CLUP Antipolo City 2010-2020 LATESTversion JUNE 212013

ANTIPOLO CITY COMPREHENSIVE LAND USE PLAN (2010-2020) TABLE OF CONTENTS Title

Page No.

List of Acronyms

4

List of Tables and Maps/Figures

5

Chapter 1. Introduction

6-8

1.1 Purpose of the Plan 1.2 Legal Bases 1.3 Planning Approach and Methodology 1.3.1 Bottom-Up Approach 1.3.2 Top-to-Bottom Approach

6 6 7 7 7

1.4 Method of Analysis 1.5 Linkages of the CLUP with Other Framework Plans

7 8

Chapter 2. Historical Background and Development Development 2.1 Brief History 2.2 Situationer 2.2.1 Geographical Location, Land Area, Political Subdivisions 2.2.2 Topography and Geology 2.2.3 Existing Land Use 2.2.4 Demography 2.2.5 Social Sector 2.2.6 Economic Sector 2.2.7 Environment Sector 2.2.8 Development Development Administration Administration Sector 2.2.9 Disaster Risk Assessment

Chapter 3. Overview of the Proposed Plan 3.1 Vision 3.2 Development Development Goals/Objectives Goals/Objectives 3.3 Basic Design Concepts and Proposals 3.3.1 Open Space Network 3.3.2 Growth Centers 3.3.3 Road Network 3.3.4 Production Areas 3.3.5 Protection Areas 3.3.6 Settlement Areas 3.3.7 Infrastructure Areas Antipolo City Comprehensive Land Use Plan 2010-2020

9-26 9 10 10 10 11 12 12 13 13 14 14

27-39 27 27 28 28 29 30 35 36 38 38 Page 1

ANTIPOLO CITY COMPREHENSIVE LAND USE PLAN (2010-2020) TABLE OF CONTENTS Title

Chapter 4. Land Use Plan

Page No.

40-54

4.1 Description of Development Development Strategies 40 4.1.1 Development Strategy No. 1 – Base Plan or “Do-Nothing” Strategy 40 4.1.2 Development Strategy No. 2 – Linear Development 41 4.1.3 Development Development Strategy No. 3 – Integrated Growth Center 42 4.2 Evaluation of Development Development Alternatives 44 4.3 Preferred Spatial Development Development Strategy 47 4.4 Structure Plan 48 4.5 Proposed Land Use 49 4.5.1 Residential 51 4.5.2 Socialized Housing Zone 51 4.5.3 Commercial 51 4.5.4 Institutional 52 4.5.5 Industrial Industr ial 52 4.5.6 Agro-Industrial 52 4.5.7 Agricultural/CARP Agricultural/CARP 53 4.5.8 PUD 53 4.5.9 Mining Zone 53 4.5.10 Parks and Recreation Zone 53 4.5.11 Tourism Zone 54 4.5.12 Protection Zone 54 4.5.13 Cemetery Zone 54 4.5.14 Sanitary Landfill Zone 54 4.5.15 Water Zone 54

Chapter 5.

Plan Implementation

55-56

5.1 Zoning 5.2 Land Taxes 5.2.1 Real Property Tax 5.2.2 Tax on Idle Lands

55 55 55 55

Antipolo City Comprehensive Land Use Plan 2010-2020

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LIST OF ACRONYMS

AGR BMJP CALABARZON CARP CLUP COA COGEO COMELEC DAR DILG DTI FLUP FVR HDMF HLURB IRA LRT LTO MARILAQUE NGA NHA NSO PENRO PNP PRZ PUD RIZLAQUE RTC SAFDZ SSS USAFFE

Average Growth Rate Bureau of Jail Management and Penology Cavite-Laguna-Batangas-Rizal-Quezon Comprehensive Agrarian Reform Program Comprehensive Land Use Plan Commission on Audit Confederation of Government Employees Organizations Commission on Elections Department of Agrarian Reform Department of Interior and Local Government Department of Trade and Industry Forest Land Use Plan Freedom Valley Resettlement Home Development Mutual Fund Housing and Land Use Regulatory Board Internal Revenue Allotment Light Rail Transit Land Transportation Office Manila-Rizal-Laguna-Quezon National Government Agency National Housing Authority National Statistics Office Provincial Environment and Natural Resources Office Philippine National Police Parks and Recreation Zone Planned Unit Development Rizal-Laguna-Quezon Regional Trial Court Strategic Agricultural and Fisheries Development Zone Social Security System United States Army Forces in the Far East


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LIST OF TABLES

No.

Title

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

Method of Analysis Identified Roles of Antipolo City Existing Land Use Distribution, 2010 Landslide Susceptibility Parameters Flood Susceptibility Parameters Results of Landslide Assessment Results of Flood Hazard Assessment Checklist of Hazards Per Barangay Likelihood Score Table Likelihood of Occurrence of Hazards Per Barangay Strategies in DRRM/CCA Priority Areas Rating Scales in the Evaluation of Alternative Strategies Evaluation of Development Strategies Summary of Costs and Benefits of Each Development Strategy Proposed Land Use

15

Page No.

7 8 11 15 15 15 20 22 23 23 26 44 45 45 49

LIST OF MAPS/FIGURE M APS/FIGURES S No.

Title

1 2 3 4 5 6 7 8 9 10

Growth Centers Antipolo City Road Network Production Areas Protection Areas Settlement Areas “Do Nothing” Strategy Linear Development Integrated Growth Center Strategy Structure Plan Antipolo City Zoning Map


Page No.

29 34 35 36 37 40 41 42 48 50

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CHAPTER 1

INTRODUCTION

1.1

PURPOSE OF THE PLAN

Land is recognized as a major factor in the development of cities and municipalities. It is a limited resource that needs to be properly managed to ensure its best and optimum use for sustainable development. As population increases, the need for land also increases as more land is required for food production and other land uses to support development. Thus, in the light of this assumption, land use planning is a necessary tool for the proper and rational management of this limited resource. The land use plan serves as the guide for the direction of growth of any locality. However, when the land use plan is no longer responsive to the requirements of the current development trends in a locality, it explicitly signals an urgent need for its revision. In the case of Antipolo City, the fast pace of urbanization within and around it, has caused the City Government to update the old land use plan to make it more responsive to the present needs of the City. Further, this updated land use plan serves as a vital instrument to minimize the cost of development, prevent incompatible land uses and environmental degradation, as well as unpleasant or blighted urban areas that are normally associated with unplanned development. This updated land use plan also provides the direction to achieve and maximize the City’s growth potential as it enables the City Government to pursue a balanced development development strategy for f or the City.

1.2

LEGAL BASIS

The 1987 Constitution, particularly Article XIII, Section 1, provides that Congress shall g ive highest priority to the enactment of measures to protect and enhance people’s rights through the equitable distribution of wealth for the common good and therefore, the acquisition, ownership and disposition of property shall be regulated by the State. This provision is reaffirmed by another Constitutional provision, specifically Article XII, Section 6, which provides for the promotion of distributive justice and intervention of the State when the common good is at stake. Aside from the aforementioned aforementioned Constitutional provisions, the Local Government Code of 1991or RA 7160 specifically Sections 20 (c); 447 (2)(vii) & 458 (2)(vii); 447 (2)(ix) & 458 (2)(ix); 447 (a)(2)(vi) & 458(a)(2)(vi); 444 (b)(3)(vii) & 455(b)(3)(vii) provides that cities and municipalities are mandated to prepare their respective Comprehensive Land Use Plans enacted through Zoning Ordinances that serve as bases for the use of their land resources. In addition, cities and municipalities municipalities are mandated “t o continue to prepare and update their Comprehensive Land Use Plans” in conformity with the land use planning standards prescribed by the Housing and Land Use Regulatory Board (HLURB) and other national policies, as provided provided for in Sections 1(a) and 2 (a,e,f) of Executive Order No. 72.


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1.3

PLANNING APPROACH AND METHODOLOGY

1.3.1

Bottom-Up Approach

During the land use planning process, barangay inputs have been considered through barangay-based mapping activities. Workshops have been conducted in all sixteen (16) barangays to identify actual land uses as well as issues and concerns relative to land using activities that have social and economic impacts on the physical development of each barangay. The absence of barangay development plans was compensated somehow by the active participation of the barangay officials and other development stakeholders in the identification of inconsistencies or incompatibilities in land uses in their respective areas. 1.3.2

Top- to-Bottom Approach

The development of Antipolo City is an integral part of the overall development of Rizal Province in particular, and Region IV-A or CALABARZON, in general. In this sense, the planning process observed the hierarchy of linkages with the higher plans. Thus, an integrated planning approach was employed, anchored on a review of existing developments and documents. The planning approach utilized recent trends in urban-rural analysis, planning and design. Multi-level planning consistency check has been iterated in the following areas: 1) consistency of policies with the regional and national frameworks; and 2) relationship of the City’s economic sphere with the rest of Rizal Province and Region IV-A. 1.4

METHODS OF ANALYSIS

Table 1. Method LAND USE ELEMENTS Physical characteristics/development constraints (environmentally sensitive areas, topography, geologic structure, soil, etc) Development trends and potentials (patterns of residential, industrial, and commercial expansion)

Infrastructure

Land use-related issues/concerns (traffic congestion, urban blight, incompatible land uses, overdevelopment of urban lands, encroachment of environmentallycritical/sensitive areas, housing backlog, etc) Socio-economic issues/potentials (lack of community facilities; housing demand/backlog, availability/non-availability of open spaces for parks and playground, availability of labor-intensive industries, availability of large labor force, etc)


of Analysis METHOD OF ANALYSIS Sieve mapping

Comparative analysis of past and present land uses; increase/decrease in land uses was based on socio-economic determinants to come up with available lands suitable for urban development Analysis of available current studies on length and condition of existing roads, location of proposed roads and other transportation projects; analysis of existing sewerage and drainage system; analysis of conditions of water and power services Revisit/review of existing studies on flooding, environmental or natural hazard study; ocular inspections/reports

Analysis of sectoral studies

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1.5

LINKAGES OF THE CLUP WITH OTHER FRAMEWORK PLANS

As mentioned early on, the development of Antipolo City is an integral part of the total development of the province of Rizal. The intensity of development within the City is the result of the complex socio-economic growth trends and the public-private sector decisions that happened and continue to take place in its neighboring municipalities as well as in the Region in general. Wherever is the direction of growth, it creates various environmental concerns and socio-economic challenges that need to be addressed both in the provincial as well as in the regional context. All throughout the planning process, developmental goals and environmental concerns have been taken into consideration based on the following documents, to ensure consistency of policies with the provincial, regional and national frameworks: • • • • • •

Medium Term Philippine Development Plan of 2004-2010 Regional Physical Development Framework Plan, 2004-2010 Rizal Provincial Physical Development Framework Plan, 2008-2013 MARILAQUE/RIZLAQUE Development Framework Plan, 1994/1998 CALABARZON Master Plan Regional Tourism Master Plan for Southern Tagalog (Region IV)

These higher level framework plans have identified the distinct roles that Antipolo City play in the development of the province of Rizal as well as its role in the regional economic and development scene, summarized below:

Table 2. Identified Roles of Antipolo City Regional Physical Framework Plan

CALABARZON Master Plan

MARILAQUE/RIZLAQUE Development Framework Plan

Regional Tourism Master Plan

Provincial Physical Framework Plan


Identified Antipolo as a provincial service center, shall provide the major types of services to Rizal’s growing population; as the commercial, industrial and residential center for Rizal; center for employment; Antipolo as absorber of industrial overspill; Agro-forestry, agro-processing, SMEs like handicrafts, etc. will be encouraged Antipolo as trade and service center for industry; shall be developed as location for eco-friendly light industries, settlement areas, and institutional center; as center of Metro Rizal, shall provide for services needed by satellite municipalities; Antipolo as the Administrative center of Rizal Ranked first as a conference center due to presence of numerous resorts-cum-conference centers st Antipolo to serve as the 1 district service and economic center of Rizal; Boso-Boso as local service center that will have potentials to grow into a major urban center; Pinugay will be ideal for industrial estate development; identified Boso-Boso and Pinugay as growth centers; Antipolo as administrative center

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CHAPTER 2

HISTORICAL BACKGROUND AND DEVELOPMENT 2.1

BRIEF HISTORY

The early written account of the City’s history was recorded in 1578 by Franciscan missionaries who came to Christianize the natives, majority of whom were from the Dumagat Tribe. Early records referred to the natives as Tagal, Indians, and Blacks (the Aetas). These missionaries built the church at Boso-boso. In 1591, the Jesuits replaced the Franciscans in Antipolo. They built a chapel in Sitio Sta. Cruz. In the meantime, the village of Antipolo became a town in 1650. By 1850, the town was still part of the Province of Tondo. The Province was divided in two wherein some towns were placed under Manila while others were placed under the District of Morong. In 1853, Antipolo was formally placed under the district then known as Los Montes de San Mateo, and later named as the District of Morong in 1857. It was during those years that the Virgin of Antipolo gained thousands of devotees. Devotees from Manila and nearby towns and provinces flocked to Antipolo on foot along mountain trails and springs. Most of them were fair-skinned (the Tagalogs). Some frequent visitors stayed and adopted Antipolo as their homes. Among the devotees were the young Jose Rizal and his mother. Two months after Gen. Emilio Aguinaldo declared the Philippine Independence on June 12, 1898 in Kawit, Cavite, Antipolo formally joined the revolutionary government and it was made the capital of Morong. But when the country was occupied by the Americans on June 4, 1899, the revolutionary government was transferred to t he town of Tanay. After the civil government was restored in 1901 by the Americans, Valentin Sumulong became the first Presidente (Alkalde) of the town. The province of Morong was renamed Rizal Province and some of the towns near Manila were made part of the province. In 1903, Antipolo, Teresa and Boso-boso were joined under Act No. 1942, with Antipolo as the center of government. On January 1, 1919 under Executive Act No. 57, Teresa was segregated from Antipolo. The first town hall was erected in 1925 during the incumbency of Mayor Jose Carigma. In 1929, German San Jose (Gerry Brandy) of Malate, Manila, composed the song “Antipolo” (Tayo na sa Antipolo) which immediately made national attention. During the Second World War (1941–1945) many able-bodied men from Antipolo joined the Philippine Scout and the USAFFE and fought in the bloody battle of Bataan. The liberation of Antipolo from the Japanese forces was bloody and devastating. On February 17, 1945, Antipolo was heavily bombarded by American planes. In the midst of widespread conflagration and heavy civilian casualties, the people of Antipolo evacuated to Sitio Kulaike and to Angono, Santolan, and Marikina. The bombings on March 6-7, 1945 destroyed the church building. After twelve days of battle, the American 43 rd Infantry Division liberated the town on March 12, 1945. In 1960, the Poblacion widened. The Sumulong Highway was constructed and the people from outlying towns migrated and occupied the hills and mountain sides. Antipolo City Comprehensive Land Use Plan 2010-2020

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In the 1970s, the Marikina-Infanta Road better known as the Marcos Highway was constructed traversing the mountains of Antipolo. COGEO Village came to being and a large portion of the town was proposed for Lungsod Silangan. The barrios, then k nown only as Uno, Dos, Tres and Cuatro, were renamed Barangay San Roque, San Jose, San Isidro and Dela Paz. On February 13, 1998 then President Fidel V. Ramos signed into law the bill jointly sponsored by Congressmen Gilbert “Bibit” Duavit and Egmidio “Ding” Tanjuatco, making the Municipality of Antipolo a component city of the Province of Rizal. Republic Act No. 8508 became the Charter of the City of Antipolo. On April 04, 1998, the voters of Antipolo ratified in a plebiscite the new political status of Antipolo as a City.

