Upload
dangkien
View
226
Download
1
Embed Size (px)
Citation preview
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY 5- 1
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
Chapter 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 socio-
economic 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.
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY 5- 2
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
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. In the interim, it must strive to
preserve its remaining agricultural lands. 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.
Figure 5-1. The Preferred Spatial Development Strategy
Lourdes
Sur
East
Lourdes
Sur
East
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY 5- 3
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
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.
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY 5- 4
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
Malabanias
Lourdes
Sur
East
Salapungan
Virgen
Delos Remedios
Sapangbato
Anunas
CuayanPampang
Cutcut
Pulung Maragul
MiningSanto Cristo
Pulungbulu
San Jose
Santo
Dom
ingo
Pulung
Maragul
Pulung
Cacutud
Cutud
Capaya
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
6. Balibago Growth Area
7. Pandan Growth Corridor
8. Pulung Maragul Growth Area
9. Sapangbato Watershed Reserve
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
6. Balibago Growth Area
7. Pandan Growth Corridor
8. Pulung Maragul Growth Area
9. Sapangbato Watershed Reserve
Santo Rosario
(Pob.)
Sapalibutad
Margot
Tabun
Balibago
Pandan
CBD
Abacan River Special
Development Corridor
Figure 5-2. 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
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY 5- 5
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
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
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY 5- 6
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
Fig
ure 5
-3 R
oad
Netw
ork D
evelo
pm
en
t P
lan
, 2
01
0
AN
GE
LE
S C
ITY
RO
AD
NE
TW
OR
K D
EV
'T P
LA
N
NO
RT
H L
UZ
ON
EX
PR
ES
SW
AY
LE
GE
ND
:
1000
1 K
l.
PH
IL.
NA
TIO
NA
L R
OA
D
CR
EE
K
CIT
Y B
OU
ND
AR
Y
50
100
0200
0
300
500
MIN
OR
RO
AD
S
HO
LY
CR
OS
S S
T.
BON
IFAC
IO S
T.
KAMPUPUT ST.
JASMIN ST.
DAMA DE NOCHE ST.
WALING WALING ST.
HABILIA ST.
EV
ER
LA
ST
ING
ST
.
ORCHIDS ST.
CA
MIA
ST
.
CADENA DE AMOR ST.
ROSAS ST.
ZINIA ST.
ILANG ILANG ST.
ROSAL ST.
AMARILLO ST.
DIO
SD
AD
O M
AC
AP
AG
AL
INT
ER
NA
TIO
NA
L A
IRP
OR
T
VIL
LA S
IETE
AVENUE
JACINTO ST.
CAR
DENA
S ST
.
AV
EN
UE
OF 19
76
AV
EN
UE
OF 19
76
DIZ
ON S
T.
STREE
T IV
FLA
SHIN
G ME
ADOW
S
TA
GU
ET
E S
T.
SAM
ANTIN
G S
T.
SAC
RE
CO
UR
ST.
CAM
ANTIQ
UE S
T.
CAL
ACHU
CHI S
T.
SA
MA
NT
HA
LA
NE
TO
RR
EV
IST
A S
T.
DR. JOSE TAYAG ST.
FOR
ES
T D
RIV
E
HABAGAT ST.
AGUSTINA H
ENSON ST.
JULIANA ST.
CAMALIG ST.
MESIN
A ST.
SIN
GIAN
ST.
LUNA ST.
ROBIN ST.
GA
IL S
T.
F. Y. M
AN
ALO
ST
KALAY
AAN S
T.
MAR
AG
TA
S S
T.
SULAY
MA
N ST.
BALAN
GAY S
T.
KALAY
AAN S
T.
C. DAYRIT ST.
CLAVERIA ST.
HENSON ST.
SADIE ST.
BE
TA
ST
.
P. GOMEZ ST.
MIR
AN
DA
EX
TE
NS
ION
PLA
RIDE
L ST
.
DE
L R
OS
AR
IO S
T.
ASUNCION ST.
PAM
PA
NG
ROAD
ARELLANO ST.
ZAMORA ST.
SINUKUAN ST.
P. DEANG ST.
ANGELO ST.
RIZAL ST.
SAMPAGUITA ST.
M ACAPAGAL ST.
