Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY
Chapter
5- 1
5
THE PREFERRED
SPATIAL DEVELOPMENT STRATEGY
5.1
Overview
As earlier discussed in the previous chapters, the preferred spatial
development strategy shall provide the framework for the physical and socioeconomic development of Angeles City. Among the other alternative urban
forms that were considered and studied, the radial and circumferential urban
form was unanimously chosen by the stakeholders as the guiding physical
framework for Angeles City, as schematically shown in Figure 5-1.
At full implementation, the radial and circumferential urban from is
expected to decongest the urban core by dispersing urban development and
activities in the peripheries or growth nodes. With the construction of new
and rehabilitation of existing radial and circumferential road networks in the
city, circulation and access is anticipated to be improved.
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY
5- 2
Lourdes
Sur
East
Figure 5-1. The Preferred Spatial Development Strategy
The city’s relatively affluent population and strong tax base are among
its strong points. These may have been among the major reasons why SM
Ayala and Robinson malls, Nepo and Jenra malls altogether located in
Angeles City. Obviously, at least for the three (3) big players, their target
market is not Angeles City alone but the entire Central Luzon, or even the
neighboring Northern Luzon regions.
The city’s products should find their
way in these malls so that local producers can take advantage of the regional
market created by these mall players.
The city can still grow and raise some of its food requirements. Full
urbanization does not happen overnight.
preserve its remaining agricultural lands.
In the interim, it must strive to
A food and high value crop
production area must be set aside.
Its forest cover in Sapangbato in the west-most part of the city must
be fully preserved and vegetated in order to ensure Angeles City’s potable
water supply.
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY
5- 3
As a regional urban center that also doubles as an interregional
transportation hub, Angeles City must exert every effort to improve the levels
of service of its road networks providing interregional access.
Strategically located at the heart of Central Luzon and at the center of
the Metropolitan area, Angeles City is in the best position to become a global
city once the Diosdado Macapagal International Airport (DMIA) becomes fully
operational.
In fact, the growing number of foreigners (e.g. Koreans,
Chinese, Bangladeshi) staying in the city to work, study, or establish business
is already an indication that Angeles City is fast becoming a global city.
Altogether, these positive developments may be fully realized if the
chosen
spatial/development
strategy
for
Angeles
City
is
properly
implemented.
5.2
The Radial and Circumferential Spatial
Development Strategy
Shown in Figure 5-2 is the schematic diagram detailing the growth
nodes and development corridors in consonance with
the chosen spatial
strategy. About nine (9) development corridors and development nodes were
identified with the aim of realizing the adopted spatial strategy.
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY
Margot
Malabanias
Abacan River Special
Development Corridor
Anunas
Sapangbato
Cuayan
Pampang
5- 4
Balibago Pulung
Pulung Maragul
Maragul
Pandan
Virgen
Delos Remedios
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o
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nt
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om
Cutcut
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Growth Corridors and Development Nodes
1. CBD Growth Area
2. Sto. Domingo Growth Area
3. Pampang Growth Area
4. Anunas Growth Corridor
5. Abacan River Special Development
Corridor
Figure 5-2.
6. Balibago Growth Area
7. Pandan Growth Corridor
8. Pulung Maragul Growth Area
9. Sapangbato Watershed Reserve
Schematic Diagram Detailing the Growth Nodes and
Development Corridors of the Chosen Spatial Strategy
To effect and implement the chosen spatial development strategy, the
following development nodes, growth centers, and corridors must be
developed, to wit:
Urban Core or Hub
a)
Central Business District (CBD) Growth Center
Growth Node/Spoke
b)
Balibago Growth Center
c)
Pampang Growth Center
d)
Anunas Growth Corridor
e)
Sto. Domingo Growth Center
f)
Sapangbato Watershed Reserve
g)
Pandan Growth Corridor
h)
Pulung Maragul Growth Center
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY
5- 5
Special Growth Center
i)
Abacan River Special Development Corridor
Shown in Figure 5-3 is the road network development framework plan
of Angeles City. The supporting radial and circumferential road networks that
will inter-connect the urban core or hub to the different growth nodes or
spokes include but not limited to
the following:
Radial Roads
a) MacArthur Highway
b) Sto. Rosario Street
c) Henson/J. Gonzales Boulevard
d) Angeles-Porac Road
e) Rizal Street
f) Angeles-Magalang Road
g) Sto. Entierro Road
h) Abacan River Highway (proposed)
i) Dominic Main Road
j) Magalang Avenue
k) Araw-Malansik Road
Circumferential Roads
l) Filipino-American Friendship Road
m) East Circumferential Road (proposed)
n) Miranda Extension
o) San Francisco Street
p) Clark Perimeter Road
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
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Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
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Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY
5- 6
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Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY
5- 7
q) Roxas Highway
r) Don Gueco Avenue
In addition, presented in Table 5-1 are the component barangays of
the different growth nodes of the preferred spatial strategy.
