Comprehensive Land Use Plan Report, City of Caloocan (1995-2020)

COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020
1. PHYSICAL FRAMEWORK 1.1.1 REGIONAL DEVELOPMENT

PLAN FRAMEWORK POLICIES AND
1.1 PHYSICAL STRATEGY FOR VISIONS.
URBAN GROWTH The Physical Development Framework Plan
for Metropolitan Manila for period of 1996 to 20161
Urban growth in Caloocan City is plainly an
marks the current condition of urban areas in
integral fraction of the total regional development
Metropolitan Manila along with recommended
in Metropolitan Manila. Location of various land
policy direction for its development:
using activities and intensity of urban problems are
basic results of complex socio-economic growth 1. The need to maximize physical infrastructure
trends and public and private sector decisions through redevelopment and alternative land
transpiring not only within few cities and use activities, on built-up areas where
Municipalities, but in the whole entire region. infrastructure services are under-utilized.
However, whatever is the direction of urban
expansion, various developments taking place in 2. The need to defer further development of
the City create manifold social and environmental areas where additional land using activity
illnesses that need to be immediately addressed results to negative or adverse effects, and
in the context of regional concerns and challenges. physical development relative to population
Similarly, to achieve the long-term vision of the City density already reaches the threshold level.
Executive, that is the eradication of dire poverty, 3. Requirement for special types of development
unemployment, and crime, the need to employ for ecologically sensitive areas that would
development planning and growth management ensure sustainability and prevent unnecessary
approaches is foremost on the agenda of local loss of life and property due to disasters and
governance. One of the measures essential in adverse effects of pollution.
curving or minimizing negative environmental and
social impacts of urban development is the 4. The need to plan and regulate land
establishment of a physical framework plan development towards Metro Manila’s outer
through certain growth strategies. Such core to ensure that the carrying capacities of
requirement also becomes vital to rationalize urban resources therein are respected.
growth in long-term period.
The Vision for Metro Manila physical
As a whole, the objective of physical growth development concentrates on three basic
strategy in Caloocan City is to manage concepts. First concept is the basic livability and
development and land using activities towards environmental requirements of a metropolis. The
realizing a more efficient land use pattern for the second consideration is the global role of
City and the greater Metro Manila area. The Metropolitan Manila in Asia-Pacific region. Last
approach specifically hopes to achieve the concern is the influence of Metropolitan Manila to
following: the growth polygon in Luzon Island. Along the cited
major areas, the overall vision in Metro Manila’s
q Minimize travel time and distances between development is well articulated in the Regional
dwelling and working areas as well as between Development Plan which is described as follows:
production and supply points of urban goods
and services. “Metropolitan Manila will become a humane
world-class metropolis renowned for its
q Implore among all sectors the protection, livability, economic vitality and socio-cultural
conservation, and enhancement of the urban exuberance. It will be the center of a growth
environment. polygon which will influence the creation of
socioeconomic opportunities for areas
q Promote a more cost-effective provision of beyond metropolitan boundaries.”2
public infrastructure and facilities, which
subsequently optimizes the use of resources
for local development.
1
TOWARDS A HUMANE WORLD-CLASS METROPOLIS, A Physical Development Framework Plan for Metropolitan Manila, 1996-2016, MMDA
November 1999
2
Ibid. p.8
2
1.1.1.1 SPECIAL DEVELOPMENT Miguel St. and Samson Road) or the whole Second
POLICY ZONES IN Congressional District. The identified zone area lies
within envelope of EDSA (C4 Road), interpreted as
CALOOCAN CITY the new urban core of Metropolitan Manila. The RDA
The Physical Framework Plan for Metropolitan covers old districts of Grace Park (East and West),
Manila utilizes the strategy of development Calaanan (East and West), Barrio Rodriguez, Barrio
management according to a selective contained Pacita, Barrio Galino, Bagong Silang, Barrio San
growth pattern approach, and through establishing Jose, Marulas, Maypajo, Sampalukan, Dagat-
specific policy zones arising from earlier identified Dagatan Development Project, Sampalukan, and
constraints and potentials. The preferred pattern of Poblacion. (see Map 1)
Metropolitan development are derived from following
policy objectives: Generally, RDA lies within a major urban center
or the inner core itself where expansion of
1. Balancing development concentration in highly commercial and industrial activities and other high
congested areas lacking in development, that intensity uses needs more restraint, within certain
also addresses problem of land availability extent. The carrying capacity of existing land
2. Development promotion in underdeveloped supply, drainage system and road network system
areas that will lessen attraction of over is exceeded by current requirements brought about
concentration in existing built-up areas. by ever increasing day time and night time
population, therefore limiting sufficient delivery of
3. Deter physical deterioration of highly congested basic services. Within the RDA zone of Caloocan
urban areas, which environmental condition City, deterioration of environmental and structural
impedes growth of economic opportunities. quality of communities is apparent. The aesthetic
condition of urban landscape within RDA is also
4. Ensure the establishment of appropriate
antiquated resulting to incompatibility of structures
infrastructure facilities, community amenities
to the area’s current and future needs and
and basic services in all urban development
opportunities.
activities.
5. Secure sustainable urban development The suitable development activities in Caloocan
particularly in environmentally critical areas. City’s RDA is the renewal of old structures and
public facilities including improvement of transport
6. Promote interregional expansion of infrastructure and utilities, especially on areas where
development activities within the growth flooding and traffic congestion are common
polygon, in conformity with existing plans of occurrence. Integration of transportation system,
adjacent regions. with urban development and other renewal activities
is also a recommended approach in developing the
The Metro Manila Framework Plan establishes RDAs.
four major policy zones within the political
jurisdiction of Caloocan City. These zones namely 1.1.1.3 Urban Control Areas (UCA)
Regeneration Development Areas, Urban Control Urban Control Areas in Metropolitan Manila
Areas, Environmental Preservation Areas, and Sub- partly covers the whole First Congressional District
Urban Development Areas have specific of Caloocan City or all old districts north of EDSA
characteristics and recommended development (C4), recognized as part of the intermediate core
activities suitable to its physical and environmental between the inner and outer core of the Metropolis.
condition. Residential and commercial land uses are common
1.1.1.2 REGENERATION characteristics of these zones, where land supply
is exhausted although pockets of idle lands are
DEVELOPMENT AREA present. The resulting condition of UCAs defers new
(RDA) or additional development that poses strain on
Portions of Caloocan City, identified as existing amenities and infrastructure.
regeneration development area, are the whole
districts, south of EDSA (including Gen. San
3
Preferred pattern of development in UCAs 1.1.1.5 Suburban Development Areas

concerning Caloocan City should center more on
(SDA)
infrastructure development than deferment of new
or additional development activities. North Caloocan The Physical Development Framework Plan
City, where most low-density residential subdivision designates strips at the outer part of Metro Manila’s
lies, lacks services and amenities that are possible intermediate core as Suburban Development Areas.
to function, through an important increase of land In Caloocan City, SDA covers southern edges of
use intensity in the area. Marilao-Mecauayan River including portions of
Bagong Silang Resettlement Project, Tala
The preferred land use activities in UCAs at Development Project, Malaria Barracks Area, and
Caloocan City, are addition of basic services, Pangarap Village. Within SDAs major mass
enhancement of existing facilities, and housing and high-income subdivisions settled
establishment of sound environmental management inhabitants usually seek employment from the inner
system such as solid and liquid waste management core and the intermediate core. Generally, condition
and improvement of air and water quality. The cited at SDAs consequently allows establishment of light
development pattern expects to sustain carrying industries and commercial activities that promote
capacity of resources, promote orderly dispersion development of a self-contained community
of population, prevent environmental degradation subsisting from on-site livelihood sources.
and natural disaster, and improve the transport and Nevertheless, sectioning of SDAs in North Caloocan
traffic management system. City should consider a wider expansion of coverage
particularly involving most subdivisions lying on its
1.1.1.4 Environmental Preservation northern half, and on areas where all mass housing
Areas (EPA) and economic subdivisions and various residential
communities constantly stay.
Areas for environmental enhancement in
Caloocan City cover river edges of Tullahan River.
Activities suitable in SDAs involves
Primary characteristics of EPAs are those
establishment of support facilities enhancing sense
environmentally sensitive locations that are
of community, promote community-based delivery
considered natural danger zone. Parks and other
of basic services, improvement of public transport
areas for recreation and intensely polluted zones
system, and protection of environmental resources
with indication of environmental deterioration, also
ensuring livability of settlements.
fall under EPAs.
1.1.1.6 Urban Promotion Areas (UPA)
The three categories of EPAs are
environmentally constrained areas, environmental The Metro Manila Physical Development
protection areas and environmental enhancement Framework Plan selects solely area surrounding
areas. The Physical Development Framework Plan Malinta Interchange in the Municipality of
of Metro Manila in this case, defines Tullahan River Valenzuela as the only location for urban
as under the environmentally enhancement areas. development promotion in CAMANAVA district.
The state of Tullahan River has seriously Zones under UPA normally locate within
deteriorated, compelling all sectors to employ intermediate and outer cores of Metropolitan Manila,
measures that will regenerate the river for future in which development focuses on the promotion of
use as well as to secure the survival of the ecological production activities such as industries that are no
system connected then. However, granting the cited longer feasible in RDAs. Likewise, the Framework
major characteristic of an EPA, the protective zone Plan considers UPAs as redevelopment areas,
should also cover all river system of Caloocan City inasmuch as current structural condition and land
as well as flood plain areas and subdivision open use activities in these areas shall likely transform
spaces and city parks. to other suitable activities according to a preferred
development thrusts.
The special zone of EPAs implore activities on
environmental protection including reforestation,
relocation of endangered settlers, banning of
construction, and employment of pollution
abatement measures.
4
UPAs in common, position themeselves within long- interconnection of special structure in Metro Manila
existing industrial zones alongside residential and and the adjacent regions. Under the regional studies
commercial uses that are expanding over the years. conducted by JICA and DTI, the primary regional
In these areas, light to medium-industrial activity axis that will eventually affect urban development
yields the most volume of production activities. in Caloocan City is the North Regional Axis along
Having the widest intensity of transport network, North Luzon Expressway and the North Rail
UPAs also accommodate expanding commercial Corridor. The primary axis identifies Meycauayan
land uses leading to the swelling of sizes of mix- and Malolos as the future major urban center outer
land using activities. Their locations are not north of Metro Manila. On the other hand, the
contiguous but somewhat dispersed, and in some secondary axis runs towards Cabanatuan City
places form pockets of industrial lots, surrounded through North Caloocan City. (see Map 3)
by residential and commercial establishments.
However, forming a strong north-south axis also
In view of the given characteristics of UPAs, becomes necessary to integrate potential planned
therefore, development therein should seek balance urban development areas, both in the north and
between complimenting production activities and south of Metropolitan Manila. The most likely means
protecting population from pollutive industries. to join functions of two axes are the establishment
Nevertheless, the Physical Framework Plan for of transportation corridors that will ultimately
Metro Manila did not provide any Urban Promotion traverse and intersect areas within both North and
Area in North Caloocan City, despite the all too South Caloocan City (op. Cited). Likewise, the
evident need of some locations for such zone. The proposed Urban Structure Concept promotes the
local development thrust includes creation of urban integration of existing Central Business Districts
sub-center resembling an UPA that will provide the (CBDs) within and along EDSA, that includes A.
badly needed employment opportunities and Bonifacio District and the whole corridor of Rizal
services from various urban amenities. In a like Avenue Extension.
manner, designation of an UPA serves as the most
immediate policy response to the development 1.1.3 LONG-TERM PHYSICAL
thrust of the City. As such, observation shows that DEVELOPMENT FRAMEWORK
vicinities surrounding intersections of Susano- POLICIES AND VISION OF
Camarin Road and Old Zabarte Road, reflects the
CALOOCAN CITY
characteristics of being an UPA. The vicinity
characterizes a typical transit point or node that 1.1.3.1 OVERALL VISION FOR THE
attracts commercial and industrial activities which
CITY’S DEVELOPMENT
likely provide employment opportunities. Small
commercial and large industrial establishments The endorsement of the City Development
around the said intersection are also surrounded Council for the ratification of the Medium-Term
by residential communities that are suitable (and Development Plan clamors for the declaration of
necessary) to engage in micro-scale businesses an ultimate vision that will respond to current and
and to shift towards mix land using activities. (see future issues and challenges gripping the City.
Map 2) During the delivery of the City Mayor’s State of the
City address, the remark of the City Executive
1.1.2 FUTURE URBAN exclaims a vision, that cites the following:
STRUCTURE —
“I have high hopes for Caloocan. My vision
TRANSPORTATION MASTER is to see a Caloocan where poverty does
PLAN FOR GREATER METRO not exist, where everyone who wants to work
MANILA 20153 is working, where the streets are safe and
clean for our children, where people do not
1.1.2.1 Future Urban Structure find the need to work in distant shores to
Affecting Caloocan City sustain their family’s material needs.”
The JICA MMUTIS Team considers regional

integration as the foremost strategic approach in
the formulation of urban structure concept. Critical
to the future growth of metropolis, is the
3
/ Transportation Master Plan for Greater Metro Manila, JICA, DOTC, MMDA, DPWH, NEDA, NCTS, JICA Team, 13th MMUTIS Seminar on Transport
Master Plan and Supporting Policies (Preliminary Draft)
5
q The vision calls for addressing the problem of 1.1.3.2 URBAN GROWTH POLICIES
dire poverty and unemployment, by way of AND STRATEGIES FOR
making job opportunities and access to basic SOUTH CALOOCAN CITY
social services constantly available for the
poorest of the poor among the constituents. South Caloocan City is a highly urbanized
Central Business District and a major Urban Center
q The vision also calls for the safety and in the Northern District of Metropolitan Manila. The
protection of children from hazards brought vicinity of South Caloocan City is characterized to
about by all types of accident and crime and have uncontrolled growth of mix of industries and
from unhealthy sanitary condition in each commercial activities, that gradually engulfs
neighborhood. residential areas, not suitable for non-residential
q The vision finally calls for the solidarity of families use, because of narrow right-of-ways and presence
as the basic unit of society, through providing of urban congestion. These challenges enjoin the
economic opportunities and urban services at City Government to formulate accordingly the most
the shortest reach possible from their home, viable urban development policies and land use
hence preventing the household’s possible control in the area. South Caloocan City in the
disintegration. A strong and productive kindred future therefore, shall have a mix designation of
contributes more equitably in the preservation Regenerative Development Areas, Urban Control
of public welfare and in sustaining the Areas and Environmental Critical Areas.
advancement of the City’s development.
1.1.3.2.1 RENEWAL AREAS SOUTH OF
EDSA
Achieving the vision requires putting together
a more active approach in urban growth The whole portion south of EDSA or the entire
management and sector development. Essentially, area under Congressional District II, except Dagat-
instituting policies for land control shall serve as Dagatan Area and all portions within flood plains,
one of the most dynamic action that the City are suitable areas for regenerative or renewal type
Government can exert. of development. The RDA should cover old districts
of Grace Park (East and West), Calaanan (East
The operation of special policy zones for each and West), Barrio Rodriguez, Barrio Pacita, Barrio
specific area within the City, serves as the most Galino, Bagong Silang, Barrio San Jose, Marulas,
practicable strategy in managing urban growth, and Maypajo, Sampalukan, and Poblacion. The priority
in contributing to the achievement of the overall measures in rationalizing land use activities covering
vision therewith. The general provisions of the old districts south of EDSA are the following:
Regional Physical Framework Plan for Metro
q Renewal of public infrastructure such as roads
Manila become a very useful reference in
and utilities including the improvement of
enumerating policy zones within the City.
transportation facilities and traffic management
Nevertheless, the foregoing analyses of existing
system.
conditions, identify areas that are supposed to have
a distinct policy zone in more exact terms and q Employment of non-capital intensive renewal
boundaries, other than prescribed by the said Plan. schemes in the development of public facilities
namely; pedestrianization of secondary roads
In categorizing policy zones the local with supporting facilities ( i.e. sheds and street
framework plan divides Caloocan City into two furniture), designation of one way streets, and
planning units that are South and North Caloocan, creation of ‘Superblocks’ for areas with
since distinct role and characteristics of these two homogeneous type of land uses.
domains entirely differs.
q Integration of transportation system with design
of renewal projects, similarly terminal station
plazas and other inter-modal facilities.
q Deter growth of highly pollutive industries and

their ‘invasion’ of residential areas not suitable
for other development.
6
q Provision of institutional support in the q Establishment of areas where there should be

development of trading activities and non- strict density and building height regulation, that
pollutive industries, primarily on areas of will in time reduces household density and
development regulations, product and service averts the increases in trip production and
promotion, and infrastructure. attraction.
1.1.3.2.2 DEVELOPMENT CONTROL q Planning and implementation of major urban