P. H
IZO
N ST.
JASMIN
ST.
FAJAR
DO
ST.
QUIR
INO
ST.
STO ENTIE
RRO ST.
STO. NINO ST.
ST M
ARK S
T.
YUC
CA S
T.
PALM
ERA
ST.
ST J
HON
ST.
Pro
pose
d E
ast
Circu
mfe
rentia
l Road (S
egm
ent 2
)
Proposed East Circumferential Road
AQU
AM
AR
INE S
T.
ST
A M
AR
IA S
T.
DON
SEG
UN
DO
ST.
M AC ART HUR HIGHWAY
DEL CARMEN ST.
F IL.AM FRIENDSHIP HIGHWAY
CAMPUPUT ROAD
ROSAS ROAD
CAMIA ROAD
ROSAL ROAD
DAHLIA ROAD
YELLOWBELL ROAD
DAISY ROAD
GUMAMELA ROAD
SA
MP
AG
UIT
A A
VE
NU
E
EVE
RLASTIN
G R
OAD
CH
RY
SA
NT
HE
NU
M R
OA
D
OR
CH
ID R
OA
D
TU
LIP
RO
AD
PO
NS
ET
TIA
AV
E.
CHAMPACA ROAD
AZUCENA ROAD
MAYFLOWER ROAD
CAMELIA ROAD
CALACHUCHI ROAD
SUNFLOWER ROAD
DENDRODIUM
RO
AD
CLO
SE
VANDA CA
TL
EY
A
IRIS ROAD
DE
AD
EN
D
LAM
BING
AN S
T.
CARNATION ROAD
11T
H S
T.
DAKOTA ST.
CLARK AVENUE ( VILLA SOL HI-W
AY )
M EKONG ST.
MADE
IRA
ST.
YANTZ
E S
T.
PLAT TE ST.
GRANDE ST.
FIL.AM FRIE
NDSHIP HIG
HWAY
URAL ST.
ANGARA ST.
GANGES ST.
LENA ST.
4T
H A
VE
NU
E
5T
H S
T.
6T
H S
T.
10T
H S
T.
COLORADO ST.
Z AMBESI ST.
CAROLINA ST.
3R
D S
T.
4T
H S
T.
1S
T S
T.
ALL
EY
ST.
NEW YORK ST.
3R
D S
T.
2N
D S
T.
ILANG-ILANG ST.
1ST ST.
8TH ST.
9TH ST.
5TH ST.
7TH ST.
2N
D S
T.
EA
ST
1S
T S
T.
EA
ST
KA
NS
AS
ST
RE
ET
ELIA
S S
T.
JOHN ST.
SO
CO
RR
O ST
.
PRE
S. ROX
AS S
T.
DE
L P
ILA
R S
T.
P.
BU
RG
OS
ST
.
BA
LA
GT
AS
ST
.
RON
ALDO
ST.
J. A
BAD
SAN
TOS
ST.
MA
BIN
I S
T.
T. ALONZO ST.
TA
MA
RIN
D S
T.
MT C
ARB
ALLO
ST.
SA
MP
AG
UIT
A S
T.
EL
FIL
IBU
ST
ER
ISM
O S
T.
M T MARIVELES ST.
MT
CO
RD
ILLE
RA
ST
.
DO
N J
UIC
O A
VE
NU
E
SA
RM
IEN
TO
AV
EN
UE
RIZ
AL
ST
.
BO
NIF
AC
IO S
T.
SIE
RR
A M
AD
RE
ST
.
MT
AR
AY
AT
RO
AD
M T APO ST.
M T MAYON ST.
DO
N J
UIC
O A
VE
NU
E
RIV
ER
A S
T.
GOZ AR AVE.
J.P. LAUREL ST.
EMPRESS SASABAN ST.
RES
URRE
CCIO
N ST
.
MIR
AN
DA
EXT
EN
SIO
N
PAM
PA
NG
ROAD
GEN
ER
AL S
AN
DIL
O S
T.
GEN
ERAL R
ICAR
TE S
T.
AR
AY
AT
BO
ULE
VA
RD
VIS
ITAC
ION S
T.
ENCUENTRO ST.
PRE
SENT
ACIO
N ST.
AZOT ES ST.