Table 5-1.
Identified Growth Centers Nodes, and Corridors of the
Angeles City Spatial Development Framework
Growth Center/Corridor
Service Area
1. Central Business District
Poblacion, San Nicolas, Lourdes North
West, Agapito del Rosario, Lourdes Sur,
Lourdes Sur East, C.M. Recto, Virgen delos
Remedios, Sta. Trinidad, Salapungan, Sta.
Teresita, Ninoy Aquino
2. Balibago Growth Center
Malabanias, Balibago, Amsic
3. Pampang Growth Center
Pampang, Amsic, Cutcut
4. Sto. Domingo Growth Center
Sto. Domingo, San Jose, Pulungbulu, Santo
Cristo
5. Anunas Growth Center
Margot, Anunas, Cuayan
6. Sapangbato Watershed Reserve
Sapangbato
7. Pandan Growth Center
Pandan, Tabun, Mining, Capaya
8. Pulung Maragul Growth Center
Pulung Maragul, Pulung Cacutud, Cutud,
Sapaliputad
5.3 Growth Centers and Corridors
9. Abacan River Special
Development Corridor
Sapangbato, Margot, Anunas, Amsic,
Pampanga, Malabanias, Balibago, Sta.
Teresita,
Balibago,
Ninoy Aquino,
These growth centers and corridors
when
fully developed
arePandan,
expected
Pulung Maragul, Pulung Cacutud,
Tabun
to catalyze the realization of theSapaliputad,
development
vision of Angeles City.
Discussed herein are the descriptions of the different components of the
spatial strategy.
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY
5.3.1
5- 8
Central Business District Growth Center
This growth center has been the most dominant and important area in
Angeles City probably since its founding date, to the time of the Americans in
Clark Airbase, and up to the present day.
Its function is not only as the
poblacion of Culiat but an important urban center of Pampanga, and the rest
of Central Luzon.
As shown in Figure 5-4, the CBD growth center
consists of 12
barangays along the Mac Arthur Highway, Sto. Entiero Street, Sto. Rosario
Street, Rizal Street, and Henson/J. Gonzales Boulevard. The primacy of the
area shall be maintained focusing on its competitive advantages, which are
as follows:
a) Center for Education and Higher Learning
b) Financial Center (Banking)
c) Commercial and Trading Center
d) Service Center
e) Heritage and Tourist Destination
f) Residential Center
g) Model for Urban Renewal
h) Regional Transportation Hub
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY
5- 9
Virgen
Delos Remedios
Salapungan
Lourdes
Sur
East
Figure 5-4. The CBD Growth Center
Since most if not all types of urban services are provided by the CBD
growth area, it must be accordingly prepared to receive all the people that
will transact businesses in its premises. The following short and long term
interventions must be undertaken:
a. Road Improvement and Traffic Management – The roads bounding
the CBD growth area are presently providing low levels of service.
