CLUP Vol 1 Part 2 Comp Land Use Plan JJ

General Trias Comprehensive Land Use Plan (2012-2021)
Volume 1 - Part II
The Comprehensive Land Use Plan
1.0 VISION
Over-all Development Direction
The overall direction of the 2012-2021 CLUP is to consider industry and agriculture as
major economic drivers. Emphasis was also placed on healthy environment, peace
and order, sufficient infrastructure facilities and responsible leadership.
Vision Statement
General Trias is globally competitive, a center of sustainable

economic activity in the region where God-fearing, dynamic and
cooperative people live in a safe, green, and healthy environment,
with sufficient and modern infrastructure facilities, led by
responsible leaders.
The consolidated mission statement focuses on the LGU’s commitment to exercise

good governance and sustained efforts to ensure sustainable development while
providing basic socio-economic services. The LGU in the pursuit of achieving the
desired level of development is also seen to gain its cityhood, with the assumptions
that the expected growth in the financial resources and increase in manpower
structure of the local government would make a difference on the development of the
locality and its people. Such conversion will bring about implications in strengthening
the commercial activity and business environment. It is also expected to develop
human resources, from the Municipal Administration to the constituents, to enable them
to meet the demands of the community.
Mission Statement
The municipal government in its quest for cityhood commits to

exercise good governance, provide basic socio-economic services
and ensure sustainable development.
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2.0 POLICY DIRECTION AND GOALS
VISION ELEMENTS DESCRIPTORS GENERAL GOALS

People as the Society God fearing, dynamic and To develop Gentriseños, to
cooperative be more loving, physically
and mentally strong and
responsible people.
Local Economy Globally competitive and a
center of sustainable • To promote modern
economic activity in the technology on crop
region diversification that would
ensure food security in the
municipality.
• To sustain farm production

by protecting the remaining
prime agricultural lands.
• A dynamic and supportive

business environment that
would generate employment
and attract globally
competitive and information
technology based industries.
• To develop tourism as a
viable economic support in
the municipality.
State of Natural Safe, green and healthy • To protect, conserve and
Environment maintain a clean and healthy
environment in the
municipality.
Condition of the Built Sufficient and modern • To develop a well planned
Environment infrastructure facilities community with complete
and modern infrastructure
facilities.
Capacity and Quality of Responsible leaders • To develop well trained
Local Leadership/ leaders to effectively
Governance administer the prompt
delivery of basic social
services and concerns
towards responsive
governance.
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2.1. PREFERRED DEVELOPMENT THRUSTS AND SPATIAL STRATEGY
Preferred Development Thrusts
The basic development thrusts of the 2012-2021 CLUP remain as follows:
Sustained Economic Growth
 Focus industrial growth into globally competitive, environment friendly and

information technology based industries;
 Strengthen the agriculture sector to at least meet internal food security
requirements; and
 Enhanced historical and leisure-tourism development.
Improved Quality of Life
 Provision of adequate employment opportunities;

 Development and upgrading of the skills and the labor force;
 Provision of adequate social services and facilities;
 Provision of adequate infrastructure facilities and services; and
 Improved transportation systems.
Guided and Managed Land Development
 Optimum land utilization and rationalized re-classification of lands;

 Effective land management system;
 Regulated and directed urban growth; and
 Enhanced urban environment (urban redevelopment, historic preservation, etc.)
Environmental Integrity
 Recognition of carrying capacities; and

 Protected and enhanced natural environment
Institutional Strengthening
 Streamlining the bureaucracy;

 Enhancing networks with other agencies, financial institutions, business groups,
NGOs, POs and other stakeholders; and
 Increasing the executive’s and legislature’s skills in the effective management of
urban growth, development planning capabilities and mainstreaming disaster risk
reduction and management and climate change adaptation.
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Development Strategies
Agricultural and Industrial Development
0[yThe municipality of General Trias will adopt a strategy that focuses on increasing
productivity in both agriculture and industry to achieve economic development. This
economic strategy is based on the resources available to the municipality. Attracting
industries through an investor-friendly environment, high grade infrastructure and
focused promotion remain as a basic ingredients of the strategy. Protecting prime
agricultural lands and supporting agri-based enterprises in order to increase farm
income and ensure food self-sufficiency are also primary elements of the strategy. This
includes enhancement of agricultural food production and its by products.
Strengthening or improvement of the Dairy Processing Center as agri-based enterprise
includes intensification of market linkages and promotion of General Trias agricultural
products and its by products.
This strategy will have to accomplish the following:
 Reversion of lands previously reclassified and zoned as urban uses to

agricultural uses. Law pertaining to this act is in conformity with the
stated conditions about approval of conversion clearance issued by the
DAR. In support, the LGU may pass a law supporting the automatic
reversion of only reversible land back to its agricultural state, if in case
the owner developer failed to present proof to undertake development
within the prescribed period, or when the LGU found out that such
reversion will be more economically feasible and beneficial to the local
government.
 Discourage Land Banking or buying Large Tracts of Land for Speculation

There are numerous under-utilized industrial and residential subdivisions
and these should be occupied before new developments are even
considered. The municipal government should impose higher taxes on
idle lands to further discourage land speculation. The implementation of
tax mapping will effectively help the identification of the actual land
utilization thru the Office of Municipal Agriculture, Assessor’s and
Treasurer’s Office.
 Intensify Agricultural production

The municipality can significantly increase agricultural production by
providing and improving agricultural support facilities and services. By
adopting modern farming technologies, agricultural production could be
increased without having to add more agricultural land. Strengthening
linkages with education and training institutions would also guarantee
the provision of appropriate knowledge and skills necessary to
continuously improve quality standards.
 Consolidate Built-up Areas

Urban sprawl on agricultural areas and leapfrog developments should be
discouraged through consolidation of urban activities within defined
urban/built-up areas.
 Creation of New Ecozones in Strategic Locations
A new site for ecozones is needed and possibly be established in areas

designated as urban expansion area, and in places where residential
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and commercial activities are expected to expand in due time owing to

the presence of adequate infrastructures supported by private companies
and national government.
Adding a New Growth Hub

The strategy also recognises the commercialization of the Barangays Santiago, San
Francisco, Pasong Camachile I &II, Buenavista I & II and Pasong Kawayan I & II as
new centers of activity in the southern half of the municipality.
The emergence of Barangays Pasong Camachile I & II, specifically the portions along
the on-going 30 meters wide Advincula Road on SLDBIP open canal going to Imus will
be the site of future industries.
The municipality will have to look for a new and bigger area for a government center.
Target area is in the property owned by San Miguel Properties Inc. (SMPI) in Barangay
San Francisco. Other possible site will be the area near the designated institutional
area along Advincula Road as alternative site for new municipal government offices,
since this area is considered as a new growth node for residential, industrial,
commercial and institutional activities.
Tourism as Basic Support to Agriculture

A parallel strategy to further diversify the economic base shall be a program to attract
tourists as well as visitors from nearby towns. This shall be through an urban renewal
and development program focused on positioning General Trias as a prime area for the
development of local restaurants, hotels, green farming, and other related tourist
facilities. Attention shall be given to upgrading the environment anchored on
Barangays San Francisco and Santiago along Arnaldo Highway and Barangay
Panungyanan as sites for Agri-Tourism development.
Establishment of New Institutional Area with Central Park and Playground
In order to accommodate the additional public and private service facilities in the
coming years, new institutional area should be established. This will support the basic
social services requirement of the community that will satisfy the backlog for schools,
day care centers, jail, police sub-station, evacuation centers, training center, children
and youth holding center, senior citizen center, PWD center and health facilities. An
area for institutional development located in Barangays Pasong Camachile I, San
Juan I, Pasong Kawayan II, Buenavista I and Navarro has been defined as the
Institutional Development Area.
Laying the Long-Term Framework for Urban Growth
Transportation projects and land use policies are considered as the basic framework for
urban growth. The revised CLUP shall provide for the integration of both and shall set
forward a comprehensive transportation facilities plan to assist land use and
development objectives.
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3.0 THE STRUCTURE PLAN

To realize the town’s goals and objectives, a selection of the preferred spatial strategy
has to be considered. The selection of desirable urban form is strongly reliant on the
level of population and physical characteristics as well as on the prevailing economic
activities.
The combined multi-nodal and grid urban form of development will be the spatial
strategy the municipality has to adopt. In these patterns, growth will be encouraged in
hierarchies of urban centers, namely: primary center and secondary centers, and that
the development is evenly distributed across the municipality. Since population tend to
concentrate towards these centers, delivery of social services would be easier. On the
other hand, grid or concentric urban development aims to maximize land use in the
Poblacion to provide more space outside, redirecting future development in and around
the main Poblacion core extending to the adjoining barangays.
The structure plan presents the proposed activities and where they are to take place in
the next 10 years (refer to Figure 21). The location of the activity centers is based on the
existing situation, the potentials and limitations of the sites and the spatial strategies,
which suggest where future growth should take place. The structure plan also indicates
the major roads that will channel the movement of people and goods within the
municipality. The future development of General Trias will largely depend on the
efficiency of the paths of movement.
3.1 Activity Centers
Redevelopment Areas
The Poblacion, as the historical seat of the municipal government will continue to have
importance as a commercial and cultural center. Its periphery will continue to be a hub
of commercial and institutional activities.
Its present condition of narrow roads, overstrained utilities and congestion, however,
may worsen if its future growth is not controlled. Part of the redevelopment will have to
consider the transfer of the municipal hall and other government offices into one
complex, preferably in Barangay San Francisco, as the first site option.
There are areas with successful industrial and commercial developments in both the
northern and southern sections of the municipality. To pursue the municipality’s
industrial development strategy, areas where new industries may locate should be
identified. Commercial development is also encouraged to develop alongside industrial
areas as long as performance standards are met.
 Tejero-BacaoI-Bacao II Area (CEPZ Expansion)

Since CEPZ is already one of the most successful industrial zones in Cavite, the
area adjacent to it could become its expansion area. This area also has the
potentials for commercial developments or planned unit developments that could
complement the residential subdivisions in Kawit, Noveleta and Imus. The
presence of the private hospital, residential development, minor commercial
development and the proposed Robinson’s Mall would definitely catalyze
development in these growth hub.
 Buenavista I and Buenavista II Area
The declared economic zones in these barangays will likely spur the future
development in these areas, which would be dependent on the amount of capital to
be infused on the declared economic zones. Likewise, the proposed
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commercialization of these barangays will give way being the new activity centers
mainly due to the proposed CALA Expressway and Advincula road leading to
Tanza which will cut through these barangays, thus, accelerating urbanization in
these areas in the near future.
 Manggahan-San Francisco Area
The Manggahan-San Francisco Area’s industrial and economic growth may be

attributed to the accessibility provided by Governor’s Drive. With numerous
residential subdivisions, commercial and industrial establishments located in these
area, it is likely that more developments of this nature would locate here. This may
be accomplished through some in-filling in Barangays Manggahan, San Francisco,
Biclatan and Javalera.
The increase in the number of people moving along Governor’s Drive, General
Trias-Amadeo Road and the proposed new diversion road that will link southern
part of General Trias to Governor’s Drive and other neighbouring towns, would
make the area accessible and attractive location for commercial and industrial
activities.
Meanwhile, the proposed CALA Expressway that will pass thru Barangay San
Francisco, intersecting Governor’s Drive would directly stimulate economic activities
in these areas.
 Panungyanan - Santiago – San Francisco Area
The Eagle Ridge Golf and Country Club occupies part of the Barangays Biclatan,
Alingaro and Panungyanan and mostly Barangay Javalera. The adjoining areas
could easily accommodate leisure and tourism oriented developments to reinforce
the recreational activity offered by the Golf and Country Club.
New Development Areas (New Growth Hub)
The LGU catalyze development in this new growth hub through an urban land use
framework geared to create accessible green open spaces, spacious roads, civic
structures and high-quality developments.
The Metro CALA Transport Plan has identified two new roads to improve access
between the east and west sections of the CALA sub-region. The new east-west road
will run parallel to Governor’s Drive and these proposed main thoroughfares which will
both traverse the municipality of General Trias, are just part of a proposed
transportation system that will improve the municipality’s accessibility not just to the rest
of the Metro CALA area but also to Metro Manila. It can be expected that
these proposed roads will subsequently intensify development in the areas where
these roads will pass.
 The Santiago, San Francisco, Buenavista I & II, Pasong Kawayan I and II as
Commercial Areas
The strategy also recognizes the commercialization of Barangays Santiago, San