SAN
FRA
NCIS
CO S
T.
KALA
YA
AN S
T.
HIGANTE ST.
ZAMORA EXTENSION
ASSUMPT A ST.
T. BUGALLON ST.
HENSON ST.
MC
AR
TH
UR
ST
.
PAN
DA
Y P
IRA S
T.
JA
SM
IN S
T.
AP
AL
IT S
T.
BA
TA
NG
AS
ST
.
ILA
NG
ILA
NG
ST
.
CU
AY
AN
ST
.
BO
HE
MIA
ST
.
NARRA ST.
M OLAVE ST.
GUIJO ST.
DIEGO SILANG EXT.
DAU ST.
ACACIA ST.
IPIL
-IP
IL S
T.
DA
HLI
A S
T.
RO
SA
L S
T.
LIR
IO S
T.
BA
NG
CA
L S
T.
GUM AM ELA ST.
DO
OLI
TT
LE S
T.
RICHT HOFEN ST.
AR
AW
MA
LA
NS
IK S
T.
LADY MYLAG
ANK
A W
IDY
AYA
PURI ST.
3RD
ST.
4TH
ST.
ABACAN ROAD
JAIM
E S
T.
AN
GE
LES
-MA
GALA
NG ROAD
MA
YF
LO
WE
R A
VE
NU
E
SO
R L
UIS
A S
T.
ANGELES-M
AGALANG R
OAD
MA
GA
LA
NG
AV
EN
UE
A. SANTOS EXTENSION
MA
GN
OL
IA R
OA
D
LIMASAWA EXTENSION
DIE
GO
SIL
ANG S
T.
SAN
PAB
LO S
T.
P. G
OM
EZ S
T.
BIA
K N
A B
ATO S
T.
CUA
TR
O D
E J
ULIO
ST.
NEPOMUCENO ST. MACT
AN S
T.
DO
N M
AR
IAN
O S
T.
DO
LO
RE
S S
T.
JO
SE
TA
YA
G S
T.
DA
MA
DE
NO
CH
E R
D.
SA
MP
AG
UIT
A A
VE
NU
E
DO
NA
AG
RIF
INA
AV
EN
UE
NU
RS
ER
Y R
OA
D
BOU
NGAV
ILLA
II S
T.
BOUNGAVILLA I S
T.
BOUNGAVILLA III ST.
LEO
NIDE
S ST
.
VIR
GIN
IA S
T.
RED
EN
CIO
N S
T.
VIC
TO
RIA
AV
ENUE
GARNET ST.
SU
NR
ISE
ST
.
FLA
MIN
GO
ST
.
M ARIA SOLEDAD ST.
AST ORIA ST.
F ORDHAM ST.
BR
OA
DW
AY
AV
EN
UE
VA
ND
ER
BIL
T A
VE
NU
E
YA
LE
AV
EN
UE
HA
RV
AR
D A
VE
NU
E
PR
INC
ET
ON
AV
EN
UE
VE
NT
UR
A A
VE
NU
E
1S
T S
T.
3R
D S
T.
2N
D S
T.
COM MERCIAL ROAD
TALANG ST.
8TH ST.
AN
ICE
TO
A.
GU
EC
O A
VE
.
DE
GU
ZM
AN
ST
.
SEVERINA ST.
IMM
EL
MA
N S
T./
WE
ST
ER
WA
YS
HIG
HW
AY
MA
CO
PA
ST
.
PRE
S. Q
UE
ZO
N S
T.
MAN
UELA
ST.
ATIS
ST.
CA
IMIT
O S
T.
HEI
NEKE
L ST.
GRA
PE S
T.
MA
LAB
AN
AS R
OAD IN
ES S
T.
AG
UIN
AL
DO
ST
.
P . GOMEZ ST.
ROS
ARIO
AVE.
QUIRIN
O ST.
ZEP
PELI
N ST
.
FELI
SA ST.
ELV
IRA S
T.
M AYA ST.
CARM EN ST.
LOURDES ST.
NICOLAS ST.
DO
RIS
ST
.
CAT HERINE ST.
T EODORO ST.
JOCELYN ST.
PRISCILLA ST.
MA
NU
EL
A R
OA
D
F EDERICO ST.
EAS
T V
ALD
EZ S
T.
