Makati Comprehensive Land Use Plan 2013-2023 (CLUP)

i TABLE OF CONTENTS

VOLUME 1 PART 2: LAND USE

List of Tables... x

List of Annexes... x

II. THE COMPREHENSIVE LAND USE PLAN………...….. 1

2.1 Development Vision and Mission………... 2

Vision ……….……… 2

Mission ………....………....………… 2

2.2 Goals and Strategies ……….………….. 2

2.2.1 Goals……… 2

2.2.2 Strategies …………...……… 4

2.3 Physical Framework Plan ……… 6

2.3.1 National and Regional Development Framework.……… 6

2.3.2 Conceptual Plan ………...……… 7

2.4 The Land Use Plan ……… 21

2.4.1 Physical Development Goals ……….………… 21

2.4.2 Physical Development Objectives ……….……... 22

2.4.3 Land Use Strategies ……… 23

2.4.4 Land Use Plan ………..……… 30

2.4.5 Land Use Zones ………...……… 36

2.4.6 Allowable Land Uses………...……… 37

2.5 Mainstreaming Disaster Risk Reduction and Climate Change Adaptation (DRR-CCA) in the New Makati Comprehensive Land Use Plan ……….… 47

2.5.1 Introduction ……….………..……… 47

2.5.2 Legal Bases……….……..……... 48

2.5.3 Conceptual Framework……… 50

2.5.4 Planning for Disaster Risk Reduction and Climate Change Adaptation (DRR-CCA) in Metro Manila……….. 51

2.5.5 Assessment of Disaster Risks in Makati City……….. 54

2.5.6 Land Use and Urban Design Proposals ……….. 59

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2.6 Priority Programs and Projects ..……….………. 71

2.6.1 Internal and External Linkages……….………….. 72

2.6.2 Housing ……….……...……… 74

2.6.3 Parks/Open Spaces and Greening Program……… 74

2.6.4 Cultural and Heritage Preservation Program……..………. 74

2.6.5 Environment, Disaster Risk Reduction and Climate Change Adaptation Measures ………...………..… 74

2.6.6 Renewal and Redevelopment Programs ...………...……… 75

2.6.7 Economic Programs...………...……… 75

List of Figures Figure 1: Makati 2023: A Global Center for Business and Finance ... 9

Figure 2: Makati 2023: A City with Vibrant Neighborhoods ... 11

Figure 3: Hazard Prone Areas – Geologic Hazards, 2012 ... 12

Figure 4: Hazard Prone Areas – Flood Hazards, 2012 ... 13

Figure 5: Metro Manila Proposed Expressways ... 15

Figure 6: Metro Manila Proposed Rail Projects ... 16

Figure 7: Proposed BRT and Feeder System ... 17

Figure 8: Integration of External and Internal Linkages (Bikeway Network) ... 17

Figure 9: Expanded Pedestrian Network ... 18

Figure 10: Makati 2023: A City of Waterways and Greenways ... 20

Figure 11: Structure Plan ... 20

Figure 12: Existing Land Use Map, 2012 ... 31

Figure 13: Proposed Land Use Map, 2023 ... 31

Figure 14: Maximum Allowable Land Use Densities, 2023 ... 35

Figure 15: Existing Land Use Densities, 2012 ... 35

Figure 16: Projected Land Use Densities, 2023 ... 36

Figure 17: Framework for Mainstreaming DRR in Land Use Planning ... 50

Figure 18: Population Density Map of Metro Manila ... 53

Figure 19: Location Map of Makati City ... 53

Figure 20: Barangay Map of Makati City ... 54

Figure 21: The West Valley Fault and Areas Prone to Liquefaction in Makati City Map ... 56

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Figure 22: Areas Susceptible to Flooding in Makati City ... 58

Figure 23: The West Valley Fault Line in Makati City Map ... 60

Figure 24: Easement of the West Valley Fault Zone ... 60

Figure 25: Inventory of Open Spaces and Recreational Areas ... 63

Figure 26: 2012 Population Density Map ... 64

Figure 27: Vulnerable Enclaves Map ... 65

Figure 28: Satellite Map of Barangay Tejeros ... 68

Figures 29-32: Redevelopment of Blocks for Flood Mitigation, Barangay Tejeros ... 68-69 Figures 33-37: Conversion of Fault Line Easement Into Parks, Barangay Rizal ... 69-70 List of Photos Photo 1: Makati City as the Financial Capital by Arch. Olivia Sicam ... 53

Figure 2: Satellite Photo of Barangay Tejeros ... 68

List of Tables Table 1. Land Use Changes, 2012 and 2013 ... 32

List of Annexes Annex 1. Dreamlandville Subdivision, Brgy. Kaypian, San Jose del Monte, Bulacan ... 76

1

Land Use

Volume 1

Part 2

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Makati’s Development Vision is a statement that reflects the aspirations of its people. It is inspirational but also has measurable outcomes. The Comprehensive Land Use Plan 2013-2023 (CLUP) has a planning horizon of 10 years. The development goals are the detailed ideals or ends that will help guide the CLUP towards achievement of the vision. Strategies are the approaches to be adopted to attain the development goals.

Vision

Makati shall lead the Philippines in the 21st century; its global and national enterprises, leading the creation of a new responsible and sustainable economy; its citizens, productive, empowered and God-loving.

Mission

The Makati City Government will be the model for world-class local governance: providing for the well-being of its citizenry through the delivery of the highest level of basic, social and economic services with breakthrough technologies, sustainable financing, and competent, responsible and professional civil servants.

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2.2.1 Goals

The Overall Development Goals identified to realize the vision are as follows:

a. International Recognition as a Global Center for Business, Finance, Knowledge Process Outsourcing (KPO), Meetings-Incentives-Conferences-Exhibits (MICE) Tourism, Creative Economy, and Model for Good Governance

Makati has been acknowledged as the country’s premier financial center for the last three decades. This stature is very evident of the ever changing skylines, sheer number of financial institutions and commercial establishments located in the City. As it matures and evolves further as the country’s financial and commercial center, it is imperative for the City to be recognized internationally as a global center – one among a handful in the Asia Pacific region – that serves as a nexus of international

3 finance, promotes international cooperation and a model of urban governance. Already a global center of Business Process Outsourcing (BPO), the City seeks to be a world leader in the emerging Knowledge Process Outsourcing (KPO) industry. Being primarily service-oriented, Makati can also position itself in the Meetings-Incentives-Conferences-Exhibits (MICE) tourism market through innovative infrastructures and well-conceived branding and marketing of the City. The City as the leading urban tourist destination will be strengthened by developing and enhancing existing facilities, increasing the number and improving the quality of hotels and related services.