AREAS NORTH OF EDSA development and transportation projects on
properties besides the North Luzon
Urban Control Areas in South Caloocan City Expressway.
covers all old districts north of EDSA (C4), Samson
Road, and Gen. San Miguel St. namely, q Establishment of specific boundaries in a
Sangandaan, Bonifacio, Morning Breeze, Bagong limited extent for industrial and commercial
Barrio, Baesa, Barrio Talipapa and Sta Quiteria. land using activities.
Existing land supply within these districts varies in
q Improvement and beautification of existing
sizes, and vast tracts of residential land uses with
open spaces to functional parks and
few sites of large industrial activities are common
playgrounds.
characteristics of these zones. Although pockets
of idle urbanizable lands are present, existing q Enhancement of facilities surrounding PNR
amenities and infrastructure are lacking and the terminal between old districts of Sangandaan
demand for urban services has already exceeded and Bonifacio, which has potential to be a
the current resource capacity. transit node of North Luzon Rapid Rail and
South Rail projects.
The limited volume capacity of existing roads
especially those within Bagong Barrio, Baesa, Sta. 1.1.3.2.3 ENVIRONMENTAL
Quiteria, and Barrio Talipapa, must cause the PRESERVATION OF DAGAT-
deferment on further expansion of industrial and DAGATAN AREA AND
commercial activities. However, properties besides NAVOTAS-MALABON-
the North Luzon Expressway, are ready for more TULLAHAN-TINAJEROS
innovative type of development granted by its (NMTT) RIVER SYSTEM
potential role to be one of the future transit point in
the northern part of Metropolitan Manila. Current For the last ten years, various government
conditions of old districts of Sangandaan and agencies enlist the environmental enhancement
Bonifacio areas demands the same treatment as of NMTT river system, as a critical concern.
the properties along North Luzon Expressway, due Nevertheless, its implementation turns slow due
to future construction of North Luzon Rapid Railway to certain institutional and fiscal constraints even
and the South Rail Projects connecting within. Areas condition of the river demands for immediate
along nodes of major transportation networks improvement and conservation. For sections of
warrants a more functional land use pattern that lands along easements of NMTT, the following
can serve future nighttime and daytime population land use control activities are recommended:
traversing within these points. q Establishment of flood district or zone along
the river system that will define legal
The preferred land use activities north of EDSA, easements for clearance, rehabilitation and
likewise differs in type and scale. Priority urban improvement.
management directions are enumerated according
to each district’s potentials and constraints, q Stabilization of the river bank through non-
forecasted in the next twenty years. For all old capital intensive engineering measures, for
districts north of EDSA the following activities are example cribbing, terracing, mulching or
encouraged: putting of vegetative cover.
q Improvement of existing road network and other q Development of linear park and massive
public facilities, as well as deferment of high reforestation area along river edges which
intensity land use development within Baesa, consists of installing playgrounds, urban forest
Sta. Quiteria and Barrio Talipapa area. area, and other park amenities.
7
q Clearing of river easements from illegal urban sub-centers or commercial hubs within
structures and informal settlers. South Caloocan City into a single urban center
or CBD. The expansion of the business district
Dagat-Dagatan Development Project (DDDP) towards nearby nodes draws heavy concentration
is a reclamation area, which is covered by the of daytime population from the traditional core to
coastal plain and with unstable type of soil smaller node and guides the area into a more cost-
foundation. Drainage system within DDDP catches effective type of urbanization. Old commercial and
most of the storm run-offs, coming from the upper industrial blocks along secondary arterial roads will
portion of South Caloocan City. Furthermore, be encouraged to intensify in their trade and result
tributaries of Estero de Maypajo and Navotas River to growth of more compact land using activities.
run from peripheral and lateral canals within DDDP
and Casili Creek, that all results to yearly seasonal The compact urban model expands land use
and tidal flooding within the area. The physical activities contiguously or adjacent to existing center
limitation of these zones leads to the formulation or core. The ‘ring’ or ‘loop’ system defines the extent
of a plan that will classify DDDP as an of development as well as provides access to sides
environmentally constrained area rather than a of the concentric zone. The roads or circumference
regenerative one. Within DDDP and areas affected that will serve as the ‘ring’ surrounding the core is
by downstream of Casili Creek, the following EDSA, 5th Avenue, A. Bonifacio St. and A. Mabini.
activities are encouraged: The concept intends to consolidate concentrically
various land use-based activities in different portions
q Classification of areas where there should be of South Caloocan City into one mix-use zone, with
strict enforcement of building height and the traditional CBD (A. Bonifacio District, Morning
structural regulations. Breeze, and Calaanan District) as the center.
q Establishment of capital-intensive flood-control Several business areas on different parts of South
and drainage improvement programs, for Caloocan City shall serve as merging growth points,
instance, river dredging, construction of dikes that are expected to play important role in the whole
and floodgates, and water impounding pits. northwestern part of Metro Manila. Furthermore, the
compact design of utility and infrastructures within
q Improvement and beautification of existing the integrated core shall effect to a lesser capital
open spaces, into functional parks and cost, due to their eventual shorter, tighter and more
playgrounds. concise network system.
q Development of sewage and septage 1.1.3.2.5 GROWTH CENTER
treatment plants and other utilities suitable at STRATEGY
lowland, flood plains and environmentally
constrained areas. The growth center strategy is the utilization of
the potentials of urban centers and sub-centers to
q Clearing of areas potential for soil liquifaction be the nucleus of future physical development of a
especially along major river systems. locality. Managing growth surrounding these hubs
is one of the primary concerns in shaping the future
1.1.3.2.4 INTEGRATED URBAN CORE
land use pattern of the City. The identified growth
WITH CONCENTRIC PATTERN areas planned to be within one compact CBD are
OF DEVELOPMENT the old districts of A. Bonifacio, Sangandaan,
Actual condition indicates South Caloocan East and West Calaanan, East and West Grace
City, as a transit point of various goods and Park, Morning Breeze, and portions of C-4 road
services and pose as a major urban center in and C-3 road corridors. Within these areas
CAMANAVA District. To complement the specific several types of commercial and industrial activities
role of South Caloocan in MMR’s urban growth, are observed to grow in scale and intensity.
the particular concept plan adapts a concentric (see Map 4-A, & Map 4-B)
and compact pattern of development as the
most suitable future land-use pattern. In like fashion,
to achieve the preferred overall land use pattern,
the most suitable strategy is to integrate various
8
1.1.3.3 URBAN GROWTH POLICIES development. To add, the introduction of new-

