programs and activities (PPAS) af both local and natiorsal government through its strategic ree= ‘ommendations. Recommendations are organized according to the themes and modules as follows: Forurban competitiveness ‘= Improve national competitiveness by increasing productivity and eifciency of turban industrial regions. Build on exist- ing strengehs in manufacturing and pro- ducer services. Focus export-oriented ‘activities in core export areas which are potentially globally competitive. Support development of strategic clus- tors: enhance value added of existing clusters, support local promise, orient development planning, research and data collection to clusters. Inersase Metro Manilats attractiveness as a global service center and visors’ destination hy improving basic func tions, addressing traffic congestion, mo- bility, pollution, ete, - essentially taking steps to demonstrate that the city works ‘Support IT enabled services to further enhance the country’s competitive ad- vantage Inthe sector: # Support the tourism sector and its re gionsal/urban-rural linkages. 2. Povertyalteviation # Urban-rural linkages = Recognize and enhance rural-urban linkages of poyerty alleviation to im prove labor mobility and increase the sharing, of market information among rural producers and urksan consumers + Population management ~ Encourage smaller size families. and tvelihood Support human respurce and livel: hhood programs aimed at poverty alle vation. + Increase entrepreneurial opportunities for the peor. 3 Housing affordability + Local regional planning Link local land use/physical and com- ‘muntty development plans with indus- uy/local employment generating in- vestment programs. ‘© Land aceess and management Provide incentives to unlock land for affordable housingWirth esac ee Provide and encourage access to land for affordable housing, ‘= Explore promising financing sources and schemes + Increase funding and other resources for proven and key housing programs and institutions. Streamline housing development transaction processes; reduce transac tion casts and protect housing consum- 4. Sustainable communities + Use market-based incentives and disin- contives to provide public amenities to supporturban land use objectives. Sustainable planning/green building Review and revise traditional zoning and encourage sustainable and private sector initiatives through performance and service standards. ~ Anticipate and encourage sustainable development and building practices in local and metropolitan development plans and other ordinances. Continue to build capacities of LGUS in development and land use planning, ‘Integrate climate change adaptation and disaster risk management into commu: nity and regional development. 5. Performance-oriented governance + IRAbased incentives - Provide incentives for LGUs to be less IRA dependent and to mobilize their own revenue source; encourage LGUS to tap innovative financing schemes. += Horizontal implementation) + Strengthen LGU capacity building in strategic planning, investment pro: ‘gramming, budgeting and implementa ton linkages. linkages (plan. * Interagency coordination ~ Improve vertical coordination among levels of administration (national, re- ‘glonal, provincial and city/municipal) + Transparency and accountability = Increase accountability of LGU and private sector; inerease process trans- Parency to minimize opportunities for corruption; support private-public Sees partnerships in project implementa tion, * Encourage and support performance based local governance. + Interlocal coordination = Support metro (Interlocal) jurisdic: tional cooperation; provide real in- centives to interlocal cooperation; harmonize legal and service manage- ‘ment mechanisms among metropoli- tan LGUs. 1.13 Towards a Humane World-Class Metropolis > A Physical Development Framework Plan for Metro- polizan Manila (1996-2016) The Physical Framework Plan for Metropoli= tan Manila for the period 1996-2016 envisions Metro Manila as a humane, world-class me- tropolis renawned for its livability, economic vitality and socio-cultural exuberance, It also positions Metro Manila as the center of a growth polygon wich will influence the creation of socio-economic opportunities for areas beyond ‘metropolitan bound: To achieve the vision for Metro Manila, the Plan adopted a strategy of development based fn selective specific policy zones consisting of areas with varying stages of development. ‘These poliey zones are () Regeneration Development Areas (RDA), ‘These are zones within the urban centers, mainly the inner core, where new construc ton and expansion of factories, higher educa- tional institutions, among others are to be contained. Activities proposed for these zones include regeneration, redevelopment and preservation. (b)Suburban Development Areas (SDA). These ‘are zones located in the intermediate and outer cores of Metro Manila where planned development especially for shelter or hous- ing is encouraged subject to local zaning regulations and environmental laws. (©llehan Promotion Areas (UPA) ‘These are zones located in the intermediate and outer cores of Metro Manila. wherein industries may be promoted In order to serve as al natives to activities which may no longer be feasible in the RDAS. These areas are also treated as redevelopment areas where struc tures and land use could be changed to other suitable activities consistent with the pre red development thrusts(e) Urban Control areas (LCA). These are zones cxtensively residential and commercial in ature and ivhere land supply is considercd fhausted except for some pockets of idle lands which are already intended for furure development. New or additional. develop- ments are better deferred since they pose a strain on existing amenities and facilities. Preferred ectivites are addition of basic ser- vices enhancement of facilities and utilities and establishment of sound environmental management programs Environmental Preservation Areas (EPA). ‘These are canes which are environmentally sensitive and where limited land use activ ties could be allowed, ‘The foregoing