The creative economy of animation, fashion, design and advertising that is taking shape in the City should also be harnessed and nurtured to make the City not only economically progressive but enriching and culturally vibrant as well. Moreover, the presence of such creative industries will make the City energetic, livelier and a trendy place to live in and to visit.

b. Safe, Secure, and Livable Environment

The City will strive to be a model of disaster resiliency, develop a culture of safety, and establish a sustainable way of life that will make it a safe and secure place to live in.

The high quality of living will always be a hallmark of the City. It will continue to sustain an environment that is ideal to nurture and raise a family, and conducive in fulfilling dreams.

c. Innovative Infrastructures

Makati will continue to provide basic infrastructure support such as roads and bridges, to improve internal circulation and provide better linkages to the regional and international facilities such as highways, airports and seaports. Public buildings and structures shall be built and upgraded to make them disaster risk-sensitive. A collaborative framework shall be established to allow utility companies to invest and provide sustainable service even in the midst of disaster. Information and Communication Technology providers will be encouraged to continually support the widening and increasing demand for bandwidth including a high range of communication facilities to make the City connected.

d. Imageable City

Following great cities of the world, Makati is a work in progress, continually changing, its skylines always the country’s

4 benchmark of how cities should be developed. A fitting tribute is to make the City more visually enchanting. As a paragon of development, Makati should not just be a model of sustainability, vibrancy and inclusiveness but also an inspiring urban environment filled with iconic spaces and structures well-integrated in the fabric of the city. It is expected that the City with the private sector and the communities will be harnessing and developing areas for this purpose.

e. Housing for All

Holistic and inclusive housing is a basic and priority component of the City’s development. The City in collaboration with national government agencies and private sector shall build housing that is affordable, help people to avail, and provide housing support for the vulnerable members of its community. In partnership with the different stakeholders including international development partners, the City will continually seek innovative ways (e.g. universal housing designed to be usable throughout all life stages, or housing that allows “aging-in-place”) to provide housing to serve various levels of demand.

2.2.2 Strategies

These goals will be pursued according to the following strategies: Enhanced local governance and fiscal sustainability. The City shall

continue to enhance its institutional capability so that it can better manage and maximize its assets. Makati shall continuously find ways to generate and mobilize resources. The City shall judiciously allocate its resources so that the needed infrastructure and institutions can be put in place and sustain its robust economy.

Increased number and improved quality of facilities and services in support of business and investment tourism. Increasing the quantity and upgrading the quality of facilities and services attract more businesses and investments in tourism. Aside from providing areas for these land use types, the City shall create an environment that encourages business, services and tourism.

Strong Public-Private Partnership (PPP). A healthy economy that provides opportunities for both private business and the City’s overall development will persuade the private sector to forge partnerships with the City Government that will not only be profitable but will also beneficial in the development of the City.

5 Enhanced policy climate for investment and business. The proposed Land Use Plan shall provide the areas that will attract investments and new businesses. This should be complemented with policies that make it easier to do business in the City.

Enhanced human resource capability. New businesses and economic activities require educated and skilled human resources to sustain them. The City shall provide the needed educational programs to meet this future demand and ensure that these programs are accessible to its citizenry.

Model for disaster and climate change-resiliency. Makati has several areas that are considered vulnerable to geological and hydro-meteorological hazards. The City shall formulate programs to improve the disaster-resiliency of these identified vulnerable communities. Increased social inclusiveness and access to social services.

The City allocates a large percentage of its resources to social services. Inclusiveness does not only mean providing benefits to all but the City should also encourage public participation in building a socially-inclusive city.

Reduced crime and fire incidence. A prevailing feeling of safety and security increases the City’s attraction as a business center and as a place of residence.

Promotion of a greener environment. Sustainable urbanism promotes a clean environment through the reduction of greenhouse gases. The greening of Makati means that goals can be achieved not just by planting trees and ornamental plants, but as well by using green technology and green design. Recovery and creating more spaces for people to interact and be closer to nature. This can be achieved through recycling of resources, use of renewable energy, transit-oriented developments, and maintenance of parks, among others.

Increased connectivity (physical and logical) and mobility (goods, people and services). For the City to achieve international recognition as the center of business and finance, it has to have the best transport and communication infrastructure to keep it connected to all parts of the country and the rest of the world.

Improved utilities (power, water, sewerage, and communications). Utility systems should be able to meet future needs of the City. Private companies that provide these services are also augmented by services provided by the local government.

6 Hence, the City shall encourage private concessionaire and utility companies to expand and improved their services.

Presence of iconic spaces and landmarks. For the City to become vividly imageable, it has to create iconic spaces and landmarks that would give distinctive identities to specific areas in the city and the city as a whole.

Vibrant mixed-use communities. The City has limited land resources so to maximize available space, the CLUP shall provide a vibrant mix of use and activities.

Exudes Makati’s cosmopolitan1 brand and role as international/ diplomatic gateway. The Central Business District (CBD) will remain as Makati’s main area of economic activity. The CLUP should allow for this core area to further grow and lead the City in achieving recognition as a significant international city of business and finance. Other sites of varying sizes where mixed-use developments may flourish shall also be identified.

Diverse urban culture and arts. Makati has several areas with distinct characteristics and cultures (e.g. heritage, business, riverside, entertainment). These areas have to be preserved and even strengthened so that the City will remain a multi-dimensional and cosmopolitan city.

Increasing affordable housing stocks. There is the need to increase the existing housing stocks of the City to accommodate the increasing demand from different economic levels of the City.

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2.3.1 National and Regional Development Framework

The National Framework for Physical Planning (NFPP) 2001-2030 Makati in the formulation of its CLUP is guided by and anchored its goals and objectives including land use strategies on the basic principles of sustainable development and growth with social equity of the NFPP.

A Physical Development Framework Plan for Metropolitan Manila / The Metro Manila Greenprint 2030

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A cosmopolitan city is a city populated by people from several countries living together with different customs, cultures, and languages that all contribute to enrich the city’s economy and urbanity.

7 The City in its continual search for innovative ways to cooperate with its adjacent local government units and the rest of the cities and municipalities of Metro Manila adopts features of the Metro Manila Greenprint 2030, basically anchored on its Vision Statements and its Elements.

2.3.2 Conceptual Plan

The Conceptual Plan or Structure Plan identifies an area’s potentials and constraints to urban development. Potential areas have to be capitalized and directed towards the desired urban development while areas with constraints have to be addressed so that appropriate uses can be assigned.