2.2

SITUATIONER 2.2.1

Geographical Location, Land Area, Political Subdivisions

Antipolo is located in the northern half of Rizal Province but rather close to its meridional center. It lies approximately between latitudes 14° 32' and 14°45' north and longitudes 121° 6' and 121° 24' east. It is bounded on the north by the Municipality of Rodriguez, on the northwest by the City of Marikina and the Municipality of San Mateo, on the southwest by the Municipalities of Taytay and Cainta, on the southeast by the Municipalities of Tanay, Teresa, and Baras, and on the east by Quezon Province. The Poblacion is approximately 29 kilometers from Metro Manila. The City can be accessed from Marikina City via the Sumulong Highway; extends to the Poblacion from Cubao, Quezon City via the Marcos Highway; extends eastward to Quezon Province through the Marikina-Infanta Road; and from Cainta/Taytay, via Ortigas Extension. Based on its City Charter, Antipolo City has a total land area of 38,504.44 hectares. It is subdivided into 16 barangays namely: San Roque, San Jose, San Isidro, De la Paz, Cupang, Mayamot, Mambugan, Calawis, Dalig, Beverly Hills, Sta. Cruz, San Luis, Inarawan, San Juan, Bagong Nayon, and Munting Dilaw.

2.2.2 Topography and Geology

Antipolo may be described as generally hilly and mountainous with the hilly portions lying in the west and the mountainous areas concentrated in the east as part of the Sierra Madre Mountain Range. Well-watered valleys are located in the middle of the city and in the northern and southern edges. Plateaus of over 200 meters above sea level are seen in the western half of the City, including the site of the Poblacion and portions of Brgys. Cupang and San Juan. In the eastern half, these are seen in Brgys. Calawis and San Jose overlooking the Boso-Boso River Valley to the west. The 0-18% gradients comprise 23,871.82 hectares or 62% of the city's total land area. These areas are suited for agriculture and urban use and abound in the eastern half of the City along the length of the Boso-Boso River and the Pintong Bocaue area (Brgy. San Juan) at the middle of the City. The 18-50% slopes totaling 14,344.94 hectares or 37.3% are scattered all over the landscape and are good for silviculture or orchards. The above 50% gradients occupy only 288 hectares and occurring as patches in the southern and northern portions near the mid-section of the City. In terms of altitude, approximately 94.0% or a total of 36,176.17 hectares of Antipolo have elevations of 500 meters and below. These elevations are concentrated in the western and southern sections of the City. Elevations like these are good for raising warm lowland Antipolo City Comprehensive Land Use Plan 2010-2020

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crops and for urban development. The cool elevations that are more than 500 meters above sea level total to 2,328 hectares. These are found in the northern and eastern edges. In terms of geologic structure, Antipolo is predominantly a folded area. Its hilly and rugged terrain is a product of diastrophic folding processes. During this period of orogenic processes, the frontal collision between the Asiatic and Pacific plates crumpled their edges, resulting in vulcanism and the formation of meridional mountain systems marked by synclines and anticlines. This is evident in the mountains of the Philippines such as Sierra Madre Mountains on whose foothills lies the City of Antipolo. 2.2.3

Existing Land Use Table 3. Existing Land Use, 2010 Land Use Category Land Use 2010 Residential Socialized Housing Commercial Institutional Industrial Agro-Industrial Agricultural Agricultural – CARP PUD Mining/Quarry Parks and Recreation Tourism Protection Forest Production Forest ISF Cemetery/Memorial Park Sanitary Landfill Water Zone Total Area (has.)

Area (has.) 7,467.55 381.00 298.16 129.81 242.86 172.14 926.58 908.00 78.00 652.17 114.97 16.31 18,408.05 2,289.46 5,982.37 28.01 10.00 399.00 38,504.44

Percent 19.39 0.99 0.77 0.34 0.63 0.45 2.41 2.36 0.20 1.69 0.30 0.04 47.81 5.94 15.54 0.07 0.03 1.04 100.00

Source: CPDO, 2010

Antipolo’s land use is categorized as urban and rural. In the year 2010, the urban land uses (residential, commercial, industrial, institutional, parks and recreation, tourism) accounted for 22.66% of the City's total land area. The largest allocation was for residential (7,467.55 hectares) use. Commercial use occupied 298.16 hectares which are concentrated in the Poblacion and Brgy. Mayamot. Industrial land uses found in Brgy. Mayamot and in the southern edges of the city adjacent to Teresa, Angono and Baras covered a total area of 242.86 hectares. Agro-industrial use covered a total of 172.14 hectares particularly found in Sitio Pinugay, Brgy. San Jose in the southeastern part of the City. Antipolo’s rural land uses comprise about 77% of the city’s jurisdiction. This is because of the large Marikina Watershed that is part of the city’s territory. A large part of the area is underutilized and could be developed for agricultural use. There is a total of 26,679.88 hectares of forest or woodland found in the City although unabated deforestation has been observed over the years. Of this total forested area, 47.81% or 18,408.05 hectares covered the Protection Forest while 2,289.46 hectares comprise the Production Forest representing 5.94%. The Integrated Social forestry (ISF) is also part of the City’s forest area comprising 5,982.37 hectares or 15.54% of the total forest area. Due to land conversion, only about 4.75% of the City is devoted to agriculture, found in well-watered areas, particularly in the Upper and Lower Boso-Boso which are flat and covered with alluvial soil. These areas can be expanded to make Antipolo a major source of high-value crops like vegetables. Antipolo City Comprehensive Land Use Plan 2010-2020

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The actual area covered by mineral extraction is only 652.17 hectares but the actual concession areas are considerably bigger. This land use activity can create undesirable environmental effects, thus, its expansion should not be encouraged.

2.2.4

Demography

The 2007 Census of Population (POPCEN, 2007) conducted by the National Statistics Office (NSO) recorded the City’s population at 633,971. This is a 34.6% increase from the 2000 census figure of 470,866. With a 7.6% annual growth rate, the population is projected to increase to 789,781 in the year 2010. In 2020, Antipolo City’s population will reach its doubling time at 1,454,919, using the 6.3% AGR determined by the NSO; the growth rate of Rizal Province is 3.55% while the national average is 2.16%. The high growth rate is attributed to migration rate which comprises 61.96% of the overall growth of the population in year 2010. The number of males and females in the City is projected at 369,145 and 393,636, respectively for 2010. Male population is .01% higher, resulting to a male to female ratio of almost 1:1. Dependent age comprises 39.96% of the populace. Young age (0-14) dependents and old age (65 and above) dependents are projected at 298,927 and 16,719, respectively. In terms of barangay population, San Jose has the most inhabitants (107,967 or 13.7%) followed by Cupang (94,986 or 12%) and Dela Paz (72,951 or 9.2%). Brgys. Calawis and Beverly Hills have the least population with 4,956 (0.6%) and 2,417 (0.3%), respectively. Average household population is 5 persons. Households are projected at 168,038 in 2010. Brgy. San Jose has the most households (19,766), followed by Cupang (19,661) and Dela Paz (16,032). Presently, Antipolo is host to 489 subdivisions. Brgys. Cupang, San Roque and Mayamot have the most subdivisions with 57, 54 and 51, respectively. Only Brgy. Calawis has no subdivisions.

2.2.5

Social Sector

Health Antipolo provides free health services through its 32 Health Centers located all over the City. All barangays in Antipolo have at least one barangay health center with Dela Paz and San Jose having the most, with four (4) each. There are also three (3) private hospitals and two (2) public hospitals in the city. In addition, there are 47 private medical clinics and 18 optical clinics. Education The Education Division of Antipolo City comprises seven (7) school districts: District 1-A, 1B and 1-C; District II-A, II-B, II-C and II-D. The City’s public education system is provided by one hundred ninety five (195) day care centers, twelve (12) pre-schools, forty one (41) elementary schools and eighteen (18) secondary schools. Student population for elementary is 84,852 and 40,769 for high school. In SY 2010-2011, average classroom to student ratio for public elementary and secondary levels is 1:52 and 1:66 respectively, at 2 sessions per day. There are sixteen (16) colleges and universities in the City, fifteen (15) of which are private-owned. The University of Rizal System-Antipolo is the only public tertiary school in the City.


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Protective Services The City Government maintains peace and order through its police and barangay forces. There is one main police headquarters in the Circumferential Road (Brgy. San Jose) and seven (7) police sub-stations in strategic locations. The lack of police force is augmented by barangay tanods in every barangay. In 2008, there are 192 sitio outposts in the City with Bagong Nayon (35), Mayamot (30) and San Roque (25) having the most outposts. There are three (3) fire stations and one (1) city jail in Antipolo.

2.2.6

Economic Sector

The agriculture sector utilizes 761.6 hectares for rice production, 655.31 hectares for fruit production and 417.67 hectares for vegetable production. The City’s agricultural areas are supported by five (5) irrigation systems, four (4) irrigation pumps and one (1) small water impounding project. In addition, six (6) solar dryers, eight (8) rice mills and one (1) warehouse that serve as post harvest facilities. In relation to the City’s poultry and livestock industry, there are nine (9) poultry and piggery farms, six (6) slaughter houses and three (3) dressing farms. Seven (7) of these farms are located in San Jose. There are also 2.6 hectares of fishpond that are utilized by eleven (11) fishpond operators. Antipolo City is an attractive place for mining companies because of its rich mineral resources. Currently, six (6) mining companies are operating in the City: four (4) in Brgy. San Jose, one (1) in Brgy. Cupang, and one (1) in Brgy. Inarawan. There are 8,729 businesses in the City, 2,727 of which are new businesses. Of the total number, 4,440 or 50.9% are retailing businesses, and 2,136 or 24.5% are into services. There are also two (2) public markets and six (6) private markets in the City.

2.2.7

Environment Sector

Antipolo City’s ecological system comprises the following: (1) Forest Ecosystem; (2) Agricultural Ecosystem; (3) Freshwater Ecosystem, (4) Mineral Resource Ecosystem; and (5) Urban Ecosystem. Forest areas of Antipolo are fairly large. About 18,408 hectares of the City’s land area are classified as Protection Forests; 2,289 are classified as Production Forest; and almost 600 hectares are devoted to Integrated Social Forestry or ISF. T he forestland assets of the City are currently covered by a few patches of residual forests occupying around 376 hectares of the forestlands. The forestlands are largely covered by brush lands and grasslands interspersed with agro-forestry and settlement areas.

The mining zone (MZ) is scattered in small patches within the urban zone. They are either construction/rock aggregate, lime and silica, and marble mining sites in Brgys. San Jose, lnarawan, Cupang, Bagong Nayon and San Luis. Most of the mining sites are strung along north and south of the Marikina-Infanta Road, although there is a big mining concession of Solid Cement near SitioTagbak, Brgy. San Jose. The non-metallic aggregate quarrying industry likewise thrives and supplies around 60% of the aggregate construction material needs of Metro Manila. There are six (6) mining and quarrying companies in Antipolo.


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Antipolo City’s freshwater ecosystem consists of the surface waters and groundwater found within the City. The surface waters consist of the brooks, streams, rivers, and ponds. There are 31 creeks and 11 rivers all over the City. In some locations, the groundwater flows out and f eeds the springs, which become a clean source of drinking water for the people. These springs are the Mainit Spring in Brgy. Calawis, Kubling Kalikasan in Brgy. Cupang, Puting Bato in Brgy. Sta. Cruz, Bubukal in Brgy. San Jose, Malalim in Brgy. Dela Paz, Inuman in Brgy. Inarawan, Del Bano in Brgy. San Isidro, and Sukol in Brgy. Dalig. The deep well areas are found in the southern portions of Brgy. Calawis, southern portion of Sitio Pinugay and portions of Sitio Kanumay and Sta. Ines. Likewise, they are also found in portions of Brgys. San Juan, Inarawan, San Luis and San Isidro. The portion of Antipolo assigned as urban zone (commercial, industrial, residential, institutional and recreational) is found in the western and southwestern half of the city. This zone comprises the Brgys. of Mayamot, Muntindilaw, Cupang, Bagong Nayon, Sta. Cruz, De La Paz, Beverly Hills, San Roque, Dalig, San Isidro, San Luis, and parts of Brgys. Inarawan and San Jose. Included here are the existing heavily built-up areas in Brgys. Mayamot, Muntindilaw, San Roque, Dalig, the Poblacion and the Bagong Nayon-Inarawan area along the Marikina-lnfanta Road. Most of this zone has been utilized for residential settlements although they used to be grasslands. The zone is located on land with slopes below 18 percent and elevations lower than 300 meters. The Freedom Valley Resettlement (FVR) area and the proposed government center around the northeastern development node, the industrial areas in the southwestern node and the central business district of the four nodes are also included here. This urban zone covers 6,586.16 hectares.

2.2.8

Development Administration Sector

Antipolo City provides public service to its constituents through the presence of fourteen (14) National Government Agencies (NGAs), two (2) Provincial Offices and 31 City offices (26 Departments and 5 Programs). The NGAs located in the City are DTI, NSO, DILG, COMELEC, DepEd, PNP, BJMP, SSS, PAGIBIG (HDMF), COA, Bureau of Fire, DAR, LTO and RTC. The Provincial Environment and Natural Resources Office (PENRO) and Rizal Capitol are provincial offices found in the City. The Antipolo City Government Offices are located in the City Hall, Gender Advocacy Development Center and three (3) City Hall Annexes. The City’s revenue in 2009 was recorded at PhP 1,130,569,844.53, a 14% increase from year 2008. Of this amount, 791,987,549 came from Internal Revenue Allotment (IRA), showing Antipolo as still 70% IRA-dependent. Total expenditure for general fund was PhP 1,006,763,382.95 resulting to a net income of PhP 123,806,461.58.

2.2.9

Disaster Risk Assessment

The Geohazard Assessment Team of the Mines and Geosciences Bureau (MGB) of the DENR conducted a survey in the City in March 2012 to identify areas that are susceptible to flood and landslide with the corresponding recommendations specific to each barangay. Below are the parameters used by the Geohazard Assessment Team during the survey/assessment:


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Landslide Susceptibility Parameters Slope Gradient

Weathering/Soil characteristics Rock Mass Strength Ground Stability

Table 4. Landslide Susceptibility Parameters Low Moderate High

Low moderate (<18̊ ) Slight to moderate

to

Very good to good Stable with no identified landslide scars, either old, recent or active

Very High

Moderate to steep (18̊ - 35̊ )

Steep to very steep (>35̊ )

Steep to very steep (>35̊ )

Moderate

Intense; soil usually noncohesive Poor to very poor Inactive landslides evident; tension cracks present

Intense; soil usually noncohesive Poor to very poor Active landslides evident; tension cracks, bulges, terraces, seepage present May be an aggravating factor

Fair Soil creep and other indications for possible landslide occurrence are present

Human-Initiated Effects

Source: Results of the MGB-DENR Geohazards Assessment and Mapping of Antipolo City, August 2012.