AND STRATEGIES FOR development other than pre-identified ones (like
NORTH CALOOCAN CITY new residential subdivisions, commercial center
at Evergreen Subdivision and small commercial
North Caloocan City characterizes itself to activities at Deparo area) shall inflict strain to
have residential subdivisions and vast tract of existing urban facilities. One of the aims of
resettlement areas with sparse distribution of controlling growth within UCAs is to prevent the
industrial estates. Businesses are dispersed recurring experiences in RDAs, such as,
usually lying within transit points and intersections congestion and deterioration of environmental and
having large traffic volume. The very sluggish structural quality of communities. Within these
growth of commerce and employment generation zones therefore, the following activities shall be
activities in North Caloocan City, along with the promoted:
inverse massive growth of population, leads to the
widening of actual gap between demand and q Regenerative development of existing
current inventory of urban amenities and services. facilities and infrastructures including
The substantial lack of employment opportunities introduction of projects that links existing road
and commercial services in North Caloocan City network and transportation systems of every
results to the extending of distances between subdivisions.
home to work and home to shopping center and q Establishment of areas where there should
compels residents to work as well as shop from be strict density and building height regulation,
other cities. The long travel distance brings about that will in time reduces household density
additional economic cost in terms of productive and averts the increases in trip production and
time, opportunities, and secondary cost on attraction.
transportation operation.
q Establishment of specific boundaries in a
1.1.3.3.1 DEVELOPMENT CONTROL IN limited extent for industrial and commercial
BAGBAGUIN, KAYBIGA, land using activities.
DEPARO, AMPARO AND
BAGUMBONG AREA.
open spaces, into functional parks and
All districts of North Caloocan City cover part playgrounds.
of Urban Control Areas in Metro Manila. However,
characteristics of North Caloocan City vary in 1.1.3.3.2 URBAN PROMOTION AT
forms and land using activities, which CAMARIN AREA
subsequently demand for a more distinct policy The sole lack of urban amenities and services
zones other than prescribed by the Physical and slow expansion of commercial and industrial
Development Framework Plan for Metro Manila. area within North Caloocan City requires the
In this view, areas that can be classified under emplacement of an urban hub that should serve
UCAs are all old districts south of Bagumbong as future catalyst for developments. Recent and
and Camarin. Land uses within the said old urban centers such as Novaliches town proper
boundaries are primarily residential in makeup and Commercial complexes along Quirino
with traces of some industrial subdivisions or Highway, draws the population from North
estates particularly at Bagbaguin and Kaybiga. Caloocan City to shop at farther distance which
Existing amenities and infrastructure (for example, causes them, longer travels as well as increase
roads, transportation, employment opportunities, in traffic congestion. Moreover, most workers in
parks and playgrounds, and potable water North Caloocan City seek employment from other
services) however, are not sufficient to provide Cities and Municipalities bringing them huge daily
the current and future requirements of the growing expense on travels between home to work. In
population. The land supply within these districts response to these dilemmas, the plan commands
are not scarce like in other UCAs but the aspect for the development of commercial and
of poor road network system and other condition employment centers near the City’s residents
of facilities therein, consequently dictates the through urban management tools, similarly policy
necessary deferment of high intensity land zoning.
9
The suitable sites to be an UPA or for the Sub-urban Development Area (SDA) are Bagong
development of new urban core, lies at the center Silang Resettlement Project, Tala Development
of North Caloocan City, specifically, vicinities of Project, Malaria Development Project, Pangarap
Susano-Camarin and Old Zabarte Road Village, Amparo Subdivision and subdivisions
Intersection. The selected site currently poses as north of Deparo-Bagumbong Road. The activities
an important node in North Caloocan City, where encouraged within SDAs are as follows:
number of businesses and major transportation
services operates. Traffic is increasing within q Develop land using activities and facilities that
these areas mainly because of the presence of enhance sense of community and promotes
various public transportation terminals, community-based delivery of basic services
government buildings, schools and commercial namely, multi-purpose public buildings,
services. There are also long-existing industries barangay facilities, schools, health centers,
alongside residential communities. These sport centers, civic centers, and parks and
communities on the other hand, are to engage playground.
on micro-scale enterprises and other livelihood q Improve and beauty of existing open spaces
activities. Within the boundaries of UPA the and river easements, to functional parks and
following activities are encouraged: playgrounds.
q Establishment of special zone boundary that
1.1.3.3.4 ENVIRONMENTAL
will identify extent of areas for urban promotion,
PRESERVATION OF
infrastructure development, traffic
management improvement, special zoning EASEMENTS AT
and building regulations, and convergence of MEYCAUAYAN-MARILAO
major infrastructure services. RIVER INCLUDING ALL ITS
TRIBUTARIES AND
q Locate government and civic centers on a ENHANCEMENT OF ALL
strategic point within the zone that should
SUBDIVISION PARKS AND
serve as one of the catalysts, in the
development of the new urban hub. OPEN SPACES
All major rivers and river tributaries in North
q Encouraged higher intensity uses other than
Caloocan City indicate increasing rate of
the existing residential uses through zoning
degradation that goes along with the increase of
and land use planning, and other policy
urbanization. The growth of communities and
support and urban management measures.
industries that accompany massive land
q Put up projects and activities that promote development causes increase in pollution load and
integration of transportation system, and heavy siltation of river, due to discharge of wastes
public infrastructure development. and reduction of soil permeability respectively.
Likewise, all subdivision open spaces and some
q Improve and beautify existing open spaces and parks are utilized to have community buildings rather
river easements, into functional parks and than park amenities and playground equipment. The
playgrounds. decreasing area of functional open spaces such
1.1.3.3.3 DEVELOPMENT OF SUB- as in subdivisions contributes further to the
deterioration of air quality and in unbalancing the
URBAN AREAS COVERING
urban ecological equilibrium. The following preferred
NORTHERN HALF OF NORTH activities in environmental protection are
CALOOCAN CITY encouraged:
Most subdivision including all socialized
q Establishment of environmental protection and
housing areas at northern half of North Caloocan
enhancement zone along major river systems
City follow characteristics of a sub-urban area,
that should define legal easements for
which bound the outer core of Metro Manila. These
clearance, rehabilitation and improvement.
portions of the City have typical features of large
residential communities consisting of minor sub- q Stabilization of the riverbank through non-capital
centers and generally self-contained in their daily intensive engineering measures, for example
living requirements. Districts classified under the cribbing, terracing, mulching or putting of
vegetative cover.
10
q Development of linear park and massive various growth points that will serve as nodes for
reforestation area along river edges which future development. The proposed major center in
consists of installing playgrounds, urban forest North Caloocan is located around the central
area, and other park amenities. Camarin area, near Camarin (Susano)-Zabarte
Road Intersection. On the other side, three (3) sub-
centers are envisioned for future development.
subdivision open spaces, into functional parks
These are areas around the Deparo-Susano and
and playgrounds.
Congressional-Susano Road Intersections,
q Formulation and enforcement of strict zoning proposed commercial site at Bagumbong Road
and building regulations for all projects within (Evergreen Subdivision), and Quirino-Malaria
open spaces, parks and playgrounds. Road Intersection. The criteria for selecting
locations of urban centers are the following: First,
q Clearing of river easements from illegal the areas’ strategic location as potential
structures and informal settlers. commercial centers, second, accessibility to major
1.1.3.3.5 NEW URBAN CORE road network systems and third, current urban
development trends and direction transpiring around
DEVELOPMENT AND MULTI-
the nodes. (see Map No. 5-A & Map No. 5-B)
NODAL TYPE OF GROWTH
PATTERN 2. LAND USE PLAN
North Caloocan City is serving the role as a FORMULATION
sub-urban residential community in Northern
Metro Manila. Nevertheless, its notable distance Provisions of the 1991 New Local Government
from the urban core or traditional centers for Code (R.A. 7160), enjoins all Local Government
employment produces problems on long travel Units (L.G.U.’s) to prepare a Comprehensive Land
time between home to work including large Use Plan (C.L.U.P.). The C.L.U.P.’s then is enacted
transportation expenses for workers. The into Zoning Ordinance, which will regulate every land
constraint could also result to loss of employment using activities within every L.G.U. jurisdiction. This
opportunities and possible massive requirement is further strengthened under Executive
unemployment. In response to the problem, the Order No. 72 Series of 1993. The directive
physical framework plan for this part of the City is delineates the responsibilities, and adherence of
to propel development of a new urban core or all agencies concerned such the City Government
major urban center within a strategic point. and the Housing and Land Use Regulatory Board
The proposed hub shall be a central point of (HLURB) pertaining to the preparation, formulation,
activity supported by different nodes or sub- and approval of CLUPs.
centers around it. The major center shall render
specialized facilities and services to the sub- The draft CLUP was prepared throughout the
centers and acts as its external linkage to local following series of events.
centers in other cities and municipalities. The sub-
q In 1993 the City Development Planning
centers or other nodes on the other hand, support
Department in consultation with the City
the major center as its captive market while
Development Council, (CDC) prepared the first
providing services at neighborhood scale.
draft of C.L.U.P. The framework of the Land Use
Seemingly, the hub at the same time shall be an
Plan is later heeded in the preparation of Local
urban promotion area, requiring immediate
Comprehensive Development Plan, series of
utilization of special zoning and urban
1993.
management systems that are appropriate for its
long-term development. q Later, the Draft Plan was first presented to the
CDC Executive Committee in 09 December
1.1.3.3.6 PROPOSED MAJOR GROWTH 1994.
CENTERS AND SUB-CENTERS
q In 13 December 1994, the Draft CLUP was
Large residential subdivisions in North again conferred for consultation with local
Caloocan lack sufficient services and retail market planning representatives from the Municipalities
for basic commodities. In response, the proposed of Malabon, Navotas, and Valenzuela at the
concept plan tends to identify a major center and first CAMANAVA District Consultative Meeting.
11
q In 15 December 1994, the second Draft with The provisions of MMZO 81-01, which do not
all preliminary revisions was presented to the have substantial amendment for 19 years are not
CDC 9th General Assembly, for further review immediately responsive to the requirements of
and evaluation. current urban development trends. New proposed
infrastructure and urban development programs were
q Another series of consultation with not given consideration then on the delineation of
CAMANAVA Local planning representatives are zoning districts. Some of these developments are
organized to prepare an integrated Land Use major road systems (e.g. C-3, C-4, C-5, and C-6
Plan for CAMANAVA District. Roads), rail-based transportation networks (e.g.
q In June of 1995, the integrated draft Land Use MRT 4 and North and South Rail Projects), new
Plan for CAMANAVA District, was presented legislated housing programs, and new commercial
at the ‘Pre-summit Sectoral Land Use development.
Presentation’, with the assistance of then Metro
q Compliance on Provisions of R.A. 7160 and
Manila Authority (MMA). The summit was
E.O. No. 72.
organized to enable various government and
non-government agency, together with the
R.A. 7160 or the Local Government Code of 1991,
academe, to review and comment on the Draft
provides that:
Land Use Plan.
“The LGUs shall continue to prepare their
In accordance, therefore with the injunctions comprehensive land use plans enacted through
zoning ordinances which shall be the primary
of R.A. 7160 and E.O. No. 72, and in observance and dominant bases for the future use of land
with the series of preparation and consultation resources and reclassification of agricultural
conducted, this C.L.U.P. Report is submitted to the lands.”
Sangguniang Panglungsod for approval and
enactment into Zoning Ordinance. After which, the E.O. 72 s.1993 on the other hand, delineate powers
Sangguniang Panglungsod shall endorse this and responsibilities of LGU’s and H.L.U.R.B. in the
Report to H.L.U.R.B. for final approval. preparation, formulation, approval and
implementation of C.L.U.P.’s.
2.1 RATIONALE 2.2 GOALS AND OBJECTIVES:
q Land as a critical factor in growth and
development of cities Setting of objectives is one of the most
important elements in land use plan formulation.
Land is recognized as a finite or limited These objectives determine direction of the plan’s
resource. As population grows, more land is required conceptual framework and serves as the inverse of
for urban uses, food production, and forest identified land use related problems. Aside from
development. Therefore, proper management of land the description of broad goals, specific objectives
resource through planning and control are for each planning areas (South and North) are
necessary in local governance. prescribe in the land use plan.
q Land use policy planning and control are major 2.2.1 GENERAL GOALS :
tools in regulating indiscriminate use of urban q To implore among all sectors the efficient use,
lands. acquisition and management of land as a
limited resource;
Land use planning is the major tool used in the
proper management of land resource. This tool q To integrate public and private sector decisions
determines what activities within a parcel of land it and activities, affecting use and disposition of
can support, without causing damage to the land lands
itself, in order that future population can benefit from q To resolve conflicts between private sector and
its continuous use. government organizations on the demand and
q Obsolescence of Metropolitan Manila Zoning need for land reserves
Ordinance 81-01 (MMZO 81-01) q To advance an acceptable and orderly
development of a land use pattern that will avert
12
mis-use of land, and in time minimize capital q To regulate and guide various land using
and operational cost of public facilities and activities and unplanned land use changes
utilities, services, and infrastructure according to local and regional development
goals, objectives and policies.
2.2.2 STRATEGIC OBJECTIVES
2.2.2.1 SOUTH CALOOCAN CITY q To enhance capital investment on labor-
intensive land using activities and on trade and
Land use plan objectives for South Caloocan services.
City center primarily into four (4) strategic concerns.
q To regulate and guide planning and integration
These are the dispersal of highly pollutive industries
of various infrastructure and utilities of all
from the urban core; protection of residential areas
existing and future land development projects;
from environmental pollution; preservation of
environmentally critical areas, and promotion of q To promote development of plot areas reserved
parks and open space development. Similarly, these for socialized housing services; and
objectives shall serve as a guideline in the
formulation of land use policy measures, affirming q To protect all locally designated environmentally
South Caloocan to be a mix of ‘Regenerative critical areas such as rivers and riverbanks,
Development Area’, ‘Urban Control Area’, and areas with critical slope, and parks and open
‘Environmental Preservation Area,. The land use spaces, from pollutive land using activities.
plan for South Caloocan aims to achieve the
following.
2.3 METHODOLOGY
2.3.1 PLANNING METHODOLOGY
q To regulate and guide various land using
activities and unplanned land use changes The methodology adopted in the formulation
according to local and regional development of the Comprehensive Land Use Plan is an
goals, objectives and policies aggregation of both ‘bottom-up’ and integrated
approaches. After the identification of available lands
q To facilitate development of blighted areas, for urban development, series of reports and
through land use control regulations and consultation with members of the City Development
effective urban land management system Council (CDC) were held. All concerns are
q To promote dispersal of ‘highly pollutive thoroughly discussed, which includes metropolitan
industries’ from the City’s urban core toward and local urban development trends, development
the edge of MMR boundaries administration and urban management problems,
deficiency in basic social services, and
q To control further expansion (invasion- environmental issues. All community concerns
succession) of industrial activities into discussed in the CDC conventions are
residential blocks — not suitable for other uses subsequently translated and evaluated to specific
land use related parameters.
q To promote development of parks and open
spaces; and
Land Use policies and objectives of the Local
q To protect environmentally critical areas such Land Use Plan, are afterward integrated with local
as major watercourses and river edges from sector plans and programs. These objectives were
pollutive land using activities given due consideration then in the preparation of
the Medium-Term Local Development Plan 1993-
2.2.2.2 NORTH CALOOCAN CITY 1998.
In North Caloocan City, objectives focus
primarily in the promotion of labor-intensive
industries, growth of trade and services, and
enhancement of environmental protection areas.
These objectives were based from conclusions,
finding North Caloocan to be a mixed of ‘urban
control area’, ‘environmental preservation area’ and
‘urbanization promotion area’. they are
13
2.3.2 DATA COLLECTION sources are used for the description and analysis
2.3.2.1 Gathering of Secondary Data of the existing local physical condition. Other
information such as statistics and other studies
The first activity conducted in the land use plan from different government agencies were compiled,
preparation is the collection and compilation of validated, and analyzed for immediate application.
local baseline data. Several maps from different
TABLE 1: MAP/DATA SOURCES USED IN LAND USE SURVEY AND ANALYSIS

Map/Data Requirements Sources
Topographic Maps • Topographic Map / Stereographic
Compilation, Scale: 1:2,000 Almar Surveying
Co._____
• Land Use Map, Edition I, 1988, Scale:
1:10,000, NAMRIA -JICA i, 1988
Climate • Annual Climatological Averages, Port Area
and Diliman Station, 1951 - 1985,
PAGASAii,_____
Soil • Bureau of Soils Report and Map, Province of
Rizal, 1935
Geologic Maps • Metropolitan Manila Development Framework
Plan 1992-1996,_____
Slope Map • Topographic Map / Stereographic Compilation
Map, Scale: 1:2,000 Almar Surveying
Co._____
Land Use • Topographic Map / Stereographic
Compilation, Scale: 1:2,000 Almar Surveying
Co._____
• Land Use Map, Edition I, 1988, Scale:
1:10,000 M, NAMRIA -JICA, 1988
• 1993-94 Metro Manila CITIGUIDE, Scale:
1:4,000, CTIGUIDE Inc., ___
Population • 1990 Census on Population and Household,
NSO iii, 1991
i
National Mapping and Resource Information Authority - Japan International Cooperation Agency
ii
Philippine Atmospheric and Geophysical Administration
iii
National Statistics Office
2.3.2.2 Land Use Survey

2.3.3 SITUATIONAL ANALYSIS
An urban base map with survey sheets was 2.3.3.1Graphical Analysis
used during the start of the survey. A rapid survey
known as windshield survey, (that is an actual land Graphical analysis of available map information
use investigation while riding a vehicle) was was initially conducted during the investigation of
organized. During the survey, exact use of land and the existing condition. “Sieve Mapping” technique
structures were noted down and recorded in the was applied in identifying urban land suitability.
base map. Thereafter, an urban land use map under Various thematic maps, particularly data maps
specific land use categories namely; residential, (topography, soils, etc.), and analytical maps (slope
commercial, industrial, institutional, utilities, open map, built-up area, etc.), are overlaid and analyzed
space and other uses, was prepared and reviewed on top of each other, to identify suitability rating of
in agreement with geographic data indicated from each area. Some of the existing statutory rules and
other map sources. regulations, and planning standards that serve as
yardstick for the identification of urbanizable and
Land Area for existing urban land uses were protected areas are described in the following table:
tabulated and aggregated into percentages
following the actual survey.
14
TABLE 2 : RELEVANT LEGISLATION AND STANDARDS USED IN THE IDENTIFICATION OF

URBANIZABLE AND PROTECTED AREAS.
Statutory/ Standard Title of Legislation/
Requirements Standards Specific Provisions
•
i
Easements H.S.R.C. Town 4.50 meter minimum easement from the existing
Planning Guidelines /improved bank of creeks in urban and rural areas.
and Standards, • 5.50 meter minimum easement from the existing/
1982 improved bank of rivers, esteros and navigation
canals.
Urban Greening/ P.D. 389-Forestry • Power of local government to acquire private or
Forestry Reform Code public land for the purposed of establishing
municipal or city forest, tree park, watershed or
pasture (Sec. 22).
P.D. 705 - • Land of public domain with 18% slope or over
Amendment of shall not be classified as alienable and disposable,
Forestry Reform nor any forestland 50% or over as grazing land.
Code
1
Human Settlement Regulatory Commission
2.3.3.2 Statistical Analysis afterwards, was assessed carefully including other

land use -related problems and issues in order to
Statistical information are also analyzed in the
generate the most suitable conceptual plan.
preparation of C.L.U.P. Population forecast are
computed through geometric methods and 2.3.4.3 Preparation of Urban Land Use
performance of urban services are measured Plan.
based on standard service-population ratio.
Increments or gaps between actual and expected After drawing-up the concept plan, appropriate
services to population ratio are identified and given land use schemes was assigned for the whole
consideration in the evaluation of land use-related planning area. The land use map was presented
policies and plans. in the CDC convention and with CAMANAVA local
planning agencies for comment and evaluation.
2.3.4 PLAN FORMULATION The Local Development Planning Agency of
Quezon City also participated in the consultation
2.3.4.1 Goals/Objectives Determination process prior to drafting of the CLUP.
In goal settings, the plan reviewed all identified
problems and needs including their causal 2.4 PLANNING
relationships. NCR Physical Framework Plan and CONSIDERATIONS/
Transportation Master Plan were subsequently
assessed on their implications on future urban land PARAMETERS
use changes in the City. In the description of goal
2.4.1 ANALYSIS OF LAND USE
statements, objectives are recognized to be the
inverse of the problem. These goals are then AND OTHER PHYSICAL
presented in various CDC conventions and DATA
CAMANAVA local planning agencies to solicit
responses. Analytical studies are conducted through
assessment of the land use and physical profiles
2.3.4.2 Generation of Spatial Strategies of the City. Specific recommendations are
proposed either as strategy or policy plan for each
The concept plan was formulated based on
parameter in the studies made.
foregoing analysis of the local socio-economic
conditions existing in the City. Physical suitability
and capability of the whole city for urban In the preparation of land use planning and
development were first determined from the output management strategies and policies, various
of the sieve mapping analysis. Land use trend parameters are important to be considered.
15
TABLE 3 : PHYSICAL AND SOCIO-ECONOMIC PARAMETERS USED IN LAND USE