zones designated in the Met rpolitan Framewore Plan impinge on specific areas of Quezon City a follows: the area south of "BSA falls under Regeneration Development Ar- ‘eas (RDA), the portion north of EDSA which is Aatgely within the boundaries of District It be- ngs to Urban Control Areas (UCA) al the Trian _#le areas to befor Urban Promotion (UPA), the La “Mess Dam together with the fultiine and the riv “ers belong to Environmental Preservation Areas and the Quezon Memorial Circe as the _ Tourism Development Area (TDA). These macro ones are ky and large consistent with the strategy and land use policies that are dis- sd in detail in this Revised Comprehensive € Use Plan of Quezon City (2010 Edition) y time horizon of the present Comprehensive » Plan (CLUP) ends this year, 2010. From the was approved in 2000, significant trarsforma- taken place in terms of the pattern, direc- {intensity of change in the physical onviron- tne city. These changes are discussed fully in ter’. factor that has made the plan revsion isthe geverl election tm May 2010 that the chnge ever rom one administration to this revised plan the now leadership can pownership over such a vital document that Re seanew guidepost to help them direc the they towards the prefered scenatio as orsitene, factor that has pushed the need for ft the fromt yard is the growing and feoncern for disaster risk reduction and adaptation. The clamor for a revision of te current voning ordinance, for example, was raised by soveral sectors of the city’s constituency iwho had experienced weather-related disasters whose severity ‘was yet unheard of in recent memory. The passing of two laws, the Climate Change Adapration Act (RA 9729) and the Disaster Risk Reduction and Manage- anent Aet (RA 10121), bas made it mandatory for all local government units to mainstream disaster isk roduetion and management (DRAM) in all local gov- ernment systems and processes. For its part, Quezon City has taken the decisive move to make its CLUP, CDP, and all subsequent detailed plans and programs DRRM-compliant Chapter 2 PHYSICAL DEVELOPMENT CHALLENGES ‘This chapter highlights the issues arising from observed changes in the way land is being occupied nd utilized within the territorial jurisdiction of Que- 4uon City, Tae obsorvations wore initially made from aerial photographs taken in 2003 and 2009. Additional Information was then sought from other sources whenever available. Measurements were done elec: tronically the form of background information as well as explanations and implications of the observed ‘changes, were based on local knoviledge, the analysts being either residents of, or are thoroughly familiar with their respective areas. Further validation on the ground was made whenever the occasion called for it The observations are classified undor the basic urban land use categories, namely, residential, com: mercial, industria, Instieutdonal, lafrastructure and utilities, and parks and open spaces. (See Annex 1.) ‘The table at the end of the chapter summarizes the ‘changes in each of the land use categories. The rest of tvs chapter provides a discussion of the observed changes. 2A Residential Land Use fm 1972, residential communities comprised about 2196 of the City’s urban area. with the southern ha (District | IL & 1V) being extensively occupied. in the northern half, meanwhile, residential areas were concentrated in the western part and linearly Incated along major reads like Quirino Highway from Balintawal to Novaliches anu along Tandang Sora Ave- nue from Quirino Highway to Commenwoalth Avenue Av the eastern half of upper Quezon City, Fairview Sub- vision had yet ta develop as a new satellite come nity Residential growth continued its northyrard spread so that by 1985, now communities had estab-eiicn lished inwards rom both sides of Quiting Highway and Tandang, Sora Avenue. However, a faster pace can be observed along Commonwealth Avenue {which, by then, was of more improved cone tion, widened and concreted) where large-scale residen: tial dovolopments have taken place, like Filinvest Homes, Don Anco: io, BE Homes and Mapayapa Sublivision, Lagro served as the nevr satel lite community in that part of the city integrating the linear growth from Quirino Highway on the west to that along Commonwealth Avertie on the east, even as large tracts af land in the mid-section of the district remained vacant due to poor accessibility. The south: ‘ern parts of the eity meanwhile had grown inwards through in-flling, diminishing what used to be pockets fof vacant land in the inner ateas, iy Resldentia! Map 2003 In 2009 residential development increased with the opening of new subdivisions in District II particu larly in Capitol Arca, Tandang Sora, Fairview and Sauyo. Moreover, the conversion of former inchstrial lots into residential areas such ais these af Sierra Vista In Bay. Nagkatsang Nayon and Circulo Verde in Bay Bagumbayan, contributed to the increase, Other con tributing factors to the growth of residential land use are the conversion of the commercial areas In District 1 particularly ia Byy, Maharlika and Lourdes, the miittary camp, and a por- tion of La Mesa Reservoir reservation Into a housing project. Densification of residential areas was also noted in 34 harangays of the city from RL to RZ and R3. Residential lots in RI wore converted ints multiple dwelling units Like towshouses and apertiments. In R2_ zones. structures were converted into movlim-rise buildings, Conversion of residential lots into commercial use is also evident in the linear expansion prevailing in Disitict | and District Il frora R2 or KS to C1: this Is atiributed to the opening of naw Bas oe eee eT roads and the improvement of Another notable change is the deterioration of Some of che city’s old residential areas located in Galas Laloma and Project 4, This is atteinuted partly fo che abe sence of property owners who had felt for other places and en trusted chete property to caretakers, Another reason is the subdivi sion of some hig properties into smaller lots, thus miake ‘ng it dificult to consolidate theso again