Table 5. High flood susceptibility

Flood Susceptibility Parameters

Areas likely to experience flood heights of greater than 1.5 meters and/or flood duration of more than 3 days. These areas are immediately flooded during heavy rains of several hours; include landforms of topographic lows such as active river channels, abandoned river channels and areas along river banks; also prone to flashfloods.

Moderate flood Areas likely to experience flood heights of 0.5 to 1.5 meters and/or flood duration of 1 to 3 days. These areas are subject to widespread susceptibility inundation during prolonged and extensive heavy rainfall or extreme weather condition. Fluvial terraces, alluvial fans, and in-filled valleys are areas moderately subjected to flooding.

Low flood susceptibility

Areas likely to experience flood heights of less than 0.5 meter and/or flood duration of less than 1 day.


Based on this recent Study by the DENR-MGB, Table 6 below shows the results of its landslide assessment whereby thirteen (13) barangays in Antipolo City were rated as “high” and five (5) barangays rated as “low” in landslide susceptibility. The fifteen (15) barangays that are highly susceptible to landslide are the following: San Luis, Cupang, Calawis, Bagong Nayon, Inarawan, San Jose, San Juan, Sta. Cruz, San Roque, Dela Paz, San Isidro, Dalig, and Mambugan.


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Location

Table 6. Results of Landslide Assessment Landslide Susceptibility Remarks/Recommendations Rating

(1) Brgy. Beverly Hills Beverly Hills Low/None Subd.

The barangay covering the subdivision of the same name is well-developed; sloping areas have been modified into safer gradient. The following precautionary measures should be done: 1) monitor progress of mass movement; 2) observe and/or monitor presence of mass movement and report to the MGB/city authorities (e.g., landslides, tension cracks, etc.); 3) develop an early warning system

(2) Brgy. Mayamot Elevated and Moderate sloping areas within the barangay

All highly sloping portions of the barangay are considered to have a moderate susceptibility to landslide. The following precautionary measures should be done: 1) observe and/or monitor presence of mass movement and report to the MGB/city authorities (e.g., landslides, tension cracks, etc.); 2) observe saturated ground or seeps and sunken or displaced road surfaces and report to the MGB/city authorities; 3) observe rapid increase/decrease in creek water levels, possibly accompanied by increased turbidity (soil content); 4) activate BDCC in times of excessive rainfall.

(3) Brgy. San Luis Antipolo Hills, Mia Verde, Sitio Admiral, old & new barangay halls, San Luis Elem. School and adjacent day-care center, cherry Hills Subd., portion of Marcos highway within the jurisdiction of the barangay

High

History of landslide in Cherry Hills Subd. and Peace Village where houses were constructed along and directly below the slope. Impending landslide has already been observed (‘rock fall’, and soil/rockslide) near San Luis Elem. School. The following precautionary measures should be done: 1) observe and/or monitor presence of mass movement and report to the MGB/city authorities (e.g., landslides, tension cracks, etc.); 2) observe saturated ground or seeps and sunken or displaced road surfaces and report to the MGB/city authorities; 3) for relocation / evaluation; 4) develop an early warning system; 5) constant communication and updates with the barangay officials; 6) overhanging tress along the slopes should be removed immediately.


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(4) Brgy. Cupang Portion of Villa Grande Zone 9 including the chapel site; Portion of Monte Verde; Portion of Woodland Hills; informal settlements along creek and along a river that flows in this barangay (5) Brgy. Calawis Elevated areas bounding barangay

High

The back of Peṅafrancia Elem. School was mitigated already as a result of past slope failure. Tension cracks and soil creeping were observed near about 3 to 4 houses at the back of the same school. The presence of very steep river embankment renders the houses along and down the slope most susceptible to landslide. Undercutting along roadside due to slope failure (no houses) near Woodland Hills. The following precautionary measures should be done: 1) observe and/or monitor presence of mass movement and report to the MGB/city authorities (e.g., landslides, tension cracks, etc.); 2) observe saturated ground or seeps and sunken or displaced road surfaces and report to the MGB/city authorities.

High

Patches of landslide occurrences were mapped in mountainous portions of this barangay (protected areas). Only sporadic and temporary dwellings were noted to occupy slope of loosely consolidated soil. The following precautionary measures should be done: 1) observe and/or monitor presence of mass movement and report to the MGB/city authorities (e.g., landslides, tension cracks, etc.); 2) observe saturated ground or seeps and sunken or displaced road surfaces and report to the MGB/city authorities; 3) for relocation/evaluation; 4) develop an early warning system; 5) constant communication and updates with the barangay officials.

(6) Brgy. Bagong Nayon The elevated High areas of the barangays (Cogeo Village)

The sloping areas in this barangay host a number of houses (along steep river/creek banks) that are found to be susceptible to landslide. One collapsed portion of a steep ridge was noted near the house (5 meters away) of Mr. Herminado. The flat to gently rolling topography of the rest of the barangay is safe to landslide. The road has buckled down as a result of oversaturation of the underlying rocks during the combined effect of the August 2012 southwest monsoon and Typhoon Gener. Tension cracks are still prevalent and the partial vertical displacement may further lead to a full-blast landslide. The following precautionary measures should be done: 1) observe and/or monitor presence of mass movement and report to the MGB/city authorities (e.g., landslides, tension cracks, etc.); 2) observe


Page 16

saturated ground or seeps and sunken or displaced road surfaces and report to the MGB/city authorities; 3) for relocation/evaluation; 4) develop an early warning system; 5) constant communication and updates with the barangay officials. (7) Brgy. Inarawan Sloping parts of barangay including those of Sun Valley and Forest Hills

High

The elevated and highly sloping portions of Brgy. Inarawan are mostly susceptible to landslide though a great portion of it has undergone land development where the natural terrain was altered. The following precautionary measures should be done: 1) observe and/or monitor presence of mass movement and report to the MGB/city authorities (e.g., landslides, tension cracks, etc.); 2) observe saturated ground or seeps and sunken or displaced road surfaces and report to the MGB/city authorities; 3) for relocation/evaluation; 4) develop an early warning system; 5) constant communication and updates with the barangay officials.

(8) Brgy. San Jose (Lower / Annex) Barangay High Large sloping portions of this barangay are covered Proper by the protected areas which only have scattered, makeshift huts.

The following precautionary measures should be done: 1) observe and/or monitor presence of mass movement and report to the MGB/city authorities (e.g., landslides, tension cracks, etc.); 2) observe saturated ground or seeps and sunken or displaced road surfaces and report to the MGB/city authorities; 3) for relocation/evaluation; 4) develop an early warning system; 5) constant communication and updates with the barangay officials. Brgy. San Jose Mountain bounding the barangay proper

High

(9) Brgy. San Juan Barangay High Proper

Steep to very steep slopes bound the barangay making it highly susceptible to landslide. The following precautionary measures should be done: 1) observe and/or monitor presence of mass movement and report to the MGB/city authorities (e.g., landslides, tension cracks, etc.); 2) observe saturated ground or seeps and sunken or displaced road surfaces and report to the MGB/city authorities; 3) for relocation/evaluation; 4) develop an early warning system; 5) constant communication and updates with the barangay officials. The elevated and highly sloping portions of Brgy. San Juan are mostly susceptible to landslide though a great portion of it has undergone land developments where the natural terrains were already altered. The stretch of Sapinit and FVR road show some evidence of mass movements along the r oad cuts.


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The following precautionary measures should be done: 1) observe and/or monitor presence of mass movement and report to the MGB/city authorities (e.g., landslides, tension cracks, etc.); 2) observe saturated ground or seeps and sunken or displaced road surfaces and report to the MGB/city authorities; 3) for relocation/evaluation; 4) develop an early warning system; 5) constant communication and updates with the barangay officials. (10) Brgy. Sta. Cruz Barangay High proper; Sitio Cacalog, Manaliti and Gumamela

The barangay itself is of relatively high slope. Sitios Cacalog, Manaliti and Gumamela are highly populated. No proper surface drainage system was observed hence, water tends to directly erode the soft underlying materials. Houses are sitting on unstable slope. Sitio Cacalog Phase 4 is found to be the landslide accumulation zone. The backslope of Brgy. Sta. Cruz school has been rehabilitated from the previous slope failure due to heavy rains Ondoy. But cracks have started to develop on the retaining wall. The following precautionary measures should be done: 1) observe and/or monitor presence of mass movement and report to the MGB/city authorities (e.g., landslides, tension cracks, etc.); 2) observe saturated ground or seeps and sunken or displaced road surfaces and report to the MGB/city authorities; 3) for relocation/evaluation; 4) develop an early warning system; 5) constant communication and updates with the barangay officials.

(11) Brgy. San Roque Slopes High bounding barangay proper

Area bounded by steep slopes, making it highly susceptible to landslide. Landslide has occurred along Cabrera Road. The following precautionary measures should be done: 1) observe and/or monitor presence of mass movement and report to the MGB/city authorities (e.g., landslides, tension cracks, etc.); 2) observe saturated ground or seeps and sunken or displaced road surfaces and report to the MGB/city authorities; 3) for relocation/evaluation; 4) develop an early warning system; 5) constant communication and updates with the barangay officials.

(12) Brgy. Dela Paz Slopes High bounding barangay proper

Houses built along steep river embankment and road cuts. The following precautionary measures should be done: 1) observe and/or monitor presence of mass movement and report to the MGB/city authorities (e.g., landslides, tension cracks, etc.); 2) observe saturated ground or seeps and sunken or displaced road surfaces and report to the MGB/city authorities;


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3) for relocation/evaluation; 4) develop an early warning system; 5) constant communication and updates with the barangay officials. (13) Brgy. San Isidro So. Tanglaw High So. Hidden Valley So. Buliran So. Bayoga

(14) Brgy. Dalig Slopes bounding barangay proper

High

The landslide has already occurred in a sloping area occupied by dwelling units (NHA). Abandoned old quarry areas are also sites of old landslides. The following precautionary measures should be done: 1) observe and/or monitor presence of mass movement and report to the MGB/city authorities (e.g., landslides, tension cracks, etc.); 2) observe saturated ground or seeps and sunken or displaced road surfaces and report to the MGB/city authorities; 3) for relocation/evaluation; 4) develop an early warning system; 5) constant communication and updates with the barangay officials. Makeshift houses along steep roadcuts and ridges. Houses are unsystematically built over partially backfilled grounds. The following precautionary measures should be done: 1) observe and/or monitor presence of mass movement and report to the MGB/city authorities (e.g., landslides, tension cracks, etc.); 2) observe saturated ground or seeps and sunken or displaced road surfaces and report to the MGB/city authorities; 3) for relocation/evaluation; 4) develop an early warning system; 5) constant communication and updates with the barangay officials.

(15) Brgy. Mambugan Slopes bounding barangay proper

Steep to very steep slopes bound the barangay making it highly susceptible to landslide. The following precautionary measures should be done: 1) observe and/or monitor presence of mass movement and report to the MGB/city authorities (e.g., landslides, tension cracks, etc.); 2) observe saturated ground or seeps and sunken or displaced road surfaces and report to the MGB/city authorities; 3) for relocation/evaluation; 4) develop an early warning system; 5) constant communication and updates with the barangay officials.

(16) Brgy. Muntindilaw Low/None Source: Results of the MGB-DENR Geohazards Assessment and Mapping of Antipolo City, August 2012.

Among the City’s 16 barangays, six have low flood susceptibility; two have low-to-moderate susceptibility (Beverly Hills & Dela Paz); and eight are highly susceptible. These highly susceptible barangays are Mayamot, Cupang, Calawis, Inarawan, San Jose (Lower), San Roque, Mambugan and Muntindilaw. These areas experience perennial flooding that reaches at least three meters, often caused by the swelling of the creeks/rivers flowing quickly towards the low-lying areas aggravated by poor drainage system.


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Table 7. Results of Flood Hazard Assessment Location (1) Brgy. Beverly Hills So. Spring

Landslide Susceptibility Rating

Remarks/Recommendations

Low to moderate

Flooding during Ondoy reached 2 meters, otherwise the swelling of adjacent creek only reached 1-1.5 meters.

High

Perennial flooding in low-lying areas reaches 3 meters.

(2) Brgy. Mayamot Low-lying areas

Activate Barangay Council (BDCC).

Disaster

Coordinating

(3) Brgy. San Luis

Low

The inundation of Brgy. San Luis is minimal due to tendency on the surface water to flow quickly towards low-lying areas of creek.

High

Inundations are concentrated along creek banks.

(4) Brgy. Cupang

Activate Barangay Council (BDCC). (5) Brgy. Calawis Sapaan Elementary School

High

(7) Brgy. Inarawan Barangay proper

Coordinating

Flooding is concentrated along deep valley floors. Activate Barangay Council (BDCC).

(6) Brgy. Bagong Nayon Barangay proper

Disaster

Disaster

Coordinating

Low

High

Low-lying areas are highly susceptible to flooding that is further aggravated by poor drainage system. Activate Barangay Council (BDCC).

(8) Brgy. San Jose (Lower) Sitio Pinugay High

Ynares Village & Habitat Village

Disaster

Coordinating

Low-lying areas are highly susceptible to flooding that is further aggravated by poor drainage system. Activate Barangay Council (BDCC).

Disaster

Coordinating

(9) Brgy. Bgry. San Juan

Low (10) Brgy. Sta. Cruz

Low (11) Brgy. San San Roque

High

Overflowing of Sapang Buli Creek and also due to poor drainage system.


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Activate Barangay Council (BDCC).

Disaster

Coordinating

Low to Activate Barangay Moderate Council (BDCC).

Disaster

Coordinating

(12) Brgy. Dela Paz

(13) Brgy. San Isidro

Low (14) Brgy. Dalig So. Glory Heights So. Tubigan So. Kamatisan

Low

Overflowing of Sapang Buho Creek. Activate Barangay Council (BDCC).

(15) Brgy. Mambugan So. Maligaya II (16) Brgy. Muntindilaw Country Home Subdivision

Disaster

Coordinating

High

Swelling of Saluysoy Creek, 500 houses affected

High

Swelling of unnamed creek flows within the barangay Activate Barangay Council (BDCC).