ANALYSIS.
Land Use Parameters S u b-Parameters Methods of Analysis
a) Physical Characteris tics • Type of topography, geo- • Sieve Mapping
and Development logic structure and soil • Eco-Engineering A nalysis
Constraints • Areas prone to natural haz-
ards
• Environmentally critical ar-
eas
b) Urban Development • Pattern of expansion of • Comparative analysis of past
Trend and Potentials residential, industrial and and present land uses.
com mercial land uses • Sieve Mapping
based on physical, social, • Eco-Engineering Analysis
a n d e c onomic
determinants.
• Availability of land areas
suitable for urban
development
c) Infrastructure and Utilities • Length and condition of ex- • Analysis of available current
isting roads Transportation Studies.
• Location of proposed major
roads and highways, and
other transportation proj-
ects
d) Water and power proj- • Condition of power serv- • Analysis of available current
ects ices, sewerage and Utilities Studies.
drainage system and
facilities
e) Land Use Related Prob- • Urban blight • Flooding study, structural and
lems • Traffic Congestion environmental quality study,
• Incompatible Land Uses land use analysis, and
• Underdevelopment of reports of other agencies.
prime urban lands
f) Socio-E c o n o m i c • Unemployment • Analysis of sectoral studies.
Problems and Potentials • Lack of community facilities
and basic service
institutions
• Housing Demand
• Lack of open spaces for
community parks and play -
grounds
• Availability of labor-inten-
sive industries
• Availability of large labor
force
2.5 URBAN STRUCTURE management actions such as infrastructure

development, land use control and management,
CONCEPT and application of special tax measures, shall
2.5.1 URBAN DEVELOPMENT center on these existing or future urban centers.
STRATEGY 2.6 LAND USE MANAGEMENT
Considering the specific and distinct roles of POLICY MEASURES
South and North Caloocan City in MMR growth,
the LGU shall adapt strategies that will have the Based on specific parameters, concerns and
highest impact on the City’s future urban constraints identified in the sector study,
development. The application of Growth Center corresponding land use management policies are
Strategy is highly regarded in the formulation of formulated. Land use management strategies
the structure plan. Subject to this approach, serve as one of important premise in making land-
opportunities that are cropping on specific local use decisions, that sets an area under various
points shall serve as element or ‘catalyst’ of urban urban land uses. Strategies and recommended
growth. Strategic convergence of various urban
16
policies indicated herein are also important reference decisions made by different government and non-
in planning of infrastructures and services and in government agencies or organizations.
conception of various land-use related policy
TABLE 4: RECOMMENDED LAND USE MANAGEMENT POLICIES AND STANDARDS FOR

URBAN PHYSICAL CHARACTERISTICS AND DEVELOPMENT CONSTRAINTS
PHYSICAL RECOMMENDED RECOMMENDED LAND USE
CHARACTERISTICS LAND USE MANAGEMENT CONTROL
AND CONSTRAINTS STRATEGIES AND POLICIES STRATEGIES AND STANDARDS
a ) Type of • Allocation of future urban land • Land Use Planning and Zoning.
topography, geo- uses based on the physical
logic structure suitability and land capability of
and soil specific urban area.
b) Areas prone to • Protection of critical land areas • Land Use Planning and Zoning.
natural haz ards prone to flooding and seismic • Local Ordinance on the
disturbances such as gorges, designation, protection, and
riverbanks, low flat areas, development of potentially
marshy soils etc. hazardous and disaster prone
• Designation of appropriate areas.
density control and land use • Local Ordinance on the
classification of identified enforcement of specific
critical areas. provisions of :
∗ Philippine Sanitary Code;
∗ Philippine Water Code;
∗ Subdivision and Condominium
Rules and Regulations (P.D.
957);
∗ National Building Code (P.D.
1096);
∗ Philippine Environmental Code
(P.D. 1151, 1152);
∗ Decree on E.I.S.1 (P.D. 1586);
∗ Proclamation of envi-
ronmentally critical areas and
projects (Proclamation. No.
2146);
c) Environmentally • Control of land use intensity or • Local Ordinance on the
critical areas residential density on areas with enforcement of specific
significant impact on en- provisions in the following:
vironment ∗ Philippine Sanitary Code;
• Designation of applicable ∗ Philippine Water Code;
density control and land use ∗ Subdivision and Condominium
classification on critical areas. R ules and Regulations (P.D.
957);
∗ National Building Code (PD
1096);
∗ Socialized Housing Rules and
Regulations (BP 220);
∗ Philippine Environmental Code
(P.D. 1151, 1152);
∗ Decree on E.I.S. (P.D. 1586);
∗ Proclamation of
environmentally critical are a s
and projects (Proc. No. 2146);
∗ Forestry Reform Code of the
Philippines (P.D. 389, 705)
• Implementation of Linear Park
or Urban Forestry development
Program
• Acquisition of public and private
properties suitable for urban
parks development
1
Environmental Impact Statement
17
TABLE 5 RECOMMENDED LAND USE MANAGEMENT POLICIES AND STANDARDS FOR

URBAN DEVELOPMENT TREND, PROBLEMS AND DEVELOPMENT POTENTIALS.
DEVELOPMENT RECOMMENDED RECOMMENDED LAND USE
TRENDS, PROBLEMS LAND USE MANAGEMENT CONTROL
AND POTENTIALS STRATEGIES AND POLICIES STRATEGIES AND STANDARDS
a) Extent of urban • Preferential identification, • Local Ordinance on the
blight designation and development / implementation of specific
upgrading of Areas for Priority provisions of Urban
Development, and other Development and Housing Act
blighted areas. (R.A. 7279).
• Local Ordinance on the
development regulation and
control over use and disposition
of Areas for Priority
Development.
• Implementation of urban renewal
and re-development programs
and projects through:
∗ Slum Upgrading Program
∗ Community Mortgage Program
∗ Home Mortgage Programs
∗ Any form of Land Re-
adjustment scheme
b) Pattern of • Rational Identification, • Conduct Periodical Local Land
expansion of resi- allocation, designation or zoning Use and Transportation Studies
dential, industrial of urban land uses based on and Planning (5-year period).
and commercial appropriate development • Implementation of 25, 10, and 5
land uses based framework. The framework year period Physical Framework
on physical, should consist of aggregation of Plan.
social, and eco- studies on current and • Conduct annual review of local
nomic proposed major urban zoning ordinance and land use
determinants infrastructure and utility plan.
projects; estimated future urban • Consolidation of various
intensity; trend on metropolitan contiguous residential, industrial,
economy; metropolitan policies and commercial blocks into
on urban development; and single exclusive zones (super-
strategies on environmental block).
manageme nt.
• Preservation and protection of
residential areas not suitable for
conversion to other uses (ex.
Areas with narrow right -of-ways
and on environmentally critical
or potentially hazardous spots).
c) Availability of land • Designation of appropriate • Land Use Planning and Zoning.
areas for urban density control and land use • Mandatory and strict
development classification based on areas' implementation of ad valorem
physical suitability and capability taxes on idle lands.
for urban development.
• Impose development regulation
on undeveloped and
underdeveloped plots
18

INFRASTRUCTURE AND UTILITIES.
DEVELOPMENT OF RECOMMENDED RECOMMENDED
INFRASTRUCTURE LAND USE MANAGEMENT LAND USE CONTROL
AND UTILITIES STRATEGIES AND POLICIES STRATEGIES AND STANDARDS
a) Length and • Identify areas with poor /lacking • Land Use Planning and Zoning.
condition of ex- efficient road networks system • Conduct Periodical Local Land
isting roads and provides areas for new Use and Transportation Studies
road spaces and road widening (5-year period).
or network linkages. • Implementation of Special
• Control of land use intensity and Benefits Assessments in Real
residential density on areas with Property Tax Appraisal System.
minimum road capacities.
b) Location of • Designation of appropriate • Land Use Planning and Zoning.
proposed major density control and land use • Conduct Periodical Local Land
roads and classification of affected areas, Use and Transportation Studies
highways, and according to forecasted impact (5-year period).
other of each road and transportation
transportation projects on local land use
projects. changes.
• Designations of areas for mix-
use development, inter-modal
facilities and other urban ameni-
ties.
c) Condition of • Land use classification of • Land Use Planning and Zoning.
power services, suitable areas for utility service • Acquisition of public or private
sewerage and facilities such as water reservoir properties for the construction or
drainage system tanks, power sub -stations, installation of power sub-station,
and facilities sewage treatment facilities and water, sewerage and drainage
the like. systems and other facilities.
• Employ existing subdivision
open spaces and community
centers for the development of
utility facilities and services.
• Advance plans, programs,
projects and policies that pro-
mote concentric and/or central
and nodal type of urban growth
pattern -- thereafter reduce
installation and operating cost
of utility lines.
19

LAND USE RELATED PROBLEMS.
LAND USE RELATED RECOMMENDED RECOMMENDED
PROBLEMS LAND USE MANAGEMENT LAND USE CONTROL
STRATEGIES AND POLICIES STRATEGIES AND STANDARDS
a) Urban blight • Designate special uses for • Land Use Planning and Zoning.
blighted areas and areas with • Local Ordinance on the
declining physical and environ- implementation of specific
mental condition. provisions of Urban
• Prioritize infrastructure and Development and Housing Act
utilities improvement on blighted (R.A. 7279).
areas. • Consolidation of various
contiguous blighted residential,
industrial, and commercial
blocks into exclusive land use
zones (super block).
b) Traffic Density • Allocate sufficient areas for • Land Use Planning and Zoning.
school, shopping, employment, • Conduct Periodical Local Land
and recreation and for other Use and Transportation Studies
urban amenities, nearest to (5-year period).
residential areas.
• Prioritize pedestrian traffic in
the design and improvement of
roads and road services.
• Deter plans, projects, and
policies that promote strip or
linear pattern of commercial de-
velopment, in order to avert
impact on heavy traffic
concentration.
• Advance plans, projects and
policies, promoting concentric
and/or nodal type of urban
growth pattern subsequently to
effect loop trips, shorter travel
time and distances, and traffic
volume reduction.
c) Incompatible Land • Designate roads, major • Land Use Planning and Zoning.
Uses watercourses and green strips • Consolidation of various
as buffers between different contiguous residential blocks into
incompatible types of land uses. single exclusive zones (super-
• Preservation of residential block).
areas not suitable for • Local Ordinance on the
conversion to other uses, from enforcement of specific
further incursion of industrial provisions of :
and commercial activities. ∗ Philippine Environmental Code
• Dispersal of and strong (P.D. 1151, 1152);
regulation in the operation of ∗ Decree on E.I.S. (P.D. 1586);
existing highly pollutive and ∗ Proclamation of
highly hazardous industrial environmentally critical areas
activities. and projects (Proc. No. 2146);
d) Underdevelopmen • Impose development • Land Use Planning and Zoning.

t of prime urban regulations on undeveloped and • Mandatory and strict
lands underdeveloped plots. implementation of taxes on idle
lands.
20

SOCIO-ECONOMIC PROBLEMS AND POTENTIALS.
SOCIO-ECONOMIC RECOMMENDED RECOMMENDED
PROBLEMS AND LAND USE MANAGEMENT LAND USE CONTROL
POTENTIALS STRATEGIES AND POLICIES STRATEGIES AND STANDARDS
a) Unemployment • Allocate areas for employment • Land Use Planning and Zoning.
generating land-using activities
(such as mix commercial and
industrial zones) on identified
growth centers.
b) Lack of • Preservation of plot /areas used • Local Ordinance declaring all
community in rendering basic services such local government properties
facilities and as schools, hospitals and other assigned as institutional sites, to
basic service community facilities, from be non-alienable and non-
institutions conversion to other uses. disposable.
• Prioritize physical and site
improvement of all existing
pubic institutions.
c) Housing Demand • Allocate areas for socialized • Land Use Planning and Zoning.
housing development. • Local Ordinance on the
• Impose development regulation implementation of specific
on undeveloped and provisions of Urban
underdeveloped plots. Development and Housing Act
(R.A. 7279).
• Mandatory and strict
implementation of taxes on idle
lands.
d) Lack of open • Preservation of all identified • Local Ordinance declaring all
spaces for parks and open spaces from local government and
community parks conversion to other uses. subdivision or condominium
and playgrounds • Development of envi- properties assigned as open
ronmentally critical areas into spaces to be non-alienable and
municipal, community, or linear non-disposable, and no building
parks and to urban forestry shall be erected on such
area. properties unless provided by
• Promote innovative schemes in existing laws and regulations.
developing green sections on all
public areas.
e) Availability of • Preservation of existing • Land Use Planning and Zoning.
labor-intensive industrial zones and • Consolidation of various
industries development of new industrial industrial blocks into single
reserves. exclusive zone (super-block).
• Prioritize infrastructure and
utilities improvement on
industrial areas.
f) Availability of • Allocate areas for employment • Land Use Planning and Zoning.
large labor force generating land-using activities,
such as mix commercial and
industrial plot reserves, within
identified growth centers.
21
3. URBAN LAND USE PLAN indicated in the Land Use Studies conducted. The
current land use trend, existing land uses, physical
The Land Use Plan is the classification of urban constraints and socio-economic parameters are
land into specific uses namely residential, given primary consideration in the re-classification
commercial, industrial, institutional, utilities, parks of urbanized areas and vacant plots. Allocations of
and open spaces, and various special uses. space are not computed according to standard
space requirements, but rather on the specific
The Urban Land Use Plan is the result of various constraints, role and potential of particular urban
schemes designed according to several parameters area in the overall development of the City.
TABLE 9: EXISTING AND PROPOSED LAND USE DISTRIBUTION OF SOUTH CALOOCAN

CITY
Existing Land Use Proposed Land Use
Distribution-- 2001 Distribution -- Jan %
Land Use Difference
Survey 2003 Revisions Increase
Land Area % S h a r e Land Area % Share
Residential 682.55 50.1% 520.73 38.2% (161.82) -23.7%
Commercial 201.97 14.8% 299.54 22.0% 97.57 48.3%
Industrial 218.53 16.0% 333.03 24.4% 114.51 52.4%
Institutional 60.21 4.4% 50.22 3.7% (10.00) -16.6%
Utilities 42.62 3.1% 62.84 4.6% 20.22 47.4%
Agro-Industrial 2.08 0.2% - 0.0% (2.08) -100.0%
Cemetery 64.94 4.8% 67.05 4.9% 2.11 3.3%
Parks & Recreation 1.28 0.1% 19.09 1.4% 17.80 1388.7%
Open Space - 0.0% 10.00 0.7% 10.00 0.0%
Vacant Land 88.32 6.5% - 0.0% (88.32) -100.0%
PLAND - 0.0% - 0.0% - 0.0%
TOTAL 1,362.50 100.0% 1,362.50 100.0% (0.00)
3.1 SOUTH CALOOCAN CITY activities into residential blocks not suitable for other
uses. Nonetheless, existing residential areas that
LAND USE PLAN are briskly transforming to other uses or mixed-
use type of usage, are classified under either
3.1.1 RESIDENTIAL LAND USE industrial or commercial category. These land use
PLAN alteration mostly transpire at Grace Park District,
where design of roads and subdivision lots are
Proposed residential areas in South Caloocan suitable for mixed-use development.
City are those currently used for permanent or
transient dwelling purposes and some mix-use Strategies on promoting urban growth within
areas not suitable for non-residential use. These residential plots include merging of neighboring
areas are old residential subdivision, declared Areas residential blocks into one exclusive housing
for Priority Development (APD), communities community complex or “superblocks”. Roads shall
undergoing processing for housing mortgage, serve vehicles originating and terminating only from
existing government housing and slum upgrading and within the community while through or passing
projects, and residential blocks with no ample road traffic will be controlled. Streets on high-density
network or potential for commercial or industrial areas can be converted into “street parks” or “street
development. In categorizing residential use, open spaces” that will eventually serve as parking
considerations are given to specific land use or playground spaces.
objectives for the area. Those objectives are to
facilitate the development of blighted areas through The design parameters of residential land use plan
land use control regulations and effective urban land decrease the total residential land area from 682 to
management system, and to control further 521 hectares or 24 %. (see Map 6-A & Map 6-B)
expansion (‘invasion-succession’) of industrial
22
The following areas are designated for residential use.