The Conceptual Plan for Makati City:

Presents the existing areas that sustain Makati’s prominence as the financial capital and new areas with the potentials to support its role as a Global Center for Business and Finance;

Identifies resources and initiatives that will help attain a Safe, Secure, and Livable Environment;

Highlights existing infrastructure that has set it apart from other cities in the country and new Innovative Infrastructures needed to help bring it to international prominence;

Indicates potential sites and opportunities that can contribute to the creation of the Makati brand and the emergence of an Imageable City.

Connectivity Internally and Externally – linking the city through road network pedestrian walkways, rails, waterways to regional and international corridors and gateways.

Several concept plans are presented in this section to graphically show Makati’s development potentials. The Structure Plan (Figure 11) at the end of the section attempts to consolidate all pertinent information and show the city’s future development areas as well as sites that need immediate attention.

Makati as a Global Center for Business and Finance

Makati has to maintain its prominence as the country’s financial capital but also aspire to become a recognized global player in business and finance in the Asia Pacific region. The Makati

8 Central Business District (MCBD) will still be the main economic engine of the city but will have to surpass all previous successes by introducing new urban developments and innovations that will set it further apart from other cities. It must pioneer in developing new industries and businesses (e.g. Knowledge Processing Outsourcing or KPO, Meetings-Incentives-Conventions-Exhibits or MICE Tourism, Creative Economy) where it can excel and ultimately gain international recognition.

The Makati CBD will continue to be the home of big corporations and international institutions. There is plenty of room to expand as existing buildings have not even reached the full potential of Floor Area Ratios (FAR) considered in the 2001 Zoning Ordinance (ZO). New types of developments for innovative industries and ground-breaking businesses, however, may wish to locate away but still within reach of mainstream Makati CBD or Fort Bonifacio area. These can be located in peripheral areas where land uses have been converted in 2001 from their original function (e.g. manufacturing, residential) to mixed-use developments. The Makati CBD, for example, has naturally spilled over into lots along Chino Roces Avenue (formerly used for manufacturing), Sen. Gil Puyat Avenue, Makati Avenue, J.P. Rizal Avenue (e.g. Rockwell) because of their proximity. The complete transformation of Chino Roces Avenue lots into higher value land uses, however, is expected to happen in the next few years.

The Fort Bonifacio area that has been converted into a Special Mixed-Use Zone and other areas such as Rockwell, Century City and Picar Place among others have the potential to complement the development in Makati. The prospect of creating a “super CBD” is enormous by efficiently linking MCBD and other areas in Makati. The challenge will be to connect all these areas as seamlessly as possible. Adjacent to the MCBD, the residential villages will likely retain its low density residential land use in the immediate future, noting that these villages have been instrumental in attracting the business leaders and decision-makers that allowed the MCBD to maintain the premium it has enjoyed over the rest of the country (Figure 1).

9 Vibrant Neighborhoods (Thematic vibrancy to define the

uniqueness of the neighborhoods)

Vibrancy is a quality that has been used to measure economic activity and social interaction in a city or community. Makati is known for the employment and economic opportunities it provides for many, including non-Makati residents and recreational facilities that other cities do not have (e.g. golf courses, polo club, shopping centers). “Inclusive growth” is a concept that means shared growth or broad based growth wherein the benefits are shared by everybody regardless of age, gender, religion or social status. Inclusive growth strives to reduce poverty and encourages participation of people in the city’s growth process.

There are many ways to allocate the resources of the City and at the same time deeply involve the marginalized sector in city-building. Aside from providing the skilled manpower and services that support Makati City’s economy, residents also have to be involved in the community to help improve its condition. For example, providing open spaces in densely populated areas can significantly enhance the air quality, cool the climate during the summer, encourage social interaction, upgrade disaster preparedness, and improve the health of the community.

10 Many of the Philippines’ political and business elite reside in Makati City’s exclusive gated communities. Most of the residents in these plush villages are the corporate and business elite of Philippine society that contribute to the city’s economy and provide employment and livelihood opportunities to many. Such affluent barangays may be described as vibrant as they have access to community parks and amenities. In this New CLUP, the Makati CBD is under the jurisdiction of Barangays Bel-Air, San Lorenzo, Pio del Pilar and San Antonio. Outside of these premier residential enclaves and business districts are less affluent communities that are nonetheless endowed with strong community ties and smaller but nonetheless thriving economies. Proximity to the country’s primary CBD combined with the demand for new areas for business and commerce present opportunities where new businesses can locate and for these neighborhoods to participate in the city’s economy. Measures should be introduced for the barangays in the periphery of the Business Districts and Special Mixed-Use Zones to transition into higher value land uses.

Many affluent and highly urbanized cities in the world where cost of land has become very expensive have resorted to high-rise buildings to maximize the value of their land. The IRR of the NBC (PD 1096) defines high-rise buildings as sixteen (16) storeys or taller in height (i.e. from 48 mts. above established grade height). Singapore and Hong Kong, two cities that are trying to overcome the scarcity of land, have already moved on to developing extremely tall buildings (40 to 60 storeys) because of the efficient use of their limited land. Makati’s expansion is similarly constrained by its limited land area. To ensure that demand for office and residential space can be met, high-rise buildings are becoming increasingly necessary. High-rise buildings as a strategy for development have many virtues but they are not without their detractors.

Criticisms range from the tall building’s high energy use to their residents’ lack of community spirit. High-rise buildings, however, seem to work well in the CBD and other Special Mixed-Use Developments as they are better connected with their surroundings (i.e. ground level and adjoining buildings). Clustering tall buildings especially if they surround a mass-transit station is widely regarded as more efficient in terms of transport. The City’s skyscraper-filled skyline is also a recognizable image that exudes economic vitality and contributes to its cosmopolitan brand. (Figure 2)

11 Safe and Secure Communities

Safety and security are major considerations that boost investor confidence in the City as a place to do business as well as to reside. Land use planning is one of the most influential means of ensuring safety from geological and hydro-meteorological hazards as it determines the appropriate type and intensity of land uses for all areas in the city. Quite often, it is best that areas identified as prone to hazards be left undeveloped. In the case of Makati City, many areas that were assessed to be prone to hazards have been occupied as a result of unbridled urbanization in the 1970s and 1980s.

Urban Renewal is a strategy that aims to reverse unmitigated urban growth and control the spread of pockets of urban blight through redevelopment. Urban renewal may involve the transfer of businesses, demolition of structures, the relocation of households, and the use of eminent domain as a legal instrument to consolidate private land for a development project that is considered beneficial to the majority. Occupied areas with natural hazards are prime candidates for urban Figure 2. Makati 2023: A city with Vibrant Neighborhoods

12 redevelopment in order to remove households located in such areas from inherent danger and threat of disaster. Moreover, the presence of natural hazards discourages development because of the vulnerability of the sites or the uncertainty of the safety of the people living in them. An assessment of the City’s natural hazards has shown that there are areas exposed to geological (Figure 3) and hydro-meteorological hazards (Figure 4). Since all of these high-risk areas are built-up and inhabited, there should be redevelopment efforts to deal with the hazards present.