Disaster

Coordinating


The geographical and geological features of Antipolo City expose its communities to several natural and human-induced hazards. Antipolo City had its share of disaster experiences such as the landslide at Cherry Hills Subd, Brgy. San Luis in 1999, considered as one of the worst human-induced landslide in the country. These hazards, both natural and human-induced, cause physical constraints in the development of the City. Listed below are the hazards that occur in the City and their probability of occurrence:

Table 8. Checklist of Hazards per Barangay Hydro-Meteorological Barangay District 1 Bagong Nayon Beverly Hills Dela Paz Mambugan Mayamot Muntindilaw San Isidro Sta. Cruz District 2 Calawis Cupang Dalig Inarawan San Jose San Juan San Luis San Roque

Flood



-

Raininduced landslide

Soil Erosion

Typhoon

Geologic Earthquakeinduced landslide

Lique faction

Climate Drought



-











-

 











 

 

-










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Out of the 16 barangays in the City, three (3) have no potential hazards at all, while nine (9) experience both flooding and rain-induced landslide. As mentioned early on, some of the barangays, due to their geo-physical characteristics, are prone to both flooding and landslide. These barangays are the most vulnerable areas when continuous raining occurs. In terms of geologic hazards, there are no available data on these at present. The Table 9 below has been adopted from the draft study by the NEDA, UNDP and AusAid to measure the likelihood of hazard occurrence in the City.

Table 9. Measure of Likelihood Frequent or Very Likely Moderate or Likely Occasional, Light Chance Unlikely, Improbable Highly Unlikely, Rare Event Very Rare Event

Likelihood Score Table Score 6 5 4 3 2 1

Return Period in Years Every 1 – 3 years Every 3 – 10 years Every 10 – 30 years Every 30 – 100 years Every 100 – 200 years Every 200 – 300 years

Source: NEDA-UNDP-AusAid, Integrating DRR/CCA in Local Development Planning & Decision-Making Processes, 2012 (Draft)

These indicators will determine the degree of risks and the kind of measures to be formulated or adopted to address said hazards. In addition, these indicators guide policy and/or decision-makers, particularly the local chief executive, to determine the threats based on the frequency of the identified hazards. It would be noted though, that the City has no available data yet relative to geologic hazards and their occurrences. The data indicated in this CLUP section pertaining to climate change and some of the vulnerability analysis on flood and rain-induced landslide were based on the Study undertaken by the Provincial Planning & Development Office titled RIZAL PROVINCE: Consequence & Vulnerability Analysis, Risk Estimation and Risk Evaluation.

Table 10. Likelihood of Occurrence of Hazards per Barangay Hydro-Meteorological Barangay District 1 Bagong Nayon Beverly Hills Dela Paz Mambugan Mayamot Muntindilaw San Isidro Sta. Cruz District 2 Calawis Cupang Dalig Inarawan San Jose San Juan San Luis San Roque

Flood

Raininduced Landslide

5 3 5 6 6 6 5 5

6 3 5 6 6 4 5 5

5 6 5 6 6 5 5 6

6 6 4 5 6 5 5 4

Soil Erosion


Typhoon

Geologic Earthquake -induced landslide

Lique faction

Climate Drought

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In a study conducted by the Provincial Planning & Development Office (PPDO) of the Province of Rizal, it was mentioned that between 1998 and 2010, there was an average 17.23 typhoons that occurred in the country. Though, an average of 25 typhoons occurred in 2003 and 2004. In the province of Rizal, there is an average of at least one typhoon directly hitting the province within an interval of two years. T yphoon Florita that occurred in July 2006 brought heavy rains and triggered landslides in many parts of Rizal especially in the low-lying municipalities. In September of that same year, Typhoon Milenyo struck CALABARZON and the NCR, said to be one of the strongest that ever occurred in the region. Typhoon Chedeng brought heavy rains that caused heavy flooding in the low-lying areas of the province particularly in the municipalities of Cainta, San Mateo and Montalban and some low-lying parts of Antipolo City. In September 2009, Typhoon Ondoy was reported to be the worst and most devastating weather disturbance that ever occurred in the Region for more than 30 years that resulted in heavy downpours and flooding. Based on the same study by the PPDO, it was reported that Antipolo City has a total of 728.02 hectares that are highly susceptible areas (HAS) to flooding and 219.5 hectares that are moderately susceptible (MSA). In these areas, a total population of 11,479 comprising 5,717 and 5,761 persons are estimated to be affected, respectively. On the other hand, based on the MGB assessment, these highly susceptible areas are “likely to experience flood heights of greater than 1.5 meters and/or flood duration of more than three days”. Said areas are prone to flashfloods and/or also immediately flooded during heavy rains of several hours. In areas that are moderately susceptible, “flood heights of .05 to 1.5 meters and/or flood duration of one to three days” are likely to occur. Flooding in these areas is experienced during a prolonged and extensive rainfall. In terms of rain-induced landslide, Antipolo City’s topography and/or geologic structure are considered as important factors for its occurrence. The City is generally hilly and mountainous with the hilly portions lying in the west and the mountainous areas concentrated in the east as part of the Sierra Madre Mountain Range. Well-watered valleys are located in the middle of the city and in the northern and southern edges. Plateaus of over 200 meters above sea level are seen in the western half of the City, including the site of the Poblacion and portions of Brgys. Cupang and San Juan. In the eastern half, these are seen in Brgys. Calawis and San Jose overlooking the Boso-Boso River Valley to the west. In terms of slope, the 0-18% gradients comprise 23,871.82 hectares or 62% of the city's total land area. These areas are suited for agriculture and urban use and abound in the eastern half of the City along the length of the Boso-Boso River and the Pintong Bocaue area (Brgy. San Juan) at the middle of the City. The 18-50% slopes totaling 14,344.94 hectares or 37.3% are scattered all over the landscape and are good for silviculture or orchards. The above 50% gradients occupy only 999.68 hectares and occurring as patches in the southern and northern portions near the mid-section of the City. The unstable slopes, amount and intensity of rainfall and the type of soil in many areas are likely considered as factors in the City’s vulnerability to landslides. The Study made by the PPDO indicated that highly susceptible areas (HAS) to landslide cover 14,973.91 hectares; moderately susceptible areas (MSA), 13,180.74; and low susceptible areas (LSA), 5,163.13 hectares. The rest of the city’s total area is not susceptible to landslide at all. This covers an area of 5,186.66. The estimated total population that would be potentially affected is roughly 633,763 spread over highly, moderately and low susceptibility areas. In the area of agriculture, the PPDO Study did not have data on the potentially floodaffected agricultural areas in Antipolo City. However, there is a total of 2,557.28 hectares of agricultural areas that are susceptible to rain-induced landslide. Of this total, 396.76 are Antipolo City Comprehensive Land Use Plan 2010-2020

Page 23

highly susceptible, 1,249.30 are moderately susceptible and 911.22 are low susceptible areas. The City is one of the three most susceptible areas in the province of Rizal in terms of agricultural size, next to Pililla and Tanay, respectively. Thus, it is one among the three LGUs that have to be given top priority for sound technical interventions. These interventions may include slope stabilization technology, reforestation, and other similar mitigation measures. The PPDO Study used three measures to assess the vulnerability of the agriculture sector in the province of Rizal. These are sensitivity , exposure and adaptive capacity . The study defined sensitivity as “the degree to which a system responds to a change in climatic conditions”. In the sensitivity analysis, the criteria used are the presence of rivers/streams, dependence on irrigation and duration of drought. For Antipolo City, its stream and river systems are not susceptible to temperature or climate change based on its rating of 0.06 which is considered low susceptibility. The presence of several rivers, streams, and other water bodies results to lesser impact of drought in the agricultural production of the City. Relative to the sensitivity criterion on dependence on irrigation, Antipolo City got a r ating of 0.09 which was considered as very low since the City has less than 10% of agricultural areas that are dependent on irrigation. This means that the City’s agricultural lands have low risk of being affected by climate change and its corresponding hazards. In terms of the measure of exposure, the PPDO Study defined it as “the extent of the ecosystem and/or human settlements as well as the types and values of assets that are at risk or most likely to be affected by climate change and its attendant hazards”. The Study pointed out that Antipolo City got a very low rating of 0.08 which means that the city’s production areas are not at risk and the impact of drought had not been felt much during its last two occurrences in the province. Relative to the City’s adaptive capacity , meaning “the general ability of institutions, systems, and individuals to adjust to potential harms such as climate change”, the PPDO Study showed that Antipolo City got a rating of 0.12 in its small scale irrigation program; 0.12 in crop diversification practices; 0.15 in livelihood diversification; and another 0.15 in cloud seeding program. This means a “very high” adaptive capacity of the City in connection with the aforementioned programs and practices which reflect its low susceptibility to the adverse effects of climate change or variability. However, the City’s Disaster Risk Reduction and Management Office (DRRMO) should take cognizance of this PPDO Study and should still take precautionary measures by educating vulnerable groups in high risk communities to make them more aware and prepared for whatever worst case scenario that comes their way as a result of the effects of climate change. Among the priority areas for disaster risk reduction and mitigation, the City’s DRRMO focuses on the following: 1) Disaster Prevention and Mitigation This includes avoidance of hazards and mitigation of potential impacts by reducing vulnerabilities and exposure, and enhancing the adaptive capacities of communities within the City. 2) Disaster Preparedness This covers the establishment and strengthening of the communities’ adaptive capacity to anticipate, cope and recover from the negative impacts of disaster occurrences. 3) Disaster Response This includes provision of the basic subsistence needs of affected population based on acceptable standards during or immediately after the occurrence of a disaster.


Page 24

4) Disaster Rehabilitation and Recovery This includes restoration and improvement of facilities in the communities; improvement and/upgrading of livelihood and living conditions of affected families; organizational capacities of affected communities; and reduce disaster risk in accordance with the “building back better” principle.

The following are the Disaster Risk Reduction/Climate Change Adaptation Strategies formulated by the City’s DRRMO:

Table 11. Strategies in DRRM/CCA Priority Areas DRRM Priority Areas Disaster Risk Reduction / Climate Change Adaptation Strategies Assess level of DRR awareness and activities among the private s ector and disseminate IEC materials to ensure their support, participation and cooperation Strengthen the adaptive capacities of communities to respond effectively to climate risks and natural hazards Disaster Preparedness Enhance self-reliance of local DRRM Councils and their ability to implement the program. Raise public awareness of DRR/CCA and formulate & implement a communication plan for DRR/CCA Conduct an extensive IE campaign for increased public awareness of DRR/CCA Adopt CC-sensitive technologies; establish climate-resilient agricultural infrastructure and climate-responsive food production systems; provision of support services to the most vulnerable communities. Incorporate natural hazards and climate risk assessment in the agricultural land use plan or the Comprehensive Land Use Plan (CLUP) Continuous and/or sustained vulnerability and adaptation assessment especially in food production areas. Disaster Prevention and Enhance mechanisms to improve alert warning and monitoring before Mitigation and during disasters. Enhance local capacities for monitoring, forecasting, hazard identification, early warning, and risk evaluation and management. Conduct vulnerability assessment and mapping of different ecosystems. Conduct geo-hazard mapping and risk assessments especially for highly susceptible communities for the formulation and implementation of DRRM plan Disaster Prevention and Mitigation Enhance / strengthen local government and community participation in DRR and CCA activities. Disaster Preparedness Disaster Rehabilitation and Recovery Disaster Prevention and Mitigation Disaster Rehabilitation and Recovery Disaster Preparedness

Develop and implement appropriate standards in housing construction. Explore the use of indigenous and recyclable materials that are environment-friendly to reduce costs and incorporate DRR and CCA concepts in building health facilities. Design and construction of disaster-resilient school buildings/classrooms. Strengthen the role of the security sector in emergency relief and rescue operations to maintain public order and safety during calamities and/or disasters.

Disaster Response


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CHAPTER 3

OVERVIEW OF THE PROPOSED PLAN

3.1

VISION

The City of Antipolo is envisioned as “a pilgrimage city at the center of the eastern growth corridor with a globally competitive economy and ecologically balanced environment; accountable, dynamic, participatory and results-oriented governance; empowered and God-centered citizenry”. 3.2

DEVELOPMENT GOALS/OBJECTIVES

Antipolo used to be a dormitory town in the mid-‘80s. Its proximity to Metro Manila including its climate made it a popular settlement area that eventually resulted to the establishment of a dynamic urban center. Being at the urban fringe of Metro Manila, Antipolo became the catchment for the spillover or outward expansion of the metropolis. This scenario has brought about the rapid urbanization of Antipolo as well as its neighboring municipalities. However, Antipolo has the distinct advantage of having vast land resources that are available for future development. The primary goal for the development of Antipolo is to fulfill its functional role as envisioned in the regional, provincial and the city development plans. As an economic hub and service center for the Rizal Province, Antipolo must have many economic opportunities in order to address the challenges of a rapidly urbanizing city. The intention in this sense is to achieve an equitable economic development by directing efforts toward the eastern corridors of the city. Therefore, a multi-nodal approach encourages the optimum development of growth corridors strategically located across the city that are inter-related to form a functional hierarchy. The result of this urban form is called, in urban planning parlance, a compact and well-connected city as will be discussed in the succeeding section on the Proposed Structure Plan. To achieve the goal of economic development, the intent is to re-channel economic development towards the eastern sections of the city. Identification of and the establishment of additional growth centers that will initiate the economic progress of the city is, therefore, necessary. At present, Antipolo is already functioning as a trading, commercial and service center that adequately provides the needs of its residents as well as the residents of its neighbors. Currently, there are two major urban centers in Antipolo. The first is the Poblacion which retains its traditional prestige as the premier urban center of the City. The second urban center is in Masinag Junction. The growth of this area is due t o its being a transfer point for various modes of public transport, its proximity to Metro Manila and the large residential subdivisions around its area. The Plan predicts that in time, Masinag Junction shall be the Central Business District of Antipolo. Due to its proximity to Metro Manila, aided further by the extension of LRT Line 2 to COGEO, this primary urban center will further develop into higher-order urban settlement that will eventually overtake the Poblacion as the premier urban center of Antipolo.


