CHAPTER 2

City Physical Framework Plan

 CHAPTER 2: CITY PHYSICAL FRAMEWORK PLAN

2.1 Assessment of Existing Land Use

The development of Las Piñas City may be described in what is normally known in urban
planning parlance as linear or ribbon-type development. Alabang-Zapote Road is the
major or primary spine cutting through the eastern and the western divide that are
dominantly residential in character. A secondary spine is the old Quirino Avenue, now
known as P. Diego Cera Avenue that traverses the old municipal, now city area. This
old road has lost its prominence as a highway in the last three and a half decades owing
to the strong performance displayed by Alabang-Zapote Road. As a historical site, P.
Diego Cera Avenue is now part of the physical restoration of Spanish cultural heritage,
component of the Las Piñas City Historical Corridor Project. Without planning and
implementation intervention, the extreme congestion resulting from rapid urbanization
and intense strip development that characterize the Old Town would most likely reach its
threshold capacity.

On the other hand, the land use opportunities presented in central and the eastern
portion of the city have shifted to the Alabang-Zapote Road. This development may
have been influenced by the rapid development in Muntinlupa resulting in the movement
of business activities into Las Piñas City through the Alabang-Zapote Road. There are
intense land using activities along the road, yet no distinct polar concentration or nodal
points can be defined along this primary spine. Activities are only most intense within
the vicinity of the bigger shopping malls and the approaches to the residential
subdivisions. The immediate roads right after the village entry points have become
commercial in character where there are convergences of heavy vehicular and
pedestrian traffic. The extreme traffic congestion along the primary spine eventually led
to the opening of “Friendship Routes” serving as alternative routes for private vehicles
within residential subdivisions located on both sides of the Alabang-Zapote Road.

Table 2-1 shows a comparative matrix of the land use patterns in the City for the last two
decades as based from the recent spatial and statistical analyses of areas devoted to
specific types of land use. It would be noted that the city is predominantly residential in
character. Since 1985, there has been an increasing pattern of residential use.
Between a period of ten years (1985-1995), the rate of increase in residential use had
been about 53%. By 2005, residential use had accounted for approximately 49% of the
city’s total land area. This could be attributed to the rapid infrastructure development
around its vicinity coupled by the increasing number of residential developments that
characterized the city. The gradual conversion of farmlands and grasslands, saltbeds
and fishponds to residential use have also accounted for the pattern. This trend has
been an evidence of residential land use succession.

LAS PIÑAS CITY COMPREHENSIVE LAND USE PLAN (CLUP), 2009 – 2024 2-1
 Map 2-1
EXISTING LAND USE MAP, LAS PIÑAS CITY

LAS PIÑAS CITY COMPREHENSIVE LAND USE PLAN (CLUP), 2009 – 2024 2-2
Commercial and industrial land uses had likewise increased since that same period as a
logical consequence providing support to residential developments. Increase in
institutional use almost doubled over the last ten years. While parks and recreation
areas grew between 1985 and 1995, allocation for such dropped by more than 50% in
the decade that followed. This may have been brought about by further urban
developments that led to conversion of the areas to other land uses.

Table 2-1
LAND USE PATTERNS, LAS PIÑAS CITY, 1985, 1995, 2005

Land Use 1985 1995 2005

Area (has) % Area (has) % Area (has) %

Residential 942.58 28.58 1,437.23 43.56 1,625.75 49

Commercial 43.03 1.30 100.64 3.04 183.31 6
Industrial 137.64 4.17 136.47 4.13 96.03 3
Institutional 38.01 1.15 37.68 1.14 62.31 2
Parks and Recreation 2.91 0.09 40.29 1.22 13.86 <1
Utility 3.43 0.10 4.44 0.13 15.25 <1
Agricultural Land 274.16 8.31 0.00 0.00 a/ a/
Grassland 569.05 17.25 0.00 0.00 a/ a/
Saltbeds/Fishponds 131.28 3.99 104.06 3.15 4.40 <1
Vacant/Open Spaces 752.92 22.82 1,008.52 30.57 b/ b/
Open Space c/ c/ c/ c/ 111.05 3
Vacant Land c/ c/ c/ c/ 700.67 21
PUD 0.00 0.00 0.00 0.00 56.45 2
Tourist Area 0.00 0.00 0.00 0.00 10.06 <1
Cemetery 3.74 0.11 3.95 0.12 20.56 1
River systems 32.54 1.00 36.04 1.09 36.04 1
Roads 337.29 10.22 359.28 10.90 362.87 11
Island 30.00 0.91 30.00 0.91 d/ d/
TOTAL 3,298.60 100 3,298.60 100 3,298.60 100
Sources: 1985 and 1995 land use from 2001 CLUP; 2005 land use from this Plan.
Notes: <1 – Corresponding land use constitutes less than 1% of the total city area.
a/ - Agricultural areas, grassland and fishponds had been significantly converted to urban uses.
b/ - The current CLUP has distinguished vacant lands from open space, vacancy being a temporary state.
c/ - The previous CLUP had combined the land area for vacant lands and open space.
d/ - The Island has been classified as part of open space in the current Plan.