13 Livable City

Another concept in the planning and management of cities is “livability’. There have been several frameworks (i.e. World Bank, Global Research Center) that have been used to evaluate the livability of cities. The concept of “livability” focuses on the improvement of the quality of life, which requires a physical as well as a social habitat for its realization. Livability is defined as the “quality of life” as experienced by the residents living in a City that is tied to their ability to access basic services such as: employment opportunities, health services, education, transportation, communication, clean water, sanitation, clean air, food, and decent housing. The quality of life also looks into the residents’ access to parks and open spaces, and the kind of social learning and social interaction available there. The four major “Dimensions of Livability” that have been identified are Personal Well-being, Environmental Well-Well-being, Lifeworld and Governance. The sub-dimensions include but are not limited to: livelihood, health, education, safety and security, quality of water and air, solid waste management, absence of slums, active community and civil society, participatory governance, cultural practices and amenities, community, public, and civic spaces, etc. (Douglass 2002)

14 Local, Metropolitan, and International Connectivity

Makati’s central location and the availability of transport infrastructure make it one of the most accessible cities in Metro Manila. Nonetheless, there are still many prospects for new transport infrastructure that will benefit Metro Manila but will also further contribute to the City’s connectivity to other parts of the Philippines and the world (e.g., express highways to the international airport(s), transit lines). Many of these transport infrastructures are initiated and will be implemented by national agencies (i.e. DPWH, DOTC) but Makati City still has to lobby for the projects that will be favourable to its interests. The infrastructure projects that will improve Makati City’s connectivity with the rest of the metropolis and beyond (i.e. provinces of Southern Tagalog Region and Central Luzon Region) include the NLEX-SLEX Connector Road, Skyway-FTI Link, NAIA Expressway Phase 2, South Luna Ramps from the Fort Bonifacio area, C-3 South Missing Link, MRT-LRT Expansion and Integration, and the efficient operation of the Pasig River Ferry. The additional projects that will improve internal circulation and connectivity are the Makati BRT, Senator Gil Puyat Avenue Grade Separation, Global Cities Transit System, Riverside Parkway, Pasong Tamo – EDSA Underpass, Expanded Pedestrian Network, Bikeway Network, and the Greenroutes Network. (Figures 5, 6, 7, 8 & 9) The City’s built up nature and high daytime population density also makes it a compact city that is quite suitable for more sustainable Transit-Oriented Developments (TODs). Mass transit systems should be complemented by efficient and pleasant walking environments to provide seamless pedestrian mobility. The Makati CBD and the other Special Mixed-Use Developments have state-of-the-art pedestrian facilities (elevated, at grade level, and underground walkways) but these have to be expanded to further improve mobility. Transportation and communication systems have to be constantly upgraded to maintain the city’s competitive edge. (Figure 9)

Communication systems complement transportation systems as they can substitute for face-to-face interactions. Digital infrastructure (e.g., Internet, mobile phone) play a major role in modern work, business, education, accessing information, economic transactions, social interaction and entertainment. Private service-providers generally invest in infrastructure in areas where they project a huge demand for their services. The City Government also invests in transport-related infrastructure (e.g., walkways, bikeways), traffic management and communication infrastructure to complement transport and communication services provided by private corporations.

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Figure 5. Metro Manila Proposed Expressways

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Figure 7. Proposed BRT and Feeder System

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Green Environment

Urbanization is as a major contributor to carbon emissions, depletion of resources, and environmental pollution. Sustainable Urbanism (Farr, 2008) which is also referred to as Green Urbanism espouses more environment sensitive technology, public transport, green building and green design principles, but more importantly a major lifestyle shift that favors walking, bicycling, and energy-reducing practices.

In Makati, water is very much a part of the City’s environment with rivers and creeks defining most of its city boundaries and other water channels passing through it. Pasig River is a significant body of water of Metro Manila that connects two equally important bodies of water (i.e. Manila Bay and the Laguna de Bay). The Riverside Development Program was identified even before the formulation of the 2001 CLUP but it must be sustained and expanded to further increase the area allocated for open spaces. Green spaces can further expand through recovery of easements along waterways and conversion into linear parks and the landscaping of main roads and walkways thus, creating

Figure 9. Integration of External and Internal Linkages (Expanded Pedestrian Network)

19 a succession of greenways. These green initiatives will help improve the environment and add to the amenities of the City.

Iconic Spaces and Landmarks

Although the City is a recognized international business center, there are few buildings or spaces that clearly symbolize the city. There are several opportunities, however, where such landmarks may be established. The GCZ and the RDZ are two prominent zones where the City’s new iconic spaces and landmarks can be developed. The two zones are connected through the Pasig River Waterfront Development. (Figure 10)

Iconic buildings and civic spaces have the power to create a positive and indelible image of a city. Many cities have achieved instant recognition with the introduction of new spectacular architecture (e.g. Marina Bay Sands in Singapore, Taipei 101 in Taipei, Petronas Towers in Kuala Lumpur) and green projects (e.g. Cheongyecheon River in Seoul, High Line in New York City). Since the City is in need of civic buildings (e.g. performance halls, museums, convention centers), these new structures have to be designed in the most modern, innovative, and unique manner that would help portray the city’s international importance. Landmark urban design proposals can also be educational and informative elements that provide geographic reference (e.g. gateways, relief maps) or educational value (e.g. history, environment, geology, biology).

Iconic structures or facilities may also be installed in prominent locations such as at the intersection of Gil Puyat Avenue and Ayala Avenue and the intersection of Chino Roces Avenue, Metropolitan Avenue and Vito Cruz. Imageable places include facilities and spaces that show off Makati’s culture and heritage. Heritage structures, cultural events, and intangible assets (e.g., dance, festivals, music, literature, costume, and cuisine) also contribute to the City’s brand.

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Figure 10. Makati 2023: A City of Waterways and Greenways

Figure 10. Makati 2023: A City of Waterways and Greenways

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The physical development goals, objectives and corresponding land use strategies of the City provides the direction that will help translate the vision into a land use plan. The physical development goals and objectives present the physical dimension of the City’s development goals and objectives. They are also the spatial integration of the various sectoral concerns involved in the development of the city.