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Below are the development objectives that shall guide the formulation of strategies and action plans toward the attainment of the overall goal mentioned in the preceding paragraphs: As an economic and service center, infrastructure and utilities network shall be enhanced; There shall be an equitable distribution of economic opportunities; The growth areas shall generate more employment and livelihood opportunities for its residents; The delivery of and accessibility to basic services shall be improved; The growth of the City shall be guided and controlled through the formulation of a long-term spatial growth strategy and the introduction of an efficient land use management system; The City’s vast potential for tourism shall be explored; Protection of the environment shall be of utmost concern of the City Government; and Disaster risk reduction and management as well as climate change adaptation shall be integrated into the CLUP •

• •

• •

• •

•

3.3

BASIC DESIGN CONCEPTS AND PROPOSALS 3.3.1

Open Space Network

The open space network of the City includes the parks and environmental conservation and protection areas, the water system, the bridges and road networks including the utilities that serve as support facilities to the urban ecosystem. The parks and recreation zone (PRZ) designed for diversion/amusements and for the maintenance of ecological balance in the community also form part of the network. It includes plazas, parks/gardens and park facilities, playgrounds, open air or outdoor sports facilities such as golf courses, ball courts, race tracks, swimming pools, and similar uses; memorials, monuments, kiosks and other park structures. The central park and recreation area in the City is the Sumulong Park in front of the Antipolo Cathedral. It is complemented by the Ynares Sports Complex built within the Provincial Capitol premises. The fast urbanizing character of the City requires more land for development to be able to address various urban dysfunctions. Hence, proper land allocation and efficient land management are essentially crucial in the next ten years. Otherwise, the City will be faced with a string of issues and challenges brought about by development that is highly dense: rapid population growth, traffic congestion, environmental degradation, climate change, air and water pollution, among others. The development of an open space network is therefore necessary to ensure an ecological balance in the community. Hereunder are the basic principles in the development of an open space network: • • •

• • •

•

•

Adhere to the required standards of open spaces; Preserve natural ecosystems; Provide green belts that prevent encroachment/provide buffer zones to various uses; Create an ecological network; Create a sense of neighborhood through a network of parks within an area; Enhance residential streetscapes and implement a comprehensive street tree program; Encourage the preservation of existing open space and the means to create new areas of open space through community participation; Preserve public easements along riverbanks and other bodies of water;


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•

•

Preserve prime agricultural lands, due to their status as protected areas; Historical and heritage sites of national or local significance; Environmentally critical and hazardous areas could be ingeniously planned and designed to form part of the town’s open space and preservation areas. 3.3.2

Growth Centers

Figure 1. Growth Centers

A growth center is a compact area planned for concentrated, mixed use development. It integrates both the existing and future land uses and increases its connectivity among other growth centers. Growth centers are identified depending on local conditions, needs and preferences for development. The CLUP being utilized by the City in the last ten (10) years identified 3 growth nodes: Poblacion, Masinag and Pinugay. The development of Cogeo, Gate 2 and Boso-Boso was not anticipated then. Subsequently, the current developments in these areas are inevitably fragmented. In the updated CLUP, six (6) growth centers are envisioned to promote a compact development through a mix of complementing uses. This was guided by the realities or the existing and anticipated land uses based on the following basic concepts and proposals: Incorporate a mix of complementing uses depending on the nature of the planned development; Incorporate existing or planned public spaces that promotes social interactions such as public parks, civic buildings among others; Integrate a focal point or central place where activities will emanate; It should be supported by existing or planned investments in infrastructure and encompasses a circulation system that is conducive to pedestrian and other nonvehicular traffic and that it incorporates, accommodates and supports the use of public transit system; Infrastructure development to identified growth centers from 2010 to 2013; •

•

• •

•


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• •

• •

Ensure interconnectivity among the six growth centers; Integrate existing and future uses within the growth center and increase connections between disconnected areas; Promote compact development; Balance growth with the availability of economic and efficient public utilities; 3.3.3

Road Network

The updated road network has been primarily adopted from the previously planned road system embodied in the Comprehensive Development Plan for the year 2000-2010 of Antipolo City. For the past ten years, several of the planned roads have already been constructed while portion of the other major routes were partially developed. The updated road network will basically be the same on the previous planned road network with some refinements introduced in terms of road alignments and route extension. The focus will be the City’s external and internal linkages, interconnectivity among growth centers and subdivisions and emphasis on the preservation of culture and protection of the environment. The internal and external circulation will be catered by the circumferential, radial and the existing major roads. These road systems will serve as vital linkage of the growth centers: the Poblacion, Masinag, Gate 2, Pinugay, Government Center in Sitio Cabading and BosoBoso. The road systems will also create an efficient connectivity of the city to its neighboring cities and municipalities. Another component of the road network will be the expanded circulation system on highly built-up areas. Through road interconnectivity of the subdivisions, the use of access roads of subdivisions will be extended as alternate routes. This will decongest the traffic along the major roads and will minimize the creation of new roads and the upgrading of existing roads. The other diverse feature of the road system was the preservation of the local culture and protection the City’s natural resources. Restriction on road development and improvement will be imposed on the Poblacion and watershed areas. Road widening on the Poblacion will be minimized to preserve the traditional image of the Old Antipolo. On the other hand, developments of road leading to watershed will be restricted to impede the flourish of settlements and protect the natural resources. The comprehensive layout of circumferential, radial, alternate routes and existing roads comprise the road network system of Antipolo City. Circumferential Roads – The routes that will primarily create linkage between the growth centers and the area on the outskirts of Antipolo. Circumferential Road 1 (C-1) - The existing Circumferential Road in the Poblacion known as the Sen Lorenzo Sumulong Memorial Circle. Circumferential Road 2 (C-2) – This road starts at the Sumulong Highway directly north of Bankers Village, extend eastward to a new road going to Buliran Rd. near Bermuda Heights before heading southeast to Maguey Rd. It will then stretch directly south to E. Rodriguez Ave., Carigma St., and M. Santos Ext., before exiting to the Provincial Road, it will connect to a new road just west of Robinson Homes. Proceeding on a southwest direction, it will lead to M. L. Quezon St. by traversing Coleville and Cuesta Verde Subdivisions. It will cross Sapang Buho creek towards a new road that will connect C-2 to the subdivision road of Lores Executive. From M. L. Quezon St it will end at Marigman Road by skirting alongside Lores Country Homes. Antipolo City Comprehensive Land Use Plan 2010-2020

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Circumferential Road 3 (C-3) - This road starts at the Sumulong Highway directly north of Assumption School, stretch eastward to a new road going to Bayugo-Buliran Rd. near Primavera before heading southeast to a new road going to Maguey Rd. From Maguey Rd., C-3 will connect with the existing E. Rodriguez Ave., but will veer away from a new road in the vicinity of Santana Village, and head directly south to Carigma St., pass through M. Santos Ext., towards a new road just east of Robinson Homes before exiting to the Provincial Road. Proceeding on a southwest direction, it will cut across Milagros Subdivision, connect with the existing access road to Maia Alta, and will exit at M. L. Quezon Ext. It will continue westward through the subdivision road of Mission Hills towards a new road leading to Halang Road and will exit to Cabrera Road in Taytay. Circumferential Road 4 (C-4) – This road starts at Ortigas Ext. west of the Poblacion, head northwards through the main avenue of Fairmount Hills, cross Daang Bakal Road towards a new road connecting the access road of Cavaliers Village and exit to Sumulong Highway. The road will continue towards Hacienda Antipolo and continue to the northeast direction of Lucban Rd in the vicinity of Bagong Nayon Elementary School. It will then continue in an eastward direction to NHA Avenue going to Natalia Road between Steel Homes and UPHECO towards a new road traversing Antipolo Hills, Sitio Patnubay and Town & Country. From here, it will pass the Solid Cement Road and terminate at Provincial Road in Sitio Junction. Circumferential Road 5 (C-5) –Circumferential Road 5 will begin at Sumulong Highway from the main road of Blue Mountains and will continue northeast towards Marikina-Infanta Road (MIR) and Cogeo at Gate 1. It will integrate with the road system of Cogeo towards a new road at Sitio Tulakin that will connect to the access road of Forest Hills. As it continues eastward towards the Wrigley's factory in Sitio Inuman, it will cross MIR towards the southeast direction along a creek and a new road heading towards the community in Sitio Pantay. From there, the existing dirt road in Sitio Galilei Road will be improved to form part of C-5 and continue south to Roman Roxas Road. Circumferential Road 6 (C-6) – Circumferential Road 6 or C-6 will be one of the important roads in the road network. It will traverse the underdeveloped areas of Barangays Cupang, San Juan and Inarawan. Circumferential Road 6 will start from the MIR at Don Vicente Avenue, continue north to the access road of Woodlands, cross the Nangka River and continue to the northeast direction where a new road will traverse the northern part of the Holcim Quarry Site. The new road will continue eastward to Barangay San Juan before heading to Inalsan Creek, just north of Forest Hills. It will merge with the existing road in Central Inarawan, before joining the MIR and then, connect with a 700 meter section of MIR, before veering away in a southward direction towards Sitio Abuyod, where it will connect with Roman Roxas Road. Circumferential Road 7 (C-7) - Circumferential Road 7 is the outermost circumferential road in the road network system. This road will traverse the growth center in Masinag, the northernmost section of Antipolo, Sitio Boso-boso and Sitio Pinugay . Circumferential Road 7 will begin at Sumulong Highway in Brgy. Mayamot by heading northwards along V.V. Soliven Ave., and Lillac St., then at Panorama in SSS Village III in Marikina to Starlight St. in Rancho Estate towards Bayaga Road. The new road section will begin at Puroks 1 to 5 of Zone 8 in Brgy. Cupang, heads northeast to College View Park and will cross Nangka River and continue up to the northern portion of Zone 7 and east of Sitio Palinlingan. It will connect to the Sapinit Road to the southeast of FVR in Sitio Binayoyo towards a new road connecting Sitio Cabcab. It will merge with the Boso-Boso Road and before crossing the MIR, portion of the said road will be realigned to connect directly with Pinugay Road. Circumferential Road 7 will end up at Roman Roxas Road in Sitio Rizza. Antipolo City Comprehensive Land Use Plan 2010-2020

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Radial Road - All radial roads radiate outward, from the Poblacion and into the other barangays of the city. Radial Road 1 (R-1) - Radial Road 1 will start at M. L. Quezon St. at the entrance of Our Lady of Peace and Good Voyage, and heads northward to the Circumferential Road where a new road will be constructed to continue northward and eventually connect with Sumulong Highway. It will integrate with Sumulong Highway before diverting towards Lukban Rd., and continue to the MIR then to the main streets of Cogeo Village. Radial Road 1 will continue northward passing Cogeo then will cross Tulakin Creek and C-6 and will integrate with the Kambal Maarat Road and merge with the 1.72 km portion of the proposed C-7. It will terminate at the boundary of Antipolo and San Mateo. Radial Road 2 (R-2) - Radial Road 2 will be the main linkage between the Poblacion and the Government Center at Sitio Cabading. It will start at the Buliran Rd. - Circumferential Rd. intersection and head northward passing the residential subdivisions of Bermuda Heights, Cottonwoods, and Primavera, where road widening will be proposed for this section of R-2. After Primavera, it will connect to Bayugo-Buliran Road and merge with the existing road of UPHECO and intersect with C-4-NHA Rd., where it will join with the existing road AR-2 and then continue northward to the MIR. A new road will be constructed east of Town and Country Hills towards Forest Hills, then it will merge with AC-5 and intersect C-6. The AR-2 will end at the proposed government center at Sitio Cabading. Radial Road 3 (R-3) - Radial Road 3 will be the main linkage between the Poblacion and the Agro Industrial Area in Sitio Pinugay. R-3 will start at the Poblacion along C. Lawis St., head eastward to E. Rodriguez Ave. where it will run along a concrete road. At a point after Santana Village, R-3 will divert eastward and become a new road gradually sloping downward and heading into a vacant area south of Town and Country Heights and Puting Bato. The new road will continue eastward past the prime agricultural lands, intersect C-5 at Sitio Pantay, then cross C-6 and terminate at the intersection with Pinugay Road. Radial Road 4 (R-4) - Radial Road 4 will be one of the two major roads that link the Poblacion with the agro industrial center at Sitio Abuyod. R-4 will start at the Poblacion along M. Santos St., and head eastward along Daang Pari. After intersecting with C-3, towards Solid Cement, it will continue to a new road past the agricultural lands at Sitio Pantay towards Sitio Abuyod. The road will end at Roman Roxas Road. Radial Road 5 (R-5) - Radial Road 5 is the second major road connecting the Poblacion with the industrial center in Sitio Pinugay. A major section of this radial road is composed of the existing Provincial Road and Roman Roxas Road. R-5 starts from the Poblacion along the Circumferential Rd. and head southeast into Sitio Tagbak, where it will continue directly east along the Roman Roxas Road. R-5 will continue along the entire stretch of Roman Roxas and into the district center of Sitio Pinugay, where the City Hall Annex is located. R-5 will intersect with C -7 and will continue eastward just south of Foremost Farms and ends at the MIR. Radial Road 6 (R-6) - Radial Road 6 is the main link between Antipolo and the Municipality of Angono, defined as the M.L. Quezon St. Radial Road 7 (R-7) - Radial Road 7 is one of the major access routes of Antipolo to Manila. The stretch of the road is from the P.Oliveros St. to Ortigas Avenue in the boundary of Antipolo and Taytay. Radial Road 8 (R-8) - Radial Road 8 is proposed to be an alternative access route to Manila. A major portion of the road will run along Daang Bakal, which extends from the Antipolo City Comprehensive Land Use Plan 2010-2020

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Circumferential Road and runs along the Hinulugang Taktak Falls. R-8 will merge with the subdivision road of Victoria Valley, Park Ridge towards the main road of Valley Golf. It will continue to the northern part of Valley View and Saint Louis Property in Fairview Subdivision. From there, it will connect to a new road at Fairview Subdivision and cross Mahayhay Creek and will merge with Village East Ave. to exit into Imelda Ave. in Cainta. Radial Road 9 (R-9) – Radial Road 9 is proposed to be an access route from MIR to Sta. Ines through the Kaysakat-San Ysiro Road. Alternate Route - The alternate route will decongest the traffic along the intersection of major highways. Subdivision roads are the main components of the route. Alternate Route 1 (AR-1) - Alternate Route 1 is proposed to be the alternative access route that will connect Marcos Highway and Sumulong Highway in the area of Mayamot without passing the Masinag Intersection. The route will start from the gate of Vermont Park Executive Village and will pass Park St. and will continue towards north to the existing rice fields. It will pass a private property before exiting Sumulong Highway. Alternate Route 2 (AR-2) - Alternate Route 2 is proposed to be the alternative access route from Marcos Highway going to Poblacion and the southern portion of Antipolo without passing the Masinag Intersection. The route will start from the Gate of Kingsville along Marcos Highway and will pass Napoleon St. and turn left along Edward VIII St. then will pass the streets of Louis, Gustavo, Don Lucas, and Don Juan and will exit at the gate of Kingsville along Sumulong Highway. Alternate Route 3 (AR-3) - Alternate Route 3 is alternative access route that connects Sumulong Highway and Marcos Highway in the area of Brgy Mambugan. The route will pass the main road of Agnes Ville towards 2nd St. of Virginia Summerville then to Sevilla Avenue and will exit at Marcos Highway. Alternate Route 4 (AR-4) - Alternate Route 4 is proposed to be the alternative access route from Marcos Highway going to the western part of Antipolo and Marikina City. The route will start from TOCS Avenue then pass the streets of Beach, Hercules and another road of Crestview Subdivision. It will connect to the road at Dimson Compound and the road of Villa Corazon, then crosses Starlite St. of Rancho Estate before it passes Panorama St. and will continue towards the boundary of Antipolo and Marikina. Alternate Route 5 (AR-5) - Alternate Route 5 is proposed to be the alternative access route from Sumulong Highway going to Marcos Highway and the eastern part of Antipolo without passing Masinag Intersection. The route will start from the gate of Lopezville Subdivision and will pass Sampaguita St, then towards Warm St. of Virginia Summerville and will exit at TOCS Avenue. Alternate Route 6 (AR-6) - Alternate Route 6 is proposed to be alternative access route from Marcos Highway going to Poblacion and the southern portion of Antipolo without passing Marcos Highway-Alferor Avenue Intersection. The route will start from the main road of Carolina Village towards the south passing a private property before connecting to the road at Upper Sto. Niño, and will end at Alferor Avenue.