In
order
be
to
address
this
concern,
the
following
measures
must
implemented:
i) Road right-of-ways should be recovered from encroaching property
owners;
ii) Sidewalks should also be secured from all types of vendors and the
likes so that people will be encouraged to walk the CBD streets
instead of bringing their cars that further aggravate traffic
congestion;
iii) Improve the existing rotondas to ensure free flow traffic;
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY
5- 10
iv) Since the CBD has a well developed road network system, alternate
routes should be fully opened to traffic to help decongest the major
thoroughfares;
v) The number of secondary roads intersecting the major thorough
fares within the CBD must be decreased, and to allow only Tintersections; and,
vi) All of these, including a computer-aided comprehensive traffic
routing and management project must be implemented by the city
to improve the traffic movement in this growth center.
b. Make the CBD Pedestrian Friendly – A covered passageway or an
arcade is a must in all major streets in the CBD to encourage people to
walk instead of taking their cars. Walking is good for the heart while less
car emission is helpful for the environment. New constructions must be
provided with arcades while existing covered passageways must be
cleared from obstructions.
The city government may also construct
covered passageways in areas without arcades.
5.3.2
Sto. Domingo Growth Corridor
Located in the south and south-eastern part of the city near the
borders with the City of San Fernando and the Municipality of Bacolor, this
growth center is composed of barangay Sto. Domingo, San Jose, Pulung
Bulu, and Sto. Cristo (Figure 5-5). It is a predominantly residential area with
commercial and mix use activities along the Mac Arthur Highway and
Angeles-Porac Road.
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY
5- 11
The built-up of this growth center has long been extended to the
neighbouring town and city such as Barangay
Calibutbut of Bacolor, and
Barangays Telabastagan, Pulung Bulu, and Malino of the City of San
Fernando. The Sto. Domingo growth center is actually a small “conurbation”
between the southern barangays of Angeles City and northern barangays of
the neighbouring City of San Fernando, and the Municipality of Bacolor. It is
not uncommon to find people who live in the same residential subdivision but
with different locality or city in their addresses.
Pulung Maragul
Virgen
Delos Remedios
Salapungan
Lourdes
Sur
East
Figure 5-5. The Sto. Domingo Growth Corridor
Because the development in this area was largely influenced by the
access provided by the Mac Arthur Highway, its
Angeles City extends up to about
catchment area outside
eight (8) kilometres starting from Sto.
Domingo PUJ terminal going to the City of San Fernando.
Aside from
MacArthur Highway, the other road servicing the neighbouring barangays of
the City of San Fernando is the Pulungbulu road. The more dominant central
urban functions of this growth corridor are as follows:
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY
5- 12
City of San Fernando Side
a) Supermarket (Essel Supermarket)
b) Gas Stations (Shell, Caltex)
c) Residential Complex (Essel Park)
Bacolor Side
d) Residential Complex
Angeles City Side
e) Educational Facility (Chevalier School)
f) Medical Facility
g) Religious/Institution
h) Transport Terminal
i) Commercial and Mix Use Strip
j) Residential Complex
These land uses are expected to become intense within the short and
medium terms.
As such, access and circulation in this area must be
enhanced by implementing the following measures:
To Enhance Access and Circulation within the Sto. Domingo Local Transport
and Commercial Mix Use Area
a.
MacArthur
highway
widening,
rehabilitation
and
clean-up
from
obstruction from as trees, commercial and residential structures
starting from Sto. Domingo-City of San Fernando boundary to
MacArthur Highway and Angeles-Magalang Road junction;
b.
Establishment of a pedestrian overpass between Chevalier School and
L&S Subdivision;
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY
5- 13
To facilitate traffic coming from the North, and Northwestern Barangays of
the City of San Fernando
c.
Establishment of rotonda in Jesus St. and MacArthur Highway junction;
d.
Widening and rehabilitation of Jesus St.;
e.
Construction of the new East Circumferential road to connect to Jesus
St.;
To improve the level of service of MacArthur Highway
f.
Upgrade Pulungbulu bridge from two lanes to four lanes;
g.
Upgrade the existing rotonda in the junction of MacArthur Highway and
Angeles-Magalang road; and,
To help decongest the CBD
h.
Open a local transportation (PUJ) franchise from Sto. Domingo to
Marisol (currently absent).