2.4.1 Physical Development Goals

Makati’s physical development goal is to manage the growth of the City such that the resulting built-up environment, including the type, extent and location of land uses:

Supports the development of Makati City to become a global business and financial center. In order to achieve international recognition as a financial and business center, the Land Use Plan has to provide additional areas where growth of business and services can be accommodated. Expansion areas include possible increase in building densities (i.e. through FAR increases) as well as new areas adjacent to the Central Business District and Special Mixed-Use Developments where developments can spillover. Development of underutilized areas as well as areas with growth potential as support nodes. Transportation and infrastructure should also be able to improve to meet future needs and higher expectations.

Enhances economic productivity, social and physical integration, access to higher level of services, regional access and local circulation. The projected increases in business and service areas have to be supported by sufficient and modern transportation systems, communications systems and other utility systems that can keep the City internationally competitive. The Central Business District, Government Center, and the Special Mixed-Use Developments have to be seamlessly connected by transport and communication infrastructure so that they can play vital roles that complement each other.

Encourages technological advancement. The Land Use Plan should provide an environment for innovation where new technologies and techniques in urban management can easily be integrated. There should be several opportunities to test new technologies and to pioneer in innovative techniques in urban development.

22 Creates a sustainable urban environment. The competitiveness of world cities today and tomorrow will put a premium on the quality of the environment (e.g. air quality, presence of parks, water quality of rivers, access to fresh food, renewable energy, recycling programs, mass transit systems, and walkable environments). Another is to increase the inventory of open spaces that help absorb air pollution, promote urban agriculture, and create a walkable environment. Encouraging renewable energy, efficient energy use, rainwater harvesting, and recycling of resources also help support the city’s green agenda.

The Land Use Plan should also take into consideration risk reduction measures to improve safety and increasing resiliency of the communities.

Provides opportunities for iconic landmarks and spaces. Most world-renowned cities have iconic landmarks and spaces that help identify them and also contribute to their brand. These strong images can be iconic buildings, structures, and public art or innovative public spaces popular with the resident population. The most famous and recognizable landmarks and spaces do not happen by accident. Opportunities are created to make them happen. The Land Use Plan of Makati City should create these physical environments that become opportunities for iconic landmarks and spaces.

2.4.2 Physical Development Objectives

The specific objective of the physical development goal is to create a physical environment that will provide:

The existing and future housing, business, recreational, and institutional requirements of the city. Although the City’s economy is driven by its service and commercial areas, a balance of land uses has to be maintained to promote a live-work-play lifestyle.

A land use pattern that promotes integration and disaster resiliency. The city has to be assessed in terms of geological and hydro-meteorological hazards so that vulnerable areas may be identified and appropriate type and intensity of land use may be prescribed.

Infrastructure, utilities, and services required by existing activities and to sustain future growth. Physical plans and infrastructure programs should anticipate future demand for roads, bridges, communication systems, and utility systems and should be in place before the need arises.

23 Transportation and communication facilities and management

systems:

1) External and local linkages between production/service providers and markets are comparable with other major cities of Asia;

2) Enhance local integration;

An attractive, clean, green and iconic b uilt and natural environment. The Land Use Plan should allow for more parks and landscaped roads and walkways and encourage buildings that adhere to the principles of sustainable or green architecture.

Opportunities to create iconic elements that establish Makati’s unique cosmopolitan image. Allocating large areas for civic spaces create opportunities for iconic architecture that could establish the image of certain districts. Heritage areas and open spaces that have unique features can also stand out in the context of large modern buildings. Contrast in form, texture, and mass create indelible urban images.

2.4.3 Land Use Strategies

The following strategies guide the formulation of the Physical Framework Plan, which are further translated into the Land Use Plan and, eventually, into a Zoning Ordinance. The strategies describe the logic by which key features of the Plans were derived. They are aimed towards the attainment of the Physical Development Goals and Objectives, based on an understanding of existing conditions and trends as described in the previous sections.

Expanding Business Opportunities

In order to be a recognized global player in business, finance and urban tourism, the City has to sustain its domestic dominance in these sectors and at the same time take the lead in new economic activities that are expected to grow and become new centers of high value creation. These may include the development and application of KPO, creative, design and business-related leisure, recreation and healthcare industries. It is important that Makati does not seek to lead and participate in the many sectors or in many market segments of the business, finance and tourism sectors. Instead, it has to focus on the high value segments of these sectors and allow other cities of the metropolitan area and of other countries to take care of the rest. Even

24 as the City concentrates on providing high value services, it should also ensure that the production of such services involve the entire spectrum of the City’s population.

The Land Use Plan should allow for sites to improve their efficiency to perform their new functions as business and commercial villages. For example, development guidelines will provide bonus Floor Area Ratios (FAR) for parcels that consolidate to form bigger lots or for lots that give up portions for the widening of streets. The introduction of a new special zone that will improve the urban environment in these neighborhoods and promote shared growth wherein more people can participate in the city’s economy is another new intervention to induce growth on strategic locations.

The Special Precincts for Urban Redevelopment (SPURs) was conceptualized to make underutilized or declining low to medium density areas adjacent or accessible to the Makati CBD, Special Mixed-Use Zones, or major thoroughfares that are envisioned to become new areas for new industries or start-up businesses. Most of these peripheral areas are less affluent than their neighbouring commercial/ business zones. Nonetheless, these strategically located areas have the potential to transform into higher value developments that could nurture new business ventures, distribute economic opportunities to the local community, and add to the city’s inventory of commercial spaces. The proposed SPUR sites have a strong sense of community, entrepreneurship and other qualities that will allow the economic activity naturally spill over to them.

Other than SPUR, expansion of the Special Mixed-Use Zones to include areas needed to facilitate and entice new high-value industries to locate.

Heritage Preservation Zone (HPZ) was also formally acknowledged as a separate zone as to preserve existing heritage houses and structures, intangible cultural assets such as traditions, songs, cuisines, dances and way of life to flourish, and promote Philippine cultural vibrancy through the said area. Market niche and businesses are expected to thrive in the area.

The Riverside Development Zone (RDZ) was also recommended to be enhanced as to increase its potential to be the site for iconic spaces and landmarks for the City. Commercial for the area such as al-fresco restaurants and cafes are encouraged as accessory uses, walkers and joggers will also be encouraged to take the route. Increasing the activities and events in the said zone can generate attention to preserve and appreciate the Pasig River.

25 Increasing Business Capacity While Maintaining Environmental Quality

International competitiveness should not be limited to excellence in urban-oriented industries (e.g. KPO, creative economy, MICE): it has to be pursued in all fronts ranging from state-of-the-art infrastructure to a greener environment. While densities are expected to increase, the City also has ensure that the resulting environment does not compromise environmental quality – which, as mentioned earlier, is at the core of its high value service activities and which is expected to differentiate it from other cities of the country and the region. Densities, therefore, cannot be increased indiscriminately; they have to be accompanied by controls and other environmental measures and guidelines that make them compatible with the development goals and ultimately with the overall vision.