Residential Land Use

Las Piñas City is predominantly residential. About 1,625 hectares representing

approximately 49 percent total land use are devoted to residential use. Low-density
residential areas or R-1 are located in the eastern portion of the city while medium-
density housing areas or R-2 are scattered around the city. High-density residential
areas or R-3 are generally found in the northern part of the city. Most of these housing
areas have inadequate infrastructure, are flood-prone and lack support services. High-
density informal settlements are situated in the northern fringes of the city.

LAS PIÑAS CITY COMPREHENSIVE LAND USE PLAN (CLUP), 2009 – 2024 2-3
 Map 2-2
EXISTING RESIDENTIAL LAND USE MAP, LAS PIÑAS CITY

LAS PIÑAS CITY COMPREHENSIVE LAND USE PLAN (CLUP), 2009 – 2024 2-4
Commercial Land Use

About 183 hectares that account for approximately 6% of Las Piñas City are devoted to
commercial use. These areas are found along the entire stretch of the Alabang-Zapote
Road, dividing Las Piñas City into two predominantly residential segments. Most of the
biggest commercial establishments are concentrated along this major road. Other
commercial areas are located along secondary roads.

Industrial Land Use

Industrial land use covers a total area of about 96 hectares or roughly three percent of
the city’s total land area. The industrial development in Las Piñas City as a result of the
spillover of industries from other parts of Metro Manila during the past decades and the
relocation towards other regions made up for the state of industrial land use in the city.
The areas occupied by light to medium industries are concentrated along major and
secondary roads accessible to transportation facilities.

Institutional Land Use

Institutional land use covers about 62 hectares or two percent of the total land area of
the city. This includes facilities such as city and barangay halls, hospitals and health
centers, schools as well as agencies of public safety and protection.

Parks and Recreation

Since 1985, areas for parks and recreation increased to approximately 40 hectares until
1995. A decade later, it declined to only about 14 hectares or less than a percent of the
City area. This could be attributed to conversion to other land uses. However, small
pockets of land that are devoted to parks, playgrounds and other recreational activities
have been located all over the city, most of which are found in residential subdivisions.

Utility Areas

Utility areas include garbage dumpsite, Las Piñas City Transfer Station, a couple of
small lots for stockpiling and equipment storage, Material Recovery Facilities or MRFs,
Meralco and Napocor stations, which account for roughly 15 hectares, which is less than
a percent of the total land area of the city.

Agricultural Land and Grasslands

The 1985 land use of Las Piñas City indicated a total of about 274 hectares of
agricultural lands and about 569 hectares of grasslands. The present land use no longer
bears these due primarily to conversion to residential, commercial and industrial
development. Small spot backyard areas are used for urban agriculture in various
locations within the city and for household consumption only.

LAS PIÑAS CITY COMPREHENSIVE LAND USE PLAN (CLUP), 2009 – 2024 2-5
 Map 2-3
EXISTING INDUSTRIAL LAND USE MAP, LAS PIÑAS CITY

LAS PIÑAS CITY COMPREHENSIVE LAND USE PLAN (CLUP), 2009 – 2024 2-6
 Map 2-4
EXISTING INSTITUTIONAL LAND USE MAP, LAS PIÑAS CITY

LAS PIÑAS CITY COMPREHENSIVE LAND USE PLAN (CLUP), 2009 – 2024 2-7
 Map 2-5
EXISTING PARKS AND RECREATION MAP, LAS PIÑAS CITY

LAS PIÑAS CITY COMPREHENSIVE LAND USE PLAN (CLUP), 2009 – 2024 2-8
Saltbeds and Fishpond

Las Piñas City has maintained a considerable portion of its saltbeds and fishponds
during the last two decades covering a total of about 104 hectares from the 131 hectares
the city has in its 1985 land use plan. These were concentrated in the low-lying area
along the Coastal Road and the Las Piñas River. A decade later, only about 4.4
hectares of the saltbeds and fishponds had been left to operate. Others had been either
converted to other uses or had remained idle.