for purposes of undertaking commercially viable redevelopment projects ‘yg Residential Map 2009 With the city’s vast area of vacant spaces particu larly in District I proliferation of informal settlers is also evident in almost every available lot, be it pri vately or government-owned, or even along water ways and other high risk areas, Overall, resident land use coverage increased from sn area of 4,251.87 hha. in 2003 to 4,403.68 ha in 2009, 2.2 Commercial Land Use Commercial establishments in the city have the tendency to locate in areas accessible from residentialHence, ribbon type of growth has heen the dominant [feature of commercial development in the city. Ale | though not entirely undesirable, such type of develop: ‘ment leads to traflic congestion. in 1972, commercial strips along major roads mosily concentrated along Queron Avenue and Bonifacio Avenue. Only the Cuban area particularly janota Center could be considered a more prominent imereial node in the ety. Smaller commercial cen =f neighborhood scale usually established around lic markets could be found throughout the devel residential areas in southern Quezon City, at the fk market area, at Munoz Market vicinity, and tNovaliches Proper ‘This type of land use occupied merely 0.88% of Gitys urban arco, With the introduction of the ing center” type of commercial establishments ‘mid 70's, activity in Cubao increased, followed Gay in the northern area and at Broadway Cen- in New Manila in the 10's. In 1995 more com- nodes emerged such as at Sta. Mesa where SM int i5 jocated and at Capitol which is being ‘by the Gatesco Center. Simultaneously inten jn and continuing linear spread took place the popalated districts so that by 1995, com [areas share had trebled to 2.93% of the urban ‘the year 2000 additional commercial areas Fulrview (SM City site), North Triangle ner (where MRT 3 main depot is located), cod Cyberpark. the country’s tree trade tion technology at Bagumbayan where ters of IDM and Citibank are located. evelopment in the city procueded at o thereby increasing its 6.26% in 2009. ‘This was ty the intensication percial activites within rosi- pl indusiril areas, in addi ‘commercial zones, ofthe ity In District along roads cate- ental slong Exam Dituazon, Road 20, 8, Del Moate and es Commercial) estab= panstied also in NS rend was seen in Dablia, San Mateo-Batasan and Suenamar Roads, Avenue, Fairview Extension, Quirino Highway, General Luis and. Re gelado Avenue. District Il commercial intensification Was noted along Molave Sect, Kavierville, Esteban ‘Abada, 20 Avenue, Liberty and Main Avenues, Magin: hhawa, Set. Chuatoco, Ybardotaza, V. Luma Extension and Kitanlad Street. In industrial areas intensification of commercial activities was seen at the portion of Ugong Norte adjoining the Libis Cyberpark. Ribbon-type development is still the dominant feature of commercial development combined with the intensification and continuing linear spread at the citys major avenues and areas with distinet features, In 2009, major (and developments had taken place wnith the promotion of mixed use development sup- poried by high impact infra projects. This trend is Changing the character of commercial [end use from linear ts nodal or concentrated form. Commercial land tase is seen to increase in absolute and roiative terms due to continued conversion of residential areas into commercial uses. “The construction of the LRT station in Cubao and the alignment of elevated tracks along Aurora Boule- vard, however, contributed to the deterioration of the area and the gradual closure of small retail and ser- vice shops franting Aurora Boulevard Novaliches Proper and the Quezon Institute com pound are two areas that faled to develop according to their intended use or reuse due to narrow streets which are not conducive to Intensive commercial ac- tivities, 2.8 Industrial Land Use From 1995 to 2000, a decrease in industrial de- velopment was observed in the city due to the national ‘of Industral Map 2009Pera eye ier policy on dispersion of big industries to areas outside Metro Manila, Industrial development remains con: fined at the city's traditional Industrial yones such as alinatwak, Novaliches and Libis due to thel= prox: Imity to the industrial areoe of adjoining cities, aloo. can and Pasig City. [n Libis, areas zoned as industrial are now being converted into commercial use taking advantage of the spillover effect ofthe recent davelop. reat of Eastwood City. This conversion trend has led toa diminishing share of industrial use from 3.99% in 2003 to 3:80 in 2009. It is perceived that industrial areas would continue to decrease Industrial development in the Balintawak area vill however, continue for some more time dus to the evelopment of several major roads that link i to the seaport and the North Luzon Agro Industrial Beonomie Center (Subie and Clark). For its part the Payatas ares hiss become a viable place for light Industries due to the econaries generated by the existing dumpsite, particularly those related to materials and energy re. covery, 2.4 Institutional Land Use ig atttiona Map 2003 Anstivutional areas in 1972, constituted 2.41% of the city’s urban ares, concentrated mostly in District 1, and 1V particularly along East Avenue nd the Ellip- tical Road. These are national agencies (10, $85, BIR, DA, DAR) and government medical institutions (Heart Center, Fast Avenue Medical Center) that have already heen established since then, ‘The large tracks of land ‘occupied by major wniversities/colleges like the Uni versity of the Philippines, Ateneo de Manila University sand Miriam College alsa fore part of the traditional Institutional zone, Adding to the inventory of institu ‘uonal areas are those occupied by at least $88 public and private schools (pre-school, elementary and sec ondary levels), 87 colleges and universities including, vocational and technical schools, 62 public and private hospitals, 61 health centers, 130 barangay halls, 12 police stations, 19 fire stations, 125 churches and chapels, and 67 government offices/agencies In recent years various institutional