Francisco, Buenavista I, II and Pasong Kawayan I and II as new centers of activity
in the southern half of the municipality. It is expected that the new centers of
activity will get infrastructure support and have different roles to stimulate economic
activity in their respective sectors. The proposed construction of east-west
highway connecting Tanza with San Pedro, will cut through these barangays and
San Francisco, subsequently accelerating urbanization in these areas.
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 Barangay San Francisco as the New Government Center
The Poblacion as the historical seat of the municipal government will continue to
have importance as the current commercial and cultural center. However, lands for
institutional use will have to be sourced, as the municipal hall is getting to be
crowded to accommodate most of the offices and the increasing number of clients
availing of public services. The municipality will have to look for a new area for a
government center. Areas in Barangay San Francisco could be explored as a
possible site for new municipal government offices, since this area is considered
as a center of residential, industrial and commercial activities.
 The Pasong Camachile I and II as new Industrial and Commercial Growth Area
The emergence of Barangays Pasong Camachile I and II, specifically the portions
along Arnaldo Higway and Open Canal going to Imus will be the site of future
industries. These barangays have also numerous housing subdivisions that could
house employees of industry locators in the future.
As to infrastructure facilities, the proposed construction of the east west road is

expected to improve accessibility in these areas, since the proposed Tanza-
Muntinlupa Highway east-west road will traverse In these areas along with the
existing Advincula Highway, thus, more commercial development shall be
anticipated.
 The Pasong Camachile I as new Institutional Growth Areas
The Pasong Camachile I area will be regarded as an alternate site for the new
government center, aside from the potential site previously identified in Barangay
San Francisco. This will be the area along the Advincula Road, since this area is
considered as a new growth node for residential, commercial, industrial and
institutional activities.
 Barangay Panungyanan-Santiago as New Sites for Agri-Tourism
Barangay Panungyanan will be the chosen site as the Agri- tourism area,
preferably giving a boost to the development of flora and fauna diversification
business like green farming, landscape/ornamental plants propagation and inland
aqua farming, aviaries supported with local restaurants, farm produce stores and
resorts. Additionally, other tourism related activities like camp sites, low density
vacation houses with minor commercial spaces for local farm produce along the
highway will be encouraged too.
Likewise, the Santiago-San Francisco area will also become an Agri-Tourism

site due to its accessibility and the presence of Dairy Processing Center in the
area, thus, possibly making it as the General Trias lowland crop product center.
Moreover, the proposed market will be encouraged to be located in this area in
the next few years to take advantage of the exposure to a growing number of
travellers utilizing the Arnaldo Highway.
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3.2. Movement Systems
Existing Major Roads
 Tejero-Bacao-Noveleta Diversion Road
This is an inter-municipal route on the northern portion connecting the area to the
built-up and developing coastal municipalities. It is a potential road for moving
people and goods from the CEPZ or other industrial/commercial developments in
the future. Parallel and diversion roads are also proposed to decongest these
areas.
 Rosario-General Trias National Road
This is an inter-municipal route connecting the Poblacion to the neighbouring

municipality of Rosario which need widening/upgrading of roadway along Barangays
Prinza-96th due to increasing traffic volume.
 General Trias-Noveleta Provincial Road
This is an inter-municipal route connecting the Poblacion to the Tejero-Bacao-

Noveleta Diversion Road at Noveleta. This will provide access to expected
developments in Barangays Bacao I and BacaoII .
 General Trias-Amadeo National Road
A north-south road originating in the Poblacion passing thru Governor’s Drive in

Barangay Manggahan and terminating in Barangay Panungyanan is an inter-and
intra-municipal route, which serves as the prime artery from north to south of the
municipality and the link to southern municipalities of the province. This road
should be upgraded as it provides major link/connection to the two activity centers
(major hub of developments). Additional street features such as landmarks and
monuments may be strategically located to provide visual sequence along this long
strip of road. Adequate transport terminal and road side improvement should be
done to meet the increasing traffic volume.
 Arnaldo Highway
This is an inter-municipal route, which could be upgraded to serve as major alternate

thoroughfare connecting the major to minor activity centers. Additional street
features such as landmarks and monuments may be strategically located to provide
visual sequence along this strip of roads aside from road improvements.
 Governor’s Drive
This road traversing the southern portion of the municipality is a prime east-west
arterial road across Metro CALA, which stretches from Biñan in Laguna to Naic in
Cavite. Development of many industries, commercial establishments and residential
subdivisions have located along or near this major inter-municipal route. Widening
and road intersection improvements are best seen on these areas in the next ten
years.
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Proposed Major Roads
 Tejero By- Pass Road
This is a locally initiated road alignment already identified in the previous road plan
which aims to decongest Tejero junction by constructing a 15-20 meter by- pass
road beginning at the boundary of Tejero-San Juan passing via the existing 6.0
meter NIA road area and ends at Rosario-General Trias near the municipal
boundary.
 Antel Bacao Diversion Road
This proposed road will provide alternative route to Manila and the nearby
municipalities of Kawit, Noveleta and the cities of Bacoor, Imus and Dasmariñas.
Additional benefits of this route is to provide access for drainage outfall of Barangay
Bacao-EPZA area to Rio Grande River and escape route of the residents to higher
level ground during river overflow. The said road will provide linkage between the
commercial area of Antel Village and the CEPZ work force.
 CALA East-West Road (Daang Hari Road) or Tanza-Muntinlupa Roads
This is an east-west arterial road passing the central part of General Trias situated in
Barangay Pasong Camachile II at the south, and parallel to the Governors Drive and
Tejero-Bacao-Noveleta Diversion Road, which could serve as secondary access to
Poblacion. This road has great significance because it provides direct access to
Metro Manila and shortens travel time considerably. Such accessibility makes
General Trias a more attractive location for industrial, commercial and residential
developments. This road will provide direct access to proposed CALA Expressway
and LRT Extension project once extended along Aguinaldo Highway in Imus.
 Pinagtipunan - San Juan – Bacao - Sta. Clara-Navarro-Pasong Camachile Diversion

Roads
This proposed two-lane alternate east-west intra-barangay route will connect

Arnaldo Highway, the General Trias-Amadeo, General Trias–Rosario Road and
General Trias-Noveleta Provincial road avoiding passage through the Poblacion.
This would alleviate urban traffic in the existing built-up area. This new artery would
open up and extend development opportunities of the Poblacion activity center
towards north at Barangays Sampalucan and San Juan; and in Barangay Sta.
Clara in the east, and Barangay Tapia in the south .
 Governor’s Drive Diversion Roads
This proposed alternate four-lane road will decongest Manggahan crossing which in
turn would attract investors to fill up vacant available spaces in the area, as well as
attract investors to open up new zone for development in the south of the
municipality. The road will be divided into four sections and will pass thru the
existing developed areas .
 Pasong Kawayan II - Buenavista I – Santiago – Pasong Camachile II Municipal

Road
A new road alignment connecting the different development in the four barangays
will emerge as the new catalyst of development in the central part of the
municipality. This four-lane road alignment when connected to Tanza at Barangay
Paradahan will serve the people of Tanza as an alternate route to Manila via CALA
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Expressway and Advincula Road. This road will provide access to commercial
development along Barangays Buenavista I, Santiago and Pasong Camachile II as
well as industrial developments along Barangays Pasong Camachile I and
Pasong Camachile II.
3.3 Proposed Major Support Facilities
As the population increases due to rapid urbanization and industrialization, the

demand for housing, social infrastructure, recreation and other environmental support
facilities would likewise increase. For that reason, it would set more pressure on the
local government’s resources in providing social services and environmental support
facilities, to cope with the demand and requirements of the growing population. To
provide adequate recreation and leisure as well as to provide access to homeless
Gentriseños for decent shelter, the LGU has identified suitable lands for socialized
housing development projects to be situated in Barangay Pinagtipunan, just as parks
development are proposed in various barangays. Furthermore, for meeting the
health and sanitation needs, and to address environmental concerns, the
construction of a sanitary landfill and the establishment of centralized sewerage and
septage system and facilities are taken into consideration in Barangay Tapia-Pasong
Camachile and Barangay Sta. Clara, respectively.
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4.0 THE LAND USE PLAN
4.1. Introduction
The physical translation of the municipality’s vision and aspirations is the land use plan.
It is a representation of the municipality’s intent as to what its future land use pattern
should be for the planning period. The CLUP has a 10-year planning period, which
means that it will assign the type, density and intensity of land use for all areas within
the municipality for the years 2012 to 2021. The land use plan consists of the text and
the map(s). The text includes land use policies and the map indicates the spatial layout
of these policies. A set of standards and guidelines will also be included to guide
development or conservation of the different areas prescribed in the municipality’s
spatial layout.
There are many ways to implement the land use plan but the most common practice is
through the zoning ordinance. The zoning ordinance is the legal instrument that
implements the land use plan. A traditional zoning ordinance consists of a map that
indicates the demarcation of the different districts and the text which enumerates the
allowable land uses within each district and the regulations that control the manner in
which these land uses may take place.
4.2 Goals and Objectives
Within the four (4) major functional uses of lands, the municipality of General Trias will
realize and attain the following GOALS :
1. Production Land Use – sustained the productivity of agricultural and forest land,
blooming industrial and tourism areas, thus, ensuring a continuous guarantee for
food security, economic growth and development;
2. Protection Land Use – achieved environmental stability and ecological integrity of

some areas with environmental aesthetic, education and historical significance;
people and man-made structures are protected from ill-effects of natural hazard;
3. Settlement Development – the present and future generation shall have access to
affordable decent housing, availability of basic services and employment
opportunities without compromising food security and environmental integrity;
4. Infrastructure Development – established responsive, safe and ecologically friendly

built-up environmental services for transportation, communications, water
resources, social infrastructure (recreation, parks, etc.) and other mixed uses.
Objectives :
General – Implement to the fullest the existing national and local laws on land uses to
ensure rational, holistic, fair allocation and utilization of General Trias’ land
resources.
Specific :
1. To establish a rational pattern of development that will enhance the physical

connectivity among barangays, urban centers, production and employment hub,
distribution centers and markets;
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2. To continuously support the development in the industrial areas, tourism and

heritage areas;
3. To regulate the conversion of land by monitoring the status of conversion and

impose full or partial revocation if there is no development after one (1) year upon
approval of conversion;
4. To regulate and direct urban development to potential growth areas;
5. To consolidate and provide flexible groupings of land uses in identified areas that
would derive the maximum development potentials.
4.3. Land Use Planning Approach/Considerations
4.3.1 Development Challenges
For the next ten years, General Trias has to formulate its Land Use Plan considering
the following:
 Managing the rapid population growth rate