5.3.3
Pandan Growth Center
This growth center (Figure 5-6) is located in the eastern part of
Angeles City near its boundary with Mexico, Pampanga.
Barangay Mining,
Pampang, Tabun, and Capaya comprise this growth node. Huge residential
subdivision complex are found in the area such as the Metrogate subdivision,
St. Ignatius subdivision, and Angeles Citicenter subdivision. The main access
is primarily provided by the Angeles-Magalang road, and in part by Magalang
Avenue. Roads collecting traffic from the different parts of the growth center
to the main road include Dominic main road, Mining-Tabun road, Pandan-
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY
5- 14
Tabun road, and several other service roads that form T-intersection with
Angeles-Magalang road.
Pandan and Tabun are already heavily built except those areas along
Abacan river. Vacant lots within the existing built-up and vacant PUDs are
prevalent in Mining and Capaya. However, large tracts of agricultural lands
can still be found in this barangays along the Abacan river.
Pulung Maragul
Virgen
Delos Remedios
Salapungan
Lourdes
Sur
East
Figure 5-6
The Pandan Growth Center
Presently, the level of service provided by the Angeles-Magalang road
is low especially during rush hours when people go to office or school in the
morning or when they come back home in the afternoon.
The situation
further worsens especially during rainy season when some portions of the
main road are flooded due to drainage problem. Because of proximity to the
CBD area, and availability of lands for urban expansion, this growth center is
expected to expand within the short and medium term periods.
The following urban activities should be encouraged in the area.
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY
a)
5- 15
Light and Medium Industries – Non-pollutive industries may still be
allowed in the fringes of this growth center along the city’s border with
Mexico where vast tracts of agricultural lands are still available.
b)
Sub-urban and Planned Unit Development (PUD) Estates –
Residential and commercial mix used PUDs are ideal in this area.
c)
Medium to High Rise Residential Estates – Condominiums, PUDs
can be encouraged to locate in this area.
d)
Rest, Recreation, and Convention Area – The city government is
planning to develop a rest, recreation, and convention complex in
Barangay Mining within the short term. This investment is expected to
catalyze settlement to further develop in the area.
e)
Institutional Zone – Schools, place of worship, and other institutional
facilities should also be encouraged in the area.
f)
General Residential Zone – The area will also serve as a general
residential area with commercial and mix-use activities along major
roads.
g)
Agriculture, Food, and High Value Crop Production Area – Full
urbanization does not happen overnight.
Thus, the area’s existing
agricultural lands will be protected from irrational conversion, land
banking, and speculation, and the same will be devoted to food and
high value crop production until such time that their highest and best
uses are no longer agriculture.
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY
5- 16
In as much as access is already a major concern in this growth area,
its impacts will become more pronounced in the future unless mitigating
measures are implemented. To this end, the following must be given priority:
To Improve the Level of Service of Angeles-Magalang Road
a)
Widen, rehabilitate and recover the road right-of-way (ROW) of
Angeles-Magalang Road (AMR) from encroachment,
b)
Rehabilitate the drainage facilities of AMR,
c)
Rationalize traffic flow and dispatch traffic enforcers in critical
intersections of AMR such as in Dominic-Magnolia Junction Magalang
Avenue Y-intersection, and Pandan-Tabun Road T-intersection,
d)
Strictly enforce the easement, setback, and parking lot requirements of
commercial mix use establishments in AMR,
e)
Make AMR pedestrian-friendly by requiring commercial establishments
provide arcades or covered walkways,
To Catalyze Development in the Eastern Hinterland
f)
Open a new road to form part of the city’s Eastern Circumferential
Highway,
g)
Implement the Pandan Growth Area section of the Abacan River
Highways and Linear Park Development Project,
To ensure the Food Security of the City
h)
Sustain the production of food and high value crops in the remaining
agricultural lands of the growth center.