3.1.1.1 University Hills Subdivision, Bonifacio District/Area
North: C a l o o c a n -M a l a b o n b o u n d a r y
East: University Avenue
West: P r o p e r t y l i n e ( E a s t S i d e ) – C a l o o c a n C i t y P o s t a l O f f i c e a n d P N P -B F P C o m p o u n d
a n d P . N . R . r i g h t-o f -w a y ( R . O . W . )
South: U n i v e r s i t y o f t h e E a s t C o m p o u n d a n d ( 1 ) l o t d e e p f r o m n o r t h s i d e o f C-4 Ro a d
(Samson Rd.)
3.1.1.2 Barrio San Jose District/Area

North: C -3 R o a d ( 5 th Ave.)
East: C a l o o c a n -Q u e z o n C i t y B o u n d a r y
West: P r o p e r t y L i n e ( E a s t S i d e ) -- L a L o m a C e m e t e r y
South: C a l o o c a n -M a n i l a B o u n d a r y
3.1.1.3 Morning Breeze District/Area

North: Caloocan Malabon Boundary
East: Gen. Tinio St.
West: (1) lot deep from west side of Asuncion St.
South: Tirad – Pass St.
3.1.1.4 Baesa District/Area

North: Easement lines of Tullahan River
East: Property Line – NPC Power Line
West: Baesa Road and Property Lines – Maysilo Estate
S o u t h -S o u t h Caloocan -- Quezon City Boundary
East:
3.1.1.5 Sta. Quiteria District Area, Sta. Quiteria Village

North -North Easement lines of Tullahan River
East
South –South SE Boundary Line of Sta. Quiteria Village
East
South –South Property Line – NPC Power Line
West
3.1.1.6 Sta. Quiteria District Area, Del ReyVille Subd.

North O n e l o t d e e p S o u t h o f T u l l a h a n -S t a . Q u i t e r i a R o a d
South – S o u t h Caloocan - - Quezon City Boundary
East
South – S o u t h Property Line – NPC Power Line
West
3.1.1.7 Bo. Talipapa District Area, GSIS Village

North Easement lines of Tullahan River
North -N o r t h Caloocan – Quezon City Boundary
East
West Property Line – NPC Power Line
South -S o u t h J . P . R a m o y S t . , e n t r a n c e r o a d t o A c e b e d o S u b d i v i s i o n , a n d n o r t h -side property line
East of Manila Paper Mills.
1.1.1.8 Bo. Talipapa District/ Area, Estrella Compound

North -N o r t h Easement lines of Tullahan River
West
East Property Line – N P C P o w e r L i n e
South -S o u t h S o u t h -s i d e b o u n d a r y l i n e o f E s t r e l l a C o m p o u n d
West
23
3.1.1.9 Sangandaan District/Area, Bisig ng Nayon

N o r t h -N o r t h W e s t C a l o o c a n -M a l a b o n B o u n d a r y
East Property lines – Sangandaan Cemetery
South A l l p r o p e r t y l i n e s a t o n e ( 1 ) l o t d e e p f r o m n o r t h -s i d e o f C -4 R o a d ( G e n . S a n
Miguel St.)
3.1.1.10 Sangandaan District/ Area, Bisig ng Kabataan

North C a l o o c a n -M a l a b o n B o u n d a r y
East P.N.R. Right of Way (R.O.W.)
West (1) lot deep from East Side of A. Mabini St.
South ( 1 ) l o t d e e p f r o m n o r t h -s i d e o f C - 4 R o a d ( G e n . S a n M i g u e l S t . )
3.1.1.11 Poblacion District/West Area

North (1) lot deep from south -side of C-4 Road (Gen. San Miguel St.)
East (1) lot deep from west side of A. Mabini St.
West D a g a t-Dagatan peripheral canal (DDDP Boundary)
South (1) lot deep from north-side of C - 3 Road
3.1.1.12 Poblacion District/East Area

North J. Rodriguez St.
East Property Line – P.N.R. Right of Way (R.O.W.)
West (1) lot deep from west side of A. Mabini St.
South ( 1 ) l o t d e e p f r o m n o r t h -s i d e o f C - 3 R o a d
3.1.1.13 Maypajo District/North Area

North (1) lot deep from south-side of C -3 Road
East Silanganan St., and one (1) block deep from west side of A. Mabini St.
West D a g a t-Dagatan Peripheral Canal (DDDP Boundary)
South one (1) lot deep from north -side of J. P. Rizal St
3.1.1.14 Maypajo District/ South Area

North one (1) lot deep from south - side of J. P. Rizal St.
East one (1) lot deep from west side of A. Mabini St
West Estero De Maypajo
South Caloocan – Manila Boundary
3.1.1.15 Maypajo District/East Area

North P r o p e r t y l i n e s f r o m – D i m a s a l a n g S t . E a s r u -R d t o P N R R . O . W
East Property Line – P.N.R. Right of Way (R.O.W.)
West (1) lot deep from A. Mabini St.
South Caloocan – Manila Boundary
3.1.1.16 Marulas District/Area

North 3rd Avenue (from D. Aquino St. to PNR R.O.W.), north boundary of Almeda
Compound
East D. Aquino St. ( from 3rd Ave. to 2nd Ave.), 2nd Avenue (from D. Aquino to P. Sevilla
St.), and P. Sevilla St. (from 2nd Ave. to Caloocan- Manila Boundary)
West P ro p e r t y L i n e – P . N . R . R i g h t o f W a y ( R . O . W . )
South C a l o o c a n -M a n i l a B o u n d a r y
3.1.1.17 Grace Park West District/Area

North O n e ( 1 ) b l o c k d e e p f r o m s o u t h - s i d e o f P . B u r g o s S t .-1 0 t h A v e n u e ( C o r r e g i d o r S t . ) ,
a n d r e s t – a l l p r o p e r t y l i n e s a t o n e ( 1 ) l o t d e e p f r o m s o u t h -s i d e o f P . B u r g o s S t .-1 0 t h
Avenue.
South –South P. Sevilla St. (from 10th Ave. to 9th Ave.), 9th Avenue (from P. Sevilla St. to D.
East Aquino St.), D. Aquino St. (from 9th Ave. to 8th Ave.), 8th Avenue (from D. Aquino
St. to Baltazar St.), Baltazar St. (from 8th Ave. to South Boundary)
West Property Line – P.N.R. Right of Way (R.O.W.)
S o u t h -S o u t h P r o p e rt y L i n e ( n o r t h a n d E a s t S i d e ) – G r a c e P a r k E l e m e n t a r y S c h o o l , a n d a l l
West p r o p e r t y l i n e s a t o n e ( 1 ) l o t d e e p f r o m n o r t h -s i d e o f C -3 R o a d .
24
3.1.1.18 Bo. Rodriguez District/Area

North Macabagdal St. (from Urbano Plata St. to A. Cruz St.)
East A. Cruz St. (from Macabagdal St. to 12th Ave.), Street from east end of 12 th A v e n u e
to 11 t h A v e n u e ( w e s t b o u n d a r y o f D P H P C o m p o u n d ), Caloocan – Quezon City Bdry.
West East Property line of Our Lady of Grace Academy/Notre Dame of Manila, Rosal St.
th th th th th
(from 12 A v e n u e t o 1 1 Avenue), 11 A v e n u e ( f r o m 9 St. to Rosal St.), 9 St.
( f r o m 1 1th to 12 t h Avenue), 10 th Avenue (from 9 t h St. to Ilang- ilang St.), Ilang-ilang St.
(from 10 t h Avenue to nor t h e n d o f 1 0 t h St. Extension), 10 th St. Extension.
th
South 8 Avenue Extension
3.1.1.19Calaanan West/Area
North Gonzales St.
North -N o r t h Francisco St. From Gonzales St. To Florencia
East 12th Avenue from Florencia St. To 11th Avenue
North -N o r t h Heroes del 96 (from Gonzales St. to C. Apostol St.), C. Apostol St., M. Hizon St.
West
South Imaginary Line from west end of 11 th Avenue westward to south end of B. Baltazar
St.
3.1.1.20 Phase III-E1,Lapu - Lapu Avenue Dagat-Dagatan Development Project

North one (1) lot deep from Lapu-Lapu Avenue
South Langaray St.
East o n e ( 1 ) l o t d e e p f r o m t h e s i d e o f D a g a t-D a g a t a n A v e n u e
West Caloocan - Malabon Boundary
3.1.1.21 Phase III-E1 Langaray St.

North - East M.B. Asistio H.S. (Annex), Blk. 6A, 6B, 5
North - West Langaray St.
South – West Pampano St., Tanigue St.
3.1.1.22 Phase II-A/B, Dagat-Dagatan Development Project

North - East Pampano St.
North – W e s t Parish Church, M.B. Asistio H. S. (main)
South – E a s t Tanique St.
South – W e s t Labahita Alley
3.1.1.23 Area I-V Bagong Barrio Development Project

North Reparo Road
South Zapote Road from Gen. Tinio to Gen. Malvar
Malolos Avenue from Gen. Malvar to G. De Jesus
Gen. Tinio Progreso from G. De Jesus to Maligaya St.
East North Diversion Road
West Gen. Tinio St.
3.1.1.24 Area VI – East Bagong Barrio Development Project

North Property wall of Eternal Garden Memorial Park
S o u t h -S o u t h C a l o o c a n -Q u e z o n C i t y B o u n d a r y
East Tangke Road
West North Diversion Road
3.1.1.25 Residential: NHA Reserve Area and Dagat-Dagtan Phase III - F2

25
3.1.2 COMMERCIAL LAND USE dwelling areas and transit points. Proposed locations
of commercial area, shall be near major roads and
PLAN intersections with ample local and collector-road
Proposed commercial land in South Caloocan network system, and with current or potential
City covers tracts with all types of establishments patronage of shoppers and traders.
involved in wholesale, retail and service activities
serving areas larger than a neighborhood. These Future location of commercial areas in South
areas are those found in traditional trading centers Caloocan City shall provide support facilities to
on intersection roadsides and shopping centers. In pedestrians more than motor vehicles in order to
categorizing land for commercial use, deter traffic congestion. ‘Pedestrian malls’ or ‘street
considerations are given accordingly with specific malls’ are envisioned to develop in between
land use objectives appropriate to the area. The commercial blocks that will finally inter-connect
plan aims to integrate the City’s urban core into shoppers and travelers with public transport or inter-
one compact CBD and provide urban goods and modal facilities.
services at the most suitable location. The plan
also intend to promote growth of business and The design scheme of proposed commercial
financial areas that will serve the CAMANAVA area land use plan increases the total commercial land
and provide shopping amenities that are nearest to area from 202 to 300 hectares or a vital 48 % growth.
The following areas are designated for commercial use.
3.1.2.1 Commercial Strips along Gen. San Miguel St./C-4 Road, Sangandaan District/
Area
North one (1) lot deep from north side of Gen. San Miguel St. (from Caloocan-
M a l a b o n B o u n d a r y t o P . N . R .-R.O.W.).
South one (1) lot deep from south - side of Gen. San Miguel St. (from north -end of
S abalo St. to corner of Torres Bugallon St.)
3.1.2.2 Commercial Strips along A. Mabini St., Sangandaan District/Area

East one (1) lot deep from East Side of A. Mabini St. (from Caloocan-Malabon
Boundary to corner of Gen. San Miguel St./ C-4 Road).
West one (1) lot deep from west side of A. Mabini St. (from Caloocan Cemetery
property line to corner of Gen. San Miguel St./ C-R Road).
3.1.2.3 Commercial Strips along A. Mabini St., Poblacion North District/Area

West one (1) block deep from west side of A. Mabini St. (from corner of Gen. San
Miguel St./C-4 Road to corner of Libis Espina St.
East Torres Bugallon St. (from corner Gen. San Miguel St./C-4 Road to corner of A.
Bato St.)
3.1.2.4 Commercial Strips along A. Mabini St., Poblacion South District/Area

West General Luna St. (from corner of P. Burgos Extension to Rodriguez St.); one (1)
lot deep from west side of A. Mabini St. (from corner of Rodriguez St. to C-3
Road)
East one (1) lot deep from east side of A. Mabini St. (from corner of P. Burgos St. to
corner of C-3 Road).
3.1.2.5 Commercial Strips along A. Mabini St., Maypajo District/Area

West one (1) lot deep from west side of A. Mabini St. (from corner of D i m a s a l a n g St.
t o C a l o o c a n -Manila Boundary).
East (1) lot deep from east side of A. Mabini St. (from east-end of D i m a s a l a n g St.
t o C a l o o c a n -Manila Boundary).
26
3.1.2.6 Commercial Strips along J. P. Rizal St., Maypajo District/Area

North one (1) lot deep from north side of J.P. Rizal St. (from corner of Marikina St. to
corner of A. Mabini St.).
South one (1) lot deep from south side of J.P. Rizal St. (from west-side property line of
Maypajo Market to corner of A. Mabini St.)
3.1.2.7 Commercial Strip along Samson Road/C-4 Road at Bonifacio District/Area

North one (1) lot deep from north-side of Samson Road/C-4 Road (from west-side
property line of PNP Police Headquarters to corner of University Avenue)
South Samson Road/C-4 Road
3.1.2.8 Commercial Block at Bonifacio District/Area