lots were converted into commercial and residential. The Na- onal Government Genter site located! in Diseriet 11s fone of the major institutional zones of the eity that was reduced In sive with the declaration of 150 ha at swesishle as socialized housing site under Presidential Proclamation 134 and another area on the eastside covering more than 100 ha as socialized housing site under Proclamation $207. Similarly, some portions of lindetermined size of UP Campus such as Krus na Ll ‘gashave also been withdrawn, albett unofficially, from Institutional use, With the rapid increase in the city’s population and the resulting growth of residential communities, the need! for support institutions such as schools of all levels. health facilites, and the like, inereased, espe- ‘rally m highly populous District Il. Service providers, hot, government and private, ree sponded to the need. The net effect of this isthe almost negligible increase in the total share of Institutional land use The lands allocated for these latter inst: tutions morcover are severely snade- (quate, Thetr locations were sporadic and lot sizes were below the standard pre- scribed by the national government Lack of sites of adequate size for public schools particularly in District I! coupled With the oxistence of big classes and 2-3 shift class schedules has resulted. n ‘averpapulated schools and poor lear Ing eoneitions ‘Another olservation isthe lack of space for public cemeteries, 5 existing come: fries have already far exceeded! theie capacity end the number of burials is increasing, This resulted in congestion with graves seen spilling inta paths and walleways 25 Physical and Infrastructure Development 2.5.1 Physical Development Built Environment From 2003 to 2009, construction of res dential structures 8 floors and above happened rosily in District IV (20 approved applications for Location Clearance) followed hy District il (12) then District (7), District Ithas the lowestshore (3) in this type of development. Hawever, for low-rise constructions with 1 to 3 storeys, District II came out on top with 6800 applies: tions followed by District IN (1,600) and District 1 (3,500). Distrie IV trailed bebind with only 1,100, From this (rend it ean be observed that urban expansion is taking the form of di tina in the older built up past of the ety (D 4M, and 1) while low density development sil typical in the relatively under-built Distiet et rowed Location Clearances Duiing Conetraction (2003 to 2006) ‘0 8 Disa Toial 6x2 62 ae 1268 THLASO. This tend indicates that District I and some parts of District LIL are suil inthe initial dovolopment stage where new coramunities are boing put up from once vacant tands. In the bolder built-up areas on the other hand, redevel- fopment and transformation towards densifica tion through upwards expansion is the occurring pattern, Land values may also be attributed in places where these higher buildings are opted than low rise structures For commercial developments, the typical retail and service type of activities still dominate ty indicated by the volume of approved applica- tions for location clearences where, from 2003 10 2006, 91% of 1,368 are for low rise (1 t0 3 floors} structures, 8% for medivin tise (4 to 7 floors} and a mere 13 clearances (156) for com morcia| buildings 8 floors atid up. Again, most of these construction projects are in District [V. 77) followed by District 1 (244) then District MI (268). District II where 383 projects are located represents one half of the City’s area that it could be regarded as pro- portionately lower (about 128) than the other istrict totals Approved Location Clearances for commeretl Bull 252 Infiasoucture (2) Road Network ‘he City’s total road length: as of 2009 is 2.241,75 kulometers, an increase of | 32.34 Jems from 2003, Pais was generated by wew subdivisions and multi-dwelling villas de- veloped during the period, located mostly in District Il and District Ui ‘The growth pattern is generally of an Inward expansion from the existing prix mary roads (ie: Quirino Highway, Come tmonwealth Avenue and Tandang Sora Ave: ‘nue) to inner areas where most of vacant Tands are situated. QUEZON CITY ip Baiting Ross Netware Map Comparative Rood Length 2003 and 2009. seancy | recat Ger | 0a F sans | ‘sore voWrenner Caray Extension and inter-connection of main roads also took place, these are: Katipunan Avenue in Nagkaisatig Nayon, South Ze zuartegul Street im Old Balara, Congres sional Avenuo in Culiat. This provided al- terate routes to motorists that decon- gested traffic in parts of the network (Novaliches Proper, Tandang Sora Avenue cornet Capitol Hills Drive, Tandang Sora ‘Avenue corner Visayas Avenue) male cas fer access to interior communities ond ‘opened up landlocked areas for develop- tnereuse/Deerease In ed Lents. ic 1, Nee Road Map Capacity Improvement projects were undertaken to improve traffic flow along Commonwealth Avenue (additionsl 2 lanes both sides), General Luis Avenue (one lane each side) and Payatas (Litex) Road (one lane both sides). Luzon Avenue, from Com monvealth Avenue to Congressional Ave nue and Katipunan Road in Pansol (2 lanes north bound) including the construction of 2 new road segment along Capitol golt ‘course until the Ay-over across Common wealth Avenue under the C-5 project Currontly, road density in the City is at 16.68 lens per 100 hectares (kphh) which is still below the 26 kphh density for a to tally built up urban area, This indicates the presence of undeveloped lands in the City Districts Il and I were noted to have the lowest ratio for primary roads. The inner area hounded by Quirino Highway, Commonwealth Avenue, Tandang Sora Avenue and Mindanao Avenue in Distiet I, Jacks primary roads for direct access to communities. thereat. Other areas experi- fencing difficulty of access due t0 lack of primary roads are Nagkaisang Nayon, Balintawak, Payatas and, in District tl, Old Balara (east side of Commonwealth Ave- ue) (8) Transport Based on the traffic survey on major roads conducted by the MMDA Traffic En pineering Center, EDSA is the most heavily Used