Section 4 Comprehensive Land Use Plan

Section
COMPREHENSIVE
4 LAND USE PLAN
4.1 Introduction
The land use plan to be presented is actually an urban land use plan in consideration
of the fact that in the near future Santa Rosa City’s land area will practically become
one that is wholly occupied by urban uses, namely, residential, commercial,
institutional, industrial, tourism and infrastructural uses. This means that agricultural
and idle lands shall have been converted to the more profitable urban land uses on
account of the city’s rapid urbanization and its role as a “new town” close to Metro
Manila.
As inputs to the land use plan, there will be preliminary discussions of the land
suitability analysis and the structure plan for the city. The land suitability analysis
studies the major uses appropriate for the land of the city based mainly on their
physical geographic and environmental characteristics and to some extent on their
demographic and socio-cultural features. The structure plan depicts the envisioned
development concept or the visual or graphic outline of the overall physical and
development framework of the city, including its proposed physical strategy.
4.2 Land Use Change
The reason why only an urban land use plan can be formulated for Santa Rosa City
as cited above is the phenomenally rapid urbanization rate that has been
experienced by the city since 1980 up to the present. Its rapid growth owes mainly to
the fact that it is part of CALABARZON which was formed by virtue of Executive
Order No. 103 which was issued in 2002 for the purpose of breaking up the large
Region IV into two regional planning areas and assigning development roles for each
area. CALABARZON was assigned the role of a Growth Corridor area to which
Santa Rosa City belongs. The corridor is described as a rapidly urbanizing and
industrializing area. Due to its proximity to Metro Manila, a high level of urbanization
has taken place over the years in the region, with Laguna and Cavite particularly
becoming sites of manufacturing and high-technology industries.
The role of CALABARZON being a growth corridor area is also stated in the regional
plan for the region. Also, in NEDA’s 1997 study titled Cavite-Laguna Urban
Development and Environment Management Study, Santa Rosa City is part of the
Urban Corridor Management Zone that runs from San Pedro to Los Baños.1 The
1
National Economic and Development Authority (NEDA), Cavite-Laguna Urban Development and
Environmental Management Study (Pasig: 1997).
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Updating of Comprehensive Land Use Plan (CLUP) of Santa Rosa, Laguna
Comprehensive Land Use Plan
Section 4. COMPREHENSIVE LAND USE PLAN
parts of these local government units near Laguna de Bay have also been
designated in the study as Urban Redevelopment Zones on account of their rapid
development along the Old National Highway and the South Luzon Expressway. The
concentration of residents as well as commercial and industrial activities in these
transit zones that are at the same time subject to intermittent flooding requires
redevelopment interventions that would make them more livable areas.
How has the City of Santa Rosa developed so rapidly into a dynamic growth center
south of Metro Manila? From a regional planning point of view, the city’s strategic
location is one of the most important influencing factors. At a distance of only 38
km., it is very near Metro Manila – the market of products made in the city. It is
accessible via the South Luzon Expressway and the four-lane national highway. At
the height of the government’s promotion of its industrial dispersal policy, the city
offered available land and cheap labor, making it attractive to national and
multinational companies for location away from congested Metro Manila. Other
factors of attraction are the environmental and social ambiance provided by the city.
Industrial estates, export processing zones and special economic zones were formed
in the suburban areas of Santa Rosa, San Pedro and Biñan in order to absorb the
space-seeking industries from the metropolis. In a sense, Santa Rosa City also
served to perform the function of a “new town” that absorbs the influx of rural
migrants into the primate city, much like the way the new towns function around
London in England in terms of preventing the further congestion of London.
During the last 35 years, i.e., from 1980 to 2015, the urbanization rate in Santa Rosa
City has been very rapid as shown by the fast changes in urban and rural land uses
(Figures 4-1 and 4-2). The general pattern is that, on one hand, the urban land uses
(residential, commercial, institutional, industrial, infrastructural) have tended to
increase. On the other hand, the rural land uses (agricultural, idle) have tended to
decrease, i.e., have tended to be converted to urban land uses. This inexorable
conversion of agricultural and idle lands to their highest and best use, i.e., to urban
uses, is the compelling reason why the kind of land use plan that can be realistically
formulated for Santa Rosa City is an urban land use plan. Discussed below are the
more specific changes that will reinforce the decision to prepare this kind of plan.
4.2.1 Land Use Increases
Among the urban land uses, the residential land use has accounted for the greatest
increase, i.e., from the 6.29 percent (341 has.) for 1980 to 40.51 percent (2,247 has.)
in 2015 of the city area (Table 4-1). This demonstrates Santa Rosa City’s assumed
role of a new town that absorbs population influx from the surrounding rural areas
and attracts into its suburban ambiance residents from congested and polluted Metro
Manila. Next in extent of land use change would be industrial land use which has
jumped from 1.88 percent (102 has.) in 1980 to 10.17 percent (564 has.) in 2005 of
the city area. This has come about because the factors of production (land, labor,
capital, entrepreneurial skill, technology) are available in the city, not to mention its
accessibility and proximity to Metro Manila. Infrastructural land use comes next in
land use change, i.e., from 1.73 percent (94 has.) in 1980 to 3.83 percent (212 has.)
in 2015 of the city area. The land use change in this sector is mainly accounted for
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by the transportation sub-sector’s continuing road expansion mode all over the city.
The commercial land use follows the related industrial land use in its increasing
coverage, i.e., it has been steadily increasing from 0.3 percent (16 has.) in 1980 to
2.73 percent (151 has.) in 2015 of the city area. The institutional land use has
likewise been increasing although the hectarage is not as large as the other land
uses cited above; thus, there is an increase of 0.4 percent (22 has.) in 1980 to 0.9
percent (50 has.) in 2015.
Table 4-1: Land Use Change in Santa Rosa City, 1980-2015
Increase
(+)/
Land Uses 1980 2000 2010 2015
Decrease
(-)
% Has. % Has. % Has. % Has.
Residential 6.29 341 21.61 1,197 31.87 1,768 40.51 2,247 +
Commercial 0.3 16 1.54 85 2.27 126 2.73 151 +
Institutional 0.4 22 0.72 40 0.8 44 0.9 50 +
Industrial 1.88 102 9.78 542 10.13 562 10.17 564 +
Agricultural 86.57 4,688 26.38 1,461 14.34 796 11.97 664 -
Tourism 0.01 1 4.34 240 4.34 241 4.03 224 -
Cemetery 0.08 4 0.4 22 0.54 30 0.54 30 +
Idle 2.25 122 31.61 1,751 31.13 1,727 24.54 1,361 -
Infrastructure 1.73 94 3.11 172 3.79 210 3.83 212 +
Waterways 0.48 26 0.46 25 0.47 26 0.47 26 +
Pond 0.05 3 0.32 18 0.32 18 +
TOTAL 100.00 5,414 100.0 5,539 100.0 5,548 100.00 5,549
Source: http://santarosacity.gov.ph./?page_id=267
4.2.2 Land Use Decreases
Based on the same above-mentioned maps, in the case of tourism land use,
although it occupied only 0.01 percent (1 ha.) of the city in 1980, it had abruptly
increased to 4.34 percent (240 has.) in 2000. However, in 2015 the land use
category somewhat decreased to 4.03 percent (224 has.) and the change could most
likely be traced to the conversion of part of the land to more profitable urban land
uses. The agricultural land use category shows the most drastic decrease within the
35-year period, i.e., occupying 86.57 percent (4,688 has.) in 1980 and significantly
decreasing to 11.97 percent (664 has.) in 2015 of the city area. This clearly indicates
the rapidly urbanizing character of Santa Rosa City that is marked by the conversion
of farmlands to urban uses or to their highest and best use. In the case of idle lands
that are currently under grass growth, it used to occupy only 2.25 percent (122 has.)
of the city area in 1980; however, in 2000 it abruptly increased to 31.61 percent
(1,751 has.) This indicates that during the 20-year span, land banking had
continuously occurred in terms of agricultural land having been bought and reserved
for urban use in the near future. After 2000, agricultural land was steadily converted
to urban uses as shown by the sizable decrease to 14.34 percent (796 has.) in 2010.
Then within the five-year period up to 2015, farmlands were further reduced to 11.97
percent (664 has.), indicating a continuous conversion to industrial, commercial and
residential land uses in a fast-developing city like Santa Rosa.
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Figure 4-1
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Figure 4-2
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4.3 Planning Period
A ten-year planning period (2016-2026) is proposed for Santa Rosa City as a way of
anticipating long-term land use changes and in consideration of the fact that the
phasing out period for non-conforming land uses relative to the zoning ordinance is
ten years. The new zoning ordinance cannot invalidate a non-conforming land use
based on the principle that no new law can be applied retroactively on an existing
non-conforming land use category as a matter of fairness to the user of the land.
The ten-year planning period is actually just right for the city in that it is not actually
very long for a fast-growing city like Santa Rosa, nor is it too short that would
necessitate more frequent and costly updating of the plan. After ten years, during
which period different spatial and socioeconomic demands and realities shall have
evolved, another land use planning cycle shall be considered.
4.4 Land Use Plan
Shown in Figure 4-3 and Table 4-2 are the proposed land use areas for Santa Rosa
City which are actually urban in character, considering that the city is a fast-
urbanizing settlement close to Metro Manila. In fact, many observers point out that
the city, together with the other CALABARZON cities that include those stretching
from San Pedro City to Calamba City, are already considered as part of the urban
agglomeration called Mega-Manila. Thus, the remaining agricultural areas in Santa
Rosa City will have to be converted to urban land uses in the very near future since
maintaining them in the midst of surrounding high-value urban land uses would no
longer be economically justifiable.
The land use plan is the result of the consideration of the preliminary analyses
conducted that involved the delineation of the land suitability map and structure plan,
the consideration of the appropriate physical strategy, the perusal of the existing land
uses, and the study of internal and external socioeconomic and political processes
that have a bearing on Santa Rosa’s development. In the particular derivation of the
land use plan, the mapping procedure used is that of map overlay analysis which
was executed by the Geographic Information System (GIS) digital technique. In map
overlay analysis, the land suitability map, structure plan and existing land use map
were overlaid on top of each other and the result is the composite map that is
designated as the land use plan or, to be more exact, the urban land use plan. It
must be mentioned that the land suitability map and structure plan are themselves
already products of preliminary overlaying of relevant thematic maps that are
classifiable as lithospheric, hydrospheric, atmospheric, biospheric, socioeconomic,
political and cultural in character. These many thematic maps are those found and
described in the socioeconomic and physical profile or what is also called the
Ecological Profile in urban and regional planning practice.
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Figure 4-3
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4.4.1 Shoreland Overlay Area-SAFDZ
The Shoreland Overlay Area-SAFDZ is defined by the Laguna Lake Development