East McArthur Highway
West L a p u -L a p u S t . ( f r o m C a l o o c a n -M a l a b o n B o u n d a r y t o C a i m i t o R o a d ) ; C a i m i t o
R o a d ( f r o m U n i v e r s i t y A v e n u e t o L a p u -lapu St. ) , a n d U n i v e r s i t y A v e n u e ( f r o m
C a i m i t o R o a d t o S a m s o n R o a d / C -4 R o a d )
South S a m s o n R o a d / C -4 R o a d
3.1.2.9 Commercial Block at PNR Property, Victory Liner Compound, and Calaanan
West District/Area.
North Samson Road/C-4 Road
East Rizal Avenue Extension (from corner of Samson Road/C-4 Road to 11th
Avenue)
West PNR-R.OW north of D.M. Consortium Garage (from PNR R.O.W. to Corner of
Heroes del 96 and Gonzales St.), Gonzales St., from east-end of Gonzales St.
east-ward to Francisco St., Francisco St. (from Gonzales St. to corner Florencia
St.), Florencia St., and 12th Avenue
South 11th Avenue from cor. Florencia St. to corner corner of Rizal Avenue Extension)
3.1.2.10 Commercial Block at North-side of 10th Avenue (west)

North-North West Property lines from west-end of 11 th Avenue westward to south-end of B.
Baltazar St., one (1) lot deep from Aglipay St., and one (1) lot deep from 10t h
Avenue (from corner Aglipay St. to corner M. Hizon St.)
East Rizal Avenue Extension (from corner 11th Avenue to 10th Avenue)
South 10th Avenue
3.1.2.11 Commercial Block at South-side of 10th Avenue (west)

th
North 10 Avenue (from PNR R.O.W.) to P. Sevilla St. from A. del Mundo St. to J.
Teodoro St.)
East P . S e v i l l a S t . ( f r o m 1 0 th A v e n u e t o c o r n e r C o r r e g i d o r S t . )
West P N R R O W / A . d e l M u n d o S t . ( f r o m 1 0 th A v e . t o J . T e o d o r o S t . )
South O n e ( 1 ) b l o c k d e e p f r o m s o u t h - s i d e o f P . B u r g o s S t .- 1 0 t h A v e n u e ( C o r r e g i d o r
S t . ) , a n d r e s t o n e ( 1 ) l o t d e e p f r o m s o u t h -s i d e o f P . B u r g o s S t .-1 0 t h A v e n u e
( f r o m P N R -R O W t o P . S e v i l l a S t ) . / 9t h A v e . ( f r o m A . d e l M u n d o S t . t o J .
Teodoro St.)
3.1.2.12 Commercial Strip on both sides of P. Burgos St. (from A. Mabini St. to PNR-
ROW)
North One (1) lot deep from North Side of P. Burgos St. (from A. Mabini St. to PNR-
ROW).
South One (1) lot deep from South Side of P. Burgos St. (from A. Mabini St. to PNR-
ROW).
27
3.1.2.13 Commercial Blocks at west-side of Rizal Avenue Extension

th
North 10 Avenue (from J. Teodoro St. to Rizal Avenue Extension)
East Rizal Avenue Extension from 10 t h Avenue to Caloocan-Manila Boundary
th
West J. Teodoro St. (from 9 Avenue to Caloocan -Manila Boundary).
South Caloocan - Manila Boundary
3.1.2.14 Commercial Strips at both sides of 5th Avenue (East)/C-3 Road

North o n e ( 1 ) l o t d e e p f r o m n o r t h s i d e o f 5th A v e n u e ( E a s t ) / C -3 R o a d ( f r o m P N R
ROW to Rizal Avenue Extension)
th
South All property lines at one (1) lot deep from south side of 5 A v e n u e ( E a s t ) / C -3
Road (from PNR ROW to Rizal Avenue Extension)
3.1.2.15 Commercial Blocks at East Side of Rizal Avenue Extension, and Our Lady of
Grace /East Grace Park District/Area.
North- North East Bustamante St., Macabagdal St. (from 2nd St. to B. Serrano and 6th St.), and
one (1) lot deep from east side of 6th St. (from Macabagdal St. to 10th Avenue).
South-South East One (1) block deep B. Serrano, One (1) block deep 10th Avenue, 2nd St., Maria
Clara St., 7th Avenue, B. Serrano St. (7th to C-3 Road) and La Loma Wall
West Rizal Avenue Extension
3.1.2.16 Commercial Blocks at South Side of EDSA /C-4 Road

North E DSA / C- 4 Road
East Caloocan-Quezon City Boundary
West Rizal Avenue Extension (from Bustamante St. to EDSA / C-4)
South Bustamante St., Macabagdal St., and J. Mariano St.
3.1.2.17 Commercial Blocks at North Side of EDSA/C-4 Road

North o n e ( 1 ) l o t d e e p f r o m n o r t h s i d e o f E D S A / C -4
South E D S A . / C -4 R o a d
East C a l o o c a n -Q u e z o n C i t y B o u n d a r y
West East Side property line of Manila Central University Compound
3.1.2.18 Commercial Blocks at Morning Breeze, and East Side of McArthur Highway
East General Simon St.
West McArthur Highway
South EDSA / C-4 Road
3.1.2.19 Commercial Block at Morning Breeze

North Tirad pas Extension
East Gen. Tinio St.
West All property lines at one (1) lot deep from west side of Asuncion St.
South Loreto Road
3.1.2.20 Commercial Blocks at West Side of Dagat-Dagatan Avenue (North-South Spine

Road), and South Side Portion of Lapu-Lapu Avenue, Phase III-E1
North -N o r t h E a s t D a g a t -D a g a t a n A v e n u e ( f r o m L a p u - Lapu Avenue to Langaray St.)
South - S o u t h W e s t One (1) lot deep from west side of Dagat-Dagatan Avenue (from Lapu-L a p u
Avenue to Langaray St.), and one (1) lot deep from South Side of Lapu-L a p u
Avenue ( from D a g a t- D a g a t a n A v e n u e t o C a l o o c a n -Malabon Boundary).
28
3.1.2.21 Commercial Block at South Side of C-4 Road, Dagat-Dagatan Development

Project
North C -4 R o a d ( f r o m D a g a t-D a g a t a n A v e n u e t o S a b a l o St.)
South S a m a r a l S t . ( f r o m S a r i m b u r a o S t . t o D a g a t-D a g a t a n S t . ), S a p s a p A l l e y .
3.1.2.22 Commercial Block at Area 3, Phase III-C Commercial

North -N o r t h T a n i g u e S t . ( f r o m N a v o t a s R i v e r t o D a g a t-D a g a t a n A v e n u e )
West
East D a g a t-D a g a t a n A v e n u e ( f r o m T a n i g u e S t . t o C -3 R o a d )
South C -3 R o a d ( f r o m N a v o t a s R i v e r t o D a g a t- D a g a t a n A v e n u e )
3.1.2.23 Commercial Block at East Side of Dagat-Dagatan Avenue, Phase III-C and
Phase III-D
East Talimusak St. (from Tanigue St. to Tilapia St.), One (1) block deep from East Side
of Dagat-Dagatan Avenue (from Taksay St. to Torsillo St.)
West Dagat-Dagatan Avenue (from Tanigue St. to Torsillo St.)
3.1.2.24 Commercial Block at North Side of C-3 Road, Phase III-C

North Tilapia St.
East Talakitok St. (from Tilapia St. C-3 Road)
West Dagat-Dagatan Avenue (from Tilapia St. to C-3 R o a d )
South C -3 Road (from Dagata -Dagatan Avenue to Tilapia St.)
3.1.2.25 Commercial Block at South Side of C-3 Road, Phase III-D

North C-3 Road (from Dagat-Dagatan Avenue to DDDP Project Boundary)
East San Diego St.
West Dagat-Dagatan Avenue (from C-3 Road to Taksay St.)
South Taksay St., and rest all one (1) block deep from South Side of C-3 Road
3.1.2.26 Commercial Block at East Side of A. Mabini St., Sampalukan District/Area

North : C -3 R o a d ( f r o m A . M a b i n i S t . t o P N R R O W )
East P N R R O W ( f r o m C -3 Road to a point perpendicular to east end of D i m a s a l a n g St.
and south end of C. Name St.)
West :A. Mabini St. (from C -3 Road to D i m a s a l a n g S t . )
South :Imaginary lateral line from ea s t e n d o f D i m a s a l a n g St. eastward to PNR ROW
3.1.2.27 Commercial Block at West Side of Dagat-Dagatan Avenue, Phase III-E1

North L a n g a r a y S t . ( f r o m P a d a s A l l e y t o D a g a t -D a g a t a n A v e n u e )
East D a g a t a n -D a g a t a n A v e n u e ( f r o m L a n g a r a y S t . t o T a n i g u e S t . )
West Padas Alley (from Langaray St. to Tanigue St.)
South T a n i g u e S t . ( f r o m P a d a s A l l e y t o D a g a t -D a g a t a n A v e n u e )
3.1.2.28 Commercial Blocks at East Side of Dagat-Dagatan Avenue (North-South Spine

Road), Phase III-F1 and Phase III-F2
North - North East O n e ( 1 ) b l o c k d e e p f r o m E a s t S i d e o f D a g a t -D a g a t a n A v e n u e ( f r o m T a n i g u e S t .
to Caloocan- Malabon Boundary.
West D a g a t- D a g a t a n A v e n u e
South Tanigue St.
29
3.1.2.29 Commercial Strips at both side of Tulingan St. Phase III-F1 and Phase IIIC
North one (1) lot deep from North Side of Tulingan St., and NHA Reserve
South one (1) lot deep from North Side of Tulingan St.
3.1.2.30 Commercial Block on whole Estate at West Side of North Diversion Road
North - N o r t h W e s t Easement Lines and critical slopes of Tullahan River
East North Diversion Road (from Victoneta Avenue to Caloocan-Valenzuela
Boundary).
S o u t h -S o u t h W e s t Caloocan-M a l a b o n B o u n d a r y
3.1.3 INDUSTRIAL LAND USE

PLAN
Lands classified for industrial use include all Existing industrial blocks within the Dagat-
areas with building and ground engaged in product Dagatan area are also classified under industrial
manufacturing and processing. However, the plan use. These establishments found near seaports,
intends to incapacitate increases and disperse and consist mainly of warehouses, are suitable
growths of highly pollutive and hazardous industries locations for trading of industrial parts and process
from within the City’s hub. This type of industries goods and products.
like canning, tannery, chemical manufacturing, and
metal and glass smelting ultimately contribute The recommended strategy to improve growth
unmanageable amount of pollution to both air and of industrial block, is to provide these areas with
water environment. appropriate infrastructure support facilities like
properly designed roads and drainage and area
The plan also aims to provide space for light sewage treatment plants. The plan shall also
industries with large labor absorption capacity at advance roadside greening and setting up traffic
the most suitable location — near dwelling places management system including putting traffic cells
and transit points. This scheme expects to shorten between industrial blocks.
home to work trips, decreases level of traffic
congestion, and increases savings rate from travel The design scheme of proposed industrial land
expense, time, and other potential social cost. use plan increases the total existing industrial land
Areas predominantly industrial in character and with area from 219 to 333 hectares or an essential 52%
adequate collector and distributor road network growth.
system, similarly within the inner hub of Grace
Park area, are classified under industrial use.
30
The following areas are classified under industrial use.

3.1.3.1 Industrial Block at Phase III-F2 Dagat-Dagatan Development Project
North Samaral St. (from Sarimburao St. to Sabalo St.)
East S a b a l o S t . ( f r o m S a m a r a l S t . t o L a p u -L a p u A v e n u e )
South -S o u t h Sarimburao St., Sapsap St., Lapu-Lapu Avenue (from Sapsap St. to Sabalo St.)
West
3.1.3.2 Industrial Block at Area 1, Phase III-D

North C -3 Road (from Navotas River to Daga-Dagatan Avenue)
East Dagat-Dagatan Avenue (from C -3 Road to Torsillo St.)
South -South Estero de Maypajo, Torsillo St. (from Estero de Maypajo to Dagat-Dagatan
West Avenue)
3.1.3.3 Industrial Block at West Side of A. Mabini St., Sampalukan District/Area

North C -3 R o a d ( f r o m A . M a b i n i S t . t o P N R R O W )
East A. Mabini St. (from C -3 Road to Marcela St.)
West Silanganan St. and rest at one (1) block deep from west side of A. Mabini St. (from
C -3 Road to Marcela St.)
South Marcela St. (from Silanganan St. to A. Mabini St.)
3.1.3.4 Industrial Block at Grace Park (1st to 5th Avenue - West) and Barrio Obrero,
District Area
North All south side property lines at one (1) lot deep from south side of 5th Avenue
(west)/C -3 Road
East J. Teodoro St. (from 5 th Avenue to Caloocan- Manila Boundary
South -South PNR ROW (from 5 th Avenue to west end of 3 rd Avenue), Imaginary lateral line from
West west end of 3r d Avenue westward to PNR ROW, 3 r d Avenue (from west end to P.
Sevilla St.), P. Sevilla St.(from 3r d A v e n u e t o 2nd Avenue), C. Cordero St. (2 nd
Avenue to Caloocan-Manila Boundary).
3.1.3.5 Industrial Block at Grace Park (5th to 9th Avenue - West), District/Area
North 9 th Avenue (from D. Aquino St. to J. Teodoro St.)
East J. Teodoro St. (from 9 th Avenue to one (1) lot deep from 5 th Avenue)
West D. Aquino St. (from 9 t h Avenue to 5 t h Avenue)
3.1.3.6 Industrial Block at Morning Breeze Industrial Subdivision

North Zapote Road from Gen. Tinio to Malolos Avenue
Northeast Malolos Avenue from Gen. Malvar to G. De Jesus
Progreso from G. De Jesus to Pag-asa
South All properties lot deep of the North -side of EDSA from Gen. Tinio to Caloocan-
Quezon City Boundary
East Caloocan - Quezon City Boundary
West Gen. Tinio from lot deep of EDSA to Zapote Road
3.1.3.7 Industrial Block at East Calaanan and East Grace Park

North Macabagdal
South 12th Avenue
West A. Cruz St.
3.1.3.8 Industrial Block at East of Maysilo Estate, Baesa.