road! in the City with 2 total of 2.06 million vebicles per day (mvpa}, followed by A. Bonifacio Avonue with 1.34 mvpd, ‘then Katipunan Avenue (C-5) and Quezon Avenue each with 1.34 mvp. Along EDSA the portion from West Avenue to Quezon Avenue has the highest count at 0.3 mypd While the lowest is at the section from Bago Banuy to Congressional with 0.120 mypd Along Quezon Avenue, the highest volumeaccurs atthe section from BIR Road to El: Aptical Road with 02 mepd ane the lowest _ isfrom D. Tuazon to Banawe at 0.1 mypd. A to type of vehicles, opneys com 9% ofthe total trafic volume while make up 49% Cars comprise 70% While trucks represent 4%. Motorcycles take up 12% ofthe total number of veh “Gesin the strects, For irleycles which ply "the nner areas, the ty’ Tricycle Regula. ory Unit has repstered« total of 24,300 " trleydes cistbted among 150 Trleycle Operators and Drivers. Association (TODA) routes. Light Rail ‘Transtt systems operate along EDSA and Aurora Boulevard each ‘with capacity of 500,000 passengers per day. MRT 3 along EDSA serves from North ‘Avenue to Talt Aveniio in Pasay City (with 5 stations within QC) while LRT 2 on Aurora Boulevard operates. {rom Santo= Jan,Pasig City. to Rizal Avenue in Manila [with 7 stationsin QC}, Extension of LRT 1 from Monumento In Caloocan City to North Avenue via DSA Is about to operate, the viaduct of which has been completed. It will link isith MRT 3 on common terminal. Also, ‘pending fina) approval of the proposal onstruction of the proposed MRT 7 from North Avenue to San Jose del Monte City It Bolacan is about ta commence (0) Utilities "Water Supply end Senerge Syston ‘Water supply in the City is provided by the two coneessionaires of the Metropoli- tan Waterworks and Sewerage System (WSS). The north and west parts of the City are within the concession area of Mayrilad Water Services, Inc while the southeast is under the Manila Water Co, Ine, (See Fig 12) AS [or sewerage, the most common Py 2: Water Supply Connection Areas type is the individual septic tank. Commu rity sewer treatment plants exist only in elder residential eommunitios mostly de- veloped by the then PHHC (now NitA) namely: Roxas District, Quirino 2 and 3, Project 4, 6, and 7, Malaya Housing Project (UP Village, Teachers Villoge, Central, Pin yahan, Sikatuna Villages) GSIS Village, Congressional Village South Triangle. Ka rmuning, Heroes Hill and Phila Subd, (See Fig 13) Maynilad undertook massive: replace ment and rehabilitation of the old pipes which dominate is territory being mosily old communities. Expansion ofits istr'- bution pipelines network te cover newer communities was also undertaken. Frot 2007 to 2008, Maynilad spent more than Php 1 Billion for this effort in various parts af the City under its concession area ‘There are still patts in the City not yet covered by the supply network of Maynilad, These are in Payatas (around‘rg Bulsting Community Sewer Treatment Plants the dumpsite and near the boundary of Rodriguez Rizal), in Holy Spirit (marth part of BF Homes}, in North Fairview and i Kaligayahan (Inner part of Zabarse Subd). Maynilad is currently upgrading its Communal Septic Facilities at Congres- sional Avenue, Project 7 (Road A and Roo: sevelt) and Projact 8 (Logal and Grant) and has plans to bulld 13 Sewerage Treat- ment Plants along Dario Cree San Fran: cisco River and San juan River from 2010 to 2012, ‘Manila Water is currently undertaking. ‘community-wide water pipe laying works in Culiat and Pasong Tamo (Mita Nila, Tierra Bella, Casanova, Mustim Com pound), and Capitol Hills, and main tine replacement at Laging Handa, Damayang Lagi, and E, Rodriguez Cubao, For most parts of the City within its concession area, Manila Water has previously com pleted rehabilitation and replacement of its water distribution pipes but more tm- provement works are lined up for imple- entation in 2011 to 20413, This inelades pipe replacement along Quezon Avenue, Commonwealth Avenue, North Avenue, and Kamuning Ron Also being implemented by Manila Wa- ter Is the massive replacement of sewer lines in Project 6, UP Village, Teachers Village, Central, Pinyahan, Sikatuna, che entire Quirino District and Projeet 4. Pra grammed for 2011 are West Triangle, Sta EUSENe eC Te) Cruz, South Triangle, Laging Handa, Pag sahan and Kamuning Power Supply ‘Manila Blectric Company (MERALCO) adequately serves the electric power re- quirement of the City, Three (3) power transmission lines (two from north Laizon and one from South Luzon) of MERAL.CO pass within the City terminating at its Ralintawak and Galae delivery point sta tions. There are twelve MERAL stations all over the City ig tt Power Supply Map MERALLCO has-a total of $12,255 cas. tomers in the City as of Dacember 2009, Residential customers. comprise 461,645 oF 90.1% of this total; commercial make ‘up 9.6% at 49,082 while industrial is at L110 of 0.2% and streetlights have 418 accounts. As to energy consumption, com mercial users expended 1,803,590 mega: Watthours (49%) while residential sed 1.341.657 MWh (36%) and industrial com sumed 516,266 MWh (14%). Streetlights used 26,169 MWh, Capital projects lined up by MER: ALCO for thenext 5 years (2010 ta 2015) Include expansion of Salintawak station ‘with installation of a 4 300 MVA trans: former, construction af high voltage (115 KY) lines and expansion of Ave sabe stations with additional banieunitsclimate ata obtained from PAGASA Climatol- ogy and Agrometeorology Branci at Sci ence Garden, Quezon City show that the rainy season is from May to November ‘with peak between July to September. 