Authority (LLDA) Resolution No. 23, Series of 1996 or the Implementing Rules and
Regulations of Republic Act No. 4850 as follows:
1. Existing titled lands with an elevation of 12.5 meters and below, including
those titled under the Torrens System prior to the enactment of Presidential
Decree No. 313 in 1997; and
2. All other areas below an elevation of 12.5 meters as referred to a datum

10.00 meters below mean lower low water (MLLW) alternately submerged
or exposed by the annual rising and lowering of the lake water.
Table 4-2: Distribution of Proposed Land Uses in Santa Rosa City, 2018-2026
Percent
Land Use Category Area (Ha.)
(N/5,549 has.)
Shoreland Overlay Area-SAFDZ 1,364.62 24.6
Priority Flood-Vulnerable Overlay Area 1,192.24 21.5
Priority Liquefaction- Vulnerable Overlay Area 2,034.04 36.9
Landslide-Vulnerable Area 45.16 0.8
General Residential Mixed-Use Area 1,371.91 24.7
Heritage-Institutional Redevelopment Area 73.90 1.3
Minor and Major Commercial Mixed-Use Area 658.50 11.9
Light and Medium Industrial Mixed-Use Area 1,668.84 30.1
Tourism and Low-Density Residential Mixed-Use 1,061.33 19.1
Area
Parks and Recreation Area 17.37 0.3
City Waters Area 155.4 2.8
Road Rights-of-Way 501.24 9.0
Proposed Road Rights-of-Way 21.09 0.4
Special Use/Cemetery Area 29.98 0.5
Relocation/Resettlement Area 67.07 1.2
As shown in the land use plan, the landward extent of the 12.5-meter elevation
stipulated as the limit of the shoreland area reaches up to a distance ranging from
2.5 kilometers to 3 kilometers from the shore of the lake. However, the delineation of
the datum 10 meters below mean lower low water (MLLW) would be impractical or
unrealistic as this depth if delineated would stretch far out into the lake since the lake
has already become very shallow with an average depth of only 2.8 meters. In the
present land use planning exercise, this lakeward extent of the Shoreland Overlay
Area is realistically placed at a width of only 40 meters from the shore, which is a
common extent of foreshore areas in deeper marine coastal waters of the country.
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As per LLDA Resolution on Implementing Rules and Regulations (IRR) implementing