Vacant Land

Vacant areas that had included some agricultural lands, underutilized lands and
reclaimed lands, had accounted for approximately 1,008 hectares or roughly 31% of the
total land area in the 1995 land use of the city. A decade later, most of these areas had
already been planned for residential and commercial purposes. Thus, the 2005 land use
map of the city had displayed 700 hectares of vacant spaces, in residential and
commercial areas.

Planned Unit Development

Planned Unit Developments or PUDs account for approximately 56 hectares or about
more two percent of the city’s total land area.

Tourist Development Area

Around ten hectares along P. Diego Cera Avenue cover the tourist development area.

Cemeteries
Cemeteries cover a total area of 21 hectares that account for less than one percent of
the total land area. Cemeteries are public and privately owned.

Development Issues and Challenges

• Traffic congestion
• Limited traffic handling capacity of major road
• Increasing density and the proliferation of informal settlements
• Need to maintain and provide public open spaces
• Large blocks of undeveloped land owned by single corporations
• Urban blight and incompatible land uses
• Concentration of high-density, mixed-use development along primary spine

Development Potentials and Opportunities

The current Land Use Plan of the City does not present a dominant urban core such as
a Central Business District or a government center. Even the Old Town center or the
Poblacion has diminished its so-called old charm and character due to heavy traffic
congestion, densification, blight and unregulated construction of structures that are
incompatible to its land use. Development remains with the potentials and opportunities
available at stake, as follows:

• Availability of vacant lands for priority development

• Development of new transportation projects like C-5 extension and LRT extension

LAS PIÑAS CITY COMPREHENSIVE LAND USE PLAN (CLUP), 2009 – 2024 2-9
• Development of new growth corridors like Daang-Hari, Manuyo Dos and Pulanglupa
Uno; an urban core in the Alabang-Zapote area; and a regional nucleus in the
Coastal Area.

2.2 Physical Development Goals

In general, Las Piñas City’s physical development goals are:
• To manage the city’s physical growth and development
• To balance economic productivity and the protection of public welfare with land use
control and management
• To provide access to basic services
• To promote public safety
• To protect the character and stability of the entire city
• To create a more sustained, livable, clean and orderly environment

2.3 Physical Development Policy Objectives

• To promote balanced development in areas that are highly congested and in areas
that are underdeveloped to address the over-concentration of activities in the existing
built-up areas
• To address blight and urban decay in heavily congested areas that hamper access to
livable urban spaces and economic opportunities
• To ensure an environmentally-sustainable urban development particularly in
environmentally critical areas and adopt sound environmental management
programs
• To integrate disaster risk reduction and management in the city’s land use plan
• To ensure that the development of the city is compatible with the existing
development plans of its adjacent cities and municipalities

2.4 Development Policy Zones

The physical development framework for the City of Las Piñas is anchored on the basic
principles embodied in the Physical Development Framework Plan for Metro Manila,
1996-2016. This framework for the National Capital Region of which Las Piñas City is
an integral part, indicates a vision for the metropolis that is more livable, economically,
socially and culturally vibrant. It is in this light that the City’s physical development is
directed, thus toward the achievement of this regional vision through efficient
management of land use in a more rational approach.
The Physical Framework Plan guides on urban management of cities based on general
spatial strategy. This Plan provides for the establishment of development policy zones
all throughout the metropolis. Each policy zone takes into consideration the problems
related to congestion, concern for underdeveloped sites as alternative to other built-up
areas, environmental protection, establishment of infrastructure and basic services, and
interregional expansion.
Major policy zones had been directed by the Metropolitan Manila Development Authority,
namely Regeneration Development Areas, Urban Control Areas, Environmental
Preservation Areas, Tourism Development Areas and Urban Promotion Areas. These
areas are recommended based on specific location, physical and environmental
conditions. Applying to the City of Las Piñas, the following have been considered and
described as follows:

LAS PIÑAS CITY COMPREHENSIVE LAND USE PLAN (CLUP), 2009 – 2024 2-10
Regeneration Development Areas (RDA)

• Areas with high-intensity land usage

• With excessively large population
• Insufficient basic services
• Limited support services due to absence of space for infrastructure
• In advanced stage of environmental degradation
• Structures and designs are outmoded
• Carrying capacity of land resources is no longer adequate to meet the demands and
requirements of a growing population
• Aesthetic condition of the city landscape as well as the quality of the environment
have deteriorated

Urban Control Areas (UCA)

• Metropolitan residential and commercial land uses are common characteristics of