2007 to 2009 records of rainfall amount (in muillimeter) have a mean of 6.5 for April which pumps w 2629 in May while at the season’s end 1755 in Novaliches thon drops to .9 in December, During the peak rainy ‘months of July to September, the mean yas 364 3,492.1 and 664, 6 respectively Im September 2009 when Typhoon Ondoy hit Metro Manila, the reearded rainfall volume was 1423.5 mm almost twice more than the average 440 mm for ‘the same month in 2007 and 2008, (On temperatures, the average high is 349" Cin April and May, 30°09 in De- ‘ember and January while the average low forthe same months is 24° 09 Cto 25° 03¢ (Apel, May} and 220°C (December, Janu ayy) Drainage “The City Iswithin the eatehment area of five river systems, (Fig, 15.) San Juan River which collects surface run-off in 4685 of the Citys territory has the largest ‘overage, This includes the area east side ‘of Quirino Highway at Barangays San Bar ‘njome, Baghag and Talipana eastwards to Woly Spirit then at south from Mayon Street in La Loma down to Camp Agi taldoon the eastside. About 100 kilome: "_tns of rivers and ereeks form the drain “agenctwork within this basin. ‘Tullahan River covers the next largest area at 34% of the City. This includes the ‘Barangays of Commonwealth, Fairview, then westward to Novaliches, Nag ng Nayon then southwards to part of napa on the west side of Quirino ay. Talahan River also is the out- dy channel of La Mesa Reservoir. About Bilometers of ereeks act as tibutartes this 12 kilometer main waterway “Marikina River is third with 18% of s City's territory covered. This includes 05: Mover tasins Map the area north side of Commonvrealth Avenue in Barangay Commonwealth, east- ‘ward to Payatas, Bagong Silangan then southwards following the down slope of the ridge at Batasan Fils, Old Balara and Pancol towards Ugong Norte.About§ Kalo: meters of Marikina River serves as the ity’s natural boundary into which 25 kilometers of creeks and canals directly ow. ‘The northernmost part of the City (Green Fields Subd in Barangay San Agustin and Keligayahan and Maligaya Park Subd in Pasong Putik) with an area about 3% of the City ts part of the Moy- ‘cauayan River basin while the southwest periphery ofthe Clty west of Mayon Street tn La Loma flows down to the drainage sactwork of the adjoining communities in lla towards Pasig River, (See Table ‘ole 27 Power Systems CoverageWith elevation range from 2 meters above sea lovel (a..) on the south near Manila up to 232m aston the northern: most tip of La Mesa Reservolr the City is yenerally unaffected by tidal flooding. (See Fig, 16.) The low lying areas along the banks of San Juan River in Barangay Dona Imelds-Damayang Lagi and Palayan: Roxas-Kalusugan, elevation at 2 meters above sea level however are prone to overflovr flooding should San jan River start to back flow a ts junction with Pasig, River. Also. prone to back flow flooding ue to adjacency to low lying parts of Ma nile are portions of La Loma at Simoun, Maria Clara, Calambe and M. Cuenco Streets and, in Galas, at Matimyas and Mindanao Streets where the area drainage collector culverts are located, iy 1 QC Elevation ap Seeeptional events of flooding have ‘occurred in other parts of the City. The areas near the erceks are most susceptible ‘when excessive downpour happens in the chy. Ie the buileup parts of the ity, road desinage facilities comprised: costly of rein forced concrete pipes and bex culverts, serve as Toeal surface drainage collectors that empty Inte tho ereek or Flooding occurs on several places in the Cie’ road network during heavy rain mainly ‘uo to lack of drop-inetsin these low portions frinsuficion: size at drainage pipos that easily ‘ite! ar clogged 2.6 Parksand Open Space (On vacant lands, « decrease of 175.04 hectares or -1.082 was observed from 2003 t 2009, It voak. place after the 1997-1998 Asian financial crisis when the evonomy rebounded and investors became active in development. The city became the place of invest: ment because of the presence of large tracts of land ripe for development. Of the 172.04 ha, of vacant lands in 2003 that were developed, 11926 a. or 52.0% Were utilized for residential projects which, theoret cally, should have included open space allocation rang: ing from 35% to 9% depending on the density, The ‘mininsum area of functional open space expected to be generated from the residential development is 4 has Fiowever, the changes in land use distribution from 2003 to 2009 showed that the wtal area of open Spaces has been reduced by 0.57 ha, which should nat have been the case, Another observation is the practice ‘of some developers to divide their properties and con struct subdivisions or housing projects with sizes be: ow ane hectare to be exempted from dhe open space requirement of the law, This strategy allows develop: rs to maximize use of the land and generate and mar- kot more lots for profit at the expense of ecologically balanced development, | In the last eight years, many parks were either developed or rehabilitated. These include major parks: like the a Mesa Eco Park, Quezon Memorial Circle and | Balara Park and the neighboritood. or community parks. These were upgraded and furnished with park amenities and facilities. This development was en- barked upon during the Belmonte Administration which recognized the role of parks in the improve ‘ment of the environment and the quality of life of the people. Another observation is the competition forall cation among allowed public uses in open spaces such ag schools, health centers, barangay halls, places worship, roads, parks and playgrounds and recrea- tional areas, In PD 1216, its clearly stated that open space Is an area reserved exclusively for parks, plays rounds, recreational uses, schools, roads, places Worship, hospitals, health centers, barangay centers and other similar facilites and amenities. Technical all these uses could be accommodated but duc to lin tation in land area of most open spaces, there ise Mictas to which use should preva over the other. Structural encroachments and informal set iments on many open spaces were also a reason forth ocrease of open space. Likewise the conversion of portion of La Mesa Dam to a housing project for M\ ‘employees decreased the share of open space 15.80% in 2003 to 15.74% in 2009, Schools like UP, Ateneo de Manila University Miriam College and some government (nstitut have huge premises that hav remained largely 03 ‘with relatively small building footprints, These ins tions from the vory start have big land reserves al hhave plans to preserve these huge open space all as. All these acd up to the inventory of open 5 inthe