Sec. 41 (11) of RA 4850 as amended, the Shoreland Overlay Area “is a strip of linear
open space designed to separate incompatible elements or uses, or to control
pollution/nuisances and for identifying and defining development areas or zones.”
The administrative and regulatory control on the land use of the Shoreland Overlay
Area is vested upon the Laguna Lake Development Authority. This area is also
declared a Strategic Agriculture and Fisheries Development Zone (SAFDZ) which
under RA 8435 refers to the “areas identified for production, agro-processing and
marketing activities to help develop and modernize, with the support of government,
the agriculture and fisheries sectors in an environmentally sound manner.”
The area shall be used for the following purposes: low and medium density
residential, minor and major commercial, light and medium industrial, general
institutional and heritage, parks and recreation, agricultural, fishery and aquaculture
fish ports, dockyards and boat sheds, tree fearming/planting, water, and tourism land
uses, with emphasis on Climate Change Adaptation (CCA) and Disaster Risk
Reduction (DRR) mitigations. Prohibited uses are piggery farms, dumpsites,
factories, quarrying and other pollutive activities. This land use category occupies an
area of 1,364.62 hectares.
Barangays included in the Shoreland Overlay Area-SAFDZ (in whole or in part) are
Sinalhan, Aplaya, Caingin, Pooc Dila, Labas, Malusak, Ibaba, Kanluran, Market Area,
and Tagapo.
4.4.2 Priority Flood-Vulnerable Overlay Area
The Priority Flood-Vulnerable Overlay Area was previously part of the Low Intensity
Development and the Urban Redevelopment Area in the Santa Rosa Municipal
Ordinance No. 888-99 (Zoning Ordinance).2
The area is situated as one of the direct urban expansion areas of the Poblacion but
is, however, considered to have a low development capability. This is the
ecologically vulnerable flood-prone area identified by the study entitled “Participatory
Land-Use Approach for Integrating Climate Change Adaptation and Mitigation into
Basin-Scale Local Planning” which was funded by the Institute for Global
Environmental Strategies (IGES)3. This modeling showed that, following the
recommended investigation interventions that would create a flood-neutral scenario,
the currently flood-prone area at least will still be maintained by the year 2025, unlike
in a business-as-usual scenario when it is projected to increase. This is part of the
2
Santa Rosa City Ordinance No. 888-89, Series of 1999, An Ordinance Enacting the Zoning
Regulations of the City of Santa Rosa, Province of Laguna and Providing for the Administration,
Enforcement and Amendment Thereof and for the Repeal of All Ordinances in Conflict Therewith.
3
Endo, Isao, et al. “Participatory Land-Use Approach for Integrating Climate Change Adaptation
and Mitigation into Basin-Scale Local Planning” (Japan: Institute for Global Environmental Strategies,
2014).
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subwatershed area identified by the study that city officials strongly recommend for
inclusion in the present land use planning process and whose management will also
need the cooperation of the cities of Biñan and Cabuyao and the municipality of
Silang as co-members of the Integrated Watershed Management Council for the
Silang-Sta. Rosa Subwatershed. In this regard, the cooperation of Silang is
particularly needed to maintain the forest and commercial tree plantations in its lands
with slopes of above 50 percent as required by PD 705 or the Revised Forestry Code
since many headwaters of rivers that flow through Santa Rosa, Biñan and Cabuyao
are located here. Doing this would significantly reduce the flooding in Santa Rosa.
This area has physical characteristics that make it very susceptible to floodwaters
both rushing down from elevated areas and flowing back from rising water levels of
the lake. These predisposing factors are the following: low elevation, nearness to the
lake, and clayey soil that does not allow percolation of water from the ground surface.
Anthropogenic factors include high-density development that results to impervious
surface conditions as well as rampant forest denudation and removal of other
vegetative covers in the elevated western parts of the watershed. In the lowland,
there is the presence of informal settlers especially along river banks that impede the
implementation of the DPWH’s river widening program. Above all, the present high
population density in the area makes it the most vulnerable section of the city.
Considering the above situation, the Priority Flood-Vulnerable Overlay Area shall be
a predominantly low intensity development area which at the same time, according to
the IGES study, shall be subjected to measures designed for Climate Change
Mitigation (CCM) and Climate Change Adaptation (CCA). As shown in Table. 4-3, the
IGES study identifies holistically measures that should be applied in the ecologically
vulnerable area and these are grouped as follows:
a. Engineered and built-environment options

b. Improved land use that includes development controls, green space and
urban greening
c. Flood-tolerant and environment-conscious building that includes particularly
green building
d. Ecosystem-based and integrated watershed management
In the last Spatial Development Master Plan of the Laguna de Bay Basin4 prepared in
2011, it was emphasized that in the management of the Shoreland Area which in the
present land use plan is also part of the Priority Flood-Vulnerable Overlay Area, the
Green Building (GB) Design was emphasized as the benchmark for intensive uses
such as residential subdivisions, commercial activities, industries, recreational and
tourism uses that are covered by the Environmental Impact Assessment (EIA)
system. GB designs and operational standards shall be imposed on large-scale
developments like waterfronts, lakeside resorts and other tourism developments as
well as other infrastructure-based projects.
4
Laguna Lake Development Authenticity (LLDA), Spatial Development Master Plan of the
Laguna de Bay Basin: Land Use, Lake Water Use and Physical Development Plan (Quezon City: 2011).
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Table 4-3: List of Possible Measures for Climate Change Mitigation (CCM) and
Adaptation (CCA) Considered During Focused Group Discussion
Sessions (IPCC, 2014)
Category Measures CCM CCA