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Figure 2. Antipolo City Road Network

A road network comprising circumferential and radial roads as well as alternate routes utilizing major subdivision roads have been proposed in this updated CLUP. The proposed road network had been formulated based on the analysis of the existing situation and the future needs of the City, founded on the f ollowing basic concepts and proposals: • •

•

• •

•

•

• •

Establish/develop a Comprehensive Road Master Plan; Strengthen road linkages among the identified growth centers as well as connectivity to the nearby municipalities through the creation of circumferential and radial roads; Expand the use of subdivision roads as alternate routes of vehicles to decongest traffic along major roads; Establish the road interconnectivity among subdivisions; Restrict development of roads leading to watershed areas to impede the flourish of settlements on the area; Consider mass transport system in urban areas to minimize the volume of road user; Minimize road widening at Poblacion to preserve the traditional image of Old Antipolo; Adhere to the standards of road density requirements; Regulate linear growth to lessen the demand of road widening.


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3.3.4

Production Areas

Figure 3. Production Areas

Production areas or those that are conceptually considered as spaces for making a living are found both in the built and un-built environment. Production areas found in the built environment are those involving commercial and industrial activities. Other production activities such as agriculture, mining, quarrying and some types of tourism are found in the un-built environment. Production areas are expected to substantially provide employment to a greater number of the working population or the labor force, founded on the following basic concepts and proposals: •

Protect prime agricultural areas from rampant conversion to ensure food security;

•

Provide infrastructure support to link production areas to other land uses;

•

•

•

•

•

•

Identify potential tourism areas and assess its potential economic performance relative to their environmental impacts; Areas with tourism potentials should be provided with infrastructure support; Industrial location should be guided by the local land use plan, EIA and infrastructure support provision; Formulate development measures for non-performing areas and determine alternative possible uses through zoning regulations; Encourage the growth of IT industries, provide infrastructure support and incentives; Encourage active private participation in industrial site planning.


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3.3.5

Protection Areas

Figure 4. Protection Areas

Protection areas comprise both natural and man-made resources that serve as the City’s life support system. These are vital areas that are deliberately kept open to maintain the amenity value of the City’s environment. These open spaces provide the needed buffers such as easements along river banks, lakeshores, creeks and around escarpments. Protection areas include the City’s forestlands, prime agricultural lands, water bodies, historic and cultural/tourism sites that are both nationally and locally significant such as t he Antipolo Cathedral. The environmentally-sensitive or hazardous areas, by their very nature, need to be protected also to avoid further environmental degradation resulting from encroachment. Based on the Antipolo City Forest Land Use Plan (FLUP) 2007-2012, about 17,680 hectares of the City’s land area are classified as forestlands. As can be gleaned from the map, more than half of the City’s total land area comprises forestlands interspersed with agro-forestry and settlement areas. Brgy. Calawis and a larger portion of Brgy. San Jose are part of the City’s protected area as these are located within the forestlands. Data from the FLUP showed a decrease of about 75 per cent of the forest cover, from old growth forest to secondary forests and to brushlands. This type of forest cover trend will have effects on the integrity of the watershed and the biodiversity within these forestlands. Brushlands and grasslands cover the sloping areas of the forestlands, while the flat areas are planted to rice. Some parts of the hillsides are devoted to agro-forestry and are planted to mangoes, cashew and bananas. In other areas, these hillsides are planted to gemelina and ipil-ipil. Other forested areas remain, while still others have already been cleared and converted to plots and have been settled on. For purposes of effective planning, management and implementation of the FLUP, the land area of Antipolo City is subdivided into six sub-watershed units. Three of the sub-watersheds comprising Boso-Boso, Tayabasan and Santa Ines fall within legally classified alienable and disposable lands (A&D). The three other sub-watersheds namely Nangka, Bulao and Mayiba are not within Antipolo City Comprehensive Land Use Plan 2010-2020

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classified alienable and disposable lands. The different conditions of these sub-watersheds in terms of biophysical and socio-economic situation are taken into account in the formulation of management strategies appropriate for each of the sub-watersheds. The following strategies have been formulated to preserve the integrity of these protected areas: Identify boundaries of protected areas, non-NIPAS areas and disaster-prone areas in accordance with the approved Integrated Protected Area Plan (IPAP) as provided for under the Forest Land Use Plan (2007-2012) Formulate and implement environmentally-sound measures to be integrated into the Disaster Risk Reduction Management Plan of the City Promote public awareness on the values of protecting the environment particularly the environmentally sensitive areas in the City Promote awareness on the values of disaster preparedness among the residents particularly those located on the environmentally sensitive settlement areas Promote and intensify public participation in the conservation and disaster reduction or mitigation efforts in the barangays Rehabilitate denuded forest cover or promote reforestation •

•

•

•

•

•

Other relevant management strategies for the City’s protected areas are embodied in the Forest Land Use Plan 2007-2012 which is intended to provide the management framework to enable the DENR, the City Government of Antipolo and the concerned stakeholders to ensure the sustainable management of the City’s forest resources. 3.3.6

Settlement Areas

Figure 5.

Settlement Areas

The old Comprehensive Development Plan of Antipolo City (2000-2010) has described the settlement structure or central place hierarchy of the City through a centrality index method where the number of economic establishments or urban functions in each barangay were Antipolo City Comprehensive Land Use Plan 2010-2020

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obtained. This method of analysis showed that Antipolo City is an urbanized human settlement, characterized by tertiary and secondary economic activities. The latest data from Antipolo City’s Facts and Figures 2010 show that among the registered business establishments, the most noticeable are retail stores, business establishment offering services, recreational establishments and restaurants/carenderias, manufacturing companies/factories, construction companies and real estate businesses. Among the 16 barangays, Brgy. Mayamot has the highest centrality index while Brgy. Calawis has the lowest. In order to determine the services and investments that ought to be infused to strengthen the role of Antipolo City as the economic center of Rizal Province, this method of analysis was established to come up with a hierarchical structuring of barangays. Hence, during the previous planning period, five groups of central places were observed, the most central of which were Brgy. Mayamot and Brgy. San Roque. Brgy. Mayamot was considered as a transportation nodal hub in view of its proximity to the highly urbanized Cainta and Marikina areas. Whereas, Brgy. San Roque represents the urbanized Poblacion which is similarly adjacent to the urbanized areas of Angono and Taytay. In addition, the residential land use in the City comprises a total of 4,837.61 hectares or about 12.6 per cent of the City’s total land area. There are a total of 489 subdivisions in the City, 213 of which are found in District 1 while 276 are located in District 2. In this updated land use plan, settlement planning shall be guided by the following policies to establish and ensure safe and livable communities for the residents of Antipolo: •

•

•

•

•

Identify areas suitable for urban expansion if resources permit and support facilities are available; Establishment of new towns or settlements in areas that are not environmentally hazardous; Adoption of a strategic and integrated approach in settlements and infrastructure planning that would maximize the number of beneficiaries; Address the need for affordable housing by increasing the supply of land for residential use; Identify environmentally sensitive or hazard-prone areas that should not be used for the development of settlement areas.

3.3.7

Infrastructure Areas

Under the existing CLUP of Antipolo City (2000-2010), data showed that the road density of the City at 1.01 kilometer per square kilometer falls below the acceptable standard of 2.4 kilometers for urban centers. Considering the apparent shortage of 537 kilometers of road length, this situation connotes the need for an increase of roads by 140 per cent. The existing CLUP projected that for a target population of 1,177,892 in the year 2010, an additional 2,436.98 kilometers of road length is needed or 243.70 kilometers yearly for the next 10 years. It would be noted, however, that the abovementioned data do not include the subdivision roads. At present, there are a total of 489 subdivisions in the City, 213 of which are found in District 1 while 276 are located in District 2. Brgys. Cupang, San Roque and Mayamot have the most subdivisions with 57, 54 and 51, respectively. Of the 16 barangays, only Brgy. Calawis has no subdivision.


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At present, the City has a total road length of 1,003.44 kilometers comprising public roads with a total length of 870.72 kilometers, and subdivision roads with a total length of 132.72 kilometers. In terms of vertical infrastructure, particularly tourism facilities, the City offers a wide range of facilities available to tourists and residents alike such as hotels, inns, lodging/pension houses, shopping and recreation centers, and sport facilities. Modern communication, transportation and banking facilities are likewise available. At present, a multi-level parking is undergoing construction near the Antipolo Cathedral in the Poblacion. A branch of a chain of department stores is also undergoing construction near the Masinag-Marcos Highway junction. In this updated CLUP, infrastructure planning shall be guided by the following policies in order to establish adequate and efficient support facilities for making Antipolo City a safer and more livable place for its residents: •

Promote inter-modal transport systems

•

Implement infrastructure projects that allow increased access to basic services

•

Prioritize infrastructure projects with the most strategic impacts

•

•

•

Prioritize projects supporting food security through an enhanced local production and market linkages (farm-to-market roads) Incorporate disaster mitigation and climate change adaptation measures in infrastructure development Promote active private sector involvement in infrastructure planning


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CHAPTER 4

LAND USE PLAN 4.1

DESCRIPTION OF DEVELOPMENT STRATEGIES

Figure 6. “Do Nothing” Strategy 4.1.1

Development Strategy No. 1 – Base Plan or “Do Nothing Scenario”

The base plan or the “do nothing” scenario is the likely consequence when there is no significant intervention introduced by the City government except those that are already existing, programmed or proposed. Given the present pattern of development, this scenario allows the present built-up environment of the City’s urban barangays to continue while the other half of the city has a dispersed pattern of development. In the built-up environment, growth is characterized by the expansion of development into barangays adjacent to the existing urban center which is the Poblacion. The concentric or compact scheme of physical growth of the Poblacion radiates from its center towards adjacent areas, such as Brgys. Dalig, Dela Paz, Bagong Nayon, Sta. Cruz, Mambugan, and Mayamot. The intensification of the land using activities in the Poblacion extends to the buildable areas of Brgys. San Isidro, San Luis and San Jose. These barangays will absorb the anticipated spillover brought about by t he development regulations that will be imposed on the Poblacion in order to retain the prestige of the Antipolo Church and maintain the image of Antipolo as a Pilgrimage City. By disallowing vertical expansion and improving the signage set-up in the vicinity of the church in order not to obstruct its view, it is hoped that the Church will retain its importance as a dominant landmark of the city. Antipolo City Comprehensive Land Use Plan 2010-2020

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On the other hand, each of the rural barangays comprising Brgys. San Juan, Inarawan, Calawis, San Isidro, San Luis and greater portion of San Jose has developed independently from each other, without reference to any hierarchy of higher-order growth centers. Under a “Do-Nothing” development scenario, this dispersed pattern of development continues, but each growth center is not linked to each other, with raw lands or unutilized lands dividing each growth area in every barangay. Social and economic infrastructures are also dispersed even when the City Government, despite its limited resources, tries hard to provide these rural barangays with the needed infrastructure. In this type of development, the dispersed settlements are likely to encroach on the natural environment as well as the production areas as population increases. When issues or problems arise as a result of this type of scenario, the local government only becomes reactive in response to such issues.

4.1.2

Development Strategy No. 2 – Linear Development

Figure 7. Linear Development Strategy

The current built-up areas in the City are mostly concentrated on the lower half, the south western part comprising Brgys. Mayamot, Cupang, Mambugan, Bagong Nayon, Sta. Cruz, Muntindilaw, Dela Paz, San Isidro, Dalig and San Roque. Most commercial activities are concentrated along Marcos Highway, from the City’s boundary with Marikina towards Bagong Nayon, with more intensified commercial activities at the Mambugan-Marcos Highway junction toward Gate 2. Other economic activities are concentrated along major roads, particularly on both sides of the Circumferential Road in the Poblacion, and in some strip commercial portions of Sumulong Highway. This long commercial strip can potentially cause vehicular traffic problems in the future due to the concentration of activities along major roads with inadequate space for parking and in some cases, lack alternate routes. This can happen especially along the existing Antipolo City Comprehensive Land Use Plan 2010-2020

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Circumferential Road within the Poblacion. With regard to the dispersed settlement at the eastern portion of the City, the road network may be extended but will not be able to connect the residential areas to the commercial strip as it will entail a costly undertaking for the local government in view of its limited and scarce resources. In addition, the construction of roads to service the dispersed settlements at the watershed will cause environmental risks to the natural environment. unde this development scheme, the economic activities will be concentrated on the built-up strip of the urban barangays that could consequently isolate the rest of the barangays. Hence, it is most likely that major social services and infrastructure will develop around the linear strip and draw in more people and investments. There is a tendency for the government to focus development only on this strip and its closest neighbors. The rapid urbanization of the linear strip will demand additional resources to sustain it, but this can cause the remote rural barangays and those farther away from the administrative center to be easily neglected. Therefore, there will be little interest to invest in these areas other than as source of natural resources.

4.1.3

Development Strategy No. 3 – Integrated Growth Center Strategy

Figure 8. Integrated Growth Center Strategy

Development Strategy No. 3 takes into consideration the functional role of Antipolo City based on the higher-level physical framework plans, land use classification and land suitability, the existing development trends such as the construction of SM Mall along Marcos Highway, current project proposals and other developments particularly the future construction of the LRT Line 2 extension. Unlike the other schemes where each barangay is a primary development area, scheme No. 3 clusters barangays into compact and wellconnected development areas. This strategy comprises six growth nodes, each node having cluster of barangays with a central, high-density core. Each barangay will be connected to each other’s centers through barangay roads while maintaining a clear structure of accessible routes within the area itself. The hierarchy of roads interconnecting each growth node changes as they enter the urban settlements.