ADRIAN ST.
ANGELO ST.
23R
D ST
.
JO
SE
FA
ST
.
SOF IA ST.
M ARINA ST.
VA
LDE
Z S
T.
NARCISO AVE.
21
ST
ST
.
22N
D S
T.
FIE
LD
S A
VE
.
RIN
A S
T.
LO
UR
DE
S S
T.
ELI
SA
ST
.
FE
LIC
ITA
S S
T.
A . SANT OS AVE.
FA
TIM
A S
T. SOR LUISA ST.
SAN F RANCISCO ST.
SA
N R
OQ
UE
ST
.
SERVICE ROAD
CO
NC
HIN
G S
T.
RA
JA
H S
T.
SU
RLA
ST
.
CH
AR
LO
TT
E S
T.
T EODORO ST.
TIN
IO A
VE
.
OA
K
AV
E.
RE
AL
ST
.
RO
SA
RIO
ST
.
GLORIA ST.
LOURDES ST.
RAYMOND ST.
M.
A.
RO
XA
S
BERN ST.
ROSARIO ST.
VIA
N S
T.
JH
ON
NY
S S
T.
RO
VIM
AR
ST
.
FIE
LDS
AV
E.
M ISAEL ST.
TO
RR
ES
ST
.
SALO
ME S
T.
5T
H S
T.
RO
AD
2
S.Y
. O
RO
SA
ST
.
RIV
ER
A L
IM A
VE
.
SERVICE ROAD
BA
NA
HA
W S
T.
DA
HLI
A S
T.
ROAD B
DIAMOND ST.
RO
AD
1
BIT
ON
IA S
T.
9th ST.
AP
OL
LO
ST
.
M ARCELIUS ST.
SUSANA ST.
ARAYAT ST.
EMM ANUEL ST.
MA
RLIM
AV
E.
V.Y
. O
RO
SA
ST
.
SARITA ST.
AD
RIA
NO
ST
.
DON JUAN ST.
DONA GEMANG ST.
JUNIOR ST.
SANDICO ST.
FR
AN
CIS
CO
ST
.
VIN
CE
NT
ST
.
TH
OM
AS
ST
.
T ARLAC ST.
BE
RT
A
PHANTOM ST.
TORA TORA ST.
RINA ST.
ROSANA ST.
ANGELIT O ST.
DON
A IS
ABEL
ST.
DO
N J
OS
E E
XT
.
DON
MAN
UEL
ST.
MAR
LIM
BLVD
. EXT.
BALBO
A ST.
DO
N B
ON
IFAC
IO A
VE.DON
A T
EOF
ILA S
T.
DON
JOA
QU
IN S
T.
CLA
RK
SP
EC
IAL E
CO
NO
MIC
ZO
NE
CAVITE ST.
6TH ST.
1S
T S
T.
3R
D S
T.
B . AVE.
C. AVE.
2N
D S
T.
5T
H S
T.
VIC
TO
R S
T.
PAM PANGA ST.
BAT ANGAS ST.
T O BAGUIO
MU
NIC
IPA
LIT
Y O
F M
AB
ALA
CA
T
M INDORO ST.
LIP
A S
T.
T ARLAC ST.
LAGUNA ST.
BULACAN ST.
BO
NIF
AC
IO S
T.
M INDORO ST.
QUEZON NEW VALLEY
SAN PABLO ST.
QUEZON ST.
MA
UR
A S
T.
RINA ST.
ROSANA ST.
M ELBA ST.
HADRIAN ST.
GARCIA ST.
AG
NE
S S
T.
YA
MB
AO
ST
.
HERNANDEZ ST.
CONST INE ST. LIZ
AR
ES
ST
.
DO
N J
OS
EF
A A
VE
NU
E
DO
NA
MA
RC
EL
A A
VE
NU
E
DO
N D
OM
INA
DO
R A
VE
NU
E
MALAY
SIA S
T.
PAR
K A
VE.
VIE
NNA A
VE.
COPENHAGEN EXT.
COPENHAGEN AVE.
Z URICH AVE.
LONDON AVE.
DON
MAM
ER
TO
ST.
DON
PED
RO
ST.
ST
A M
ON
ICA
ST
.
ST
A F
E S
T.