Engineered and Flood levees, sea walls and coastal
built-environmental protection, etc. X
options
Improved drainage; storm and
wastewater management; water X
storage, etc.
Improved land-use Development control in high-risk X
areas
Green space, urban greening X X
Flood-tolerant, Strengthened building codes in high-
environment- risk areas (e.g., embankment, high- X
conscious building floored housing)
Roof greening, green building X X
Ecosystem-based Maintained and improvement of
integrated watershed protection function (flood
watershed alleviation, water retention ability) of
management ecosystem.
Development control in upriver areas
Afforestation and reforestation
Watercourse management (e.g.,
riverbank reinforcement,
dredging,
river cleaning)
Change in varieties and
cultivation methods of
agricultural products to prevent
soil runoff
Source: Endo, Isao, et al. “Participatory Land-Use Approach for Integrating Climate
Change Adaptation and Mitigation into Basin-Scale Local Planning” (Japan:
Institute for Global Environmental Strategies, 2014).
Based on a white paper prepared by the U.S. Green Building Council entitled “Green
Building and Human Experience 2010,” Green Building is described as a systematic
effort to create, sustain, and accelerate changes in practice, technology, and
behavior to reduce building-related environmental impacts while creating places that
are healthier and more satisfying for people. Green building is a movement
dedicated to the transformation of practice in the design, construction, and operation
of built environments. The objective is to reduce the negative impacts of built
environments while creating healthy, comfortable, and economically prosperous
places for people to live, work, and play. The popular term “green building”
encompasses the collection of processes, institutions, and individuals that serve to
assess current practice, identify opportunities for improvement, develop and deploy
tools, and provide independent review and recognition of results.
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Based on a white paper prepared by the U.S. Green Building Council entitled “Green
Building and Human Experience 2010,” Green Building is described as a systematic
effort to create, sustain, and accelerate changes in practice, technology, and
behavior to reduce building-related environmental impacts while creating places that
are healthier and more satisfying for people. Green building is a movement
dedicated to the transformation of practice in the design, construction, and operation
of built environments. The objective is to reduce the negative impacts of built
environments while creating healthy, comfortable, and economically prosperous
places for people to live, work, and play. The popular term “green building”
encompasses the collection of processes, institutions, and individuals that serve to
assess current practice, identify opportunities for improvement, develop and deploy
tools, and provide independent review and recognition of results.
As provided also in City Ordinance No. 1720 of 2011 which enacted the
“Environment Code of the City of the City of Santa Rosa,” the problem of recharge
and flooding in the city shall also be addressed by requiring land developers and
contractors to incorporate their development plans provisions for retention and
detention ponds, rain gardens and/or swales. Section 51 of the Ordinance provides
for pond design elements while Section 52 provides for pond design
calculation/computation.
The area shall be used for low and medium density residential, minor and major
commercial, light and medium industrial, general institutional and heritage, parks and
recreation, agricultural, water, and tourism land uses, with emphasis on CCA and
DRR mitigations. Particularly as provided for in such laws PD1096 or the National
Building Code, RA 9729 or the Philippine Climate Change Act, as amended and RA
100121 or the Disaster Risk Reduction and Management Acts. This land use
category occupies an area of 1,192.24 hectares.
Barangays included in the Priority Flood-Vulnerable Overlay Area (in whole or in part)
are Sinalhan, Aplaya, Market Area, Ibaba, Malusak, Caingin, Pooc, Labas, and
Kanluran.
4.4.3 Priority Liquefaction-Vulnerable Overlay Area
The Priority Liquefaction-Vulnerable Overlay Area covers what was previously part of
the Low Intensity Development Area, the Urban Redevelopment Area and the
Growth Management Area 1 in the Santa Rosa Municipal Ordinance No. 888-99
(Zoning Ordinance).
This area also overlaps with the present Priority Flood-Vulnerable Overlay Area and
the Shoreland Overlay Area-SAFDZ. This large part of the city happens to be also in
the path of the direct urban expansion of the Poblacion but is recommended for a low
density kind of development. This is the area that, aside from being susceptible to
perennial flooding, is also vulnerable to liquefaction that can be brought about by an
earthquake when the West Valley Fault moves just around 10 kilometers away in
Brgy. Sta. Domingo. According to a study funded by the Japan International
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Cooperation Agency (JICA), the fault line can move anytime as it has already
reached its 200- to 400-year cycle.5 This liquefaction susceptibility is due to the
alluvium rock structure underlying the area--a weak and easily loosened geologic
foundation that also characterized Dagupan City when it suffered heavy destruction
of urban structures due to liquefaction resulting from the 1990 earthquake in Central
Luzon. In that earthquake event, Dagupan City experienced massive liquefaction
even if the epicenter of the earthquake was 50 kilometers away in the town of Rizal in
the Sierra Madre Mountains.
It is further observed that in the part of the liquefaction area characterized as highly
susceptible to liquefaction, the soil type is the Quinga Fine Sandy Loam that is very
prone to liquefaction on account of its fairly loose structure. Furthermore, information
from the Philippine Institute of Volcanology and Seismology (PHIVOLCS) reveals that
the Marikina Valley Fault System (MVFS) is an active fault. Proof of this is the
discovery by the agency of landforms such as displaced alluvial fans, offset streams,
shutter and pressure ridges, and directions of slickensides that suggest recent right
lateral movement or displacement of both faults of the MVFS.
As with the overlapping Shoreland Overlay Area-SAFDZ and the Priority Flood-
Vulnerable Overlay Area, this area contains the traditional commercial, residential
and institutional districts of Santa Rosa City. These districts have since experienced
rapid expansion and development into a mixed-use area marked by intense activities.
Considering its environmentally sensitive character, however, it has only a moderate
development capability and a limited capacity for infrastructure improvement.
By way of mitigating liquefaction-related disasters as well as encouraging urban

renewal, enhancing mixed land use and minimizing the burden on infrastructure in
the area, new structures to be encouraged shall be well-connected low-rise
structures with low footing and foundation bearing pressures as well as low
occupancy residential, commercial and industrial structures. For existing structures,
structural mitigation shall be applied such as refrofitting strategies and strengthening
of structures using additional foundation, wall and roof ties and redistributing
foundation support through the use of piles or caissons which extend through the
liquefiable layers of the soil. Soil mitigation shall also be resorted to by lowering the
groundwater table with drains or pumps, densifying the soil by dynamic compaction
or vibration, installing stone columns, and grouting. The local government shall also
explore the possibility of making liquefaction information available to the public,
particularly potential real estate buyers, through a liquefaction disclosure process.
Given its high population density and intensified land use activities, the area shall be
subjected to low intensity development marked by vegetated and landscaped open
spaces. It shall observe the structural and soil mitigation measures cited above as
well as the recommendations of the IGES study, the Land Developer’s Guidebook,
5
Japan International Cooperation Agency Development Study Program (JICA DSP),
Earthquake Impact Reduction Study for Metropolitan Manila (MMEIRS) (Manila: 2003).
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and the Green Building designs and standards. Future land developments shall also
incorporate provisions of Climate Change Adaptation (CCA) and Disaster Risk
Reduction Mitigation (DRRM) laws such as PD 1096 or the National Building Code,
RA 9729 or the Philippine Climate Change Act, as amended, and RA 100121 or the
Disaster Risk Reduction and Management Act.
The area shall be used for low and medium density residential, minor and major
commercial, light and medium industrial, general institutional and heritage, parks and
recreation, agricultural, water, and tourism land uses. This land use category covers
an area of 2,034 of hectares.
Barangays included in the Priority Liquefaction-Vulnerable Overlay Area (in whole or

in part) are Sinalhan, Aplaya, Tagapo, Market Area, Kanluran, Ibaba, Malusak,
Labas, Macabling, Pooc, Caingin, Balibago, Dita, and Dila.
4.4.4 Landslide-Vulnerable Area
It is observed that the Lumbia River and the Diezmo River in Brgy. Sto. Domingo on
the western boundaries of Santa Rosa City are prone to landslides as induced by
heavy rainfall. The longer southeastern Diezmo river has a higher susceptibility to
the hazard. There is a need to observe an open space easement on both banks of
the rivers as required by PD 1096 or the Water Code. In order to effectively reduce
disaster risks, an easement of 40 meters shall be observed. Furthermore, it si
observed that the landslide vulnerability of these areas is exacerbated by their
proximity to the West Valley Fault Line which, according to the 2003 JICA study on
earthquake impact reduction as cited earlier, can move anytime since it has reach
edits 200 to 400- year cycle. This land use category has an area of approximately 45
hectares.
4.4.5 Aplaya de Santa Rosa Mixed-Use Waterfront Development Area
The Aplaya de Santa Rosa Mixed-Use Waterfront Development Area is a fourteen-