 Aggressively attract industrial and commercial investments
 Facilitate the development of the tourism and leisure industry
 Provide adequate social services to the increasing population
 Address the peace and order situation
 Construct new roads and transport terminals to facilitate traffic flow and catalyse
developments
 Ensure proper environmental management including eco biodiversity
improvement
 Protect remaining prime agricultural lands and sustain agricultural production
and productivity
 Undertake an urban upgrading programme
 Strengthen LGU capacity in development planning and management
 Enhance and diversify the revenue base
 Adoption of disaster risk reduction and management /preparedness and climate
change adaptation
It is always difficult to agree on the land use that is in the best interest of the majority.
The best use for a piece of land will always be different depending on which viewpoint
is taken. One of the most common conflicts is a landowner’s private property rights
versus the government’s limitations on the property’s utilization to protect the safety,
health, and welfare of the general public. There are also opposing views when applying
different contexts of scale.
The earlier land use plan of General Trias was formulated based on traditional land use
planning principles promulgated by the Housing and Land Use Regulatory Board
(HLURB). However, it was observed that many of the developments and changes in use
of land were unforeseen while some provisions for preferred land uses have yet to
materialize. The failure to anticipate shifts in land use brought about by decisions at the
national level, changing market conditions, aggressive private sector initiatives,
advances in technology and introduction of development catalysts (e.g. roads and
utilities) shows that the “conventional” model of land use planning has not been very
effective.
Hence, the Comprehensive Land Use Plan for General Trias (2012-2021) adopts a
more flexible system of land use planning which departs from the very rigid separation
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of specific land uses that conventional land use planning advocates. This flexible
approach to land use planning relies on performance criteria and standards to
determine land uses and densities. Some of the features of this innovative flexible
approach to land use planning are :
Encourages Market-Oriented Development
Flexible land use planning systems with its performance standards should be
responsive enough to changing market demands and are able to adapt to these ever-
changing market requirements. Performance standards avoid exclusion of certain uses
from a development area or zone. They allow consideration of new uses, new mixtures
of uses and a variety of locations and site designs for uses without compromising
compatibility. This flexibility saves property owners the trouble of applying for variances
or reclassification of their lands into other uses that they would have to go through in
conventional zoning. Flexible zoning also allows land developers more latitude to
explore complex projects, innovative designs and building on difficult sites.
Improves the Over-all Quality of the Natural and Built Environment
Part of the rationale for future urban development is the protection of environmental
resources. Areas within the municipality will be delineated based on the potentials and
limitations of the land and the intensity of development allowed will be prescribed.
Natural resources like productive agricultural lands and river systems have to be
protected at all costs. Moreover, lands that are considered environmentally critical
(e.g. flood prone, unstable plains, steep slopes) should have some controls in terms of
development.
Enforcing the land use plan for General Trias will also have built-in systems for the local
government to evaluate proposed developments and to monitor their compliance. Since
most of the expected developments will be initiated by the private sector, there should
be high standards on site planning and architectural design that will also be used to
resolve land use conflicts. For instance, standards and criteria will require the provision
of buffers in the form of open spaces or parks to offset the incongruity of land uses.
Thus, introducing a deviant land use in a developed area will only mean that the
environment will be enhanced with the provision of open space buffers.
Project proponents of new developments will have to submit detailed site and building
plans for review by zoning administrator and public officials. Recommendations for
modifications are made after the project evaluation.
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4.4 Land Demand: Supply Analysis

Incremental Demand Estimate
Incremental estimates for urban land demand show a figure of about 6,905.83 hectares.
Refer to Table 62.
Table 62 Incremental Urban Land Demand Estimates

Area
Demand Generator
Urban Land Type Ratio Requirement
Quantity Unit (Has.)
Residential 240 sqm/HH 128,927 2021 Households 3,094.25
2021 Total
Institutional 5 ha/15,000 popn 596,463 198.82
Population
2021 Total
Light Industrial 0.8 ha/1000 popn 596,463 477.17
Population
Medium (incl. Agro- 2.5 has/1000 2021 Total
596,463 1,491.16
Industrial) popn Population
500 sqm/1000 2021 Total
Public Parks 596,463 29.82
urban popn Population
500 sqm/1000 2021 Total
Public Playgrounds 596,463 29.82
popn Population
Estimated total 10-
0.50kg/ capita/ 773,020,612 year waste
Landfill (0.50kg/ capita/ day) 35.14
day kg generated
(2012-2021)
Estimated 2021
3% of total built-
Commercial 3,797.19 Requirement for 113.92
up Area
Built-Up Areas
2.44 sq.m. (plot Estimated total 10
Cemetery 10,109 4.22
area)/ death year deaths
2.4 km/1000 2021 Total
Urban Roads 596,463 1,431.51
urban popn Population
Total 6,905.83
Source: Author’s Computation using HLURB Standards
4.4.1 Supply of Urban Land

The supply of urban land is equated to the ten percent re-classification limit based on
existing agricultural areas. This is equivalent to 385.80 hectares which is much less
than the least estimated demand of about 6,905.83 hectares. What this implies is that
the LGU has to undertake demand management strategies such as increasing densities
or promoting medium- to high-rise developments. Likewise, It may just have to optimize
or maximize the use of urban lands. These land use maximization and optimization
strategies include in-filling of vacant or idle urban lands and underdeveloped land
parcels in residential subdivisions. Additional elbow room may also be achieved if
multiple/ mix use will be further encouraged. The Planned Unit Development that
includes reclassified lots with pending development equivalent to 704.85 hectares will
be maximized and utilized to meet the projected demand for urban land in the next ten
years. Agricultural areas in Pasong Kawayan II and Buenavista belonging to the
Agrarian Reform Communities should be prevented or at least avoided from being
re-classified to be in tune with the goal of Agrarian Reform Program.
Table 63 shows the inventory of existing and proposed land uses indicating the
additional land area requirement for the planning period and the proposed total areas
for the municipality of General Trias.
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Table 63 Inventory of Existing and Proposed Land Uses
115
2021
Existing
Additional Increase/
Land Use
Urban Land Type Land Area (Decrease) Proposed
Area
Requirements Total Areas
(Has.) (Has.) (Has.)
Residential 1,512.20 1,582.05 589.02 2,101.22
Commercial 211.05 - 20.00 231.05
Institutional 56.72 142.10 71.05 127.77
Parks/Playgrounds/Open
156.65 10.00 166.65
Spaces
Industrial 437.75 1,530.58 112.068 549.82
Agricultural 4,131.25 3,745.51
Agricultural (cultivated) 2,565.34 (256.53) 2,308.81
Forest Park (Agri-nursery) 8.58 - 8.58
Livestock/poultry/Fishpond 264.64 - 264.64
Open/Vacant/Grassland 1,292.69 (129.27) 1,163.42
PUD (includes reclassified lots
704.85 (704.85) 0
with pending development
Urban Roads 834.54 596.97 260.19 1,094.73
Utilities 36.72 - 36.72
Quarry 5.56 - 5.56
Tourism 317.35 10.00 327.35
River 419.03 - 419.03
Cemetery 24.77 4.19 28.96
Landfill (0.50kg/ capita/ day) 13.77 27.84
Public Waste Disposal 4.69 30.45 14.07 18.76
Private Waste Disposal 9.08 - - 9.08
Easement/Bufferzones 27.77 - 27.77
Total 8,890.00 3,882.15 0.00 8,890.00
Source: Office of the MPDC
Note: Details may not add up due to rounding off of figures
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Table 64 Proposed Expansion Area Distribution

Area in has. Why
Additional Expansion Area
Land Use (how much
Space (where to locate)
Category area to be
(has.) (Barangay)
allotted)
Intent to donate by the owner,
Navarro
government property, less
Pinagtipunan
Residential susceptible to hazard and risk,
Pasong Kawayan II
proximity to social facility/
Buenavista I
589.02 employment, lesser cost to
San Francisco
government, low value of lot, land
Pasong Camachile I
banking of developer, idle land, less
and II
productive to agriculture, less traffic
generation.
Bacao I and II
Manggahan
Support services for residential,
Tejero
institutional and industrial areas,
Commercial - Buenavista I 20
access for the employees and
San Francisco
investors.
Pasong Camachile I
and II
Intent to develop by the owner/
developer. Accessible to Manila
Pasong CamachileI through CALA Expressway,
1,530.58
Industrial and II 112.07 Advincula Ave., General Trias -
has
Santiago (portion) Alabang Road, Cavitex, etc., near
the residential areas for
employees’ accommodation.
Support basic social services
requirement for the community to
San Juan I
satisfy the backlog for schools, day
Pasong Camachile I
care centers, jail, police substations,
Institutional 142.1 has Pasong Kawayan II 71.05
evacuation centers, training center,
Buenavista I
children and youth holding center,
Navarro
senior citizen’s center, PWD center
and health facilities.
Bacao I & II
Parks/
San Juan I Support social requirements of the
Playgrounds/ - 10
Pasong Camachile I community.
Open Spaces
Buenavista I
21.37 hectares is the ten- year area

Portions of Brgys.
requirement for sanitary landfill to be
Pasong Camachile II,
Sanitary Landfill 30.45 has 14.07 located in the existing controlled
Tapia
dumpsite and the areas adjacent to
Pasong Kawayan I
it.
Eco-Park Is a government owned property

2.8 has. Pasong Kawayan II 2.8
Development that can be develop for the purpose.
Tejero, San Juan II
Northern Mixed institutional and industrial areas,
- Bacao I, Bacao II 40
Use Areas access for the employees and
Navarro
investors.
San Francisco,
Southern Mixed institutional and industrial areas,
- Manggahan, Biclatan, 20
Use Areas access for the employees and
Javalera
investors.
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Table 64 Proposed Expansion Area Distribution (Cont’d)

Area in has.
Additional
Land Use Expansion Area (how much
Space Why
Category (where to locate) area to be
(Has.)
alloted)
Proximity to service area, reduce

Cemetery - San Francisco 4.19
traffic during internment.
Bacao II
Bacao I
Tejero Reduce decongestion, induce
Sta. Clara economic development, reduce
San Juan I environmental aspect like pollution,
San Juan II inter-municipality/city linkage.
Manggahan
Urban Roads 596.97 has Pinagtipunan 260.19
Vibora
Pasong Camachile I
Camachile II
Santiago
Pasong Kawayan I
Pasong Kawayan II
San Francisco
Biclatan
Panungyanan Supportive of the PDPFP, adjoining

Aingaro existing tourism area, good weather
Tourism - 10
San Francisco conditions, terrain, vegetations and
Santiago near/leading to Tagaytay area.
4.5 Land Use Plan
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The summary of areas of the Land Use Plan is presented in Table 65 while Figure 22
presents the General Land Use Plan, 2012– 2021.
Table 65 General Land Use Plan, 2012-2021

Share
Land Use Area (percent)
1 General Agricultural Area 929.97 10.46
2 NPAAAD Area 340.09 3.83
3 SAFDZ Area 619.04 6.96
4 Greater Poblacion Area 474.97 5.34
5 Northern Mixed-Use Development Area 972.92 10.94
6 General Residential Area 895.20 10.07
7 New Residential Development Area 320.32 3.60
8 Commercial Development Area 13.82 0.16
9 Industrial Development Area 105.19 1.18
10 Institutional Development Area 8.15 0.09
11 Southern Mixed-Use Development Area 3,099.19 34.86
12 Tourism Oriented and Recreational Area 997.21 11.22
13 Agro-Industrial Development Area 35.33 0.40
14 Government Institutional Expansion Area 3.44 0.04
15 Cemetery Area 37.26 0.42
16 Waste Disposal Area 28.20 0.32
17 Socialized Housing Development Area 9.69 0.11
Total 8,890.00 100.00%
All lands in General Trias within the following areas are hereby classified as non-
agricultural:
 Greater Poblacion Area  Agro-industrial Area