North North West Tullahan River
North North East Properties on the west side of NPC Power lines
South Tullahan Road (Tandang Sora Avenue)
31
3.1.3.9 Industrial Block at Bo. Talipapa East Area

North J. P. Ramoy
South South All properties on the East Side of NPC Power lines
West
South South Caloocan - Quezon City Boundary
East
1.1.3.10 Industrial Block at Bo. Talipapa West Area

North North Tullahan River
West
South Properties on the North-side of Eternal Garden Memorial Park
West Properties on the East Side of the North Diversion Road
3.1.3.11 Industrial Block at Baesa South Area

North Properties on the boundary of Eternal Garden Memorial Park
South Caloocan - Quezon City Boundary
West Tangke Road
3.1.4 UTILITIES LAND USE PLAN

The utilities land use plan classifies existing The following areas are classified under ‘utilities’
transportation and utility areas, devoted to use of use.
transportation (for example, terminals, train yards,
depot and maintenance facilities, among others), 3.1.4.1 MWSS Septage Treatment Area,
telecommunication, water supply, sewage Dagat-Dagatan Phase III-D
treatment and other facilities into ‘utilities’ use.
3.1.4.2 Private Lots - former Open Waste
Some environmentally critical areas and areas Dumping Site, Lakas ng Mahirap.
for future sewerage projects are included in the
planned coverage of ‘utilities’ area. These are old 3.1.4.3 PNR Right-of-Way from Caloocan-
garbage dumpsite within NHA reserve plot and in
Malabon Boundary to
adjoining private lots, and a slum community
located at an MWSS property. The old garbage Caloocan-Manila Boundary
dumpsite is planned to contain a degassing facility
that will avert any risk of future methane explosion, 3.1.4.4 NPC Right of way from Caloocan-
while the MWSS property is intended for installation Valenzuela boundary to Caloocan-
of a sewage treatment project. Quezon City boundary
Right of ways of NAPOCOR power lines are 3.1.4.5 Manila Electric Company Power
also classified under ‘utilities’ use. Since the existing Sub-station, 9th Avenue East
utility power lines and towers have the potential to
generate electro-magnetic field (EMF) on the
3.1.4.6 MWSS Pumping Station and
ground, the area is not suitable for any other urban
use. However, appropriate vegetation can be applied Reservoir – Corner 7th Avenue
in the area, to also serve as supplementary and del Mundo St.
environmental protection measure.
The program of proposed land use plan increase

the total existing industrial land area from 43 to 63
hectares or an essential 47 % increase.
32
3.1.5 CEMETERY LAND USE to other uses, are not included in the proposed
institutional land use plan. Only institutions covering
PLAN large tracts of land that include areas with large
Future burial grounds are one the most critical land church buildings, universities, hospitals, police and
use decision in Caloocan City. Although some of fire headquarters, and all public schools shall fall
the cadavers within Caloocan City are buried in under institutional use.
cemeteries outside the City, still the remaining
number of deaths does not have an equal number The use of public school for other public
with future burial grounds needed. activities can also serve as an alternative land use
management strategy. Public school buildings
There are only three (3) cemeteries present in particularly classrooms and play courts can be
South Caloocan City. Sangandaan cemetery is used after school hour for public assembly by other
government owned and needs extensive government (for instance a Barangay council),
improvement and rehabilitation, while La Loma and private or socio-civic organizations. The use of
Eternal Garden Memorial Park are privately owned, school facilities can also serve as other means of
in good condition, but cant serve future burial needs revenue generation if rented to business
for the next twenty-(20) years. Cemeteries further organizations handling usual business meetings.
reduces its land area when part of La Loma However, the City Government should device
Cemetery was covered by C-3 Road project. Under program to design and develop classrooms and
this condition, the plan is constrained to classify playcourts that are convertible to functional and
only existing burial places. aesthetically acceptable assembly spaces.
Alternative plan to mitigate the gaps between The remaining areas planned under institutional
deaths and burial space, is the installation of use reduces in land area from 60 to 57 hectares or
crematorium, particularly within public cemetery. an unavoidable 17% decrease. Those remaining
This step can also generate additional revenue for small parcels under institutional use are converted
the City Government. to other uses that are predominantly enfolding the
said estates.
The provision of proposed cemetery land use
plan in time slightly increases the total land area The following areas are classified under
of existing burial sites from 65 to 67 hectares or a institutional use.
3.30 % additional space .
3.1.6.1 Areas occupied by schools
namely:
3.1.6 INSTITUTIONAL LAND USE
• Bagong Barrio Elementary School
PLAN • Bonifacio Elementary School
Institutional land use plan intends to classify • Caloocan Elementary School
existing areas characterized by its function to • Caloocan High School
provide educational, welfare, protective, and other • Cecilio Apostol Elementary School
basic urban services. These are plots containing • Grace Park Elementary School
• Kasarinlan Elementary School
schools, health and medical institutions, churches
• Kaunlaran Elementary School
and government building(s), among others. The
• La Consolacion Academy
space for future schools and public halls and • Macario B. Asistio, Sr. High School
buildings (for example convention areas, barangay • Manila Central University
halls, and police boxes) are found as a critical land • Maria Clara Elementary School
use problem. It is for this reason that land use • Maypajo Elementary School
management policies intends to keep current use • Morning Breeze Elementary School
of all pubic schools, and government owned • Notre Dame of Manila
facilities. However, about a total of 17 hectares of • Our Lady of Grace Academy
small institutional areas (such as clinics, small • Sampalukan Elementary School
hospitals), and institutional blocks at Dagat- • Tandang Sora Elementary School
Dagatan Development Projects, that were converted • University of the East
33
3.1.6.2 Area occupied by a hospital expects to categorize small number of existing

namely: parks and playgrounds, plazas and play courts
under open space use.
• PNR Hospital
• Caloocan General Hospital The plan for these reasons increases the land
area of open spaces from a meager 1.28 to 29.09
3.1.6.3 Areas occupied by religious hectares or twenty three times larger.
institution namely:
• Blessed Lorenzo Ruiz Center Areas covered under open space use are the
• Our Lady of Grace Parish Church following:
•Sacred Heart Parish Church
•San Roque Parish Church 3.1.7.1 All existing public parks namely:
3.1.6.4 Areas occupied with protective • Plaza Rizal

and adjudicatory institution • Barrio Galino Park
• Gregoria de Jesus Plaza
namely:
3.1.7.2 All existing subdivision open
• Caloocan City Jail
• Caloocan City Police Headquarter spaces at U.E. Subdivision,
• Central Fire Station Morning Breeze Subdivision,
• Central Post Office and all pocket parks and open
• Dagat-Dagatan PNP Detachment space in Dagat-Dagatan
• Maypajo Fire Station
Development Project and
• PNP - Northern Police District Command Head
quarter Bagong Barrio Development
Project.
3.1.6.5 Areas occupied by national
government agencies namely: 3.1.7.3 Easements at riverbank of
Tullahan River and proposed open
• Bagong Barrio NHA Field Office space adjacent to the site of
• Division Office Integrated Bus Terminal Complex.
3.1.7 OPEN SPACE LAND USE

PLAN
Open spaces for parks and recreation are areas
principally designed for amusement and for
maintenance of a community’s ecological balance.
These are usually designated public parks and
plazas and open spaces within subdivisions.
Maintaining open space in South Caloocan City is
the most critical land use management problem in
South Caloocan. Since the area is highly urbanized
for a long period without any significant expanse of
green, acquiring new open space is almost
unfeasible. The land use plan however intends to
utilize easements of riverbanks such as along
Tullahan River to develop into linear parks or urban
forest. This measure could also be a means of
protecting the environment, similarly to preserve and
stabilize riverbanks and eventually prevent massive
soil erosion and river siltation. The plan also
34
3.2 NORTH CALOOCAN CITY

TABLE 10: EXISTING AND PROPOSED LAND USE DISTRIBUTION OF NORTH CALOOCAN
CITY
Land Use Difference
Land Area % Share Land Area % Share
Residential 2,597.10 65.4% 2,387.32 60.1% (209.78) -8.1%
Commercial 47.72 1.2% 307.66 7.7% 259.94 544.7%
Industrial 171.45 4.3% 683.03 17.2% 511.59 298.4%
Institutional 64.97 1.6% 73.95 1.9% 8.98 13.8%
Utilities 57.70 1.5% 81.78 2.1% 24.08 41.7%
Agro-Industrial 9.78 0.2% - 0.0% (9.78) -100.0%
Cemetery 30.34 0.8% 32.35 0.8% 2.00 6.6%
Open Space - 0.0% 125.08 3.1% 125.08 0.0%
Vacant Land 982.07 24.7% - 0.0% (982.07) -100.0%
PLAND - 0.0% 153.84 3.9% 153.84 0.0%
TOTAL 3,970.90 100.0% 3,970.90 100.0% 0.00
3.2.1 RESIDENTIAL LAND USE

PLAN Strategies on promoting urban growth within
residential plots includes providing subdivisions with
Proposed residential areas in North Caloocan City road links or a viable collector and distributor road
are mostly existing housing subdivisions and vacant network system. The plan also intends to install
areas suitable for residential use. Some present playground facilities and landscapes to existing
residential subdivisions located in proposed urban open spaces.
centers is classified under commercial and
industrial uses. However, those converted to non- Residential land use plan in North Caloocan City
residential uses shall continue to dwell or changed expect to slightly decrease the total residential land
in use into higher intensity mixed-use such as area from 2597 to2387 hectares or an 8% decline.
residential-commercial or to small-scale cottage (see Map 7-A & Map 7-B)
industry.
The following areas are designated for residential use.
3.2.1.1 Residential Blocks and Subdivisions at Bagumbong District/Area

Northeast Congressional Road
Northwest NPC Right of way
South Diamante St.
Caloocan-Quezon City boundary
East Kulyawan St.
Urduja Village
West Golden Shower St.
One lot deep along the west side of Redwood St.
1.2.1.2 Residential Blocks and Subdivisions at Camarin District/South Area

North Susano Road from Zabarte Road to lot deep on Sanran St.
Ilang-Ilang
South Ma. Luisa Subdivision
East One lot deep on Santan St. & Almar Subdivision
West Zabarte Road
35
3.2.1.3 Residential Blocks and Subdivisions at Camarin District/North Area

Northwest Proposed Circumferential Road
South Franville Subdivision
East All properties along the west side of NPC Power lines
3.2.1.4 Residential Blocks and Subdivisions at Bagumbong District/North Area

North All properties along the south boundary of BSRP Phase III – B
South Ilang-Ilang St.
East All properties along the west side of BSRP Phase V -B
West Camarin Road
3.2.1.5 Residential Blocks and Subdivisions at Bagumbong District/South Area

North Bagong Silang Phase X and Caloocan –Meycauayan boundary
South Vista Verde Subdivision, I-1 and Caloocan –Quezon City boundary
East Bagong Silang Phase IV, creek, Susano road and C-2
West Caloocan - Meycauayan boundary and Caloocan –Valenzuela boundary
3.2.1.6 Residential Blocks and Subdivisions at Camarin District/South West Area

North Lapu-Lapu St., I-2, Susano Road and Creek
South Caloocan - Quezon City boundary
East Zapote Road and creek
West Kalantiao and Pugo
3.2.1.7 Residential Blocks and Subdivisions at Pangarap Village

North Tala Estate
South Engr. V. Garcia St.
East Proposed Circumferential Road
West Area occupied by Cefels Park 3 Subd
3.2.1.8 Residential Blocks at Bagong periods. The strategic objective of this move is to
Silang Resettlement Project enhance capital investment on labor-intensive and
commercial-based land using activities, in order to
support local community on their daily living
3.2.1.9 Residential Blocks at Tala requirements. These planned business districts
Leprosarium Development shall provide shopping amenities, several work
Project places, and urban comforts that are nearest to
dwelling spaces and transit points.
3.2.1.10 Residential Blocks at Malaria/
Barracks Development Project Proposed locations of commercial area, are
within the center of North Caloocan City particularly
3.2.2 COMMERCIAL LAND USE Camarin area, and on different identified growth
points throughout the jurisdiction. Few residential
Existing commercial land in North Caloocan areas located within the growth centers are
City covers small tracts with establishments classified under commercial use. However,
involved in trade and services. The absolute lack of particular residential areas through the land use
sufficient space for shopping centers, food shops, plan, are expected to transform in other uses under
wet and dry market, office spaces among others, free market condition, for pursuing decades. The
prompted the formulation of a dynamic commercial location is found suitable for mixed-use activities,
land use plan in North Caloocan City. The plan based on identified potentials such as the proximity
intends to promote growth of a business and of the area to major residential areas, the observed
financial center within various urban sub-centers, rapid growth of business establishments, and the
in a major scale within twenty to twenty five year availability of sufficient road network system.
36
The land use policy direction for commercial 3.2.2.2 All Commercial Blocks at Bagong
areas in North Caloocan City is to provide Silang Resettlement Project
infrastructure support facilities on strategic locations
particularly in growth centers. The support services 3.2.2.3 Commercial Block at Quirino
will focus on road and sidewalk improvements,
Highway-Acacia Road
installation of traffic management devices, traffic
re-routing schemes, among others. Intersection bounded by
Caloocan-Bulacan Boundary,
The design scheme of commercial land use Cefel’s Park Subdivision,
plan expects an increase in the total commercial Apitong Road & Eng. V. Garcia St.
space from a considerable 48 to a large 308
hectares or 16 times larger planned increase. 3.2.2.4 Commercial Block at Camarin
(Susano)-Deparo Road
The following areas are planned under Intersection bounded by Amparo
commercial land use.
Novaville, Rainbow Village 5, and
3.2.2.1 Area occupied by the Proposed other subdivisions adjacent with
GOTESCO Commercial Center at the Intersection.
Bagumbong Road- Evergreen
Subdivision
3.2.2.5 Commercial Block North of Urduja Village

North Mobolo St., NPC Right of Way and Villa Angelica
South L a p u -Lapu St.
East Merry Homes Subdivision II-B
West Congressional Road
3.2.2.6 Commercial Block at Bagumbong Area

Northeast CD Village
Northwest Ma. Luisa Subdivision
Southwest Proposed Circumferential Road
3.2.2.7 Commercial Block at Camarin-Zabarte Road Area near Almar Subdivision

North Susano Road from Zabarte Road to lot deep on Santan St.
South Ilang-Ilang and Ma. Luisa Subdivision
East Lot deep on Santan St. and Almar Subdivision
West Zabarte Road
3.2.2.8 Commercial Block at Brixtoneville, Camarin

North and Proposed Circumferential Road
Northwest
South Franville Subdivision
East NPC Right of way
3.2.2.9 Commercial Block at Camarin Area ‘A’, ‘B’ and ‘C’

North Proposed Circumferential Road
South and Ilang-Ilang
Southwest
East Phase V-B boundary
West Camarin Road
37
3.2.2.10 Commercial Block at Sampalukan Road-San Vicente Subd. Area, Camarin