DO
N F
IDE
L A
VE
NU
E
DO
NA
AM
AN
DA
AV
EN
UE
DONA AM ANDA ST.
PULUNG MARAGUL BRIDGE
JASPER ST.
JADE ST.
ZIRLON ST.
COR
NE
LIAN
ST.
TOPAZ ST.
E. DIZON ST.
AGAPITO ST.
LA
ZA
TIN
ST
.
DEL ROSARIO ST.
M ART INA ST.
ABAD SANT OS ST.
NEPOM UCENO ST.
ANA MARIE ST.
BO
ULE
VA
RD
ST
.
SUAREZ ST.
DAYRIT ST.
VALDEZ ST.
PANGILINAN ST.
M ESINA ST.
QUEZON ST.
RIVERA ST.
VICENTE ST.
PA
ND
AN
-TA
BU
N R
OA
D
AQU
AR
IUS S
T.
ATIS ST.
4TH S
T.
ROXAS ST.
QUIRINO ST.
AQUINO ST.
GARCIA ST.
MAGSAYSAY ST.
TO M
ANILA
ANGELES-MAGALANG ROAD
MA
GA
LA
NG
RO
AD
NOR
TH L
UZON
EXP
RESS
WAY
DO
N B
ON
IFA
CIO
AV
E.
MU
NIC
IPA
LIT
Y O
F M
EX
ICO
BLU
EBER
RY L
ANE
CIT
Y O
F S
AN
FE
RN
AN
DO
DU
NH
ILL
ST
.
LAR
K S
T.
PALLMALL ST.
NEWPORT ST.
KENT
ST.
CHA
MP
ACA S
T.
CA
RLO
AVE
.
WE
ST C
IRC
UM
FE
RE
NTIA
L R
OA
D
JUA
NIT
A A
VE.
MU
NIC
IPA
LIT
Y O
F P
OR
AC
JE
NN
Y L
AN
E
TO P
ORAC
ER
LIN
DA
LANE
WES
LEY L
ANE
PH
OE
BE
LA
NE
MIL
ES
LANE
RO
QU
E LANE
GUT
IERR
ES S
T.
FIL -
AM
FRIE
NDSHIP
HIG
HW
AY
ERIK
A S
T.
SUN
SET
ST.
TER
ESA
AVE
. BA
DJA
O S
T.
PALM
ERA
AVE.
MARA
NATHA S
T.
DO
NA
SO
CORRO
MIR
AC
LE A
VE.
BRYAN ST.
ALF
ONSO
AVE
.
DALE A
VE.
WA
LING
-WA
LING S
T.
GLA
DIO
LA S
T.
ROS
AL S
T.C
AMIA
ST.
CHA
MP
ACA S
T.
CLA
RE S
T.
MAR
ISSA
DRIV
E
MAN
GYAN
ST.
AU
RO
RA
DRI
VE
CH
ER
RY
DR
IVE
JUANCHITO
CO
NC
EP
CIO
N D
RIV
E
ST. M
ARY S
T.
FLO
RA A
VE.
CRIS
TIN
A DR
IVE
PAS
EO
DE E
DUA
RD
O
PASEO DE LA
ZATIN ST.
DAO ST.
M ALIPAJO
ALMOND S
T.
NA
RR
A S
T.
APITONG ST.
ACACIA ST.
YAK
AL S
T.
BA
RA
NG
AY
RO
AD
DON
VIC
EN
TE
ST.
AP
O R
OAD
TO C
ITY O
F SA
N F
ERNAN
DO
SEM
INAR
Y ROAD
TR
INIT
Y T
RIA
NG
LE
TERE
SA A
VE.
GLO
RIA T
ERE
SA A
VE.
MAR
IAN A
URO
RA A
VE.
STO ROSARIO
ST.
VIA
ROM
A
F RANCIS AVE.
MA. M
YRNA AVE.
MA. C
RIST
INA A
VE.
BER
NARD
AVE.
GEO
RGE
AVE.
SAN MAT IAS ST.
SAN FABIAN ST.
SA
N G
AB
RIE
L S
T.
SA
N J
AC
INT
O S
T.
SAN MAT EO ST.
M AC ART HUR HIGHWAY
SA
N M
AR
CO
S S
T.