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY
5.3.4
5- 17
Pulung Maragul Growth Area
When the City decided to move the city hall
from the CBD to its
present location in Pulung Maragul a couple of years ago, it sent a strong
signal that it was a serious in decongesting the city center and dispersing
urban activities in the urban fringes. The idea is for the city government
center to act as a growth pole that will attract (magnet) urban development
to its vicinities, hence the Pulung Maragul growth center (Figure 5-7).
This strategy worked perfectly well.
Aside from the government
center, sub-urban and PUD emerged in Pulung Cacutud, including an
industrial park under EPZA. Lately, the Ayala Lands decided to build a large
mall beside the government center and is expected to be completed and
ready for operation during the last quarter of 2009.
The Pulung Maragul Growth Center consists of Pulung Maragul, Pulung
Cacutud, Sapa Liputad, and Cutud.
Its competitive advantages are on the
following functions and uses:
a)
Government Center
b)
Shopping and Recreation Center
c)
Light and Medium Industries
d)
Sub-urban and PUD Estates
e)
Medium to High Rise Residential Area
f)
General Residential and Commercial/Mix Use
g)
Institutional Zone
h)
Agriculture, Food, and HVC Production Area
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY
5- 18
Virgen
Delos Remedios
Salapungan
Lourdes
Sur
East
Figure 5-7. The Pulung Maragul Growth Area
At the moment, transportation and access in the Pulung Maragul
growth center is adequately provided by the Don Gueco Avenue, AngelesMagalang Road, and the Angeles City interchange of the North Luzon
Expressway.
These roads converge in a rotunda located in Pulung Maragul
just about 300 meters from Pandan bridge when heading north.
At present, the traffic going to and from Gueco Avenue and AngelesMagalang road is already at varying stages of congestion. The level of service
provided by these roads is expected to further diminish upon the operation of
the Ayala Mall. In the medium term, when existing PUDs are fully occupied,
severe traffic congestion will be inevitably experienced.
Considering that these concerns will have a significant impact on the
planned role and function of this growth center, the following measures and
interventions must be implemented:
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY
5- 19
Improve the Level of Service of the Gueco Avenue and the Pulong Maragul
Rotonda
a.
Rehabilitate
and
recover
the
RROW
of
Gueco
Avenue
from
encroachment;
b.
Rehabilitate the drainage facilities of Gueco Avenue;
c.
Strictly enforce the required easement, setback, and parking lot
requirements of commercial and mix use establishments in Gueco
Road;
d.
Build a bigger rotonda in Pulung Maragul to increase capacity;
e.
Make the road pedestrian friendly by requiring commercial and mix use
establishments provide arcades or covered walkways;
Further Enhance Access and Circulation
f)
Interconnect Don Manuel St. with either or both Marlim Avenue and
S.R. Lim St.;
g)
Open
a
new
road
along
NLEx
connecting
from
Angeles
City
Government Center Access Road to Metro Clark and Villa Portobello
Homes;
h)
Upgrade the Sapalibutad and Cutud barangay roads connecting to the
Angeles-Magalang- road;
i)
Establish a local transportation terminal in the Marquee Mall;
Improve the Level of Service of Angeles-Magalang-Road
j)
Widen and recover the RROW of Angeles-Magalang road in the Pulung
Maragul Growth Center; and,
k)
Deploy traffic enforcers in critical intersections.
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY
5.3.5
5- 20
Balibago Growth Center
Among the other growth centers in Angeles City, perhaps
only the
Balibago growth center can directly rival the poblacion/CBD in magnitude and
level of urban development and services it provides.
Its commercial strips
along MacArthur Highway, Don Gueco Avenue, Fields Avenue, and Don Juico
Avenue are the biggest not only in Pampanga but in the region as well. This
area hosts Robinson’s Mall along MacArthur Highway near Abacan River and
SM City Clark located in the premises of the main gate of the Clark Freeport
Zone (CFZ).
Various rest and recreation facilities such as the Marlim
Mansion, Angeles Beach Club Hotel, including the Casino Filipino, among
others, are also located in Balibago area. Several fine dining restaurants can
also be found such as the Rib Eye Restaurant and Shanghai Palace. Balibago
Growth Area is also the host to the biggest park in Angeles City- The
Bayanihan Park.