South and Ilang-Ilang
Southwest
East Phase V-B boundary
West Camarin Road
3.2.2.11 NHA Commercial Site, Pkg. 3 these residential areas, with appropriate incentives,
Phase II Bagong Silang are expected to transform themselves to other uses
under current and future market condition.
3.2.2.12 NHA Commercial Site, Phase X
The land use plan also intends to protect public
Bagong Silang health and safety of the residents affected by the
shifting of local land use policies. Any future
3.2.3 INDUSTRIAL USE industrial projects over existing residential areas
shall be partly controlled and approved by the
The industrial land use plan in North Caloocan
residents themselves. To add, the plan limits the
City aims to enhance local capital investment on
intensity of use to light industries or small-scale
labor-intensive land using activities. The absolute
manufacturing and processing enterprises.
lack of urban center where commerce and industry
settles drives the industrial land use policy to
advance substantial reclassification of urban lands Another objective of the plan is to protect all
from residential to industrial. locally designated environmentally critical areas
such as rivers and riverbanks, areas with critical
slope, and parks and opens spaces, from pollutive
The plan also aims to provide space for light
land using activities. Establishment of industries
industries with large labor absorption capacity at
like canning, tannery, chemical manufacturing,
the most suitable location, near dwelling places
metal and glass smelting, and other highly pollutive
and transit points. This scheme expects to shorten
and hazardous industries are restricted accordingly
home to work trips, decreases level of traffic
to the plan.
congestion, and increases savings rate from travel
expense, time, and other potential social cost.
Areas predominantly residential in character with The proposed industrial land use plan shall
adequate collector and distributor road network increase the total existing industrial land area from
system, but within identified growth centers are 171 to 683 hectares or four times larger.
classified under industrial use. Notwithstanding,
The following areas are classified under industrial use.
3.2.3.1 Industrial Block covering part of Camarin Area ‘D’

South Creek
East Katmon St.
West Zapote Road
3.2.3.2 Industrial Block covering part of Deparo North Area

North P r o p o s e d C -6 R o a d
South Caloocan - Valenzuela Boundary
East N P C R i g h t-O f- W a y
West Caloocan - Valenzuela Boundary
38
3.2.3.3 Industrial Block covering part of Llano North Area

North east Llano Road
North west NPC Power lines
South Proposed C - 6 Road
3.2.3.4 Industrial Block covering part of Llano South Area

Northeast Creek
Southeast Proposed Circumferential Road
Southwest Llano Road
3.2.3.5 Industrial Block covering part of Bagumbong North East Area and Camarin Area
‘A’
North All properties along the south boundary of Franville Subd.
Southeast Properties along the west side boundary of NPC Power lines
Southwest Creek
3.2.3.6 Industrial Block covering part of Camarin Area ‘C’

North Ilang-Ilang St.
South Susano Road
East Zapote Road
Northwest Properties along the east boundary of NPC power lines
3.2.3.7 Industrial Block covering part of Camarin Area ‘C’

South Creek
East Katmon St.
West Zapote Road
The land use plan also covers the classification

3.2.3.8 Area bounded by Llano Road,
of other national government properties into
creek and Sto. Tomas Village institutional use. The largest government
institutional area identified within North Caloocan
3.2.3.9 Area occupied by Victoria wave Ltd. City, having a total land area of 130 hectares is
Property Tala Leprosarium,. Nonetheless, current legislation
declares large portion of the property as alienable
3.2.3.10 Area occupied by NHA Industrial and disposable. This Act reduces the Leprosarium
Area, Phase IX BSRP into ten (10) hectares.
3.2.4 INSTITUTIONAL LAND USE Institutional land use plan expects to increase
and maintain institutional land area to 74 hectares
PLAN
from its current land area of 65 hectares.
The institutional land use plan intends to
declare and preserve existing institutional lands The following areas are classified under institutional
according to current use. One land use related
use.
problem identified under socio-economic studies,
is the deficiency of school facilities and school 3.2.4.1 Tala Leprosarium
grounds for the next decade. All public school
compounds, for this reason, will remain under 3.2.4.2 Civic Center & DSWD Property
institutional area.
3.2.4.3 National Center for Mental Health
3.2.4.4 All public school Compound

39
3.2.5 CEMETERY Areas covered under open space use are the
following:
The need for cemeteries like in South Caloocan
is one of the most critical land use decisions in
3.2.6.1 Area bounded by Marilao – Ipo
North Caloocan City. The projected number of River, Quirino Hi-Way & Cefels
deaths in the area does not have an equal number Park Subdivision
of available burial grounds.
3.2.6.2 Area occupied by Gubat sa Ciudad
There are only four (4) cemeteries present in Resort
North Caloocan City. Bagbaguin cemetery and Tala-
Bagong Silang cemetery are government owned and 3.2.6.3 Area occupied by Amparo Park
under critical density on burial space, while others,
Resort
Forest Park and Serenity Memorial Park are
privately owned, under good condition, but cannot
serve future burial needs for the next twenty (20)
3.2.6.4 All open spaces within every
years. An alternative plan to mitigate the gap residential and industrial
between deaths and burial space, is the installation subdivisions
of crematorium, particularly within the public
cemetery. This step can also generate additional 3.2.6.5 River bank easement at least 3
revenue for the city government. Another scheme meters and all non-buildable area
is to develop an additional burial park within Tala along river with slope 18% and
Leprosarium Development Project.
above
The provision of proposed cemetery land use
plan in time increases the total land area of existing 3.2.7 UTILITIES
burial sites from 30 to 32 hectares or a 6.60 % The utilities land use plan in South Caloocan
space expansion. City classifies right of ways of NAPOCOR power
lines under ‘utilities’ use. Since the existing utility
3.2.6 OPEN SPACE LAND USE power lines and towers have the potential to
PLAN generate electro-magnetic fields (EMF’s) on the
ground, the area is not suitable to any other urban
Development of open space in North Caloocan
use. However, the plan intends to apply appropriate
City is another critical land use policy decisions
vegetation in the area, to also serve as
in North Caloocan City. The availability of
supplementary environmental protection measure.
urbanizable vacant lands in North Caloocan City
serves as opportunities for private developer to
MWSS right-of-way with underground aqueduct
develop urban estates, without considering
is also classified under ‘utilities’ use. Above ground,
expansion of sufficient space for parks and
like on NAPOCOR R.O.W., appropriate vegetation
playground. In view thereof, the land use plan
shall apply to protect the area from illegal settlers
intends to classify every existing subdivision open
and at the same time develop an extensive area for
space, easements of riverbanks, critical sloping
open space.
public lands into open space or parks and
playground. This measure could also preserve and
stabilize riverbanks and prevent massive soil erosion The program of proposed land use plan shall
and river siltation. increase the total existing utilities land area from
49 to 205 hectares or four (4) times larger.
As part of land use management strategy,
LGUs shall refrain from building or installing of any The following areas are classified under ‘utilities’
structure other than park equipment and open play use.
courts, on every declared open space. 3.2.7.1 NAPOCOR Right-of-Way
The land use plan shall increase open space 3.2.7.2 MWSS Aqueduct
from 10 to 251 hectares or 2410% larger.
40
TABLE 11: PROPOSED LAND USE DISTRIBUTION OF SOUTH AND NORTH CALOOCAN CITY
JANUARY 2003
South Caloocan North Caloocan

Land Use Total % Share
Residential 520.73 38.2% 2,387.32 60.1% 2,908.06 54.5%
Commercial 299.54 22.0% 307.66 7.7% 607.19 11.4%
Industrial 333.03 24.4% 683.03 17.2% 1,016.06 19.1%
Institutional 50.22 3.7% 73.95 1.9% 124.17 2.3%
Utilities 62.84 4.6% 81.78 2.1% 144.62 2.7%
Agro-Industrial - 0.0% - 0.0% - 0.0%
Cemetery 67.05 4.9% 32.35 0.8% 99.39 1.9%
Open Space 10.00 0.7% 125.08 3.1% 135.08 2.5%
Vacant Land - 0.0% - 0.0% - 0.0%
PLAND - 0.0% 153.84 3.9% 153.84 2.9%
TOTAL 1,362.50 100.0% 3,970.90 100.0% 5,333.40 100.0%
TABLE 12 : PROPOSED AGGREGATED LAND USE DISTRIBUTION OF CALOOCAN CITY

JANUARY 2003
Land Use Difference
Residential 3,279.65 61.5% 2,908.06 54.5% (371.60) -11.3%
Commercial 249.69 4.7% 607.19 11.4% 357.51 143.2%
Industrial 389.97 7.3% 1,016.06 19.1% 626.09 160.5%
Institutional 125.19 2.3% 124.17 2.3% (1.01) -0.8%
Utilities 100.32 1.9% 144.62 2.7% 44.30 44.2%
Agro-Industrial 11.86 0.2% - 0.0% (11.86) -100.0%
Cemetery 95.28 1.8% 99.39 1.9% 4.12 4.3%
Open Space - 0.0% 135.08 2.5% 135.08 0.0%
Vacant Land 1,070.39 20.1% - 0.0% (1,070.39) -100.0%
PLAND - 0.0% 153.84 2.9% 153.84 0.0%
TOTAL 5,333.40 100.0% 5,333.40 100.0% (0.00)
41
FIGURE 1 – COLUMN GRAPH OF PROPOSED AND EXISTING LAND USE, SOUTH

CALOOCAN CITY 2001 - 2020
1600
1400
1200
1000
Has.
800
600
400
200
0
PLAND - -
Vacant Land 88.32 -
Open Space - 10
Parks & Recreation 1.28 19.09
Cemetery 64.94 67.05
Agro-Industrial 2.08 -
Utilities 42.62 62.84
Institutional 60.21 50.22
Industrial 218.53 333.03
Commercial 201.97 299.54
Residential 682.55 520.73
42
FIGURE 2 - COLUMN GRAPH OF PROPOSED AND EXISTING LAND USE, NORTH CALOOCAN
CITY 2001 - 2020
4500.00
4000.00
3500.00
3000.00
Has.
2500.00
2000.00
1500.00
1000.00
500.00
0.00
Existing Land Area Proposed Land Area
PLAND - 153.84
Vacant Land 982.07 -
Open Space - 125.08
Parks & Recreation 9.77 125.90
Cemetery 30.34 32.35
Agro-Industrial 9.78 -
Utilities 57.70 81.78
Institutional 64.97 73.95
Industrial 171.45 683.03
Commercial 47.72 307.66
Residential 2597.10 2387.32
1 National Mapping and Resource Information Authority - Japan International Cooperation Agency
2 Philippine Atmospheric and Geophysical Administration
3 National Statistics Office
4 Human Settlement Regulatory Commission

Comprehensive Land Use Plan Report, City of Caloocan (1995-2020)

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Comprehensive Land Use Plan Report, City of Caloocan (1995-2020)

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COMPREHENSIVE LAND USE PLAN REPORT, CITY OF CALOOCAN 1995-2020

1. PHYSICAL FRAMEWORK 1.1.1 REGIONAL DEVELOPMENT

Preferred pattern of development in UCAs 1.1.1.5 Suburban Development Areas

The JICA MMUTIS Team considers regional

q Deter growth of highly pollutive industries and

q Provision of institutional support in the q Establishment of areas where there should be

1.1.3.2.2 DEVELOPMENT CONTROL q Planning and implementation of major urban

1.1.3.3 URBAN GROWTH POLICIES development. To add, the introduction of new-

TABLE 1: MAP/DATA SOURCES USED IN LAND USE SURVEY AND ANALYSIS

2.3.2.2 Land Use Survey

TABLE 2 : RELEVANT LEGISLATION AND STANDARDS USED IN THE IDENTIFICATION OF

2.3.3.2 Statistical Analysis afterwards, was assessed carefully including other

TABLE 3 : PHYSICAL AND SOCIO-ECONOMIC PARAMETERS USED IN LAND USE

2.5 URBAN STRUCTURE management actions such as infrastructure

TABLE 4: RECOMMENDED LAND USE MANAGEMENT POLICIES AND STANDARDS FOR

TABLE 5 RECOMMENDED LAND USE MANAGEMENT POLICIES AND STANDARDS FOR

TABLE 6: RECOMMENDED LAND USE MANAGEMENT POLICIES AND STANDARDS FOR

TABLE 7: RECOMMENDED LAND USE MANAGEMENT POLICIES AND STANDARDS FOR

d) Underdevelopmen • Impose development • Land Use Planning and Zoning.

TABLE 8: RECOMMENDED LAND USE MANAGEMENT POLICIES AND STANDARDS FOR

TABLE 9: EXISTING AND PROPOSED LAND USE DISTRIBUTION OF SOUTH CALOOCAN

The following areas are designated for residential use.

3.1.1.2 Barrio San Jose District/Area

3.1.1.3 Morning Breeze District/Area

3.1.1.4 Baesa District/Area

3.1.1.5 Sta. Quiteria District Area, Sta. Quiteria Village

3.1.1.6 Sta. Quiteria District Area, Del ReyVille Subd.

3.1.1.7 Bo. Talipapa District Area, GSIS Village

1.1.1.8 Bo. Talipapa District/ Area, Estrella Compound

3.1.1.9 Sangandaan District/Area, Bisig ng Nayon

3.1.1.10 Sangandaan District/ Area, Bisig ng Kabataan

3.1.1.11 Poblacion District/West Area

3.1.1.12 Poblacion District/East Area

3.1.1.13 Maypajo District/North Area

3.1.1.14 Maypajo District/ South Area

3.1.1.15 Maypajo District/East Area

3.1.1.16 Marulas District/Area

3.1.1.17 Grace Park West District/Area

3.1.1.18 Bo. Rodriguez District/Area

3.1.1.20 Phase III-E1,Lapu - Lapu Avenue Dagat-Dagatan Development Project

3.1.1.21 Phase III-E1 Langaray St.

3.1.1.22 Phase II-A/B, Dagat-Dagatan Development Project

3.1.1.23 Area I-V Bagong Barrio Development Project

3.1.1.24 Area VI – East Bagong Barrio Development Project

3.1.1.25 Residential: NHA Reserve Area and Dagat-Dagtan Phase III - F2

The following areas are designated for commercial use.

3.1.2.2 Commercial Strips along A. Mabini St., Sangandaan District/Area

3.1.2.3 Commercial Strips along A. Mabini St., Poblacion North District/Area

3.1.2.4 Commercial Strips along A. Mabini St., Poblacion South District/Area

3.1.2.5 Commercial Strips along A. Mabini St., Maypajo District/Area

3.1.2.6 Commercial Strips along J. P. Rizal St., Maypajo District/Area

3.1.2.7 Commercial Strip along Samson Road/C-4 Road at Bonifacio District/Area

3.1.2.8 Commercial Block at Bonifacio District/Area

3.1.2.10 Commercial Block at North-side of 10th Avenue (west)

3.1.2.11 Commercial Block at South-side of 10th Avenue (west)

3.1.2.13 Commercial Blocks at west-side of Rizal Avenue Extension

3.1.2.14 Commercial Strips at both sides of 5th Avenue (East)/C-3 Road

3.1.2.16 Commercial Blocks at South Side of EDSA /C-4 Road

3.1.2.17 Commercial Blocks at North Side of EDSA/C-4 Road

3.1.2.19 Commercial Block at Morning Breeze

3.1.2.20 Commercial Blocks at West Side of Dagat-Dagatan Avenue (North-South Spine

3.1.2.21 Commercial Block at South Side of C-4 Road, Dagat-Dagatan Development

3.1.2.22 Commercial Block at Area 3, Phase III-C Commercial