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On the western part of the City is the Masinag junction in Brgy. Mayamot, considered as the City’s Central Business District due to its strategic location. In view of its proximity to Metro Manila, it serves as catchment for the spill over of urbanization from Metro Manila. The Masinag junction is predicted to become a major urban center due to its strategic role as an inter-modal transport hub triggered by the construction of the LRT Line 2 extension and the high intensity development in the area as well as the large subdivisions around it. As a result of the high intensity development in this area, it is expected that it will radiate toward Brgys. Cupang and Mambugan and will merge into one compact area. In this sense, each barangay will have a role to play, making Brgy. Mayamot particularly the Masinag junction, as the major urban center and transport hub. Brgys Cupang and Mambugan play secondary roles in support to the center. At present, this is where big residential areas are located. In-fill development between and among the existing built-up areas will open up more interconnecting roads, increasing and improving connectivity and accessibility. To improve the urban design of the area, there will be increasing densities within the core and decreasing densities as one goes f arther from it. Not far from the Masinag junction, about five (5) kilometers away, is the second growth center. Commonly called Gate 2 within the COGEO area is the Minor Commercial Center characterized by medium commercial activities and high density residential development, the growth of this area is primarily due to the demands for service-oriented businesses to serve the needs of a large residential population around the area. Over time, additional commercial or shopping areas are expected to be built within this growth center. The Poblacion as another growth area, will always be the City’s major or premier urban center due to the presence of the old government center and the Cathedral, the pilgrimage hub. Considering the various developments occurring in the City, including the development of a new Administrative Center in Cabading, the Poblacion may be relegated to a minor role as a secondary service center yet retaining its primary role as a tourism hub due to the presence of tourist spots and other tourist attractions in its vicinity. On the east, there will be two major growth nodes: 1) Boso-boso, which will serve as the local service center; and 2) Pinugay, which will be the area for industrial development. Pinugay has been identified as the agro-industrial center for the city due to the availability of large tracts of underutilized grasslands for industrial development. Pinugay has a great potential for industrial development due to its strategic location, as well as the presence of infrastructure to support it, though caution has to be exercised to protect its environmental integrity due to its sensitive ecosystem. Pinugay’s advantage is its proximity to the Marikina-Infanta Road, a major trade route, which shall serve as an economic catalyst for the transport of goods from the area to Metro Manila or to the City’s neighboring towns. As a result of this, Antipolo’s sphere of economic influence will extend beyond its geographical boundaries and this development will reinforce Antipolo’s role as an economic center for Rizal. The industrial development of Pinugay and the resultant employment opportunities will eventually create a demand for services and commercial activities to support the needs of the population of the area. The nearby Boso-Boso will eventually be a potential local service center as a result of the industrial development in the Pinugay area, aside from its terrain which is ideal for urban development. In Cabading, Barangay Inarawan, the proposed Government Center will be developed. It is a master-planned mixed used development, complete with all the facilities and amenities to support the emerging urbanization in the area. The development of Cabading as an Administrative Center is expected to spur growth and development in the eastern part of the City. The concept of a new town development shall be a major undertaking by the city government to distribute equitably social services and economic benefits to the population Antipolo City Comprehensive Land Use Plan 2010-2020

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in that part of the City and to create a concentric administrative base for an efficient public service delivery. Areas surrounding these growth nodes will be preserved for agricultural use. Agriculture and self-sufficiency should remain high on the agenda of the city. Low density rural barangays will remain in these agricultural areas and within the forest conservation areas. Protection areas including environmentally-sensitive areas such as waterfalls, critical slopes, river/creek easements, sites of historic significance together with parks and open space will form the open space network of the city. These will all be linked together via trails and will be part of the ecotourism development of the City.

4.2

EVALUATION OF DEVELOPMENT ALTERNATIVES

The Social Cost-Benefit Analysis (SCBA) was used in the evaluation of the development strategy alternative for the City of Antipolo. The SCBA as defined in the CLUP Guide Book (HLURB, 2006) is a “comprehensive approach for appraising the social worth of the options/alternatives which entail commitment of resources”. It is specifically useful in the analysis of the development strategy’s effects on the general welfare of the community whereby “benefits and costs of the alternative strategy are identified and measured based on the references of individuals who are affected”.

Table 12. Rating Scales in the Evaluation of Alternative Development Strategies BENEFITS

COSTS

EASE OF IMPLEMENTATION

TIME

SECONDARY IMPACTS

Expected benefits will be minimal = 1

Cost will be very high = 1

Very difficult to implement = 1

It will be more than 5 years before the benefits are seen =1

It also results in some negative impacts = 1

Expected benefits will be good = 2

Cost will be high =2

Difficult to implement = 2

It will be 1-5 years before benefits are seen =2

It also results in some negative impacts = 2

Expected benefits will be very good = 3

Cost will be low = 3

There will be a few obstacles to putting it into practice = 3

It will be 1-3 years before benefits are seen =3

It also results in some positive impacts = 3

Expected benefits will be outstanding = 4

There will be no added cost = 4

It can be easily put into practice = 4

Benefits will be seen in fewer than I year = 4

Source: CLUP Guide Book (HLURB, 2006)


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Table 13. Evaluation of Development Strategies EVALUATION OF DEVELOPMENT ALTERNATIVES

1.

a) b) c) d) e)

2.

a) b) c) d) e) f) g)

ALTERNATIVE 01 (Base Plan or “Do Nothing”)

ALTERNATIVE 02 (Linear Development)

ALTERNATIVE 03 (Integrated Growth Centers)

3

3

1

1 1 3

2 3 2

3 2 1

3

2

2

2

2

3

2

2

3

1 1 2

1 2 3

3 3 4

1

2

5

1

2

4

What it takes to realize this option – COST Cost of new roads and other infrastructure Community adjustments to risks Preservation of protected areas Strict government enforcement of regulations People’s compliance with regulations desired Implications when urban form is realized – BENEFITS Access of people to city-wide services Amount of air and water pollution produced Traffic problems reduced Overall attractiveness of the city Potential for increased LGU revenue Prospects for more jobs and higher compensation LGU’s role in the Region is maintained


Table 14. Summary of Costs and Benefits of Each Alternative Strategy ALTERNATIVE DEVELOPMENT STRATEGIES ALTERNATIVE 01 (Base Plan or “Do Nothing”) ALTERNATIVE 02 (Linear Development) ALTERNATIVE 03 (Integrated Growth Centers)

BENEFITS

COSTS

EASE OF IMPLEMENTATION

TIME

SECONDARY IMPACTS

10

11

3

1

2

14

12

3

2

2

25

9

4

3

3


The first alternative, the “Do-Nothing Scenario”, has given little opportunity to maximize the City’s land resources despite the great development potentials they pose. In addition, the sprawl of residential build-up is not able to secure conservation areas as settlements encroach on environmentally-sensitive areas as well as on the protected forestlands. It lacks any distinct image and hides its real beauty since it produces a monotonous urban fabric with its indistinguishable urban densities. The first alternative also fails to enhance the City’s viability for the development of any enterprise and investments. The industries and businesses are set up in areas that are not linked to each other, thus gives very little economic impact on both the capitalist/entrepreneur and, on a macro-level, the City� Antipolo City Comprehensive Land Use Plan 2010-2020

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With the trend of a development sprawl, it is more difficult for government to contain the population into areas that will ensure a more efficient delivery of services. Administration is more difficult as the City government is forced to spread its limited human resources to the other areas. This scenario may deplete the City’s logistical and financial resources while being unable to ensure efficiency in responding to the basic needs of the city populace. Further, maintaining the status quo will not improve transport connectivity as sprawling development will put strain on efforts to connect all barangay and city roads to the two main highways in the city. On the other hand, the second development strategy (Linear Development Strategy) is very prone to traffic congestion in the future because minor access roads all lead back to the central strip, thus causing congestion along the main thoroughfare. Since service and basic infrastructure are concentrated along this area, population will be dense but scattered along the linear strip, still unable to build a developed center. Linear development has no impact on the City’s visual attractiveness because of the absence of any hierarchy among the settlements that would give distinction among the barangays, thus producing a monotonous landscape especially in haphazardly built environment. The third development strategy, the Integrated Growth Center Strategy, will allow the in-fill development to create a compact, and well-connected barangays. With this preferred development strategy, the integration of the rural and urban barangays will be achieved through a network of city and barangay roads that will connect each barangay to enhance connectivity. Under this alternative, the development will be more guided while accommodating urbanization build-up on some areas. With this preferred alternative, the protection of the natural environment is maintained. The more regulated development will be able to place economic activities and urbanization in the growth nodes without threat to these protected areas that includes environmentally-sensitive areas such as waterfalls, natural springs, critical slopes, river/creek easements, parks and open space that form the open space network of the City. These will all be linked together via ecotourism trails and will be part of the ecotourism product development of the City. The City’s built-up areas are enhanced through development regulations and control as to how the built environment can reinforce the city’s image. In addition, under this strategy, the costs for the provision of basic services will be less and service delivery efficiency will be improved through the growth centers where social and local administrative infrastructure will be readily in place. The creation of these integrated growth centers will allow a more rational cluster of local administrative facilities and basic social service-delivery to a greater number of the city’s population. In this case, the city government both regulates and encourages private undertakings and investments by creating several growth centers where future development projects will be reinforced by the existing social, economic and administrative infrastructure. This makes investments more viable, land more attractive and highly appraised, and the market more attractive. When all these growth centers are realized, it is expected that the sphere of economic influence of Antipolo will go beyond its geographical boundaries and therefore, its role as the economic center of Rizal will be reinforced given all these developments. 4.3

PREFERRED SPATIAL DEVELOPMENT STRATEGY

In order to achieve the functional role of the city as the economic and service center of Rizal Province, the preferred spatial development strategy focuses on the development of Antipolo City Comprehensive Land Use Plan 2010-2020

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multi-nodal growth areas that will ensure an effective and efficient economic and spatial interaction between and among the urban and rural barangays. Among the three development schemes, the third one which is the Integrated Growth Center Strategy, is the best option for the City. This strategy reinforced the role of Antipolo City as the commercial, industrial and residential center as identified in the higher level plans. All the six growth nodes that have been identified played vital roles in the development of the City. More importantly, with this preferred development strategy, the integration of the rural and urban barangays will be achieved through a network of city and barangay roads that will connect each barangay to enhance connectivity. Through this scheme or strategy, development of the City will be more guided while accommodating urbanization build-up in some areas. Though, protection of the environment is of primordial importance to the City Government. In addition, the costs for the provision of basic services will be less and service delivery will be improved. Thus, the integrated growth centers will allow a more rational cluster of local administrative facilities and basic social services will be delivered to a greater number of the City’s population. When all these growth centers are developed, it is expected that the economic sphere of influence of Antipolo City will go beyond its geographical boundaries and hence, its role as the economic center of Rizal, as identified in the aforementioned higher level framework plans, will be reinforced given the different developments taking place within the City and its neighboring LGUs.

4.4

STRUCTURE PLAN

Figure 9.

Structure Plan

The Structure Plan for the City represents the visual outline or shape of its overall physical and development framework. The arrows indicate the direction of development which is obviously going eastward. The development concept for the City is anchored on a spatial strategy called an Integrated Growth Center Strategy to be connected by a circulation system that would enable an urban-rural connectivity in order to create compact and wellconnected barangays. The City’s growth will be more favorable if concentrated at focal Antipolo City Comprehensive Land Use Plan 2010-2020

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points where agglomeration will yield greater benefits. Hence, the Structure Plan shows the different locations of the six growth nodes or centers, the development areas for protection, settlement, production and infrastructure. Also indicated in the Plan are the different radial and circumferential roads, both existing and proposed that reflect the linkages between and among the different functional areas within Antipolo City with their respective specific roles. The road network or the circulation system depicted in the Plan shows both the internal linkages as well as the city’s external linkages with its neighboring LGUs. The road network is very vital as an internal linkage as it connects the different barangays, both rural and urban, to achieve physical integration to achieve a compact city thus making it easier for the City Government to provide basic social services to its constituents. The road network also serves as a vital link between and among the six growth centers to achieve economic interaction. As mentioned in the previous paragraph, the production, protection, settlement, and infrastructure areas are also indicated in the Structure Plan. The infrastructure areas comprise both the vertical and the horizontal physical structures that serve to connect the other three land use categories or policy areas. Settlement and production areas can be found both in the built and un-built environment. Settlements that exist in the un-built environment are the results of encroachment of the protected areas while production areas that are found in the un-built environment such as the agricultural areas and the farms are among those spaces intended for making a living. In addition, proposed major infrastructure projects that will impact on the development of the City are likewise indicated in the Structure Plan such as the proposed LRT-2 extension and the on-going construction of the SM Masinag branch along Marcos Highway in Brgy. Mayamot. The urban landscape of Antipolo City will be greatly affected by these developments much in as these will impact on the traffic scenario and the economic activities on the area.

4.5

PROPOSED LAND USE

Table 15. Existing and Proposed Land Use Land Use Category Existing Land Use Proposed Proposed Land Use (2010) Increase/ (2010-2020) Decrease (has.) Residential Socialized Housing Commercial Institutional Industrial Agro-Industrial Agricultural Agricultural - CARP PUD Mining/Quarry Parks and Recreation Tourism Protection Forest Production Forest ISF Cemetery/Memorial Park Sanitary Landfill Water Zone Total Area (has.)

Area (has.) 7,467.55 381.00 298.16 129.81 242.86 172.14 926.58 908.00 78.00 652.17 114.97 16.31 18,408.05 2,289.46 5,982.37 28.01 10.00 399.00 38,504.44

% 19.39 0.99 0.77 0.34 0.63 0.45 2.41 2.36 0.20 1.69 0.30 0.04 47.81 5.94 15.54 0.07 0.03 1.04 100.00


1,634.45 50 95.84 145.14 2,015.35 13 130.03 77.72 124.00 -

Area (has.) 9,102.00 431 394 129.81 388.00 2,187.49 926.58 908.00 91.00 652.17 245.00 94.03 18,408.05 146.44 3,839.87 152.00 10.00 399.00 38,504.44

% 23.64 1.12 1.02 0.34 1.00 5.68 2.41 2.36 0.24 1.69 0.64 0.24 47.81 0.38 9.97 0.39 0.03 1.04 100.00

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Table 15 shows the existing land use (2010) and the proposed land use for the next ten years (2010-2020). In the existing land use, a total of 7,467.55 hectares representing 19.39% of the City’s total land area is devoted to residential use. This accounted for the large number of residential developments since 2000. In the proposed land use plan, it would be noted that among the urban land uses, the dominant use is still residential with a proposed increase of 4.24%. Considering the increase in residential subdivisions, there is now a total of 9,102 hectares representing 23.64% of the City’s total land area. In addition, a Socialized Housing Zone had been identified in the present Land Use Plan with a total area of 431 hectares or 1.12% of the total area in reference to Executive Order No. 841 directing all LGUs to identify socialized housing sites in the updating of their respective CLUPs. This Socialized Housing Zone includes the existing CMP areas and the identified proposed socialized housing site covering an area of 50 hectares. In the proposed land use, the most dominant use in the urban area is still residential.

However, it is obviously the forestlands which comprise the dominant land use that includes protection and production forests and the ISF. Taken together, these three land uses constitute about 58% of the City’s total land area. Data show a decrease in t he size of the forestlands from 26,679.88 in the past to 22,394.36 hectares. The unabated deforestation observed over the years may have facilitated the conversion of forestlands to other land uses. The encroachment of the forests can create undesirable environmental effects and therefore its expansion and conversion to settlement areas shall not be encouraged.

In the proposed land use plan, no additional lands for institutional use are identified, particularly in the educational and health sectors. The existing educational and medical/health building sites could still cater to the projected population until the next planning period. Besides, educational and health facilities can also locate in commercial zones.

It would be noted that there is a significant increase in agro-industrial use in consideration of Sitio Pinugay as the agro-industrial center for the City. In the proposed land use plan, the agro-industrial areas increased from 0.45% to 5.68%, from a mere 172.14 hectares to the proposed 2,187.49 hectares in the next decade. Based on the MARILAQUE/RIZLAQUE Development Framework Plan and the CALABARZON Master Plan, Antipolo City has been identified as an industrial center for Rizal due to the availability of large tracts of lands. Thus, agro-forestry, agro-processing and small and medium enterprises (SMEs) are encouraged. The increase in this land use category will definitely addressed this identified role.