hectare (14 has.) Laguna de Bay land recovery strategy of the city to address the
land resource scarcity and promote balanced development in the city. It shall be
surrounded by Laguna Bay and connoted by a bridge to Brgy. Aplaya.
The proposed amenities of the area include a fisherman’s wharf, ferry terminal,
amphitheater, mid-rise commercial buildings, stilt restaurants, etc. The area shall
provide livelihood and tourism opportunities to local residents.
The Aplaya de Santa Rosa Mixed-Use Waterfront Development Area if realized shall
be used for the following purposes: commercial, general residential, residential
townhouses, residential condominium, industrial, general institutional, parks and
recreation, water, and tourism uses, with emphasis on CCA and DRR mitigations.
The new area shall be located adjacent to the proposed Laguna Circumferential
Road Dike which shall be built one kilometer (1 km.) from the shoreline.
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4.4.6 General Residential Mixed-Use Area
The Medium and High Density Residential Mixed-Use Area was previously known
partly as the Urban Redevelopment Area and Growth Management Zone I in the
Santa Rosa Municipal Ordinance No. 888-99 (Zoning Ordinance)
The area hosts mainly the traditional residential and partly the traditional commercial
and institutional districts of Santa Rosa City. As it is, the City has since expanded
and evolved into a mixed-use zone characterized by intense urban activities. This
land use allocation, together with some parts of those allocated for commercial and
industrial land uses, includes practically all of the existing agricultural areas in the city
which are located mostly in the section north of the South Luzon Expressway as
shown in the city’s existing land use map. Considering the rapidly urbanizing
character of the city, it is expected that these farmlands will have to be converted to
residential, commercial, institutional and tourism land uses in the near future.
The anticipated conversion of the existing agricultural lands in the city has also been
voiced out by the Provincial Agrarian Reform Program Officer of the Department of
Agrarian Reform Laguna Provincial Office in the following comment she made with
regard to the formulation of the Santa Rosa City Comprehensive Land Use Plan:
Since Santa Rosa City has an on-going development to meet the city
needs, agricultural areas specifically CARP areas are being affected.
As long as proper and corresponding applications for DAR
conversion/exemption are filed by the applicants and affected
farmers/tenants are well-settled, our Office cannot contest the duly
recognized officials and approved master/development/sectoral plans
completed by private groups and other agencies.
However, the anticipated conversion of farmlands will have to be guided by existing

laws and guidelines--in particular Section 20 (Reclassification of Laws) of the Local
Government Code (RA7160) and Presidential Memorandum Circular No. 54 which
authorizes cities and municipalities to reclassify agricultural lands into non-
agricultural areas. These guidelines particularly specify that agricultural lands may
be reclassified when they cease to be economically sound for agricultural purposes
or when they have substantially acquired greater economic value for residential,
commercial or industrial purposes.
Even then, there is a limitation in the reclassification of farmlands to a maximum of

the percentage of the total agricultural land in the city at the time of the formulation of
the Comprehensive Land Use Plan and its Zoning Ordinance. In the case of
component cities like Santa Rosa City, the maximum percentage of farmlands that is
reclassifiable to urban uses is placed at 10 percent. As shown in Table 4-19, a
perusal of the existing land uses in the city indicates that the remaining agricultural
lands constitute 11.97 percent of the total city area. Looking at the existing land use
map, these are mostly located in the northern urbanized part of the city surrounded
by residential land uses and interspersed with commercial, institutional and industrial
4-15
land uses. The 10 percent of the agricultural lands that are reclassifiable will
come from these lands that have attained greater economic value after being
surrounded by non-agricultural land uses. Thus, as indicated in Table 4-20 and
in the land use plan, the reclassifiable existing farmlands are now included in
the recommended General Residential Mixed-Use Area, Minor and Major
Commercial Mixed-Use Area, and Light and Medium Industrial Mixed Use Area.
It may be noted, too, that there are idle lands comprising 24.54 percent of the city
total area that are located in the southern half of the city and these may be
constituted, too, as reclassifiable lands and in the land use plan they are
recommended for tourism and industrial uses to carry out the development thrust of
the city.
It must be pointed out, however, that despite the city’s already limited and
diminishing agricultural land there is a need for the city to still undertake an urban
type of agriculture that will focus on the production of high-value crops and the
utilization of integrated farming that will provide residents with income opportunities
and crops for home consumption. The alternative agricultural program would include
the following components:
1. Urban Horticultural Project

2. Urban Vegetable Project
3. Urban Agri-Based Livelihood Project
4. Urban Agri-Forestry Project
5. City Agro-Forestry Nursery Plant Project
6. Integrated Crop and Livestock Farming Project
Table 4-4: Distribution of Existing Land Uses in Santa Rosa City, 2015
Land Use Category Area (Ha.) Percent %

Residential Area 2,247 40.51
Commercial Area 151 2.73
Institutional Area 50 0.9
Industrial Area 564 10.17
Agricultural Area 664 11.97
Tourism Area 224 4.03
Cemetery Area 30 0.54
Idle Area 1,361 24.54
Infrastructure Area 212 3.83
Waterways Area 26 0.47
Pond Area 18 0.32
TOTAL 5,549 100.00
Source: http://santarosacity.gov.ph./?page_id=267
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Table 4-5: Distribution of Proposed Land Uses in Santa Rosa City, 2018-2026
Land Use Category Area (Ha.) Percent %

Shoreland Overlay Area-SAFDZ 1,364.62 24.6
Priority Flood-Vulnerable Overlay Area 1,192.24 21.5
Priority Liquefaction-Vulnerable Overlay Area 2,034.04 36.9
Landslide-Vulnerable Area 45.16 0.8
General Residential Mixed-Use Area 1,371.91 24.7
Heritage-Institutional Redevelopment Area 73.90 1.3
Minor and Major Commercial Mixed-Use Area 658.50 11.9
Light and Medium Industrial Mixed-Use Area 1.668.84 30.1
Tourism and Low-Density Residential Mixed-Use 1,061.33 19.1
Area
Parks and Recreation Area 17.37 0.3
City Waters Area 155.4 2.8
Road Rights-of-Way 501.24 9.0
Proposed Road Rights-of-Way 21.09 0.4
Special Use/Cemetery Area 29.98 0.5
Relocation/Resettlement Area 67.07 1.2
In this most congested part of the city, urban renewal and decongestion efforts shall
be pursued in order to enhance its ecological integrity and aesthetic character.
Henceforth, low to medium intensity mixed-use development that will particularly
avoid putting stress on existing infrastructure shall be promoted. Considering the
lack of space in the area, a compact urban development pattern interspersed with
strategically located public open spaces shall be observed. In these traditional
residential and commercial areas, there is a dearth of parks and recreation areas that
are necessary to improve the environmental integrity of the city. The city governance
shall exert effort to purchase pockets of land for this purpose.
Considering the influx of low-income migrants into the city, there is a need for the city
government to impose on real estate developers compliance with the provision of RA
7279 (Urban Development and Housing Act) requiring developers to allot 20 percent
of the subdivision for socialized housing. This is part of implementing the national
government’s major goal of achieving inclusive development for the country.
For this land use category that is already characterized by medium to high density
housing activities, the city government shall require real estate developers to observe
the Land Developers Guidebook for the Santa Rosa Watershed6 which was
drawn up in 2011 as a reference guide for storm water management. Actually, the
provisions of this guidebook shall be observed both as preventive and remedial
measures in all parts of the city. The document describes best management and
6
World Wildlife Fund, Land Developers Guidebook for the Santa Rosa Watershed
(Quezon City: 2011).
4-17
structural practices in dealing with storm and rainfall water problems of the city. For
best management practices, the guidebook provides instructions on (1) reducing
impervious surfaces and (2) low impact development. For best structural practices,
guidelines are provided for the following: (1) water detention ponds, (2) grass filter
strips, (3) grassed swales, (4) level spreader, (5) rock-line channel, (6) check dam,
(7) sediment basin and (8) sediment trap.
The area shall be used for the following purposes: medium and high density
residential, minor and major commercial, light and medium industrial, general
institutional and heritage, socialized housing, parks and recreation, agricultural,
water, and tourism land uses, with emphasis on CCA and DRR mitigations. This
land use category occupies an area of 1,371.91 hectares.
Barangays included in the General Residential Mixed-Use Area (in whole or in part)
are Sinalhan, Aplaya, Market Area, Ibaba, Malusak, Pook, Caingin, Kanluran, Labas,
Dita, Dila, Tagapo, Macabling and Balibago.
4.4.7 Heritage-Institutional Redevelopment Area
The Heritage-Institutional Redevelopment Area was previously called the Historical