Density controls are defined in consideration of adjacent land uses, existing and future infrastructure and utility capacity, and other strategic objectives of the City. The presence of geological and hydro-meteorological hazards in certain areas is also factors to be considered in managing building densities.

The Makati CBD has played a major role in making and sustaining Makati’s role as the country’s financial capital. It is therefore, expected that the MCBD will be the main driver in City’s push to become a global center for business and finance. To sustain the primacy of the MCBD, density controls have to favor the provision of a working environment, including its necessary support spaces that will meet future demand and fulfill the City’s role as a global business and financial center.

Planned Unit Developments (PUD) increased to cater the expected expansion of services being offered by the City. Social and economic services are planned and projected to increase as to provide timely and responsive delivery of services with long term impact such as but not limited to housing.

Defining density limits will also allow the planning of infrastructure and other projects needed to address deficiencies in services and utilities. Properly applied density controls also help achieve preferred urban design forms (e.g. such as higher densities in the center, reduced building heights adjacent to parks).

26 In the Land Use Plan, density controls will be established according to the following guidelines:

o The entire city is subject to some form of density control.

o Density controls established in the 2001 Zoning Ordinance will be re-examined if they can be increased in order to meet future demand without disrupting the land market to the detriment of Makati’s competitiveness with other cities in Asia. o Maps to determine the presence of geological and

hydro-meteorological hazards as well as other vulnerability factors will help determine whether building densities will be reduced. Buffer areas adjacent to the fault zone will be designated as “no-development zones”.

Transit-Oriented-Developments, Pedestrianization and Other Key Transport Projects

The City’s transportation and traffic requirements have to be addressed at two levels: regional access and local circulation. In order to achieve its goal of becoming a global business and financial center, Makati has to remain accessible at the regional level.

Non-resident investors, entrepreneurs, managers, employees and visitors need reliable means of transportation to and from the City, just as residents need to access other parts of Metro Manila. The most efficient way of transporting more people is through transit facilities. There are four MRT-3 stations (i.e. Guadalupe, Gil Puyat Avenue, Ayala Avenue, and Magallanes) three Philippine National Railways stations (i.e. Magallanes, Gil Puyat Avenue, Vito Cruz). Additional transit projects such as the proposed Makati Loop will further increase accessibility. Capacity and connectivity between these existing transit systems and other transport infrastructure (i.e. airport) are essential to improve seamless travel.

Pasig River is also a viable inter-city channel for a river ferry that provides direct access to Metro Manila’s core city of Manila. The city has two existing Pasig River Ferry stations located in Barangays Guadalupe Nuevo and Valenzuela. In addition, there are two stations that provide river ferry crossing (tawiran) to/from Mandaluyong City at Barangay Poblacion and to/from Pasig City at Barangays Cembo-West Rembo.

To supplement the existing and proposed transit systems, key road linkages and projects need to be in place to improve regional access as well as internal circulation. The Gil Puyat Avenue tunnel at Makati Avenue/Paseo de Roxas, the Gil Puyat Avenue tunnel at Ayala

27 Avenue, Chino Roces tunnel at EDSA, the Skyway link between NLEX and SLEX, the Airport Express road, the missing C-3 segment that connects Senator Gil Puyat Avenue with Araneta Avenue, and the improvement of other key road links will also improve the City’s regional accessibility and local circulation.

Improvement and enhancement of pedestrian facilities through the provision of sidewalks, covered walkways, landscaping, traffic segregation measures and additional grade separated walkways (i.e. underground walkways, elevated walkways), should also be integrated into the land use plan. Providing a safe and pleasant pedestrian environment can take away a lot of the automobiles from the roads which reduce vehicular traffic and greenhouse gases. Many of the high-rise buildings in Makati also have helipads for air transport access.

Model City for Disaster and Climate Change-Resiliency

An assessment of Makati’s natural hazards has shown that most of the areas exposed to geological and hydro-meteorological hazards are populated. Since all of these high-risk areas are built up and inhabited, some form of redevelopment is needed to deal with the inherent hazards. Building up the resiliency of vulnerable communities needs to be initiated by the city government as individual families have limited resources to address the risks involved. Either these occupants vacate the disaster-prone areas or design engineering interventions are used to significantly reduce the risks. In any case, the issue cannot be ignored as disasters disrupt or negate social, economic, and physical development. Deaths, injuries, community dislocation, damage to infrastructure, destruction of industries, and disruption of economic activities as a result of disasters can increase poverty.

Recognizing risks and mitigation and prevention of the disasters is advantageous for both the affected communities and the city government. Failure to address disaster risks will prove to be more costly. With limited national and local government resources and the unpredictability of disasters, some of the resources that would be used for development will have to be diverted for emergency response and relief when such calamities do occur. Addressing the risks squarely will eliminate the negative impacts of natural disasters that will inevitably occur.

Apart from the potential loss of lives and injury to families living in vulnerable communities, natural calamities also strain the city’s financial resources. Limited budgets meant to fund basic services can easily be taken away and realigned to reconstruct and rehabilitate calamity disaster-stricken areas. Mainstreaming “Disaster Risk Reduction and Climate Change Adaptation” in development planning

28 helps guide development and allocates resources toward the protection of life and assets, restoration of productive systems and economic activities, regaining market access, and rebuilding social and human capital and physical and psychological health.

Since many identified high-risk areas have been occupied by communities, drastic redevelopment efforts have to be undertaken to avert potential disasters.

The creation of a new special development zone to address these vulnerabilities is inevitable, thus Disaster-Resilient Initiatives for Vulnerable Enclaves (DRIVEs) is being proposed and introduced as intervention to disaster prone areas. Based from technical studies Makati is exposed to three natural hazards (flood, landslide and, earthquake and its impact) and identifying areas for this DRIVEs is a crucial task for this Land Use activities. It is then recommended to identify areas as model for disaster risk reduction measures based on the three (3) hazards and the following areas are:

o DRIVE – West Valley Fault Community Redevelopment Area of Barangays Pembo-Rizal