 Northern Mixed-Use Development  Government Institutional Expansion
Area Area
 General Residential Area  Institutional Development area
 New Residential Development Area  Cemetery Area
 Southern Mixed-Use Development  Waste Disposal Area
Area
 Tourism Oriented and Recreational  Commercial Development
Area
 xIndustrial Development Area  Socialized Housing Development
Area
Notwithstanding the above classification, interim agricultural uses shall still be allowed
within the said areas. The said classification is also without prejudice to the provisions
of the Comprehensive Agrarian Reform Law such that lands within that are covered by
CARP are required to apply for conversion from the Department of Agrarian Reform.
The classification of land uses for General Trias in the next ten years considered the
existing and emerging use of land, the projected demand for specific land uses, the
potentials and the limitations of the land and the maximum allowable amount of
agricultural land that may be converted in to other land uses. The Land Use Plan
adopts a conservative approach toward the municipality’s agriculture areas. Its more
productive agricultural lands had to be identified and delineated in the land use plan for
the purpose of preservation. Thus, the classified agricultural areas, comprising GAA,
NPAAAD and SAFDZ, total to 1,889.1 hectares. With 10% of General Trias total
agricultural areas to be converted into other uses, the remaining agricultural lands have
to become more productive. This can be achieved by having a more dynamic and
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technologically advanced practice of agriculture, a more efficient and sustainable use of

resources, and a more active participation from the private sector.
Within the context of HLURB Memorandum Circular 54 (which states that the re-
classification limit applies during plan implementation), the LGU now has 188.91 has.
(or 10 percent of its classified agricultural areas) which it may re-classify from
agricultural to urban use within the plan period.
Urban growth shall be channelled toward the Northern and Southern Mixed-Use
Development Area as well as in the Greater Poblacion Area. Land Use Intensity
Control Regulations are herewith adjusted to allow greater intensity developments.
4.5.1 Features of the New Land Use Plan
The land use plan identifies several major areas of development that will have
significant roles to play in the municipality’s development in the next 10 years. Most of
these identified special development zones will have mixed-use land classifications for
flexibility in land use enforcement. The intensity of their use will also be recommended.
The major areas of development are as follows:
 Agro-Industrial Development Area
The Agro-Industrial area is the existing commercial piggery farm in Barangay San
Francisco. Located along Ylang-Ylang River, the boundary between General Trias and
Dasmarinas, the AIDA covers about 27.13 has. of land. As the site is encircled by the
New Residential Development Area, strict environmental control measures shall be
observed for the AIDA. Regular monitoring with regards to waste disposal, general
hygiene, air quality, water quality and the like shall be undertaken.
 Commercial Development Area
The new commercial development area comprises Barangays Pasong Camachile I &
Pasong Camachile II. This will be the new centers of activity in the eastern half of the
municipality due to the future needs of the residents in the area, aside from the plans
of putting up an industrial zone and residential subdivision development thereat, in
view of the on-going 30-meter Advincula public road and CALA road project of the
national government. It is expected that the new centers of activity will get
infrastructure support and have different roles to stimulate economic activity in their
respective sectors.
 Cemetery Area
The new Cemetery Area will be located in Barangay San Francisco. This shall be
developed according to the guidelines of the HLURB. Safety, health and environmental
concerns will be key considerations in choosing a site.
 General Agricultural Area
The General Agricultural Area is the remaining area of the previously classified
Agricultural Development Area after deducting the SAFDZ, NPAAAD and re-classified
properties. Allowed uses shall be under the General Agricultural classification of
HLURB. These areas are located in Barangays Navarro, Pasong Camachile I and II,
Santiago, Pasong Kawayan I and II, San Francisco, Panungyanan and Alingaro.
 Network of Protected Areas for Agriculture and Agro-Industrial Development
The NPAAAD is hereby incorporated into the Revised Land Use Plan in order to identify
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areas that are highly restricted from conversion. The NPAAAD was delineated after
deducting the re-classified properties and the special use zones from the previously
designated NPAAAD areas. Barangays included in whole or in part are as follows:
Barangays Bacao I, Tapia and Alingaro.
 Strategic Agriculture and Fisheries Development Zone
The SAFDZ is hereby integrated into the land use plan as required by the AFMA. As in
NPAAAD, the SAFDZ was delineated after deducting the re-classified properties and
the other land use zones from the previously designated SAFDZ areas. It occupies
portions of Barangays San Juan II, Sta. Clara, Bacao I, Pasong Camachile I, Pasong
Camachile II, Tapia and large portions of barangays Pasong Kawayan I and Pasong
Kawayan II.
 General Residential Area
General Residential Areas comprise pockets of development that have been re-
classified under the previous land use plan. These are residential in nature and the
allowed activities shall be part of the General Residential classification of the HLURB.
 Greater Poblacion Area (Northern Hub)
The Greater Poblacion Area comprises the Poblacion and the urbanizing barangays that
will receive the Poblacion’s expansion such as Navarro, Sta. Clara, San Juan Iand II,
Pinagtipunan and Pasong Camachile I. To ensure accessibility within the proposed
expansion area, a system of new roads has to be introduced to complement the two
existing main north-south roads of General Trias-Amadeo Provincial Road and Arnaldo
Highway.
The Land Use Plan allows the growth of the Poblacion, which is considered the Central
Business District and currently the site of the public market, the Municipal Hall, and the
church. The GPA is considered to have low-to-moderate development capability
primarily because of its susceptibility to flooding and its unstable soils. This area has
been delineated to achieve uniform building density and to introduce urban development
strategies that could further enhance its real estate and cultural values.
The Land Use Intensity Control Ratings are adjusted such that the uniform building
height limit shall now be four storeys, maximum percentage of land occupancy of 60
percent and maximum floor-area ratio of two.
 Government Institutional Expansion Area
The Government Institutional Expansion Area is located in Barangay Navarro.

Previously as a dumpsite, this reserved area shall be rehabilitated for other
government use. A thorough investigation of soil structure shall be conducted before
any development will take place to make sure that there are minimal to no risk of
disasters in the future.
 Industrial Development Area
The emergence of Barangays Pasong Camachile I and II, specifically the portions
along Arnaldo Highway and Open Canal going to Imus and Santiago will be the site of
future industries. This barangay have also numerous housing subdivisions that could
house employees of industry locators in the future. As to infrastructure facilities, the
proposed construction of the East West road is expected to improve accessibility in
these areas, since the proposed Tanza-Muntinlupa Highway East-West road will
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traverse in these areas along with the existing Advincula Highway.
 Institutional Development Area
The Institutional Development area located in Barangay Pasong Camachile I will support
the institutional development/services needed by the industrial and residential
development thereat.
 New Residential Development Area
An area for new residential development located in Barangays Navarro and Pasong
Camachile I has been defined and will be known as the New Residential Development
Area (NRDA). This area could also serve as a transition zone between the
predominantly natural agricultural area on the north and the more built-up Southern
Mixed-Use Development Area on the south. Some portions of these two barangays may
be allowed to have higher building densities as long as a network of wider roads is put
in place.
 Northern Mixed Use Development Area
The Northern Mixed-use Development Area shall be the location of future urban
development in the municipality. Commercial and industrial developments are
encouraged and the land use intensity control ratings are relaxed. The building height
limit has been removed (subject, of course, to Air Transportation Office and related
building regulations) and maximum floor area ratio requirement has been increased to
four.
The Northern MUDA comprises Barangays Tejero, Bacao II and portions of San Juan II,
Bacao I and Navarro. Five major roads provide access to the area, namely the
southwest-northeast running Tejero-Bacao-Noveleta Diversion Road, the Rosario-
General Trias National Road, the General Trias-Noveleta Provincial Road, Antel–EPZA
Road and the newly constructed Advincula Road. This shall be supplemented by
programmed by-pass roads near the Tejero area as well as one parallel (300 meters
distant) from the Diversion Road in anticipation of intensified developments.
The whole area occupied by the Northern MUDA has moderate development capability
in as much as it occupies environmentally sensitive land (e.g., susceptible to flooding,
unstable plains and, proximity to source of air and noise pollution). Developments in the
flood prone areas will have to provide adequate drainage facilities while developments
in areas with unstable plains will need special foundations. New non-industrial
developments that will locate adjacent to the CEPZ will have to provide the necessary
buffer yards.
 Southern Mixed Use Development Area
The southern half of the municipality may be characterized as dominated by industrial

estates and new residential subdivisions. Most of these existing industries and
residential subdivisions chose to locate in this area because of the accessibility provided
by the east-west running Governor’s Drive which stretches from Carmona to the
provincial capital Trece Martires. This area consisting mostly of industrial estates and
residential subdivisions has been recognized by the CLUP and is known as the
Southern Mixed-Use Development Area (Southern MUDA). The Southern MUDA
occupies Barangays Buenavista II, Buenavista I, San Francisco, Buenavista III,
Manggahan, Biclatan and Panungyanan.
The terrain in Southern MUDA ranges in slope from relatively flat (0%-9% slope) to
rolling to hilly (10%-20% slope). It occupies most of the municipality’s Non-
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Environmentally Critical Areas (Non-ECA’s). As a predominantly Non-ECA, this area is

considered to have high development capability. Barangays included in the Southern
MUDA in whole or in part are as follows: Pasong Kawayan II, Buenavista I, Buenavista II,
Buenavista III, Manggahan, San Francisco, Biclatan, Javalera, and Panungyanan.
Commercial development along Barangays Buenavista I and San Francisco will be

expected due to the proposed construction of East-West Highway connecting Tanza
with San Pedro, that will cut through these barangays and subsequently accelerating
urbanization in these areas.
It is recommended that a new location for the government center be identified and
acquired immediately. A private developer in General Trias has signified its intention of
donating a 3-hectare property south of the municipal hall’s present location, in
Barangay San Francisco.
To further encourage urban growth, the maximum floor area ratio has been increased
from three to four.
 Tourism Oriented and Recreational Area
The Tourism-Oriented and Recreation Area (TORA) is located in the southern tip of
General Trias. The TORA covers areas in Barangays Biclatan, Javalera, Alingaro and
Panungyanan. The total land area of the TORA is mostly made up of the Eagle Ridge
and Golf and Country Club. Some grazing lands and orchards are part of this zone.
These agricultural lands can have some tourism or leisure value if developed and
marketed properly. Barangay Panungyanan will be the chosen site as the Agri-tourism
area, preferably giving boost to the development of restaurants, green farming and other
tourism related activities.
The main access to the Tourism-Oriented and Recreation Zone is the General Trias-
Amadeo Road which means it can be reached from the Governor’s Drive junction at
Barangay Manggahan and from the municipality of Amadeo in the south. The TORA
may also be reached from the west via some minor roads originating in Trece Martires
City. Likewise, the San Francisco-Santiago area will also become an Agri-Tourism site
due to its accessibility and the presence of the Dairy Processing Center in the area,
thus, possibly making it as the General Trias lowland crop product center. Because of
the absence of any environmental hazard, this zone is considered to have high
development capability.
 Waste Disposal Area
The Waste Disposal Area is located in Barangays Tapia and Pasong Camachile II,
previously used as an open controlled dumpsite, this area is for rehabilitation and to be
developed into a sanitary landfill. This shall be devoted to solid waste facilities per the
requirements of RA 9003 and the DENR. Moreover, the development of an Eco-Park
is envisioned by year 2013 in Barangay Pasong Kawayan II, in which establishment of
the municipal MRF is one of the component, to recover recyclable materials and to
compost biodegradable organic materials.
 Socialized Housing Development Area
Socialized Housing Development Area shall be used principally for socialized

housing/dwelling purposes for the underprivileged and the homeless as defined in RA
7279. Socialized Housing area is located in Barangays Pinagtipunan and San
Francisco.
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4.6. LAND USE DEVELOPMENT STRATEGIES
124
Expansion of the urban use areas is unavoidable because of the need to have room for
urban functions required by the increasing population. Areas where other land uses may
be allowed also have to be determined to establish a rational land development
pattern. In line with urban expansion, certain parcels of agricultural lands will become
suitable for urban development. Obviously, the municipality’s total urban land
requirement of about 6,905.83 hectares for the next ten years may not be easily
accommodated by simply utilizing the municipality’s remaining agricultural lands.
Because doing so, this may seriously affect the town’s food sufficiency level. Other land
supply management alternatives were looked into to reduce the pressure in
reclassifying these agricultural lands, in order to meet the town’s urban land
requirement .
In the next ten years, General Trias requires an additional total land area
requirements of about 1,582.05 hectares to accommodate its future housing needs.
This was estimated as per HLURB standards of 240 sq. meters per household. With
merely 589.02 hectares of allocated lands intended for residential purposes, the LGU
may have opted to increase urban density through medium and high-rise housing
development. This will be particularly situated in Barangays Navarro and Pasong
Camachile I which have been defined as the new residential development areas. The
LGU has also identified suitable lands for for socialized housing projects, probably to be
situated in Barangays San Francisco and Pinagtipunan. Maximum utilization of
existing vacant housing units in private subdivisions may also be encouraged. Infilling
of vacant lots adjoining existing residential projects in barangays where the Greater
Poblacion Area, General Residential Area, Northerm Mixed-Use and Southern Mixed-
Use areas are located will also be advocated. The said strategies will contribute a lot
in meeting the projected residential land area requirement.
Agricultural areas have substantially decreased due to conversion into industrial,
commercial and residential uses, thus, from 4,131.25 hectares in the existing land use,
the proposed agricultural area is 3,745.51 hectares or 385.74 hectares smaller than
the existing figure. This implies that the urban expansion will eat up only about 9.34
percent of our existing agricultural lands, and is within the 10 percent reclassification
limit set by the Local Government Code as a benchmark. More idle lands, which could
otherwise be used for agricultural purposes, have been applied for reclassification by
several developers who are accumulating cheap land for future development projects.
To successfully carry out the municipality’s agricultural program, its most productive
agricultural lands had to be defined and delineated in the land use plan for the purpose
of preservation. Most of these productive agricultural lands are incorporated in the
protected SAFDZ and NPAAAD lands of the municipality. These areas has a total of
approximately 619.04 and 340.09 hectares, respectively. These highly restricted
agricultural lands are concentrated in Barangays Bacao I, San Juan II, Tapia, Pasong
Camachile I & II, and Pasong Kawayan I & II.
A total of 71.05 hectares will be allotted to Institutional Development Area to
accommodate the future demands in terms of land requirements for institutional
purposes. These include provision of schools, churches, day care centers, health
centers, evacuation centers, wastewater treatment facility and other government
institutions that provide basic socio-economic services. Other institutional land area
requirement with an aggregate area of 59.46 hectares are dispersed in some areas
designated as within the General Poblacion Area and the Northern and Southern
Mixed-Use Expansion Areas. There should be a policy requiring private subdivision
to at least construct said community facilities in order to augment the total 142.1
hectares land area requirements over the next ten years.
The existing commercial areas are adequate enough for the present population.
125
However, as a new growing center of economic activity, commercial expansion of 20