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Figure 10. Antipolo City Zoning Map

Figure 10 shows the City’s different land uses divided into specific zones. Zoning is geared towards promoting the most beneficial, efficient and harmonious land uses in consonance with the approved comprehensive development and land use plans of the City. Thus, zoning serves to guide, control, and regulate the future growth and development of the City. Below are the various specific zones of the City:

4.5.1

Residential

Residential Zone – In Antipolo, three types of residential sub-zones have been identified, namely, low-density (R-1), medium-density (R-2), and high-density (R-3) housing. These three types of residential densities are possible in Antipolo due to its large size and the existence of underdeveloped areas that are suitable to these types of development. The low-density (R-1) housing sub-zone has a density ranging from 1 to 20 dwelling units per hectare, characterized mainly by single family and single detached dwellings with the usual community ancillary uses on a neighborhood scale and relatively exclusive subdivisions as well as compatible support of permitted uses and institutional facilities. Low density residential communities can be found in Brgys. Mambugan (Parkridge Subd.), Sta. Cruz (Town & Country), Bagong Nayon (Forest Hills), San Roque (Mission Hills, Don Enrique, Crestview 2, Grandheights Subd.), Beverly Hills and De la Paz (Fairmount Subd., Victory Valley).


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The medium-density (R-2) housing sub-zone has a population density ranging from 21 to 65 dwelling units per hectare and is intended for low and medium-rise dwellings consisting of apartments, boarding houses and dormitories, in addition to R-1 uses, with the usual community auxiliary uses on a neighborhood scale. This residential category can be seen in Brgys. Mayamot, Cupang, Mambugan, Munting Dilao, Sta.Cruz, Dela Paz, Beverly Hills, San Roque, Dalig, San Isidro, San Jose, San Luis, Inarawan, Bagong Nayon and San Juan. Most of the sub-zone is already built-up. The high-density (R-3) sub-zone has a density of 66 or more dwelling units per hectare as well as condominiums, pension houses, hometels and apartelles with community auxiliary uses which are increasingly commercial in scale. This residential category can be seen in Brgys. Cupang, Mayamot, Mambugan, Munting Dilao, Sta. Cruz, De la Paz, San Roque, Dalig, San Jose, San Isidro, San Luis, Inarawan, (specially the relocation site), San Juan and Bagong Nayon.

4.5.2 Socialized Housing Zone – This zone shall be used principally for socialized housing/dwelling purposes for the underprivileged and homeless as defined in RA 7279 or the Urban Development and Housing Act of 1992. A future socialized housing site in Sitio Abuyod has been identified or indicated in the proposed Plan. Also included in this category are areas designated as resettlement under the Community Mortgage Program (CMP) and existing relocation sites in Brgys. Mayamot, San Luis, San Juan, Dalig, San Jose, Dela Paz, Bagong Nayon, Inarawan, San Isidro, San Luis, San Juan, Mambugan, Sta. Cruz, and Cupang.

4.5.3

Commercial

Commercial Zone – Two types of commercial land uses have been designated for Antipolo – the minor commercial (C-1) and the major commercial (C-2) areas. The minor commercial (C-1) sub-zone is marked by quasi-commercial and residential establishments engaged in retail trade and service industries performing supplementary functions to the major commercial area. The minor commercial land use has been designated in four growth centers in the study area. The first is in the Poblacion surrounding the Antipolo Catholic Cathedral bounded by the Sen. Juan Sumulong Memorial Circle (Old Circumferential Road) and jutting out along E. Rodriguez Ave., the Provincial Road, M.L.Quezon St. Extn. and Sumulong Hi-way. The second C-1 occurs along the Marikina-Infanta Road (Marcos Hi-way), for a couple of kilometer stretch from Marikina City boundary towards east to Masinag Market. The third C-1 section is along Sumulong Hi-way in Brgy. Mayamot, from Marikina City boundary towards southwest to Masinag Market.The fourth C-1 area is around the Marcos Highway – Alfelor Ave. junction (COGEO Gate 2). The fifth C-1 is around the Proposed City Government Center in Sitio Cabading, Brgy. San Inarawan along Sapinit Road going to Kambal - Maarat and couple of kilometers along Marcos Highway. A detailed description of this sub-zone can be found in the City Zoning Ordinance. The major commercial (C-2) sub-zone or the Central Business District (CBD) is an area where land values are highest and commercial activity is intense particularly in terms of retail and wholesale trade, professional, financial and related services as well as recreational activities. Two major commercial sub-zones have been identified for the city: one is in Antipolo City proper south of the Antipolo Catholic Church along M.L. Quezon (Shopwise Vicinity). The second CBD is in Brgy. Mayamot, around the Marcos-Sumulong Highway junction with Masinag Market. A detailed description of this sub-zone can be found in the City Zoning Ordinance.


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4.5.4

Institutional

Institutional Zone – The Institutional Zone (Insti-Z) includes local government, educational, health, religious, civic and cultural facilities and structures. This zone is composed of existing and proposed establishments scattered all over the urban zone and occupying only small areas. Most of them are located close to and surrounding the Poblacion, with the center being the City Hall and the Cathedral. Others are also located in different barangays in the City. The government center complex, a Plan Unit Development (PUD) will be located in an elevated area in Sitio Cabading, Brgy. Inarawan, where public buildings have a commanding view of the city.

4.5.5

Industrial

Industrial Land Use – The existing industrial zone in the city is only about 114 hectares and is situated in Brgy. Inarawan and Barangay San Jose, on the mid-section of the City. Industries such as Wrigley’s and RC Cola are located along Marikina-Infanta Road. To boost economic activity and jobs generation in Antipolo, 145.14 hectares of industrial and 2,015.35 hectares of agro-industrial land uses are proposed in Sitio Paenaan, and Sitio Pinugay, in Barangay San Jose, respectively. Both existing and proposed industrial and agro-industrial zones are flat lands (0-3% slope) and have an elevation ranging from 175240 meters above sea level. The light industrial zone (I-1) – Light industrial zones or I-1 cover those industries that are non-pollutive/non-hazardous and non-pollutive/hazardous. The medium industrial zone (I-2) – Medium industrial zones cover those industries that are pollutive/hazardous, as well as those manufacturing products for regional consumption.

4.5.6

Agro-Industrial

This zone covers areas devoted specifically to industrial uses that are derived from agricultural resources and other compatible uses. The City’s agro-industrial activities are presently found in Brgy. San Jose, southeast of Antipolo. This almost 170-hectare flat land is host to prominent piggery and poultry businesses such as Robina Farms, Foremost and ELB. Large tracks of contiguous lands with a total area of about 2,000 hectares in Sitio Pinugay, Brgy. San Jose have been identified for expansion of agro-industrial uses. Its high elevation ranging from 200-450 meters above sea level provides suitable climate for this type of industry.

4.5.7

Agricultural/CARP

Antipolo’s prime agricultural lands are situated in Sitio Pinugay and Sitio Pantay, Barangay San Jose, southeast of the city. T hese 1,834.58 hectares of land have a slope of 0-3% and an elevation ranging from 55-300 meters above sea level. They are utilized for rice production, corn production, vegetable production, and fruit production. But some of these agricultural areas are underutilized. Out of the total agricultural areas, 908 hectares covers the CARP or 49.50% of the entire agricultural areas.

4.5.8

PUD

The Planned Unit Development (PUD) is a land development scheme where the project site is planned or developed comprehensively as an entity by way of a unitary site plan that Antipolo City Comprehensive Land Use Plan 2010-2020

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allows flexibility in planning, design, siting of building, complementation of building types and land use, and the preservation of significant natural land features. PUD in the proposed land use plan of Antipolo City pertains to the Antipolo City Government Center and the 14-ha. area owned by Robinson’s Land Corporation at the corner of Sumulong Highway and Circumferential Road. The Government Center comprises mixed used development with three major components: Government Center, Mixed Used Development (Commercial) and a housing site. 4.5.9

Mining

The mining zone (MZ) is scattered in small patches within the urban zone. They are either construction/rock aggregate, lime and silica, and marble mining sites in Brgys. San Jose, lnarawan, Cupang, Bagong Nayon and San Luis. Most of the mining sites are found along north and south of the Marikina-Infanta Road, although there is a big mining concession of Solid Cement near Sitio Tagbak, Brgy. San Jose. This zone encompasses an area of approximately 652 hectares. The non-metallic aggregate quarrying industry likewise thrives and supplies around 60% of the aggregate construction material needs of Metro Manila. There are six (6) mining and quarrying companies in Antipolo. The mining industry in Antipolo consists of a number of large companies which cater to the construction demands of Metro Manila while providing employment to many residents of the city. Contracts with these companies are expected to expire by 2021 and 2032. 4.5.10 Parks & Recreation Zone

Parks and Recreation Zone is scattered in areas in the Poblacion and in Barangay San Juan, Mambugan and Bagong Nayon . These areas are usually parks that also serve as play area for outdoor activities such as sports, hobbies and the like. This zone includes the Sumulong Park, Ynares Sports Complex, Golf Course located at Brgy San Juan and Mambugan, Camping Sites at Brgy San Jose and Helipad at Bagong Nayon. 4.5.11 Tourism Zone

The Tourism Zone (TZ) covers those sites within the City that are endowed with natural or man-made physical attributes and resources that are conducive to recreation/leisure, cultural heritage, and religious activities. These sites are scattered in areas in the Poblacion and other parts of the City particulary in Barangays San Roque, Dela Paz and San Luis. They are areas that are known for their historical significance, religious beliefs, natural land formation and distinct features. Included in the Tourism Zone are the well known National Shrine of Our Lady of Peace and Good Voyage, Hinulugang Taktak Falls, Mystical Cave and other natural and man-made tourism sites within the City. 4.5.12 Protection Forest Zone

The protection forest zone (PTFZ) includes the whole Marikina Watershed in Brgys. Calawis, San Juan and San Jose which by law should be automatically declared a protection forest zone because of its ecologically fragile character. Also included in this zone are the small patches of land with slopes above 50 percent in the urban zone. This zone should be left alone for such non-intrusive uses as wildlife sanctuary, water flow storage and regulation, climate moderation, soil erosion prevention and biotic gene pool repository. This zone occupies 18,408.05 hectares based on the actual use as reflected on the zoning map of the City.


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The Protection Forest Zone includes the Strict Protection Zone, the Proposed Buffer Zone and the Biodiversity Corridor as indicated in the Upper Marikina River Basin Protected Landscape by virtue of Presidential Proclamation no. 296 dated November 24, 2011. 4.5.13 Production Forest Zone

This zone covers those areas between 18 and 50 per cent in slope and can be devoted to multiple uses such as orchards, silviculture, grazing, tourism and recreation activities and other compatible uses. This zone should be subjected to the development regulations for forest zones drawn up by DENR which observe sustainable development principles. Included in this zone are areas within and outside the Marikina Watershed, with those within the watershed requiring more careful and less intensive use. 4.5.14 Cemetery Zone

The Cemetery Zone (Cem-Z) covers those of public and private graveyards and aboveground burial areas found adjacent to the commercial areas in the Poblacion, Brgy. San Roque. This zone is approximately 1.5 hectares spread over three cemeteries, two of which are privately-managed and the third is the public Catholic Cemetery. Also included in this category are memorial parks located in Brgys. San Jose, San Roque, Santa Cruz and San Juan. A 1.2 hectare public cemetery is located in Sitio Pantay in the New Boso-Boso area and another 1-hectare public cemetery in the Old Boso-Boso where an additional one hectare is devoted for future expansion. A total of 124 hectares or about 0.32% increase has been proposed for cemeteries and memorial parks. 4.5.15 Sanitary Landfill

The existing Sanitary Landfill area covers a total of 10 hectares situated in Sitio Tanza 1, Brgy. San Jose. This is the only sanitary landfill site as indicated in the land use and zoning maps of the City. A sanitary landfill is a facility used for disposing of solid waste on land without creating nuisance or hazards to public health or safety by utilizing the principles of engineering in order to provide an adequate, efficient and environmentally accepted method of solid waste disposal. (DENR Adm. Order No. 98-50, S 1998 ) 4.5.16 Water Zone

The Water Zone (WZ) covers the entire water body system in the City which includes rivers, streams, lakes and creeks. These bodies of water are reflected on the zoning map as part of the open space network that serve essential purposes for domestic water sources, for recreation, floatage and transportation and even as buffer strips for conflicting land uses. 4.5.17 Utilities

This zone covers areas where utilities are specifically located such as MERALCO substations, Manila Water, and Philcomsat Relay Stations. Also included in this zone are telecommunication towers and/or cell sites.


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CHAPTER 5

PLAN IMPLEMENTATION The Local Government Code of 1991 (RA 7160) has provided legal instruments or tools that LGUs can adopt in the implementation of their Comprehensive Land Use Plan (CLUP). The Zoning Ordinance is one of the most common or the principal land use regulatory instrument that cities and municipalities adopt to implement the policies embodied in their respective CLUPs. Below are the different land use regulatory measures as provided for under RA 7160:

5.1

ZONING

Zoning as defined in the CLUP Guide Book (HLURB, 2006) is the “division of a community into zones or districts according to the present potential uses of land to maximize, regulate and direct their use and development according with the CLUP”. This means that the CLUP serves as the basis in the formulation of the zoning plan. The zoning plan is translated into a locally enacted ordinance that embodies the different regulations on the allowed or permitted uses in each zone. Thus, the Zoning Ordinance is the translation of the CLUP into a legal document or a legal instrument in the implementation of the CLUP although it contains more detailed information on zone boundaries and land use regulations and controls. Section 20 of RA 7160 provides that LGUs shall “continue to prepare their respective comprehensive land use plans enacted through zoning ordinances which shall be the primary and dominant bases for the future use of land resources”. Since the CLUP is a guide for the management of the entire territorial jurisdiction of a city or municipality, then Zoning is a guide to the rational and proper location of activities on its land resource.

5.2

LAND TAXES

Aside from the Zoning Ordinance that embodies land regulations relative to land uses, the local government is also mandated to exercise its taxing powers as well as its power of eminent domain in dealing with its constituents who are private property owners. The LGU, particularly the City of Antipolo can directly venture into infrastructure projects or any public investments, for that matter, that would influence the private sector to invest into the City. 5.2.1

Real Property Tax

The real property tax and the special levies on land (e.g. special education fund and idle land tax) are the more commonly and extensively used tax mode for revenue raising purposes. When properly exercised and utilized, these real property impositions can be effective planning and regulatory instruments. 5.2.2

Tax on Idle Lands

Section 236-239 of the Local Government Code of 1991 (RA 7160) provides for an additional 5% tax on the assessed value of idle lands. The reason behind the imposition of taxes on idle lands is the promotion of an efficient and optimum utilization of land for the benefit of the greater number of the community. Another reason for this is to control the practice of speculative land holdings. For the local government concerned, the more important reason for the imposition of this idle land tax is the prospect of getting a higher Antipolo City Comprehensive Land Use Plan 2010-2020

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CLUP Antipolo City 2010-2020 LATESTversion JUNE 212013

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