And on the western part of Bayanihan Park is a local
transport terminal servicing the SM City Clark.
Pulung Maragul
Virgen
Delos Remedios
Salapungan
Lourdes
Sur
East
Figure 5-8. The Balibago Growth Center
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In terms of population, it has the largest among the other growth
centers in Angeles City. Barangay Balibago alone has a population of 31,040
in 2007 which is equal to or bigger than 40 municipalities in Central Luzon on
the same year. The area is also heavily built by residential PUDs.
In view of the foregoing, the existing competitive advantages of the
area may have to be further enhanced.
The following uses and functions
should be pushed, to wit:
a)
Medium to High Rise Residential Area;
b)
Medium to High Rise Commercial and Trading Area;
c)
Shopping and Leisure Center;
d)
Rest, Recreation, and Convention Center;
e)
Sunrise Industries and BPO Center;
f)
General Residential Area
g)
Local Transportation Hub
As mentioned earlier, land use and access are the twin blades of the
scissors of land use management.
Hence, the realization of the dominant
uses enumerated above will depend on a very efficient access and
transportation system.
Below are the needed interventions for this growth
center:
Improve the LOC of the T-Intersections Along MacArthur Highway in
Bayanihan Park
a)
Expand Roxas Highway Rotonda with MacArthur Highway;
b)
Establish a road centreline barrier from the edge of the rotonda
going north and south enough to prohibit traffic from crossing the
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MacArthur Highway via Fields Avenue, Gueco Avenue, Mitchell
Avenue, and 1st Street;
c)
Implement a rationalized traffic management scheme for the
Bayanihan Park Transportation Terminal/SM/Fields Avenue/Mitchell
Highway;
Improve the LOC of the Major Roads of Balibago Growth Area
d)
Pedestrianize
MacArthur
Highway,
Fields
Avenue,
Don
Juico
Avenue, and Don Gueco Avenue by providing these roads with
covered walkways or arcades;
e)
Strictly
enforce
the
easement,
setback,
and
parking
lot
requirements of commercial and mix use establishments in these
major roads;
Further Enhance Access and Circulation
f)
Open to Public as an Alternate Route to MacArthur Highway
(eastside) the following:
1)
Rizal Street
2)
Rosario-Arayat Street
3)
Bern Street
4)
Pampanga Street
5)
Cavite Street
6)
Batangas Street
7)
Doña Carren Street
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g)
5- 23
Open to Public as an Alternate Route to MacArthur Highway
(Westside) the following:
1)
1st Street-M.A. Roxas-Don Juico Avenue-Fields Avenue-A.
Santos Road west flank; and,
2)
Johnny Street, Henafel Street, San Jose Street and Looban
Street as west flank link to MacArthur.
Improve the Radial Road Network of the City
h)
Interconnect Marlim Street to Pulung Maragul rotonda through the
City Temple United Methodist Church Access road; and,
i)
Interconnect S. R. Lim Avenue to Pulung Maragul rotonda through
the City M. C. access road.
5.3.6
Pampang Growth Area
One of the focal points of these growth center is the Angeles City
Public Market a.k.a. Pampang Market. The idea is to further enhance the role
of this market complex as a sub-regional food trading center in the short
term and a major regional food exchange center in the medium term.
Angeles City’s food security can no longer be met locally. It should therefore
be secured from neighbouring areas.
More often than not, food prices are
more affordable in “bagsakan” centers because of bulk transaction and direct
link between primary trader and consumer.
The Pampang growth center, as shown in Figure 5-9, has a better
access relative to other growth nodes in the city. The Fil-American Friendship
highway,
Miranda
Extension,
Pampang
Road
and
San
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
Francisco
St.
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY
5- 24
circumferential road readily provide the south to north and south to
northwest links.
On the other hand, the Rizal Street Extension, Kalayaan
road, and the Arayat Boulevard-Araw Malansik road, the radial roads provide
the east-west lateral link.