hectares has been allocated since it is expected that commercial activity would
intensify in the next ten years. New commercial development is encouraged in
Barangays Navarro, Buenavista I and San Francisco. An area of 13.82 hectares has
been allotted for Pasong Camachile I and II , which has been identified as the new
economic site in the eastern half of the municipality due to the future needs of the
residents in the area aside from the plans of putting up an industrial zone and residential
subdivision developments.
Expansion areas for commercial activities include all lots directly fronting on the
provincial and national roads within the Southern and Northern Mixed Use areas
promoting compact and strip development along the major roads. The Poblacion,
being the Central Business District is expected to continue as a major commercial area
and lots directly adjacent to the urban core shall be zoned for commercial use.
While an industrial area requirement of about 1,530.58 hectares are needed for the
next ten years, the LGU allotted only 112.07 hectares to accommodate additional
future industry locators. Until the industrial subdivisions particularly in Barangays
Manggahan and Buenavista II are at least 60 % occupied, there is really no immediate
need to allocate more lands for industrial use. Nevertheless, in response to the
industrialization thrust of the municipality as one of its main economic development
drivers, areas adjacent to the existing industrial estates could become its expansion
areas. The emergence of Barangays Pasong Camachile I and II, specifically the
portions along Arnaldo Highway and Open Canal going to Imus and Santiago will be
considered as a potential site of future industries. The establishment of a local export
processing zone, a mandate that is being pursued by the Philippine Export Processing
Zone Authority (PEZA) where light and medium industries can be encouraged to locate
is another fine opportunity.
With the mandatory allocations of parks and open spaces in new subdivisions and
housing projects, the existing parks and open spaces areas are adequate for the future
population. However, since the existing open spaces are not situated in strategic
locations, an additional 10 hectares are allocated in Barangays Bacao I & II, San
Juan I, Pasong Camachile I, and Buenavista to serve the recreational needs of the
residents.
In line with identifying solutions to address environmental concerns especially the

bulging wastes to be generated in the years to come, the existing controlled dumpsite
and the areas adjoining it may be considered as a potential site and may be converted
into a sanitary landfill. Since the municipality does not own the required land that it can
develop for this project, only 14.07 hectares shall be identified for this purpose,
hoping to meet the required land for the next five years. No residential development
should be allowed to develop within the premises to avoid conflicting uses. Likewise, the
existing government property in Barangay Pasong Kawayan II, having area of 2.8
hectares shall be utilized for Eco-Park development, proposed site for Material
Recovery Facility and other minor institutional support facilities.
A new site for a cemetery or a memorial park to serve and meet the municipality’s
growing burial requirements has to be identified. Safety, health and environmental
concerns will be key considerations in choosing a site preferably in Barangay San
Francisco, and another 4.19 hectares have been allocated for the purpose.
The northern mixed-use development area will be an area where industrial and
commercial developments will be encouraged. This area will add another 40 hectares
to accommodate more commercial shops and businesses that will locate in the next
few years to take advantage of its exposure to a growing number of travellers using
the Tejero-Bacao-Noveleta Diversion Road. Likewise, this area also consists of some
126
tracts of land for grazing and some lots used for residential purposes.
Another 20 hectares shall be developed as a mixed-use zone at the southern half of

the municipality as dominated by industrial estates, commercial establishments and
new residential subdivisions. The areas at the junction of General Trias-Amadeo Road
and Governor’s Drive have evolved into a commercial area with a strong potential for
expansion into adjacent areas. Barangay San Francisco, on the other hand, has many
new residential subdivisions with plenty of space for expansion.
Based on road standard of 2.4 km for every 1,000 population, there is a substantial
inadequacy in the road-transport network in the next ten years. General Triaswill
need to allocate an additional 260.19 hectares for urban roads to provide alternate
routes particularly as access to existing traffic generators as well as to the identified
growth zones. Construction of new lateral roads and diversion/by-pass roads are
proposed that will connect strategic points or investment areas around the municipality.
The 2012-2021 CLUP has integrated the proposed road network that will improve
intra-municipality accessibility as well as provide alternative linkages to other areas
particularly Metro Manila. Among the proposed major road projects are: Tejero By-
Pass Road, Antel-Bacao Diversion Road, CALA East West Roads (DaangHari Road)
orTanza-Muntinlupa Roads, Pinagtipunan-San Juan-Bacao-Sta.Clara-Navarro-Pasong
Camachile Diversion Roads, Governor’s Drive Diversion Roads and Pasong Kawayan
II-Buenavista I-Santiago-Pasong Camachile II Municipal Roads.
Ample investments for transport infrastructure will soon be required in order to support
economic growth. These will be in the form of additional transport facilities and
upgrading of existing roads and bridges for better circulation. Public transportation
should be promoted with the integration of transport terminals in the planned
developments .
The proposed areas for Agri-Tourism are also identified in two possible sites. The
new classifications have an additional allocation of 10 hectares for tourism
development. Barangay Panungyanan is one of the chosen site due to its proximity to
the existing tourism oriented zone. This area will be considered a potential site
preferably giving boost to the development of restaurants, green farming and other
tourism related activities. Another site will be along the San Francisco-Santiago area
due to its accessibility and the presence of the Dairy Processing Center in the area,
thus possibly making it as the General Trias lowland crop product center.
The previous Planned Unit Development (PUD) having an area of 704.85 hectares
which were previously used for agricultural purposes but now have been reclassified to
other uses shall be optimized or maximized its use for urban development purposes.
Most of these lands are currently held in reserve and now considered vacant or idle
lands/ grasslands and awaiting developments. Then again, there is a need to
encourage some land owners to develop fully some of the “dead lands” which are lying
idle.
The municipality’s easement/buffer zones and water bodies remain as it were. They are
to be protected from pollution and encroachment. Establishment of a mechanism to
identify and recover easements along the major rivers as well as setbacks planned
expansion of its urban area are to be placed. Efforts to delineate and recover
easements and setbacks are to be made, in anticipation to the need for increased
commercial and industrial activities brought about by the influx of investment in the
municipality.
4.7 BASES FOR FUTURE REQUIREMENTS
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The estimated population of General Trias in 2011 was 263,986. Using the 2000-2010
average annual growth rate of 8.49 percent, it has been projected that the population of
the municipality will reach 596,463 by year 2021. This figure is 332,477 persons more
than
the 2011 population .
The HLURB’s recommended standards could be used to estimate the 2021 land
requirements of the municipality. The following are the projected required land areas
based on these HLURB criteria :
Residential
For the next ten years, General Trias will need to expand its residential area by
around 1,582.05 hectares to accommodate the projected number of population in the
years to come. Due to high population growth rate, it is supposed that the housing
demand shall remain high with the years ahead. This will lead to conversion of
agricultural areas in the new residential development areas and maximizing the
previously delineated urban lands in some areas that was not utilized due to prolonged
idling.
Industrial and Commercia Areas
For the next ten years, General Trias, being considered as one of the new frontiers of
growth and development among the CALABARZON area, will need a wide area for
commercial and industrial activities. Using the HLURB suggested ratio of 3% of the
total built up area, the municipality has to allocate an estimated amount of around
113.92 hectares for commercial purposes. However, based on the existing land use
plan, the commercial use accounts to 6.25 percent of the total built-up area equal to
about 211.05 hectares. This means that the municipality has more than enough
commercial areas for its commercial activities. With regards to industrial land use
requirements, about 1,530.58 hectares are needed by the end of the planning period
for light and medium industries, using the prescribed standards of 0.8 hectares /1,000
population and 2.5 hectares/1000 population, respectively.
Parks, Playgrounds and Other Recreational Areas

Although the existing parks and open space areas seem to be adequate due to
mandatory allocations of open spaces in new subdivisions and housing projects, there
is, however, a need to allocate areas for the recreational needs of the future
population. The municipality needs additional 10 hectares as allotted space for future
parks and recreation venues, which must be strategically located near the Poblacion or
adjacent the residential areas. As per HLURB guidelines, there should be 500 square
meters required space for public parks and playgrounds per 1,000 population.
Institutional Areas
With the next years ahead, General Trias will need to have room for the future
demands in terms of land requirements for educational facilities, churches and
government institutions by about 142.10 hectares. This figure was calculated based on
the prescribed standards of 5 hectares per 15,000 population. Residential/Subdivision
developers in the municipality shall be required to allocate certain areas for
community facilities such as schools, day care centers and multi-purpose hall. This
requirement will be sustained for the next ten years providing the municipality
sufficient community facilities for the future provision of basic social services.
Urban Roads
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Using the minimum standard ratio of 1 kilometer of road per 1,000 population as
prescribed by the HLURB, the municipality needs an estimated area of about 596.97
hectares to establish a good hierarchy of roads that will be able to efficiently serve the
2021 population and all future developments within the planning period. Certain needs
will also have to be addressed in order to improve the general circulation such as
improving links with adjacent towns and with Metro Manila, and reduce vehicular traffic
at key locations such as the Prinza Junction, Tejero Junction along Diversion Road,
Manggahan Junction and San Francisco Junction.
Landfill
Having a projected population of 596,463 by 2021, it is recommended that the
municipality should identify and develop an appropriate and suitable location of
municipal sanitary landfill within the next ten years. An area of around 35.14 hectares
will be needed to hold the estimated total 10-year waste generation based on the
HLURB prescribed standards of 0.50 kg/capita/day. The required areas comprise
the provision of daily cover, roads, receiving areas, fencing etc. The existing dumpsite
located in Barangay Tapia is set to be develop in the near future into a sanitary landfill,
and expansion site within the premises of the existing dumpsite should be done this
early.
Cemetery
On the basis of 2.44 square meter (plot area/death), an area of about 4.22 hectares of
cemetery land will be needed to accommodate the estimated total 10-year deaths. With
the operation of Himlayang General Trias, it is believed that it would be able to resolve
and address the area requirement for burial grounds in the years to come.
5.0 THE COMPREHENSIVE LAND USE POLICIES
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Guiding Policies
To realise the town’s vision of a “center of sustainable economic activity in the