cityof lssues Arising From Observed Land onthe above rable and on the preceding ng the following observations can be made Fsumniary: ‘esidential and use accounts for the biggest nerease both in terms of actual hectarage and percentage share, is added to the resi- dential land. Note however, that the in: ‘rease in hectarage of socialized housing is ‘almost equal to the decrease in the area un dor the informal settlers. This suggests that ‘no substantial allocation of new land was ‘ven to low-income families. ‘There was simply a change of tenure among some in formal settlers through the community mortgage program. It can be concluded therefore that new residential land is being putin the open market, “{b) Another gainer is commercial land use. The increase in commercial hectarage comes ‘mosly from the conversion of former indus: ‘wal sites. into mixed-use commercial fesidential development, Because of the large parcellation common in industrial sites these sites are being put under high- fise construction, The other pattern ob. served in commercist space production is the development of extensive areas of va~ ‘cantfand, ‘The mall-type commercial devel- ‘opment ie an inefficient way of utibving ‘valuable urban space. "(© Institutional land use increased very slightly ‘due to the increasing need for space for s0- cial services like schools and health centers This stingy allocation of institutional anc! no longer meets prescribed standards for vat: fous services whose standards are being compromised ‘The biggest loser in absolute hectarage is informal setilements, But this decrease is probably a positive development ifthere isa commensurate increase in the allocation for socialized housing, which is fortunately the case. Otherwise the decrease ean be attrib tuted to off-site relocation. Can the city sus tain the policy of in-ity relocation? Another laser is Industrial land vse This is ddue to the phase out of manuffeluring from the metropolis that started in the early 1980's. The loss of manufacturing from the aty’s landscape may be applauded for its effect on cleaner environment. Gut the local economy sulfers from lack of diversity and the services sector alone may not be able to generate enough jobs far all job seckers. Almost complete reliance on she services ‘sector creates a society of consumers. The challenge for the city leadorship is how to telain and encourage investments in “clean” ‘manufacturing to keep the city's economy essentially diversined Ba Chapter 3 ‘THE CITY'S VISION AND THE NATIONAL PHYSICAL PLANNING GOALS One visible step with which Quezon City seeks to demonstrate its adherence to the national policy of making local governments effective partners in the attainment of national goals isto align its visfon to the national physical planning goals. These goals were ‘adapted by the National Land Use Committee to guide physical planaing at all levels from the local to the na tonal ‘This chapter restates the new Vision of Quezon City and then proceeds to determine how each deserip- ind success indicator in the vision relates to one or ‘more ofthe national physica planning goals. ‘The City's Vision Quezon City is unique and incomparable in: many ways. (ifted with the biggest land area among the et les in Metro Manila, it holds the greatest potential for more diverse and etter-planned urban development. It has also the widest expanse of parks and open spaces that provides a natural setting in an urban envcae ronment, The city is likewise home to majex hospitals and medical centers, al the national media and enter: fainment networks, top-ranked institutions of higher Fearning, aid key national government agencies and offices. Quezon City has now the fastest growing ICT Industry being the location of chotce of business proc ess outsourcing firms. “The City’s populatign ie gener ally young, éducated and employable and is the big. gest market hase among all cities in the country, A World Bank study noted that "the center of gravity of all commercial activities in the coming years is in Que zon City ts many assets and comparative advan tages, Uuerefore, Quezon City is poised to play a major role in the future developments beyond ts borders as ~The Green Lung of Meteo Manila ~The Knowledge Industry Capital of the Country, +The Health and Wellnese Center im Asia ‘The inhabitants of Quezon City likewise perceive their city ax a high Quality Community for living, working and playing. ‘They deca of their city as a fording them a high quality of living, a more prosper ‘ous economy, a safer and more livable cityscape that pies a good sense of place and civie pride, amd a well-governed constituency. Internally, Quezon City, Is envisioned to be a high quality community, a highly desirable plaice that is ever blessed with ~ Aalthy, echicated and secure citizonty ~Astrong, diverse and vibrant economy ~A well-linked, balanced and attractive cityscape =A dean, green and pleasant environment °A dynamic, sound and participative governance 3.2 ‘The Vision as it Relates to the National Physical Planning Goals Both inward and outward companents of the ety vision are anchored on and supportive of the national physical planning goals as adopted by the National land Use Committee (NLUC) namely ‘= To effect rational population distribution. This goal can have different interpretations accord- ing to geopolitical jurisdiction, At the national level, the settlement policy is that of “national dispersion through regional concensration” ‘This is achlevec by preventing over: concentration of population and development ‘investments in the national capital and promot ing the growth of Cebu and Davao cities to serve as counter-magnets to Metro Manila. At the level of regions and provinces, the goal of fational population distribution fs attained through a hierarchical ordering of urban growth centers. A hierarchy of settlements is found to be the most efficient way of cascading {information and development impulses. At the city or municipal level, this geal can be achieved through a well thought out spatial strategy or urban form. A creative urban