Pulung Maragul
Virgen
Delos Remedios
Salapungan
Lourdes
Sur
East
Figure 5-9. The Pampang Growth Area
The growth area’s road networks will be further enhanced once the
Abacan highways and linear park project is implemented in the future.
While the Pampang growth center hosts a variety of urban functions
such as high end and general residential areas, trading and commercial
establishments and institutional uses, among others, a sizeable amount of
agricultural lands still remain. These lands could still be devoted to food
production, particularly high value crops instead of being idled.
Based on its competitive advantages, this growth center is intended for
the following dominant uses:
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Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY
a)
Regional Food Exchange Terminal and Trading Center
b)
Sub-urban and PUD estates
c)
Medium to High Rise Residential Areas
d)
General Residential Areas
e)
f)
5- 25
Institutional Zone
High Value Crops Production Area
While the Pampang Growth Center is adequately provided with road
links, the level of service provided by such roads need improvement.
This
positive development will catalyze the achievement of the land uses
enumerated above. The following improvement in access and circulation has
to be implemented, to wit:
Improve the LOC of its Major Access Links
a)
Improve the road shoulder, drainage system of Rizal Extension;
b)
Widen from two lanes to four lanes the Rizal Extension and Fil-Am
Friendship Highway;
c)
Improve or rehabilitate the Araw-Malansik road from Abacan Bridge
Rotonda to Forest Park Homes;
Further Enhance Access
d)
Implement the Abacan River Highways and Linear Park Project;
e)
Improve the Rosal St. and Zeppeline St. access roads;
f)
Construct a new bridge across Abacan River between Friendship
Bridges and E. Nepomuceno Bridge and connect it to the Miranda
Extension and Rosal Street; and,
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Enhance the Complementation of Land Use and Access
g)
Strictly enforce the easement, setback and parking lot requirements
of commercial establishments along the access system of Pandan
Growth Area.
5.3.7
Anunas Growth Corridor
This growth center (Figure 5-10) has the biggest concentration of lands
that can accommodate the urban expansion of the city within the medium
and short term periods.
External access in the Anunas Growth Corridor is provided by the FilAmerican Friendship road, Arayat Boulevard, Angeles-Porac Road, Don Juico
and the Roxas Avenue gate in Barangay Margot. Internal road links are
provided by the less development barangay roads of Margot, Anunas, and
Cuayan.
The west flank of the Fil-American Friendship road in this growth
center is being vigorously developed by the private sector into a sub-urban,
high-end residential PUD, and commercial-mix use. Low cost and economic
housing units are also growing in number. Based on its competitive
advantages, this growth area must be developed to cater to the following
major land uses:
a)
Sub-urban and Planned Unit Development (PUD) Estates
b)
Tourism Estates
c)
Agriculture, Food and High Value Crops Production
d)
Light and Medium Industries
e)
General Residential Area
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Pulung Maragul
Virgen
Delos Remedios
Salapungan
Lourdes
Sur
East
Figure 5-10. The Anunas Growth Corridor
In order to achieve the development objectives in this growth area,
the following interventions must be implemented, to wit:
Provision of Access Road
a)
Extend and pave the existing barangay roads of Margot, Anunas,
and Cuayan;
b)
Construct new radial road links to Fil-American Friendship Highway;
c)
Establish a new circumferential road west of the Fil-American
Friendship Highway;
d)
Construct the Fil-American Highway-Arayat Boulevard Rotonda;
e)
This early, recover the entire ROW of Fil-Am Friendship Highway;
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Food Security
f)
Provide irrigation facilities and the farm support activities to the
Anunas Growth Center; and,
Land Use and Access Complementation
g)
Enforce
the
easement,
setback
and
parking
requirement
of
establishment along Friendship road and other major roads in the
growth center.
5.3.8
Sapangbato Watershed Reserve
This growth center (Figure 5-11) consists only of one (1) barangay –
Sapangbato. It is located in the foothill of the Mabalacat and Porac
Mountains, with is about 12.46 kilometers from the caldera crater of Mt.
Pinatubo.