region”, areas that are suitable for land uses that will serve as economic growth drivers,
were identified and consolidated for efficiency. Identifying areas where more intense
activities (i.e. industrial and commercial) are allowed promotes efficiency in their
management and operation. By defining areas where industrial and commercial uses
are supposed to locate, demands for utilities such as power and water will be more
accurately estimated and consequently provided for.
If medium to high density commercial, residential, and mix uses may also be allowed
along major roads, parallel service roads and the required parking, easements, and
setbacks must be provided by the developer.
Likewise, support systems for agriculture such as irrigation and drainage will be more
effective and less costly to maintain if the agricultural lands were in one contiguous
area.
It was felt that the best areas for industrial use were the areas adjacent to the
successful industrial estates within the municipality. The most productive agricultural
lands (SAFDZs and NPAAADs) were also grouped together to better manage their
operation.
Areas that were considered urbanizable were identified for urban expansion and
development. The Local Government Code however, stipulates that for first class
municipalities only ten percent of the total agricultural lands may be converted to other
land uses. The zones where the 10% intended for reclassification may be drawn, will be
presented, but some of their exact locations will be left unidentified to allow the local
government more flexibility in determining them later as the need arises.
The following statements of policies cover all four (4) major land use policy areas that
pinpoint the proposed policy frameworks that would govern how the CLUP will be
implemented over the years.
5.1 Policies on Settlement
 The municipality will promote the development of medium and high rise housing
development to prevent the decrease of agricultural lands by going into vertical
construction;
 An area for socialized housing will be identified and development guidelines will be
formulated with regards to open space requirement, setbacks, firewall, safety
measures, drainage and sanitation system, parking, fencing and access among others;
 Subdivisions, Condominiums and Economic housing shall conform to the rules and
regulations of PD 957, ”Subdivision and Condominium Buyers’ Protective Law”; BP
220, ”Promulgation of Different Levels of Standards and Technical requirements for
Economic and Socialized Housing Projects”; RA 7279 ‘Urban Development and
Housing Act”; and other pertinent government rules and regulations relative to housing.
The minimum requirements for all types of land subdivision and development such as
right-of-way, setbacks, lot sizes, utilities systems, open space requirement, among
others, shall be implemented specifically;
 Cluster housing units or row apartments may be allowed provided that these shall not
exceed eight units per cluster per row;
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 Rental housing or houses-for rent or boarding houses is rising in the municipality to

accommodate influx of migrants and workers due to the town’s continuously
expanding industrial and economic activities. Development guidelines that will cover
minimum room size, lighting and ventilation, fire exits, parking and open space, safety
equipment, etc. to ensure their comfort and safety should be prepared;
 Building heights must conform with height restrictions, relevant provisions and
requirements of the National Building Code and other rules and regulations related to
land development and building construction. In areas prone to flooding, building height
limitations will be more relax to allow two storey or more for construction provided
proper setbacks on easement shall be provided along waterways and erosion prone
areas. The zoning ordinance will provide supplemental guidelines on such
requirements as setbacks, firewalls, open space, building height and bulk, etc.
Legal Basis
Sec. 2 . Declaration of State Policy and Program Objectives , Article 1 of Urban

Development Housing Act RA 7279.
It shall be the policy of the State to undertake, in cooperation with the private sector, a
comprehensive and continuing Urban Development and Housing Program, hereinafter
referred to as the Program, which shall:
xxx
b. Provide for the rational use and development of urban land in order to bring about the
following:
Equitable utilization of residential lands in urban and urbanizable areas with particular
attention to the needs and requirements of the underprivileged and homeless citizens and
not merely on the basis market forces.
Sec. 9, Article XIII Social Justice and Human Rights of the 1987 Philippine Constitution
“The state shall, by law, and for the common good, undertake in cooperation with private
sector, a continuing program of urban land reform and housing which will make available
at affordable cost decent housing and basic services to underprivileged and homeless
citizens in urban centers and resettlements area. It shall also promote adequate
employment opportunities to such citizens. In the implementation of such program, the
State shall respect the rights of small property owners.”
Section 17 Article IV of UDHA LAW (RA 7279) - tasked the local government units to
register all beneficiaries of socialized housing projects within their jurisdiction.
Section 18 Article IV of UDHA LAW (RA 7279) - tasked the subdivision developers to
develop an area of at least 20% of their housing project into a socialized housing project.
Section 29, Resettlement of Article VII - Urban Renewal and Resettlement, RA 7279
- Within two (2) years from the effectivity of this Act, the local government units, in
coordination with the National Housing Authority, shall implement the relocation and
resettlement of person living in dangerous areas such as esteros, railroad tracks, garbage
dumps, riverbanks shorelines, waterways and in other public places such as sidewalks,
roads, parks and playgrounds. The local government unit, in coordination with the National
Housing Authority, shall provide relocation or resettlement sites with basic services and
facilities and access to employment and livelihood opportunities sufficient to meet the
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Sec 30, Article VII of UDHA LAW (RA 7279) - tasked the local government to prevent
construction of any kind of illegal dwellings or structures within their respective localities.
Imposition of additional 0.5% tax on the assessed value of all lands in urban areas in excess of
P50,0000.(Sec 43, Socialized Housing Tax UDHA of RA 7279)
E.O. No. 272 (2004) created the Social Housing Finance Corporation to develop and implement
social housing programs for the low income groups in the formal and informal sectors.
Sec. 39, Article V, RA 7279 - Role of Local Government Units for Community Mortgage Program
DENR A.O. 37-96 Revised Rules on Environmental Impact Assessment (EIA) System
5.2 Policies on Production Areas
 Commercial/Mix Uses
The Poblacion, with the plaza as its inner core, will be transformed into a low-density
mixed-use development area. It will continue to have residences but will increasingly
become commercial in terms of land use. The CLUP allows the growth of the Poblacion,
which is considered the Central Business District of the Greater Poblacion Zone and
currently the site of the public market, the municipal hall, and the church. Buildings
expansion in this area may also be allowed and the uniform building height limit shall
be four storeys, maximum percentage of land occupancy of 60 percent and maximum
floor-area ratio of two.
Commercial subdivisions shall be administered by the Implementing Rules and

Regulations Governing Commercial Subdivision of EO 648, dated February 7, 1981.
The spatial groupings of Barangays Navarro, Pasong Camachile I & II, Buenavista I
and San Francisco as the new Commercial Development Area and all lots directly
fronting on the provincial and national roads within the Southern and Northern Mixed
Use areas as commercial expansion shall be regulated with the provisions of the
minimum setback of building from the ROW of major thoroughfares of 10 meters for
residential, 15 meters for commercial, and 20 meters for industrial will be strictly
implemented. Medium to high density commercial, residential, and mix uses may also
be allowed along major roads provided parallel service roads and the required parking,
easements, and set backs are provided by the developer. In order to ensure availability
of open space, vertical rather than horizontal construction will be encouraged especially
along arterial roads. This means that mix-use commercial and residential medium rise
buildings will be promoted.
 Industrial Areas
Only light and medium industries, which are non-hazardous and less pollutive, shall be
allowed within the new industrial development area. It is also in this place where the
proposed new industrial zone should be established to boost up prime manufacturing
activity in the municipality and create more jobs. This will be located in Barangays
Pasong Camachile I and II. The proposed construction of the East West roads is
expected to improve accessibility in these areas, since the proposed Tanza-Muntinlupa
Highway East-West road will traverse in these areas along with the on-going
Advincula Highway in Barangay Pasong Camachile 2.
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The required easements, vehicular parking areas and setbacks will be strictly enforced.
No residential development should be allowed to develop adjacent to industries, to
avoid conflicting uses unless a minimum setback of 20 meters is provided as buffer
zone. Infrastructure support and facilities will be maximized with the help of the private
sectors and national government.
To protect the environment, strict environmental control measures shall be observed.

The residents should be protected from industries discharging hazardous wastes, dust,
smoke or any other air polluting material that may have detrimental effects on health.
Regular monitoring with regards to waste disposal, air quality, water quality and the like
should be undertaken by the MENRO.
 Agricultural Lands
In order to pursue the municipality’s agricultural program and ensure stable food
security, productive agricultural lands should be protected and preserved. This can be
achieved by having a more dynamic and technologically advance practice of agriculture,
a more efficient and sustainable use of resources, and a more active participation from
the private sector. The remaining agricultural lands will be strictly regulated for
reclassification and conversion. Landbanking or buying large tracts of land for
speculation should be discouraged. The local government should seriously implement
the imposition of higher taxes on idle lands to discourage further land speculation or
the reversion of reclassified lands back to agriculture if no development took place in the
property after the issuance of local permits.
 Tourism Areas
The tourism zone covers areas in Barangays Biclatan, Javalera, Alingaro and
Panungyanan and portion of the agricultural area of Barangay Santiago and San
Francisco. Its total area is mostly made up of the Eagle Ridge Golf and Country Club.
Some grazing lands and orchard are part of this zone. Because of the absence of any
environmental hazard, this zone is considered to have high development capability.
The municipality should develop and implement programs to encourage the entry of
investment in tourism and leisure-oriented businesses. Likewise, to protect and enhance
historic sites with tourism potentials, building of new landmarks and re-developing old
sites should be undertaken to make them attractive to tourists. The municipality shall
also promote the municipality as a historic site as well as an excellent location for
business hotels, restaurant, resorts and sports center and the like.
Legal Basis
Rule II. Design Standards and Guidelines for Commercial Subdivisions of E.O. 648
- Requires developers to comply on the provisions for lots and block sizes, roads,
pedestrian waterways, utilities and facilities including water supply, waste disposal,
drainage system and power and communication system.
Rules and Regulations of Article IV of E.O. 648 for Industrial subdivision shall be complied
by the developers, in particular to design standards for lot and block sizes, roads, buffer
requirement for complicating land uses, parking spaces, transport facilities, service utilities
from water, drainage, sewage, solid waste, power and communication facilities.
R.A. 10121 (DRRM Act 2010) and R.A. 9729 (Climate Change Act ) respectively, to be
implemented
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Sanitation Code of The Philippines (PD 856)
Sec. 444 - Chief Executive Power, Duties and Compensation

(vii) Adopt adequate measures to safeguard and conserve land, mineral, marine, forest
and other resources of the municipality.
(3) Initiate and maximize the generation of resources and revenues, and apply the same
to the implementation of development plans, programs objectives.
Implement incentives in accordance to PEZA Law, Barangay Micro Business

Enterprise Act of 2002, RA 9178 and Municipal Investment Code of 2008
Municipal Ordinance 03-2000 was enacted to impose local idle land tax to all vacant
privately owned land.
Imposition of additional 0.5% tax on the assessed value of all lands in urban areas in
excess of P50,0000. (Sec 43 of UDHA of RA 7279) and Provincial Executive Order 2004
IRR of Chapter XIX - “Nuisances and Offensive Trades and Occupations” of the
Code of Sanitation of the Philippines (PD 856)
5.3 Policies on Protected Areas
 Easements of Public Use
Pursuant to the provisions of Water Code (PD 1067), the following easements shall be
observed:
1. The banks of rivers and streams and the shores of the seas and lakes
throughout their entire length and within a zone of three meters in urban areas, 20
meters in agricultural areas and 40 meters in forest areas, along their margins are
subject to easement of public use in the interest of recreation, navigation, floatage,
fishing and salvage. No person shall be allowed to stay in this zone longer than what
is necessary for space or recreation, navigation, floatage, fishing or salvage or to
build structures of any kind. Since this municipality was classified as highly urban
areas by virtue of Provincial Executive Order No. 96 last August 1, 2007, the
requirement of three meter easement shall be imposed on all types of lands.
 Parks and Green/Open Spaces
A network of parks and open spaces will be identified and should be protected from
being utilized into residential, commercial, industrial and other uses. All residential,
commercial, industrial and mixed-use subdivisions, having a total contiguous land area
of 10 hectares or less are required to provide tree planted strips along its internal roads
having a spacing of not more than 10 meters per tree. Likewise they are being
mandated to provide 30 percent of their total land subdivision area for open spaces.
This must be sustained to provide abundant stockpile of open spaces for future parks
and recreational venues for the use of the general public. All non-conforming uses
shall be subject to the mitigating measures to be provided in the Zoning Ordinance.
 Road Easements/Setbacks and Buffer zones
Presidential Decree 705 or the Forestry Code mandates a 20-meter regulatory

setback from the edge of the ROW of national roads. DWPH road standards, on the
other hand, provides minimum setback from the ROW of major thoroughfares of 10
meters for residential, 20 meters for commercial, and 30 meters for industrial. This shall
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be strictly followed and accordingly incorporated in the Zoning Ordinance.