Redevelopment Area in the Santa Rosa Municipal Ordinance No. 888-99 (Zoning
Ordinance).
This combined area is located in the traditional Central Poblacion area and is
composed of the Heritage Square of the Cultural-Historical District and the Offices-
Government District. The Heritage Square in Brgys. Kanluran and Malusak contains
the Santa Rosa Plaza, Santa Rosa de Lima Parish Church, City Museum, First Old
Church in Poblacion, Zavalla Old House, two other old houses and the City of Santa
Rosa Arch. This site encompasses: Rizal Blvd., from the foot of Santa Rosa Bridge
to the corner of G.B. Zavalla St.; and F. Gomez St., from the corner of Añonuevo St.
to the corner of P. Gomez St. The Offices-Government District includes the New City
Hall of Santa Rosa, Gusaling Batasan, City Museum and Tourism Dept., Old City
Hall, CDRRMC Office, City Health Office I, Agriculture Dept., PNP, City Jail and Fire
Dept., Community Hospital, and Manpower Center.
Considering that the heritage area is also a tourist attraction and the government
district as the daily destination of people who seek public services, there is a need to
redevelop the two overlapping sites that would make them presentable to visitors and
the city constituency. In the case of heritage/cultural and historical structures and
sites, urban renewal activities shall include conservation, adaptive reuse,
reconstitution and restoration. Since these are located in flood- and liquefaction
prone areas, this stresses the need to observe destruction risk reduction measures
as applied to heritage structures. With regard to government structures and sites,
these shall be made presentable and accessible to visitors which also include
beautifying and greening their surroundings such as the city plaza and open spaces.
In this connection, more pocket parks shall be developed in these public areas. The
existing land use map clearly shows the lack of parks and recreation areas that help
4-18
create a more livable city. With regard to the threat of liquefaction that could occur
with the imminent movement of the West Valley Fault, the possibility of transferring
vital structures of the Government District such as the New City Hall, Gusaling
Batasan, CDRRMC Office, Public Market and protection services should be seriously
considered by the LGU in order to ensure continuity of government functioning during
a liquefaction event. Or at least locationally safe alternative structures should be
identified for now. This land use category occupies an area of 73.90 hectares.
Barangays included in the Heritage-Institutional Redevelopment Area (in part) are

Kanluran, Malusak, Market Area, and Tagapo.
4.4.8 Minor and Major Commercial Mixed-Use Area
The Minor and Major Commercial Mixed-Use Area was also previously part of the
Urban Redevelopment Area and Growth Management Zone 1 in the Santa Rosa
Municipal Ordinance No. 888-99 (Zoning Ordinance).
The area is structurally defined by the rapid commercial developments along J.P.
Rizal Blvd. F. Reyes St., and the Old National Highway. It includes the old Central
Business District (CBD) in Brgy. Kanluran and Market Area that formed in the
junctures of J.P. Rizal Blvd. with J.B. Zavalla St., Vallejo St., and Tatlong Hari St. It
also includes even the greater and newer commercial development in the juncture of
J.P. Rizal Blvd. and F. Reyes St. with the Old National Highway. The more
prominent commercial establishments west of the old CBD are the SM City Santa
Rosa and Robinsons Market along the northern end of the Old National Highway as
well as the ReySol Supermarket, Walter Mart, Target Mall, Pure Gold and Enchanted
Kingdom south of F. Reyes St. in Brgy. Balibago. There is also a Banking and
Financial Services District along J.P. Rizal Blvd. starting from Brgy. Tagapo and
curving down to Brgys. Kanluran and Malusak. Located along this stretch are well-
known banks such as BDO, DBP, RCBC Savings Bank, Maybank Phils. Inc., and
Union Bank of the Phil.
As shown in the Structure Plan, the commercial area includes three Activity Nodes–
the first one in the old CBD, the second at the crossing between the Old National
Highway and J.P. Rizal Blvd., and the third at the juncture between F. Reyes St. and
San Lorenzo Blvd. It may be observed that the commercial area has parts that are
flood–prone and which have therefore moderate development capability, including
limited capacities of access roads. A well-ordered consolidation of urban growth in
this area, especially in sections which are still agricultural and open lands, shall be
pursued. In the plan, the commercial area has been increased in size in order to
accommodate the rising demand for commercial space that will translate to more
revenues for the city. And considering the high land values here, vertical
development of private and public structures shall be encouraged.
The commercial area shall be used for the following purposes: large shopping mall,
minor and major commercial, low and medium density residential, light and medium
industrial, general institutional and heritage, socialized housing, park and recreation,
4-19
water, and tourism land uses, with emphasis on CCA and DRR mitigations. This
land use category occupies an area of 658.5 hectares.
Barangays included in the Minor and Major Commercial Mixed-Use Area (in whole or
in part) are as follows: Tagapo, Market Area, Kanluran, Malusak, Labas, Macabling,
Pook Balibago, Dila, and Dita.
4.4.9 Light and Medium Industrial Mixed-Use Area
The Light and Medium Industrial Mixed-Use Area includes parts of the previous
Growth Management Areas 1 and 2 in the Santa Rosa Municipal Ordinance No. 888-
99 (Zoning Ordinance).
This industrial area already includes existing light, medium and heavy industries that
are strung along the Sta. Rosa-Tagaytay Road in the southwestern sector of the city
just below the South Luzon Expressway. Part of the area includes the wide existing
idle and agricultural lands as well as low-density housing sites below the Sta.Rosa-
Tagaytay Road. This area is less susceptible to flooding, being situated on more
elevated terrain and being covered with loam soil that is easily permeable by water.
It is also underlain by hard clastic or sedimentary rock that is not prone to liquefaction
should an earthquake occur. This is also the area where the headwaters of most
rivers are located and which, if managed well by industrial developments with much
vegetative cover and other structural practices following green urbanism principles,
can substantially reduce flooding in the lowlands. This is the rationale for
recommending light and medium industries that are less pollutive and that include in
their development nature parks and green areas as exemplified by Eco Zones such
as Nuvali, Greenfield Development Corporation, Laguna Technopark, Coke
Philippines, Toyota Philippines and Eton City. The green ambiance of the area is
enhanced by the presence of low-density residential development.
In addition, the zone is positioned to be the Regional Central Business District in the
Province of Laguna and the CALABARZON region. The area is now known by the
presence of Business Process Outsource (BPO) Companies that provide livelihood
not only for the city but also for the whole region. The city was awarded as the Next
Wave City in BPO-ICT by the DOST-ICTO and is ranked consistently in the top 100
cities in the world in terms of BPO ideal location by Tholons.
Aside from the Eco Zones mentioned above, the other notable industrial companies
that have located in the city are the following: Asahi Philippines Rubber Industrial
Corporation, Asia Brewery Incorporated, Columbian Motors Corporation, Filipinas
Synthetic Fiber Corporation, Food Motor Company, Fujitsu Ten, Mercury Group of
Companies, Monde Denmark Nissin Biscuit Corporation, Nissan Motor Phils. Inc.,
Panasonic, San Miguel Foods Inc., SMB Dairy Products, Sun Logistics Tech. Inc.,
United Laboratories Inc., Honda Cars Phil., and Mitsubishi Motors Corp. Phil.
The industrial area shall be used for the following purposes: light and medium
industrial, commercial centers (e.g., the Activity Node in Brgy. Pulong Santa Cruz),
4-20
large shopping malls, low and medium density residential, townhouses and
residential condominiums, masterplanned communities, general institutional, park
and recreation, water, and tourism land uses. This land use category occupies an
area of 1,668.84 hectares.
The Light and Medium Industrial Mixed-Use Area is located (in whole or in part) in
Brgys. Pulong Santa Cruz, Don Jose, Malitlit, and Sto. Domingo.
4.4.10 Tourism and Low Density Residential Mixed-Use Area
The Tourism and Low Density Residential Mixed-Use Area corresponds to parts of
the former Growth Management Area 2 in the Santa Rosa Municipal Ordinance No.
888-99 (Zoning Ordinance).
This tourism-residential area already includes the recreational-amusement-