While Sapangbato belongs to Angeles City, majority of its land
area is under the jurisdiction of the Bases Conversion and Development
Authority (BCDA) and the Clark Development Corporation (CDC) pursuant to
Section 15 of Republic Act No. 7227 a.k.a.
The Bases Conversion and
Development Act of 1992.
Section 3(i) of the local government code of 1991, however, provides
that LGUs “shall share with the national government the responsibility in the
management and maintenance of ecological balance within their territorial
jurisdiction.”
Thus, Angeles City may have to enter into an agreement with
BCDA/CDA for the co-management of the Sapangbato Watershed Reserve.
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Sapangbato is presently and predominantly covered with trees and
shrubs. Some portions are devoted to upland rice and crop production. It
also has sizeable settlement of Aetas.
settlement of lowlanders.
However, there is also a growing
Sapangbato forms part of the upper watershed
area of Abacan River which extends near the crater of Mt. Pinatubo.
Pulung Maragul
Virgen
Delos Remedios
Salapungan
Lourdes
Sur
East
Figure 5-11. The Sapangbato Watershed Reserve
Based on physical characteristics and resource endowment, the
Sapangbato growth center may be developed into the following:
a)
Watershed area;
b)
Ecotourism destination;
c)
Surface water reservoir with multi-purpose dam component
for power generation and potable water; and,
d)
Agri-Forestry.
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The achievement of the desired uses of the Sapangbato area is hinged
on the following measures:
a)
Upgrade the road network of Sapangbato;
b)
Implement a community-based watershed rehabilitation and
maintenance program;
c)
Implement a community-based eco-tourism program;
d)
Identify the possible sites for the surface water reservoir and
protect it from settlement development;
e)
Identify the possible sites of about 20 hectares for the Angeles
City engineered landfill and construct the same;
f)
5.3.9
Implement an agri-forestry and livelihood projects for the Aetas.
Abacan River Special Development Corridor
Unlike the rest of the identified growth nodes and centers which have
distinct boundaries and compositions in terms of barangay coverage, the
participating barangays for this corridor come from the different growth
zones. The idea is not to complicate the spatial grouping but to focus on the
unifying role of the Abacan river special development corridor (Figure 5-12)
in integrating the north and south growth poles of Angeles City.
It must be noted that Abacan river practically halves Angeles City into
two (2) areas, the north and south. These poles grew separately but recent
developments necessitates their full integration.
The seamless integration
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5- 31
would require the north half and south half of Angeles City to be physically
integrated. This can be done by developing Abacan river into a linear park, a
highway, and a commercial-mix use strip.
Figure 5-12. The Abacan River Special Development Corridor
Its eroded banks will be recovered through reclamation (as applicable
and practical), while illegal encroachers will be relocated. In 1996 the DPWH
initiated a proposal to develop the Abacan river into a public park showcasing
the destructive impacts of Mt. Pinatubo eruption and the resiliency of the
Filipinos, the Capampangans in particular, in rising from the ruins of a
volcanic catastrophe.
For one reason or another, the initiative was not
pushed through.
During the conduct of public consultation meeting for the updating of
the Angeles City Comprehensive Land Use and Development Plans (CLUP),
some of the following issues were identified:
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a)
Limited supply of the urban lands within the city;
b)
Worsening access especially during rush hours due increasing
congestion of existing circumferential and radial roads;
c)
River bank erosion in Abacan river threatens properties along its
length; and,
d)
North-south access is supposedly seamless due to the presence
of four bridges crossing Abacan river but the increasing
congestion of the city’s road networks has nullified this
advantage.
In view of such the development of the Abacan River Special
Development Corridor was deemed crucial and necessary in the medium and
long term development of the city.
The major components of this special development corridor are the
following:
a)
Radial roads and bridges development;
b)
Linear park establishment; and,
c)
Reclamation
of
urban
land
for
commercial and
mix
use
development.
It is expected that this initiative will enhance the city’s east-west
lateral link, augment the diminishing supply of urban land, and level off the
bipolar development caused by the Abacan river barrier.
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020