SAN ANT ONIO ST.
SAN J
UAN
ST.
SA
N J
OA
QU
IN S
T.
SAN RAM ON ST.
SAN LUIS ST.
SAN ELPIDIO ST.
SA
N E
ST
EB
AN
ST
.
SA
N J
OA
QU
IN S
T.
SAN
JOS
E S
T.
TO
MA
NG
A
GU
MA
ME
LA
ST
.
SYLV
IA S
T.
SAM
PAGU
ITA
ST.
LEEN ST.
ST. JOS
EP
H S
T.
FRA
NC
ISCO
ST.
STO
RO
SA
RIO
ST.
SAN
MAR
TIN S
T.
SA
N S
IMO
N S
T.
MAC ARTHUR HIGHWAY
PEL
AY
O S
T.
JE
SU
S E
XT
EN
SIO
N
RAS
PBER
RY L
ANE
MUL
BERR
Y LA
NE
DEW
BERR
Y LA
NE
STR
AWBE
RRY
LANE
BEN
ED
ICT S
QUARE
CIT
Y R
OA
D
BA
RA
NG
AY
RO
AD
SU
BIC
-CL
AR
K-T
AR
LA
C E
XP
RE
SS
WA
Y
NA
TIO
NA
L R
OA
DS
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
252
6
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53 (R
OA
D)
545
6
57
58
59
60
61
62
63 (R
OA
D)
64 (R
OA
D)
65
66
(RO
AD
)
67
68
69
70
71
72
73 (ROAD)
74
75
76
78
79
80
81
82
83
84
85
87 (
EA
SE
ME
NT)
LOT 885
,
LO
T 8
89
-B
LO
T 3
27
-G, P
SD
-5278
LO
T 8
89-A
LO
T 8
96, C
ELE
STIN
O H
EN
SO
N
LO
T 8
94
, M
AR
IA H
EN
SO
N
C A
N Y
O N
R
I V
E R
JO
SE
DE
LA
PA
Z
MANUELA HENSON
H-5
22
15
F-5
2214, LO
T N
O. 1
CA
MP
ST
OT
SE
NB
ER
G M
ILIT
AR
Y R
ES
ER
VA
TIO
N
JO
SE
PE
NS
ON
CA
MP
ST
OT
SE
NB
ER
G M
ILIT
AR
Y R
ES
ER
VA
TIO
N
ANGELES CADASTRE
LO
T 7
29
-A
H-6
07
09
LOT 787F-52242, LOT NO. 1
77
55
86
BLK
43
BLO
CK
42
BLO
CK
44
SAPAN
G BAT
O
LO
T 7
30-B
-2-B
,
BLO
CK 36
BLO
CK 37
BLO
CK
25
BLO
CK
13
BLK
40
BLO
CK
10
BL
OC
K 2
4
BL
OC
K 1
2
BL
K
BLO
CK
22
BLK
BLO
CK
26
BLO
CK 35
BLO
CK 34
BLO
CK 33
BLO
CK 32
BLOCK 30 BLOCK 31
BLOCK 27
BLOC
K 28
BLOCK 29
LOT 2, (LRC) P
CS-1544
BLOCK 20
BLO
CK 18
BLOC
K 19BLO
CK 2
BL
OC
K 1
SAPANG BATO
CEMETERY
PS
D-1
279
6
ELE
M. S
CH
OO
L
SA
PA
NG
BATO
BLO
CK 39
NAT
L. H
IGH S
CH.
HO
LY C
RO
SS
CH
APEL
21
23
RO
AD
LO
T 1
RO
AD
LO
T 17
RO
AD
LOT 4
RO
AD
LOT 17
ROAD LOT 16
RO
AD
LOT 21
BR
GY.