convention establishments of Santa Elena Golf Club Inc., Country Club Development
Corp. and Ecozone @ Nuvali as well as the Cuartel de Santo Domingo heritage site
and structure. Interspersed between them are low-density residential areas and
vacant idle lands. This area is the least susceptible to flooding, being located on the
most elevated parts of the city and having permeable loamy soils. The western tip of
the area, however, is traversed by the West Valley Fault that can cause damages
and losses in lives and property when it moves. Furthermore, the rivers that
separate Santa Rosa City from Biñan City and Cabuyao City at the southwestern end
of the city are observed to be landslide-prone such that proper easements and
buffers shall be observed along the river.
There is a need to resolve the issue of ownership or jurisdiction between the LGU
and the national government with regard to Cuartel de Santo Domingo since at
present a Special Action Force (SAF) contingent of the Philippine National Police
(PNP) occupied the 8-hectare compound where the Cuartel is located. Access by
tourists to the site is impeded since approval for entry to it has to be secured first
from the SAF. Jurisdiction over the site by both the LGU and the Department of
Tourism (DOT) will also allow the conservation of the historical landmark which is
already showing signs of deterioration.
Like the Light and Medium Industrial Mixed-Use Area, this tourism-residential section
is also the location of the headwaters of some rivers and streams flowing towards the
lower parts of the city. The interventions recommended by the IGES land use study
of the Silang-Sta. Rosa subwatershed and by the Land Developers Guidebook for
the Santa Rosa Watershed shall be applied here in order to minimize flooding in the
lowlands. This land use category shares with the light and medium industrial area an
Activity Node of commercial establishments at the juncture of the Sta. Rosa-
Tagaytay Road and Laguna Blvd.
Amid the increasing population of the tourist attractions in the city, there is a need for
insuring tourist security welfare and safety. Even if the LGU has an adequate police
force and police establishments in all the barangays, there is a need to increase
4-21
police visibility in the tourist sites and attractions. Furthermore, there is also a need
to increase tourism consciousness among policemen as part of promoting the
tourism thrust of the LGU.
Considering the high tourism potentials of Santa Rosa City, there is a need to
formulate a Tourism Master Plan that will focus on the following aspects of tourism
development on the city: development of La Playa as tourism destination in
consultation with LLDA, DOT and TIEZA; establishment of an E-Museum and E-
Learning Resource Center; setting up of accommodation facilities for small
entrepreneurs for product development; accreditation of tourism establishments from
DOT; tourism promotion of Santa Rosa City as “Hibiscus Bloom City of the South”;
promotion of vacation packages and familiarization tours in coordination with the
Association of Laguna Travel and Tour Agencies (ALTTA); arrangement with DepEd
for the formal support and cooperation of the local DepEd Division of Santa
Rosa/District 1 with regard to the promotion of cultural programs that will boost
tourism in the city; setting up of a Santa Rosa Manpower Training Center that will
teach carpentry and masonry skills to the local labor force that will be employed for
the restoration and maintenance of local heritage structures and sites; and
departmentalization of the Tourism Office for the proper management of the Tourism
Police and restoration and maintenance of tourist landmarks and heritage structures
and sites.
This tourism-residential area shall be used in a controlled or regulated manner for the
following purposes: tourism, low density residential, minor and major (e.g., shopping
malls) commercial, masterplanned communities, general institutional and heritage,
sports and recreational, eco-parks, and water land uses. This land use category
occupies an area of 1,061.33 hectares.
The Tourism and Low Density Residential Mixed-Use Area is located (in whole or in
part) in Brgys. Sto. Domingo, Malitlit, and Don Jose.
4.4.11 Parks and Recreation Area
In addition to the Poblacion plaza and the small pockets og greenery in different parts
of the city, there are three proposed major parks and recreation areas designed to
boost tourism as one of the major development thrusts of the city as well as to
improve the quality of life of city residents.
A major project under this land use category is the 2.8 kilometer Santa Rose
Elevated Pedestrian and Bike Lane that will connect the Santa Rosa Eco-Tourism
People’s Park and Santa Rosa Esplanade. The pedestrian park will also provide a
bike lane that will allow residents unimpeded access over the Central Business
District as well as the opportunity to engage in healthy physical exercise and close
social interaction. To be built along the Santa Rosa River, the pedestrian park will
also connect major schools and urban nodes in the city.
4-22
A second project in the Santa Rosa Eco-Tourism People’s Park which will be
developed along Leon Arcillas Boulevard in Brgy. Tagapo which is also near the
Sports Center. The third project is the Santa Rosa Esplanade which is located along
Laguna de Bay in Brgy. Aplaya.
The 2011 Environmental Code of Santa Rosa City actually requires every barangay
to establish an eco-park that shall also serve as common playgrounds for their
residents. Related to this campaign is the protection, conservation and restoration of
flora and fauna in the city that is also part of the National Greening Program
established by Presidential Executive Order No. 25, Series of 2011. The two sites
comprising the main Parks and Recreation Area cover 17.37 hectares.
4.4.12 City Waters Area
The City Waters Area refers to the water bodies within the city, which include the
rivers, streams, ponds, canals, dams and other forms of surface water on land. This
area does not include the water of the lake which are already covered by the
Shoreland Overlay Area–SAFDZ. Maintenance of rivers and streams shall be strictly
observed for purposes of minimizing flooding and maintaining their ecological
integrity. The important measures should include the following: observation of the
required easements along river banks as required by the Water Code (PD 1067);
regular dredging of river courses; and penalizing the throwing of pollutive materials
into water bodies.
The major water bodies in the city are as follows: Santa Rosa River, Cabuyao River,
Malitlit River, Tiway-Tiway River, Diezmo River, Lumbia River, Malanding River,
Petang Creek, NIA canals in Brgys. Tagapo and Balibago, and the ponds of Nuvali
(Lakeside Ecozone). The Country Club Development Corp., and Eton City. The City
Waters Area land use category covers an area of 155.48 hectares.
It should be mentioned that the Lumbia River on the western boundary of Brgy. Sto.
Domingo and the river on the eastern boundary are observed to be prone to
landslides as induced by heavy rainfall. The longer eastern river has a higher
susceptibility to the hazard. There is a need to observe an open space easement on
both banks of the rivers as required by PD 1096 or the Water Code. In order to
effectively reduce disaster risks, an easement of 20 meters shall be observed.
4.4.13 Road Rights-of-Way Area
The Road Rights-of-Way Area includes the proposed and existing roads that will
create an interconnected road network around the city and that will in turn create a
dynamic local cellular economy through increased internal movements of people and
goods. There are also proposed connecting roads inside the city that will increase
accessibility to more parts of the study area. All properties that are affected by the
identified new road alignments shall be required to provide unimpeded road rights-of-
way subject to compensation negotiations with the city government that is imbued by
4-23
law with the police power of eminent domain. This land use category covers an area
of 501.24 hectares.
4.4.14 Special Use/Cemetery Area
The Special Use/Cemetery Area refers to the five cemetery and/or memorial park
sites found in different parts of the city. These are the conjoined Catholic-Aglipay
cemetery in Brgy. Kanluran, the Centennial Garden in Brgy. Macabling, the Mt. Zion
Memorial in Brgy. Dita, the Eternal Gardens Memorial Park in Brgy. Pulong Santa
Ana, and the New Cemetery Extension in Brgy. Dila. The last facility has actually
appurtenant special use services, namely: Coffin Crypt Depository, Bone Depository,
Santa Rosa Memorial Garden, City of Santa Rosa Public Cemetery, and Ferlins.
This aggrupation has a one-kilometer buffer diameter. All in all, the special
use/cemetery category occupies an area of 29.98 hectares.
As required by the Sanitation Code of the Philippines (PD 856) and the Local Utilities
and Water Administration (LUWA), the following rules on cemeteries shall be
observed: (1) they should be located outside of or within reasonable distance from
residential zones; (2) burial pits must be 50 meters away from the nearest source of
water; and (3) their proper maintenance shall be the exclusive duty of the applicant.
4.4.15 Relocation/Resettlement Area
The city government has provided relocation/resettlement sites for informal settlers of
the city. These sites are located as follows: one in Brgy. Kanluran, three in Brgy.
Pooc, and four in Brgy. Pulong Santa Cruz. Additional sites have been provided by
the city government such as the Low-Cost Housing Project in Brgy. Labas, and the
Innovationville, South Ville and Villa Santa Rosa sites in Brgy. Pooc. The
establishment of the sites is a social amelioration project of the city that is aimed at
improving the living conditions of low-income families by transferring them away from
the congested and flood-prone sections of the city to places that provide them decent
housing and livelihood opportunities. All in all, the relocation/resettlement sites total
approximately 67.07 hectares.
4.4.16 Evacuation Centers
In response to the perennial and to the increasingly frequent severe flooding in the
city, the city government has set up many evacuation centers and these are found in
Brgys. Sinalhan, Aplaya, Caingin, Tagapo, Kanluran, Malusak, Labas, Pooc,
Balibago, Macabling, Dila, Dita, Pulong Santa Cruz, Malitlit, Don Jose, and Sto.
Domingo. These many evaluation centers underscore the seriousness of the
flooding problem in the city and consequently the need to strictly enforce the
guidelines prescribed by the Land Developers Guidebook for the Santa Rosa
Watershed and by the IGES study.
4-24