Building setbacks shall be considered as buffer yards and shall serve as buffer
locations, at the outer perimeter of a lot or parcel. In no case shall buffers occupy public
or private street rights-of-way. Whenever necessary, buffers shall be required to be
extended and/or provided with planting materials in order to alter negative conditions
such as noise, odor, unsightly buildings or danger from fires and explosions.
Landscaped buffers with suitable foliage are encouraged. Buffers are part of yards and
open spaces and in no case shall buildings encroach upon it. It may, however, be used
for passive recreation such as gardening, pedestrian trails, etc.
The municipality’s easements/buffer zones are to be protected from pollution and
encroachment. Establishment of a mechanism to identify and recover easements along
the major rivers as well as setbacks planned expansion of its urban area are to be
placed. Efforts to delineate and recover easements and setbacks are to be made, in
anticipation to the need for increased commercial and industrial activities brought about
by the influx of investment in the municipality.
 Protected Agricultural Lands/SAFDZs and NPAAADs
The municipality’s agricultural lands shall be kept in a productive state. Areas declared
as SAFDZ and NPAAAD shall be conserved and preserved. These protected
agriculture and fishery lands shall not be converted into urban land uses and those
agricultural lands outside SAFDZ shall also be protected from illegal and irrational
conversion. Reclassification guidelines will strictly follow the provisions of AFMA Law,
the Local Government Code of 1991, and the Comprehensive Agrarian Reform Law,
among other laws. Reclassified agricultural lands, if undeveloped for a period of one
year upon reclassification, shall be reinstated to agricultural classification.
 Rivers/Creeks
All developments shall undertake the protection of rivers, streams, lakes and ponds from
sedimentation and erosion damage. Municipal and industrial wastewater effluents shall
not discharge into surface and groundwater unless it is scientifically proven that such
discharges will not cause the deterioration of the water quality. Easements shall at all
times be observed along the banks of rivers and streams and the shores of the lake
throughout the entire length pursuant to the provisions of the Water Code of the
Philippines.
 Environmentally-Constrained Areas
These are areas that occupy environmentally sensitive land (e.g. susceptible to
flooding, unstable plains, areas near rivers and creeks, low-lying areas and proximity
to source of air and noise pollution). In order to ensure public safety, development will
be prohibited in environmentally constrained areas, unless, otherwise provided with
mitigating measures. Development in the flood prone areas will have to provide
adequate drainage facilities while developments in areas with unstable plains will need
special foundations.
 Tourist Sites, Parks, and Historical Places
Historic sites and facilities shall be conserved and preserved. These shall, to the extent
possible, be made accessible for the educational and cultural enrichment of the general
public. Sites with historic buildings or places shall be developed to conserve and
enhance their heritage values. Historic sites and facilities shall be adaptively re-used.
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Legal Basis
 Park/Playground Area
Provision of BP 220, PD 957 and E.O. 648 requiring parks and playground for
subdivision projects.
General Trias Children and Youth Welfare Act (Municipal Ordinance 11-04)
Climate Change Act (RA 9729) and PD 1566 - Establishing the National Program on
Community Disaster Preparedness
Par (2-vii) (b)(2) of Section 17 Basic Services and Facilities, Chapter 2 - Gen Powers and
Attributes of Local Government Units RA 7160 mandated the LGU to provide public parks
including freedom parks, playgrounds and sports facilities and equipment, and other similar
facilities.
Par. 2, Sec 5, Chapter 2 - General Trias Child and Youth Welfare Code (Mun. Ord. 11-52)
Every child has the right to full opportunities for safe and wholesome recreation and activities,
individual as well as social, for the wholesome use of his leisure hours.
 River
DENR A.O. 97-05 will be implemented by respective offices to ensure compliance of

retention areas within certain distance along the banks of rivers, streams......... for
environmental protection. (Note: this policy also applies to settlement use)
Provincial Ordinance No. 2003-005 - will be implemented by requiring the subdivision

developers to provide slope protection, a one meter path walk and two meter planting
strip to be placed at the edge of the property line of the three meter easement.
(Note: this policy also applies to settlement use)
DENR A.O. 34 & 35 series of 1990, will be strictly implemented by the MENRO, Sanitation
Field Inspectors and DENR to ensure compliance to water quality criteria and effluent
standards of wastewater disposal on waterways (Note: this policy also applies to
settlement use and production use)
IRR of Chapter XIX- “Nuisances and Offensive Trades and Occupations” of the Code of
Sanitation of the Philippines (PD 856)
 Easement/Bufferzone
DENR A.O. 97-05 will be implemented by respective offices to ensure compliance of retention
areas within certain distance along the banks of rivers, streams......... for environmental
protection. (Note: this policy also applies to settlement use)
p. 129 Table VIII.G.1 Easement Along Water Bodies/Way by Location of the National
Building Code.
Municipal Ordinance 03-2000 was enacted to impose local idle land tax to all vacant privately
owned land.
 Historical Site
Par(xi) (2)(b) Sec.17 Basic Services and Facilities, Local Government Code (RA 7160)
Local government units shall likewise exercise such other power and discharge such other
functions and responsibilities as are necessary, appropriate, or incidental to efficient and
effective provision of the basic services and facilities enumerated herein.....(xi)Tourism facilities
and other tourist attractions, including the acquisitions of equipment, regulation and supervision
of business concessions and security services for such facilities.
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Barangay Micro Business Enterprise Act of 2002, RA 9178 and Municipal Investment
Code of 2008
Sec 2 of Tourism Act of 2009 (RA 9593) - The State declares tourism as an indispensable
element of the national economy and an industry of national interest and importance which must
be harnessed as an engine of socio economic growth, cultural affirmation to generate
investment, foreign exchange and employment, and to continue to mold an enhanced sense of
national pride for all Filipinos.
 NPAAAD and SAFDZ Lands
RA 8435 – Agriculture and Fisheries Modernization Act of 1997
Municipal Ordinance 03-2000 was enacted to impose local idle land tax to all vacant privately
owned land.
Par (2-viii) (b)(2) of Section 17, Basic Services and Facilities, Chapter 2 - Gen Powers and
Attributes of Local Government Units RA 7160 mandated the LGU to provide communal
irrigation, small water impounding projects....solid waste disposal system or environmental
management system and services or facilities related to general hygiene and sanitation for the
barangay and municipality.
Sec. 4 of DAR Administrative Order No. 1, series of 2002 defines the areas which are non-
negotiable for conversion even when some portions thereof are eligible for conversion.
Sec. 20 of RA 7160 - Reclassification of Lands
MC 54 imposes conditions and limitations in the exercise by the LGU’s of their power to
re-classify, under Section 1 (a), (d) and Section 2 (b).
Administrative Order No. 20, 1 (a and b) and 2, Guidelines on agricultural land use
conversion
5.4 Policies on Utilities, Transportation and Infrastructure Areas
Utilities and Transportation
 All developments shall not cause excessive requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare of the
community. All development shall exhibit that their requirements for public infrastructure
such as roads, water supply and the like, are within the capacities of the system/s
serving them;
 Major, high intensity facilities such as commercial-residential buildings having four floors
and above, shopping centers, schools, universities, industrial estates, and/or other
similar developments that are required to provide 20 or more vehicular parking slots by
the National Building Code, shall be required to submit Traffic Impact Assessments
which shall form part of the requirements of the Locational Clearance;
 Land use activities shall not cause the alteration of natural drainage patterns or change
the velocities, volumes, and physical, chemical and biological characteristics of storm
water. Streams, watercourses, wetlands, lakes or ponds shall not be altered, regarded,
developed, piped, diverted or built upon unless it is for further improvement;
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 All developments shall limit the rate of storm water runoff so that the rate of runoff
generated is no more than that of the site in its natural condition;
 The internal drainage systems of developments shall be so designed as not to increase

turbidity, sediment yield or cause the discharge of any harmful substances that will
degrade the water quality;
 Floodplains shall not be altered, filled and/or built upon without proper drainage design
and without proper consideration of possible inundation effects on nearby properties;
 Adequate sewage treatment systems shall be ensured from individual households and
establishments to residential subdivisions and industrial estates. The adequacy of these
facilities shall be judiciously checked in applications for locational clearance and
building permits. Regular monitoring shall also be conducted by the concerned offices;
 As flood mitigation measures, a number of projects shall be identified to address

problems in drainage. Existing drainage systems in vital areas shall be upgraded to
meet a 10-year rainfall/flood. Drainage lines in various barangays shall be constructed
and existing waterways such as canals, creeks and other tributaries shall be regularly
dredged and maintained. Furthermore, the three meter public easement along
waterways (to include irrigation canals) shall be strictly observed;
 The existing structure of MERALCO as the power distributor is deemed equal to the
required role/tasks. Development shall focus on ensuring system reliability and that
distribution facilities extend to new development areas;
 The utilization of water resources of the municipality for domestic and industrial use
shall be allowed, provided it is in consonance with the development regulations of the
DENR and provisions of the Water Code. Groundwater extraction should be monitored
and strict regulation of groundwater utilization should be enforced by the local
waterworks or its assigned representative;
 Telecommunication firms should increase their system capacity to improve the

telephone line density in the municipality. Development should also focus on ensuring
system reliability and that services extend to new development areas. Location of cell
sites shall be regulated to ensure public health and safety considerations;
 All developments which attract a significant volume of public modes of transportation,

such as tricycles, PUJs, buses, etc. shall provide on-site parking for the same. These
should also provide vehicular loading and unloading bays so as through street traffic
flow will not be impeded;
 There should be a program for road right-of-way clean-up to free them from
encroachment. Construction/opening of additional road infrastructure networks will
be allowed to provide access and/improve accessibility of various barangays to
facilitate efficient movement of goods and services;
 More alternate routes are to be opened to better link various points within the
municipality. Various by-pass and lateral roads were aligned that connect subdivisions,
barangays for a more efficient flow;
 Establishment of parallel service roads will be required especially to developments

along major roads and in areas where high-density built-up will be located;
 Transportation terminals will be strategically positioned in the municipality and

ensure that they will not contribute to congestion of major thoroughfares;
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 Immediate traffic measures should be strictly enforced in order to ensure an orderly

flow of traffic. Junction improvements like road widening at critical intersections
should be undertaken and introduction of some improvements in the traffic control
system should also be implemented including traffic signals, uniform and standard
road signs and pedestrianization;
 The LGU shall take initiatives in appropriating low power consumption street lights (with
uniform design) to ensure the safety of vehicles and pedestrians at night.
Social Infrastructure
 Social infrastructures like schools, day care centers and health centers, will be
established in the municipality. There may be a need to acquire school site for
expansion of the existing public school facilities because of growing student
population. The Special Education Fund (SEF) may be utilized for the development of
new school facilities. Expansion of private schools will be promoted to augment the
limited resources of the government. Additional day care centers will be provided in
various barangay and the existing facilities shall be improved;
 With regards to health, existing health centers will be upgraded and their number
increased in order to make health care and medical services and facilities accessible to
all the local residents
 Sports and recreational facilities shall be established in strategic locations near the
Poblacion or adjacent to residential areas. The existing General Trias Sports Park shall
be improved and maintained.
 The existing dumpsite located at Barangay Tapia should be closed for environment and
health reasons, based on the provisions of RA 9003 . This area was identified as a
potential landfill location and that the area would have only little interference with local
human habitation or any protected or endangered flora and fauna. No urban activities
should be allowed to develop within the premises to avoid conflicting uses.
 A new site for a cemetery or a memorial park to serve and meet the municipality’s
growing burial requirements has to be identified. Safety, health and environmental
concerns will be key considerations in choosing a site preferably in Barangay San
Francisco. Cemeteries or memorial parks shall be located on the periphery of the town
center or in areas sparsely inhabited and where little hazard to human life or health
could result. The site must be served by a road with a minimum width or right-of-way of
not less than 10 meters. Memorial parks or cemeteries must conform with the land use
plan or zoning ordinance of the municipality having jurisdiction over the project site, the
pertinent provisions of the Sanitation Code, Water Code, National Building Code of the
Philippines and the design standards and guidelines set by HLURB. The setting up of
multi level or apartment grave sites and a crematorium within the municipality should be
encouraged.
139
Legal Basis
Provision of Roads-Right-of-Way and setback requirements for subdivision under BP