UCA
• Land supply has been exhausted albeit pockets of idle lands are available
• UCA discourages new or additional development that would potentially strain on
existing infrastructure and other facilities
• The carrying capacity of existing land supply, drainage system, road network system
and delivered basic services can no longer meet the current surplus requirements of
the city
• Development pattern UCA takes is towards road infrastructure and transport
development rather than on new or additional development or expansion of existing
land using activities
• The directed land use activities in UCA cover the addition of basic services,
enhancement of existing facilities, and establishment of sound environmental
management system such as solid waste management and improvement of air and
water quality
• Resultant development pattern aims to sustain the carrying capacity of infrastructure,
utilities and other resources, promote orderly distribution of population, prevent
environmental degradation and man-made disaster, and improve transport and traffic
system

Environmental Preservation Areas (EPA)

Categories of EPA include the environmentally constrained areas, environmental
protection areas, and environmental enhancement areas. The Physical Development
Framework Plan of Metro Manila has included metro rivers under EPA. There is a need
for measures that will regenerate the rivers for the survival of the ecological system.

• The main concerns of EPA are environmentally sensitive areas classified as danger
zones, polluted zones and areas showing environmental deterioration.
• Areas for environmental protection include the banks and river systems of Las Piñas
River and Zapote River, creeks, subdivision open spaces, city parks and flood-prone
areas.
• EPA implores activities on environmental protection including reforestation, tree
planting, relocation of endangered settlers, construction ban, and pollution
abatement

LAS PIÑAS CITY COMPREHENSIVE LAND USE PLAN (CLUP), 2009 – 2024 2-11
Tourism Development Areas (TDA)

• Historical spots automatically form part of the TDA; in the City, the Historical Corridor
Project is of continuing importance.
• The features include land and water areas endowed with natural or man-made
physical attributes conducive to recreation, leisure and other wholesome activities.
• The strategy is to ensure that the construction of tourism facilities conforms to the
policies and regulations embodied in R.A. 8003 and City Ordinance No. 275-96.

Urban Promotion Areas (UPA)

The Metro Manila Physical Development Framework Plan identifies zones under the
UPA within intermediate and outer cores of Metropolitan Manila. The Framework Plan
considers UPA as redevelopment areas, in as much as current structural condition and
land use activities shall transform to other suitable activities according to a preferred
development thrust.

• UPA position areas with access to transport network.

• UPA accommodates expanding commercial land uses, mixed-use activities;
locations are not contiguous but somewhat dispersed, and in some places form
pockets of industrial lots, surrounded by residential and commercial establishments.
• Expansion of commercial and high intensity uses is called for.
• Characterized by the availability of large vacant lands, UPA may add aesthetic value
and enhance environmental and structural quality of districts.
• In case of Las Piñas, UPA provides alternative sites for future development
• In land use and zoning terms, Planned Unit Development may fall under UPA
• There is a need to seek balance between complimenting activities and protecting the
city from pollution-generating activities.

The City thrust includes the creation of urban sub-centers resembling an UPA that will
provide employment opportunities and services from various urban amenities.
Designating an UPA serves as an immediate policy response to the development thrust
of the city.

LAS PIÑAS CITY COMPREHENSIVE LAND USE PLAN (CLUP), 2009 – 2024 2-12
 Map 2-6
DEVELOPMENT POLICY ZONES MAP, LAS PIÑAS CITY

LAS PIÑAS CITY COMPREHENSIVE LAND USE PLAN (CLUP), 2009 – 2024 2-13
2.5 Spatial Development Strategies

Based from the actual land use and spatial developments that have taken place in the
City, the corollary physical development strategies are as follows:

• Balance urban growth with the necessary support requirements; formulate design
standards, traffic impact study and recommendations for developing areas around
existing and proposed commercial areas; improve internal circulation and pedestrian
facilities as well as the road linkage to its neighboring towns and cities
• Develop new growth corridors in the north such as portions of Manuyo Uno, Daniel
Fajardo, Ilaya and Pulanglupa Uno, and new mixed used development or PUDs in
the southern pole such as Daang-Hari area in Almanza Dos due to the existence of
vacant lands in this area; encourage mixed-use development in the eastern corridor
along Concha Cruz Street which is towards the boundary between Las Piñas and
Muntinlupa where commercial strip development has intensified
• Regulate the intense ribbon-type development along the center spine or Alabang-
Zapote Road; regulate the intense commercial activities in the Zapote, Pulanglupa
Dos and Tres, and Almanza Uno nodes or corridors
• Prevent the establishments of settlements in environmentally-sensitive areas and
where limited land using activities are allowed; part of Environmental Preservation
Areas or EPA; discourage vertical infrastructure on the site of former garbage
transfer station and dumpsite due to toxic elements left by generated waste for a
minimum of fifteen to twenty years until such time that a clearance from the DENR’s
National Solid Waste Commission had been issued, completion of gas emission test
and other technical requirements, and Closure Plan have been complied with
• Adopt sound environmental management approaches and programs in areas
characterized by high-intensity use where there is an advanced stage of deterioration
of environmental quality; part of Regeneration Development Areas or RDA; part of
Urban Control Areas or UCA
• Regulate land using activities in extensively residential and commercial areas that
are densely populated and basic services are inadequate where additional
development could adversely affect existing environmental conditions; part of Urban
Control Areas or UCA; balance between the need to enhance productivity and the
protection of the residents in areas characterized by the presence of long-existing
industrial zones in various locations alongside densely populated neighborhoods;
part of Urban Control Areas or UCA
• Ensure that the construction of tourism facilities conforms to the policies and
regulations embodied in R.A. 8003 and City Ordinance No. 275-96; part of Tourism
Development Areas or TDA