Section 4 Comprehensive Land Use Plan

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Section 4 Comprehensive Land Use Plan

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Section

4.2 Land Use Change

4.2.1 Land Use Increases

Table 4-1: Land Use Change in Santa Rosa City, 1980-2015

4.2.2 Land Use Decreases

4.3 Planning Period

4.4 Land Use Plan

4.4.1 Shoreland Overlay Area-SAFDZ

The Shoreland Overlay Area-SAFDZ is defined by the Laguna Lake Development

2. All other areas below an elevation of 12.5 meters as referred to a datum

As per LLDA Resolution on Implementing Rules and Regulations (IRR) implementing

4.4.2 Priority Flood-Vulnerable Overlay Area

a. Engineered and built-environment options

Category Measures CCM CCA

4.4.3 Priority Liquefaction-Vulnerable Overlay Area

By way of mitigating liquefaction-related disasters as well as encouraging urban

Barangays included in the Priority Liquefaction-Vulnerable Overlay Area (in whole or

4.4.4 Landslide-Vulnerable Area

4.4.5 Aplaya de Santa Rosa Mixed-Use Waterfront Development Area

The Aplaya de Santa Rosa Mixed-Use Waterfront Development Area is a fourteen-

4.4.6 General Residential Mixed-Use Area

However, the anticipated conversion of farmlands will have to be guided by existing

Even then, there is a limitation in the reclassification of farmlands to a maximum of

1. Urban Horticultural Project

Land Use Category Area (Ha.) Percent %

Land Use Category Area (Ha.) Percent %

4.4.7 Heritage-Institutional Redevelopment Area

The Heritage-Institutional Redevelopment Area was previously called the Historical

Barangays included in the Heritage-Institutional Redevelopment Area (in part) are

4.4.8 Minor and Major Commercial Mixed-Use Area

4.4.9 Light and Medium Industrial Mixed-Use Area

4.4.10 Tourism and Low Density Residential Mixed-Use Area

This tourism-residential area already includes the recreational-amusement-

4.4.11 Parks and Recreation Area

4.4.12 City Waters Area

4.4.13 Road Rights-of-Way Area

4.4.14 Special Use/Cemetery Area

4.4.15 Relocation/Resettlement Area

4.4.16 Evacuation Centers

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