Once the alignment of the West Valley Fault is verified through ground surveys, buildings and additions to existing buildings on lots/structures straddling the fault should be disallowed. The ultimate goal is to clear the ten-meter easement (five (5) meters on each side of the West Valley Fault line) so that it can be transformed into a linear park. Barangays Pembo and Rizal will be the site of DRIVE for West Valley Fault Community Development where in a dedicated area will be developed into a mixed-use residential community as relocation for disaster prone areas. A master development plan for the area will be formulated together with development guidelines. (Figure 13)

o DRIVE – Landslide Prone Area, Barangays of West Rembo-East Rembo

A portion of Barangays West Rembo and East Rembo, there is an area prone for landslide either by earthquake or heavy-rain induced. This area is another pilot for disaster risk reduction for landslide. A development template will be formulated in a form of Master Development Plan and development guidelines. (Figure 13)

o DRIVE – Flood Mitigation and Redevelopment, Barangay Tejeros

Makati City has several barangays that are known to be susceptible to flooding. Some barangays in the northwest cluster such as Barangay Tejeros have their entire areas considered as flood

29 prone. Many of the neighborhoods that are susceptible to flooding also need urban renewal that consolidates small and crowded individual lots so that a medium-rise housing/mixed-use development that is more disaster-resilient, spacious, and convivial can replace them. The new development should have provisions for rainwater harvesting, retention ponds for impounding excessive surface run-off, and landscaping and permeable surfaces that also help absorb run-off. Flood-control redevelopment projects have to be undertaken to improve disaster-resiliency of the flood-prone communities. (Figure 13)

Increasing and Improving the Quality of Open Spaces

Biophilia is defined as the human love of nature based on the intrinsic interdependence between human beings and other living systems.2 Planet Earth receives sunlight, naturally cleanses water, produces oxygen, and sustains plants that feed humans and other animals. As people moved into cities, opportunities for encountering naturally vegetated environments replete with fresh air and clean bodies of water have become less available. Cities have to provide such opportunities for its citizens to reconnect with nature and living systems. One of Makati City’s priorities should be the conversion of some of its built-up areas in the congested barangays into new parks and open spaces.

Makati City’s has an uneven distribution of parks and open spaces with gated villages enjoying community parks and facilities while many densely populated barangays have little or no open spaces at all. Development of new parks for areas that have limited access to open spaces should be one of the priority projects.

Legal easements will be recovered to increase the areas of open space and enhance its functionality. Buffer zones generated from the West Valley Fault will also be converted to open spaces.

Increasing Housing Stocks

Strengthening existing housing program to include the demands of different economic levels, specific areas will be intensified in terms of density, other areas will be encouraged to develop into medium to high rise mixed-use residential. Mixed-use residential complexes will be promoted by the City through its Community Development Program, such as the Dreamlandville in San Jose del Monte, Bulacan and Calauan Housing Project at Calauan, Laguna. Both resettlement projects are being developed in collaboration with NGOs, national government agencies, and the private sector. (Annexes 1 & 2)

30 2.4.4 Land Use Plan

The Land Use Plan for 2013-2023 is a detailed translation of the Physical Framework/Conceptual Plans. The resulting land use distribution of the 2013-2023 Land Use Plan is summarized and compared to the 2001-2011 Land Use Plan in Table 1.

The Existing Land Use as of 2012 (Figure 12) shows that Residential Zone comprises 35% of the total land area of Makati, followed by Roads with 23.6%, and Commercial 14.8% and SMU accounting for 14.6%. Very few Industrial uses remain; there is also relatively small amount of Parks and Open Spaces.

For the Proposed Land Use Plan for 2013 to 2023, (Figure 13) Residential Area will still be the dominant land use (30.8%) although its share declines compared with the 2012 Existing Land Use owing to conversion of some residential lots into low density commercial/mixed use development. There is minimal change in Commercial Zone but several blocks of the Commercial Zone are now rezoned into special precincts for redevelopment.

Three new land use zones are introduced in the 2013-2023 Land Use Plan as a strategy to redevelop areas that either have not reached their full potential or in most need of enhancement (due to significant City assets they contain), or restructuring because of their vulnerability to geological and hydro-meteorological hazards. Urban Redevelopment Programs for underachieving areas are designated as SPUR which account for 0.85 sq.km. (3.1% of the City’s total land area) while for communities in critically hazardous areas are called DRIVE. The total land area for DRIVE sites is 0.23 sq.km. (0.8% share to total land area of the City). A Heritage Preservation Zone (HPZ) is also introduced to spatially designate the area within the Poblacion that is home to history, arts and cultural facilities. The said Zones are additional to the existing Special Development Zones which are already established in the CLUP 2001-2011 namely: Government Center Zone (GCZ), Riverside Development Zone (RDZ), and Planned Unit Development (PUD).

Note that most of the decreases or increases in the land areas and corresponding percentages share to total land area of the Proposed Land Use for 2013-2023 can be attributed to the delineation of several neighborhood blocks into SPUR, DRIVE, or HPZ.

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Figure 12. Existing Land Use Map, 2012

32 Table 1. Land Use Changes, 2012 and 2023

Land Use

Proposed 2001-2010 Existing 2012 Proposed 2013-2023 %

Increase/Decrease (Proposed 2010 vs. Existing 2012) % Increase/Decrease (Existing 2012 vs. Proposed 2023) Area (sq.km.) Share to Total Area (sq.km.) Share to Total Area (sq.km.) Share to Total Residential 9.49 34.7% 9.57 35.0% 8.44 30.8% 0.8% -11.8% Commercial 4.09 15.0% 4.06 14.8% 3.90 14.3% -0.8% -3.8% Industrial 0.00 0.0% 0.02 0.1% 0.00 0.0% 100% -100%

Heritage Preservation Zone (HPZ) 0.00 0.0% 0.00 0.0% 0.03 0.1% 0 100%

Riverside Development Zone (RDZ) 0.25 0.9% 0.06 0.2% 0.25 0.9% -77.2% 344%

Planned Unit Development (PUD) 0.10 0.4% 0.00 0.0% 0.04 0.2% -100% 100%

Special Mixed-Use Zone (SMU) 4.00 14.6% 4.00 14.6% 4.17 15.2% 0.0% 4.3%

Special Precincts for Urban

Redevelopment (SPUR) 0.00 0.0% 0.00 0.0% 0.85 3.1% 0 100%

Disaster Resiliency Initiatives for

Vulnerable Enclaves (DRIVE) 0.00 0.0% 0.00 0.0% 0.23 0.8% 0 100%

Government Center Zone (GCZ) 0.07 0.3% 0.07 0.3% 0.07 0.3% 0 0

Institutional 0.51 1.9% 0.85 3.1% 0.57 2.1% 66.3% -32.7% Open Spaces 0.12 0.4% 0.31 1.1% 0.24 0.9% 159.6% -21.8% Recreational 0.79 2.9% 1.00 3.6% 1.04 3.8% 25.7% 4.2% Utility 0.14 0.5% 0.12 0.4% 0.10 0.3% -10.7% -21.8% Cemetery 0.87 3.2% 0.87 3.2% 0.87 3.2% 0 0 Roads 6.93 25.3% 6.45 23.6% 6.55 23.9% -6.9% 1.6% TOTAL 27.36 100.0% 27.37 100.0% 27.36 100.0%

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Similar to the CLUP 2001-2011, the new Land Use Plan features the application of building density limits in medium and high density commercial areas of the City. The Density Model (Figure 14) graphically presents the maximum allowable densities for the entire City. In order to appreciate how the City has grown and is expected to grow over the years, it is useful to compare the Existing Built-up in 2012 (Figure 15) with the Projected Densities (Figure 16) and the maximum densities prescribed in the new CLUP and Zoning Ordinance.