form 4s one in which fnunian settlements are located in safe hazard-free areas and are adequately serviced, To ensure access of population te basic social services: and economic opportunities. This Is. a fanetion of proper land use planning and trans port management. The location of settlements relative to production areas and the adequacy of infrastructure support will determine Whether the population will be accorded physi- «al access to ossential social and economic ser vices: The simple sppreach to ensuring physical access is to either bring the service to where the peopie are or to assist the people to come Where the service is located. It also Involves locating services and infrastructure in hazard fee areas to enable the people w avail them selves of alequate, reliable services uninter- rupted by hazarrl events Th promote sustainable utilizetion of resources This goal advoeates judicious utilization of pre sent resourees and the conscious avoidance of all forms of waste 30 that the bones of future sets of the same resources will be uindimin- ished, Applied to extracted natural resources the principle of sustainabilry demands that the 2 of extraction should be such that it will not lead to depletion of tho resource thereby do Priving future generations of the same benefi- cal use, Also, If manufacturing ar processing af the resource is necessary care must be taken that the process itself will not he the source of nuisance or create huzards that will tend 10 negate the beneflis of resource use. To protect the integrity of the environment This goal promotes the view that protected areas are a legitimate categery of land use which mast be identified and set aside beforehand and not simply tteated as a residual after alle eating. land for other purposes. Protecting the integrity of the environment also adyacates a change in the age- old belief that man is ereatad {to have dominion over nature into ene in which man {s only a steward of nature, Applied in ar- ban planning and management, this goal call for the maintenance at all times of the proper balance between the built and the untouiltenvi- Fonmient for the mutual benefit of the human population and the natural envionment,These goals roughly correspond ta the four Heateicare and Wellness Genter in Asia lind use policy areas of settlement, infrastructure, ‘production and protection which were also Quezon City is fast evolving as the health adopted by the NLUC to become the baste content and wellness tourism center of the Philippines, ‘land use plans at all levels, it heing host to the most number of hospitals 321 Roles of Quezon City Bovond Its Randers: The Civ as the Green Lung of the Metropolis The city is endowed with the mast exten- iveexpanse of open space and greenery inthe ‘metropolis Contributing tn this network af aeen areas are the large parks ( che Lo Mesa “Reson ond its Watershes, the Quezon Memo- “Hal Circle, and the Ninoy Aquino Parks & Wild “Ife the. groeneries and major recreational teas of huge university campuses and major tutions oF higher learniny, as well as. var linear parks of regional importance ‘(easements of power transmission Ines, center trae won tee-ned boulevards and side- ‘end the MWSS aqueduct right of wen) ald. land resources are meant to be pro ed and safeguarded to ensure environ: sustainability. All these unique Features ity which it envisions to perpetuate support che fourth national zeal to pro- ei the integrity ofthe environment “The Country's Knowledge Industry Capital __ Quezon City isan education epicenter ast home to leading universities and academic iutions of the country. In addition, the the top etnerping ourcing, cities, an advantage It has logy (ICT) Industry . Quezon City is nas the center of media operations ome to all national television ancl movie outfits as well as the site of uni- ‘aclities for visual are perform= senting advantages are to be ex- @ the quality of urban services is to jto national or international stan nitiatives will help provide the sto basic social services and ites, By seeking to achieve tS voles the knowledge Industry ‘will nevitably increase its eco of its labor force. This [the ciy’s vision is directly sup- ond and third goals of NLUC, with the largest bed capacity, complemented by health clinics, spas, physical fitness cemters, child care and development companies, care aiving schools, laboratories, medical transcrip ton firms, and other wellness Facilities, The eity has poised itself to be the center In the area of Health and Wellness which shall increase job opportunities as well 2s goods and services with high value that would Further boost the city’s economy. As health aad wellness is now in the forefront of global con sclousness, demand for this type of serview Is ontherise The realization ofthis component of ‘the vision will surely ensure access of the popu- lation to hasie social serviegs and economic ‘opportunities 3.2.2 Quezon Giey as a Desirable Human Sele: ‘ment ‘The desired characteristics of the city as a place to live, work and play (inward desired Tole) are expressed in the following: a high Quality Community, a highly desirable place ver blessed wi + Ahealthy, educated and secure citizenry (Desired Quatces ofthe Ciizenry ) AA strong, diverse and vibrant economy (Desired Character of the City’s Economy) A well-linked, balanced and attractive ityscape (Desired Choracter of Built Evi- reament) ‘A clean, green and pleasant environ- ‘ment (Desired Quairty ofthe Evironment) ‘A dynamic, sound and participative gov- ernance (Desired quality of Local Govern ance) The descriptors of desired qualities of the local population, the local economy, the natural environment, the built environment, and the in- stitutions of local governance have success indi- caters that are likewise supportive of and con sistent with the NLUC physical planning goals, ‘This inward-looking component of the city’s vr sion directly or indirectly addresses the national ‘goals. A brief discussion of the specie ways tn Which each of the sectoral descriptors and suc- ceoss indicators relate te. the national goals is