220, PD-957 and E.O.648 subdivision projects.
Subject to the provision of the Civil Code of the Philippines on Easements of Light and
View under Section 804, Table VIII.2 and Table VIII.3.
DPWH is mandated to maintain road width along national roads
Executive Order No. 621, September 18, 1980, amending the provision of Executive Order
113, as appearing in the last sentence of par. 1, General Provisions, page 1, as amended
to read as follows: “National roads shall have right of way of not less than (20) meters,
provided, that such minimum width may be reduced at the discretion of the Minister of Public
Highways to fifteen (15) meters in highly urbanized areas and that a right of way of at least sixty
(60) meters shall be reserved for roads constructed through unpatented public land and at least
one hundred twenty (120) meters reserved through naturally forested areas of aesthetic or
scientific value.”
BP-344 –“An Act To Enhance the Mobility of Disabled Persons By Requiring Certain
Buildings, Institutions Establishments, and Public Utilities To Install Facilities and Other
Devices “
Par (a) Article 32. Rule VI, Eminent Domain of the New Local Government Code (RA 7160)
Implementing Rules and Regulations – An LGU may , through its chief executive and acting
pursuant to an ordinance exercise the power of eminent domain for public use purpose or
welfare of the poor and the landless, upon payment of just compensation......
IRR of Chapter XIX- “Nuisances and Offensive Trades and Occupations” of the Code of
Sanitation of the Philippines (PD 856)
Chapter 2, Sec. 17 of the Local Government Code, Basic Services and Facilities; (2) par.
(iv), (vi), (viii) and (x).
 Sanitary Landfill
Ecological Solid Waste Management Act RA 9003

R.A. 9729 (Climate Change Act )
Par (2-vi)(b)(2) of Section 17, Basic Services and Facilities Chapter 2 - Gen Powers and
Attributes of Local Government Units RA 7160 mandated the LGU to provide solid waste
disposal system or environmental management system and services or facilities related to
general hygiene and sanitation.
 Municipal Eco-Park
Par (2-vi)(b)(1&2) of Section 17, Basic Services and Facilities, Chapter 2 - Gen Powers and
Attributes of Local Government Units - RA 7160 mandated LGU to provide solid waste disposal
system or environmental management system and services or facilities related to general
hygiene and sanitation for the barangay and municipality.
 Cemetery
Par (2-x)(b)(2) of Section 17, Basic Services and Facilities, Chapter 2 – Gen. Powers and
Attributes of Local Government Units RA 7160 mandated the LGU to provide public cemetery.
140
Sanitation Code of The Philippines (PD 856)
 Quarry
Sec 138, Local Government Code (RA 7160) - Tax on Sand, Gravel and Other Quarry
Resources. The permit shall be exclusively issued by the governor. Proceeds of 30 % percent
goes to municipality and province and 40% goes to the barangay.
141
6.0 PRIORITY PROGRAMS AND PROJECTS
SCHEDULE OF
IMPLEMENTING IMPLEMENTATIO SOURCE OF COST
PROJECT TITLE AGENCY N EXPECTED OUTPUTS FUNDS (in Php)
INFRASTRUCTURE AND UTILITIES
1. Support to the Implementation of CALA National/World

Expressway Project R.O.W. acquisition National /Private 2013-2016 Boost economic growth in Bank 345,000,000.00
the area and improved
(L= 11,500 m.) travel time

2. Implementation of Pamayanang Maliksi Local 2013-2014 New access road and Local/Private/ 2,000,000.00
Sampalukan Road improved delivery of social DPWH
services
3. Construction of By-Pass Road Local/DPWH 2013 Traffic decongestion on Local/Private 10,000,000.00
(Gov. Hills-Gov. Drive L=565m.) Manggahan crossing
4. Construction of By-Pass Road Local/DPWH 2013 Reduce traffic congestion Local/Private 10,000,000.00
(Waltermart-Lumunsad L=313m.) on Manggahan crossing
5. Concreting of Tejero-San Juan By Pass Local 2014-2017 Reduce traffic congestion Local/Provincial 50,000,000.00
Road on Tejero crossing
6. Construction of Pinagtipunan-Sta. Clara Local/DPWH 2013-2014 Reduce traffic congestion Local/National 10,000,000.00
Road (access road) L=385m. on Prinza crossing
7. Construction of Kiko-Rosa-Elang Link Local/Private 2013-2014 New access road link Local/Private 10,000,000.00
Road with R.O.W. Acquisition (L=845 m.) Developer to Arnaldo Hi-way Developer

8. Construction of Sta. Clara-Vibora Road New access road link to Local/Private
(L=171 m.) Local/DPWH 2014-2017 Poblacion Developer/DPWH 2,000,000.00
AGRICULTURE Sufficient supply of
seedlings for crop
9. Establishment of Plant Nursery Local 2013-2017 production and support for Local 3,000,000.00
re-greening program
10. Establishment of Animal Impounding Local 2013-2017 Animal welfare and Local 500,000.00
Area absence of stray animals
142
in the streets
IMPLEMENTING SCHEDULE OF SOURCE OF COST

PROJECT TITLE AGENCY IMPLEMENTATION EXPECTED OUTPUTS FUNDS (in Php)
PUBLIC BUILDINGS AND OTHER
FAClLITIES
11. Construction of new Municipal Building Local 2015-2017 Better delivery of social Local/Bank 150,000,000.00
on new site services to the people
12. Development of Municipal Transport Local/Private 2013-2017 Support decongestion of Local/Private 15,000,000.00
Terminal and improvement of market Central Terminal in the
open space market
13. Development of Municipal Abbatoir Local/Private 2014-2017 Assurance of quality meat Local 15,000,000.00
products and improved
local revenue base
14. Construction of New Jail Facility in a National 2013-2014 Support decongestion National 5,000,000.00
government owned property of jail facility in the
Poblacion
15. Establishment of Satellite DRRMO, Local/National 2013-2021 Quick response in times of Local/National 5,000,000.00
(Fire, Police Station) at Barangays calamity
Navarro, Buenavista and San Francisco
BRIDGES
16. Construction of Alingaro Bridge National 2013-2014 Ensure safety of motorists National 50,000,000.00
17. Construction of Buenavista II Bridge National 2013-2014 Ensure safety of motorists National 30,000,000.00
(w/ lot acquisition)
18. Construction of Malagasang – Pasong
Camachile Bridge National 2017 Ensure safety of motorists National 50,000,000.00
19. Construction of Pasong Camachile-
Pasong Kawayan Bridge National 2017 Ensure safety of motorists National 50,000,000.00
ENVIRONMENTAL MANAGEMENT
20. Environmental Protection and Disaster Local 2013 Quick response in times of Local 5,000,000.00
Risk Reduction and Mitigation Program calamity and evacuation
21. Establishment of Municipal Sanitary Effective solid waste
Landfill and MRF Local 2013-2021 management Local 25,000,000.00
143

22. Development of Master Drainage Plan Local/Consultant 2013-2014 Approved plan for drainage Local/National 2,000,000.00
improvement
23. Construction of various drainage system Local/DPWH/ 2013-2021 Flood free Local/National/ 42,000,000.00
Private Private
a. Tejero-Bacao (L=7,164 lm.) 26,000,000.00
b. Manggahan-Biclatan (3,000 lm.) 11,000,000.00
c. Bacao-Antel Bridge-Rio Grande 5,000,000.00
(L= 1,330 lm.)
24. Establishment of Sewerage and Septage GTWC/Subdivisio Treated sewerage and

Treatment Facility (By phasing) n 2015-2021 septage
Developers/ Private/Local 10,000,000.00
Private/LGU
25. Regreening of easements, erosion prone Local/DENR 2012-2021 Green landscape; Local/Private/ 10,000,000.00
areas, parks and road shoulders Minimized erosion of river National
banks and creeks
SOCIAL DEVELOPMENT
26. Establishment of Youth Detention Homes Local 2014-2016 Holding area for juvenile Local 5,000,000.00
delinquents
27. Acquisition and development of lot for Local 2013-2021 Reduced settlement on Local/Private 50,000,000.00
Government Housing Project hazard risk areas;
(Area = 10 hectares) Affordable housing for
informal settlers and
government employees
HEALTH
28. Construction of additional 91 Health Local 2013-2014 Improved health services Local/National 55,000,000.00
Centers

EDUCATION
29. Establishment of a new site for Municipal Local 2012 Improved education
144
Local/DepEd/
High School facilities Private
Improved tertiary
30. Acquisition of lot for Municipal College Local 2014-2015 education Provincial 5,000,000.00
31. Construction of additional 737 units public LGU/Private 2012-2021 Improved public Local/Private
elementary classrooms in selected Developer elementary school student- Developer/ 422,200,000.00
barangays classroom ratio National
32. Construction of additional 271 units public Improved public secondary
high school classrooms in selected LGU/Private 2012-2021 school student-classroom Local/Private 162,600,000.00
barangays Developer ratio Developer/National
SPORTS DEVELOPMENT
33. Construction of two (2) Covered Courts Local 2013 Playground area and Local 8,000,000.00
with toilet evacuation site
34. Acquisition/Development of Municipal Local 2014-2015 Area for recreation and Local 10,000,000.00
Central Parks and Playgrounds evacuation site
PROTECTIVE SERVICES
35. Traffic Signalization, Sidewalk Improvement Local/DPWH 2013-2021 Hazard free and safe travel Local/National 20,000,000.00
of Major Thoroughfares/Junctions

145

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General Trias Comprehensive Land Use Plan (2012-2021)

Over-all Development Direction

General Trias is globally competitive, a center of sustainable

The consolidated mission statement focuses on the LGU’s commitment to exercise

The municipal government in its quest for cityhood commits to

2.0 POLICY DIRECTION AND GOALS

VISION ELEMENTS DESCRIPTORS GENERAL GOALS

• To sustain farm production

• A dynamic and supportive

2.1. PREFERRED DEVELOPMENT THRUSTS AND SPATIAL STRATEGY

Preferred Development Thrusts

The basic development thrusts of the 2012-2021 CLUP remain as follows:

Sustained Economic Growth

 Focus industrial growth into globally competitive, environment friendly and

Improved Quality of Life

 Provision of adequate employment opportunities;

Guided and Managed Land Development

 Optimum land utilization and rationalized re-classification of lands;

 Recognition of carrying capacities; and

 Streamlining the bureaucracy;

 Reversion of lands previously reclassified and zoned as urban uses to

 Discourage Land Banking or buying Large Tracts of Land for Speculation

 Intensify Agricultural production

 Consolidate Built-up Areas

 Creation of New Ecozones in Strategic Locations

A new site for ecozones is needed and possibly be established in areas

and commercial activities are expected to expand in due time owing to

Adding a New Growth Hub

Tourism as Basic Support to Agriculture

Establishment of New Institutional Area with Central Park and Playground

Laying the Long-Term Framework for Urban Growth

3.0 THE STRUCTURE PLAN

3.1 Activity Centers

 Tejero-BacaoI-Bacao II Area (CEPZ Expansion)

 Buenavista I and Buenavista II Area

 Manggahan-San Francisco Area

The Manggahan-San Francisco Area’s industrial and economic growth may be

 Panungyanan - Santiago – San Francisco Area

New Development Areas (New Growth Hub)

The strategy also recognizes the commercialization of Barangays Santiago, San

 Barangay San Francisco as the New Government Center

As to infrastructure facilities, the proposed construction of the east west road is

 The Pasong Camachile I as new Institutional Growth Areas

 Barangay Panungyanan-Santiago as New Sites for Agri-Tourism

Likewise, the Santiago-San Francisco area will also become an Agri-Tourism

3.2. Movement Systems

Existing Major Roads

 Tejero-Bacao-Noveleta Diversion Road

 Rosario-General Trias National Road

This is an inter-municipal route connecting the Poblacion to the neighbouring

 General Trias-Noveleta Provincial Road

This is an inter-municipal route connecting the Poblacion to the Tejero-Bacao-

 General Trias-Amadeo National Road

A north-south road originating in the Poblacion passing thru Governor’s Drive in

This is an inter-municipal route, which could be upgraded to serve as major alternate

Proposed Major Roads

 Tejero By- Pass Road

 Antel Bacao Diversion Road

 CALA East-West Road (Daang Hari Road) or Tanza-Muntinlupa Roads

 Pinagtipunan - San Juan – Bacao - Sta. Clara-Navarro-Pasong Camachile Diversion

This proposed two-lane alternate east-west intra-barangay route will connect

 Governor’s Drive Diversion Roads

 Pasong Kawayan II - Buenavista I – Santiago – Pasong Camachile II Municipal