The Existing Densities by the end of 2012 in CBD alone is only about a third of what is theoretically and legally possible in the previous CLUP and ZO 2001-2011. The highest densities in the City, which basically retain existing limits, are found in core commercial/ mixed-use zones (CBD). The Makati CBD and Fort Bonifacio area combined has the largest concentration of office and commercial spaces, accounting for 68% of traditional office space in the entire Metro Manila and 41% of total BPO sites nationwide. Currently, this mega CBD is also home to the most number of local, multinational and international headquarter offices, think tanks, deluxe hotels and premier residential units. It is also the preferred location of global retailers, embassies and consulates. Adding to its vibrancy are quality higher education and specialized institutions (e.g. top business schools, arts and design schools), architectural/design firms and creative agencies, and excellent medical facilities. Despite the emergence of newer business districts in Metro Manila, Makati and Fort Bonifacio continue to enjoy the highest capital values in the entire country.

Following the strategy of maintaining the Makati CBD’s competitiveness and attractiveness, the existing limits are retained to preserve the market advantage of this district relative to other parts of the metropolis. At present this high density CBD has not even reached half of its maximum theoretical limit implying that there is still plenty of room to grow.

In line with the City’s thrust to expand economic opportunities, the CBD is expanded to include the already bustling growth corridor of Sen. Gil Puyat Avenue and the commercial blocks along Chino Roces Avenue and Extension where further growth is anticipated. The density limits in this expanded CBD shall be defined carefully so that future growth is accommodated without sacrificing the current advantages enjoyed by the City by ensuring that new development will not conflict with adjacent uses, hinder movement, or strain utilities to the detriment of the whole. These densities taper off into adjacent commercial areas for more efficient urban form and scale. The densities in these adjoining low-density commercial/mixed use districts have been slightly increased to accommodate additional commercial/mixed-use spaces.

The lowest density limits are still in the existing low and medium density residential villages in the form of height and setback restrictions. The density

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controls for low-density residential villages remain unchanged while the medium-density residential owners are given the option to increase the height limit of their structures to cope with incidences of flooding in the area.

For the other uses that have unique or minimal vertical developments (open space/park, riverside, cemetery, utility zones), density control is defined by maximum lot occupancy to control and regulate growth.

Assumptions on growth rates and where these may likely occur are made for planning purpose. With a steady stream of new constructions (3% additional growth per annum from previous), in ten years’ time, the building densities in the CBD are estimated to be closer to the 2023 Maximum Allowable. As was the case in the 2001-2011 CLUP, transport conditions and planned infrastructure improvements as well as macro-economic prospects will remain to be the major determinants of actual growth. The road network in the City is already nearing its maximum threshold level. Utility system and support services (e.g. water supply, sewerage, power supply, telecommunications) on the other hand are mostly provided by private service providers and are in step in terms of projected demands by the end of the planning period.

Aside from the intensified growth in CBD (using constant 3% annual growth rate forecast based on continuing service-oriented demand), much of the new developments in the next ten years are anticipated in the areas that were converted such as SMU (underutilized strip along Chino Roces Avenue), Fort Bonifacio, SPUR, HPZ and DRIVE. It is expected that these newly designated special zones will catalyze development within the vicinity. Moreover, large blocks recognized as having high real estate potential will likely contribute significantly in the shaping of the urban form (e.g. former military area along Lawton Avenue, Santa Ana Racetrack, expansion of Rockwell, former International School (IS) site, Nicanor Garcia Avenue strip). Even as these new areas develop, the traditional commercial areas in Poblacion, and along JP Rizal Avenue will also likely experience intense development as the City pours investment in infrastructure and utilities upgrade and landscape enhancement in these areas. The various transit and infrastructure projects that the City will invest in and lobby for are also expected to serve as impetus to expand economic opportunities along transit corridors and nodes, and seamlessly integrate development in different parts of the City.

With a Master Plan that shall guide development in special districts, the HPZ and RDZ are envisioned to add to the City’s diversity, distinction and prominence. Enhancements in these areas are expected to trigger subsequent redevelopment of surrounding neighborhoods catering to a wider residential market segments and cultural and recreational offerings.

In all these areas, the City shall ensure that the mix and scale of land use activities are organized and developed in an efficient and sustainable manner.

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Figure 14. Maximum Allowable Land Use Densities, 2023

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2.4.5 Land Use Zones

The Land Use Plan shows the different land use zones of the City, based on the Physical Framework Plan. Most of the zones feature a mix of uses, with a dominant character (e.g. residential, commercial, central business district, institutional, recreational, government center zone, etc.) that is reflected in the zone classification. Zones within each major classification are differentiated by density and/or by specific land use characteristics that need to be accounted for and are described in greater detail in the accompanying Zoning Ordinance. The following are the major zones and subzones in the City:

Residential Zones:

o Low Density Residential Zone

o Medium Density Residential/Mixed-Use Zone o High Density Residential/Mixed-Use Zone

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Commercial Zones

o Low Density Commercial Zone o Medium Density Commercial Zone o High Density Commercial Zone o Central Business District (CBD) Special Mixed-Used Zone (SMU) Planned Unit Development (PUD)

Special Precincts for Urban Redevelopment (SPUR)

Disaster Resiliency Initiative for Vulnerable Enclaves (DRIVE) Heritage Preservation Zone (HPZ)

Institutional Zone

Government Center Zone (GCZ) Recreational Zone

Open Space Cemetery Utility

2.4.6 Allowable Land Uses

Allowable land uses may be differentiated according to principal and accessory uses, wherein a principal use shall be the dominant use or activity in a lot and accessory uses support the principal uses allowed in a lot or in a zone. The following is a general list of principal and accessory, subject to further requirements and restrictions as defined in the Zoning Ordinance, for each zone.

LOW DENSITY RESIDENTIAL ZONE. This zone shall be used principally for single detached dwellings with customary ancillary uses, and compatible accessory uses on a neighborhood scale.

PRINCIPAL USES: duplex

government facility multi-family dwelling