LAS PIÑAS CITY COMPREHENSIVE LAND USE PLAN (CLUP), 2009 – 2024 2-14
 Table 2-2
DESIGNATED DEVELOPMENT POLICY ZONES, LAS PIÑAS CITY, 2009-2024

Strategy/Development
Designated Policy-Zone Areas
Policy Zone
Regeneration • Old town districts of Barangays Manuyo Uno, Daniel Fajardo, Elias Aldana and Ilaya
Development Areas or • CAA Compound
RDA • Sitio Pulo, Bgy. Talon 4
• T.S. Cruz Subdivision
• Portions of Barangay Zapote such as Basa Compound, Culasi Compound
• Other blighted areas in all barangays
Urban Promotion Areas Large vacant lands along Alabang-Zapote Road and other areas which are left
or UPA unutilized or vacated, included are:
• Neltex, Borden, Latex and RSTI compound areas
• Area between Perpetual Medical Hospital and Metro Mall
• Area beside and west of SM South Mall
• Area vacated by Philips Industries
• Area along corner Admiral Road and Alabang-Zapote Road
• Good Year area and adjacent vacant land
• Boie Laboratories Compound
• Areas along both sides of C-5 covering Manuyo Uno, Daniel Fajardo, Ilaya and
Pulanglupa Uno
• Former Saniware area
• Daang Hari areas, Almanza Dos
Urban Control Areas or • Enforcement within 100 meters lot deep along both sides of the major roads and 20
UCA meters lot deep along subdivision and barangay roads and their immediate
vicinity due to narrow right-of-ways and present critical and potential urban
congestion
• Maximum height of 4 storeys or 12 meters based from the established grade
line along major roads enumerated below, and their immediate vicinity, where built–
up condition has reached the maximum critical level and where traffic congestion has
been critically severe or potentially to be severe within the planning period; if the site
falls under residential zone, lower height restriction shall prevail.
1. Alabang-Zapote Road
2. Fruto Santos or Tramo Avenue
3. Naga Road
4. J. Aguilar Avenue or CAA Road up to EVACOM
5. Marcos Alvarez Avenue
6. Verdant Street
7. Manuela Street
8. Times Street
9. BF Resort Drive
10. Admiral Road
11. Paraiso Drive
12. Pilar Road
13. Rose of Heaven Drive
14. Palace Ave. along Southland entrance
15. CV Starr Avenue
16. All Friendship Routes
Environmental • The Las Piñas River and Zapote River system, creeks
Preservation Areas or • Flood-prone areas, open spaces, parks
EPA • Entire coastal area
• Mangrove area in critical coastal and ecotourism sites
• Former garbage transfer station
• Ten meters easement clearance from the river banks
• Three meters easement from creek sides
Tourism Development • Historical Corridor along entire stretch of P. Diego Cera Avenue, from the boundary
Areas (TDA) of Las Piñas City and Parañaque City until Zapote Bridge
Source: Las Piñas City CLUP, 2009-2024, June 2008.

LAS PIÑAS CITY COMPREHENSIVE LAND USE PLAN (CLUP), 2009 – 2024 2-15
There is parallelism in operating the development policy zones for each specific area
within the City and urban land management strategy. While the NCR Physical
Framework Plan prescribed these zones based on general conditions, the City had
added bases such as boundaries, topography and land use-transportation-basic
services dynamics.

CAA Road, now J. Aguilar Avenue, a designated Urban Control Area. The
bicycle lane on the right side is shown as being used as private car parking.
This poses safety problems for cyclists.

San Antonio Road as UCA; sidewalks used for storing goods for sale while
students and pedestrians walk in the middle of the road.

LAS PIÑAS CITY COMPREHENSIVE LAND USE PLAN (CLUP), 2009 – 2024 2-16