HA
LL
TO
CLA
RK
56
7
26 (C
AN
AL)
89
10
11
12
4
27
29
32
33
34
35
36
37
38
39
40
41
42
43
45
46
47
13
14
15
16
17
18
19
20
21
22
49
24
28
30
48
23
44
51
25
50
31
1
1 2
34
56
7
8
910
11
12
13
14
15
16
104
24
25
93
27
94
96
95
34
35
38
39
40
41
42
51
50
53
57
58
60
61
55
49
57
56
43
53
2
3
4
89
49
10
11
12
54
56
43
26
27
30
28
29
3
2
RIV
ER
240
230
220
220
240
23
0
220
21
0
200
190
210
200
190
91
91
100
9797
110
120
130
140
150
160
170
180
180
100
102
98
1009
8
230
210
220
230
240
250
260
270
260
250
P S
D -
0 3
- 1
6 2
1 2
1 ( A
R )
P S
D -
0 3
- 1
6 2
1 2
1
( A
R )
P S
D -
0 3
- 1
6 2
1 2
1
( A
R )
P S
D -
0 3
- 1
6 2
1 2
1
( A
R )
P S
D -
0 3
- 1
6 2
1 2
0
( A
R )
P S
D -
0 3
- 1
6 2
1 2
0
( A
R )
B S
D -
0 3
- 0
0 2
0 2
1 ( O
L T
)
B S
D -
0 3
- 0
0 2
0 2
1 ( O
L T
)
D E
J
E S
U S
P
R O
P E
R T
Y
SC
Te
x M
EG
A H
IGH
WA
Y
CR
EE
K
13
DEL P
ILAR
ST.
MAB
INI S
T.
MA
BIN
I S
T.
BUR
GOS
ST.
P . GOMEZ ST.
TO M
ANILA
TO BRGY. M
ALINO
CITY O
F SAN F
ERNANDO
Pu
lun
gbulo
Pa
ndan
Sto
. D
om
ingo
200
AB
AC
AN
RIV
ER
NORTH LUZON EXPRESSW
AY
SC
TE
x
SC
TE
x
SCTEx
Sapangbale
n C
reek
MC. ATRHUR HI-WAY
AN
GE
LE
S C
ITY
HA
LL
Nin
oy A
qu
ino
Ba
libago
Mala
ban
as
An
unas
Pam
pa
ng
Sto
. R
osario
Cut-
cut
Sto
. C
risto
San
Jose
Pu
lun
g M
ara
gul
PR
OP
OS
ED
EA
ST
CIR
CU
MF
ER
EN
TIA
L R
OA
D (
Seg
men
t 1
)
Ang
ele
s C
ity C
olle
geF
iesta
Com
munity
Metr
o G
ate
La
Pie
ta M
em
orial P
ark
Pu
nta
Ve
rde
Villa
Bele
n
An
ge
les C
ity
Toll
Exit
Segment 1
Proposed East Circumferential Road (Segment 2)
AC
PD
O
PR
OP
OS
ED
EA
ST
-WE
ST
RO
AD
Ch
eva
lier
Sch
ool
PR
OP
OS
ED
EA
ST
CIR
CU
MF
ER
EN
TIA
L R
OA
D (
Seg
men
t 2
)
La
Pie
ta M
em
orial P
ark
PN
R
PN
R
PN
R
PN
R
PN
R
PNR
PNR
PNR
PNR
PNR
PNR
St.
Ca
the
rin
e R
ealty
Jao
's P
ropert
y
ABACAN BRIDGE
Pro
posed
SC
TE
xT
oll
Exit
Pro
posed
SC
TE
xT
oll
Exit
Encla
ve
Carm
en
vill
e S
ubd.
Ma
rgot
Sa
pa
ng
bato
PR
OP
OS
ED
RO
AD
PR
OP
OS
ED
EA
ST
CIR
CU
MFE
RE
NTIA
L R
OA
D
PROPOSED EAST CIRCUMFERENTIAL ROAD
SCTEx
Nort
hvill
e
Villa
Re
medio
s
St.
Ig
natius
L &
S S
ubd.
Villa
An
gela
Villa
Glo
ria
St.
Ca
the
rin
e S
ubd.
H.A
.U.
Nep
o M
all
A.U
.F.
Syste
m's
Plu
s
Saver's
Syste
m's
Plu
s
Mall
TO BAGUIO
Pro
posed
SC
TE
xT
oll
Exit
M ABOLO ST.
PAKWAN ST.
CHICO ST.
SA
NT
OL
ST
.
CASHEW ST.
CA
LA
MA
NS
I S
T.
AV
OC
AD
O S
T.
FIL
.AM
FR
IEN
DS
HIP
HIG
HW
AY
MAN
GA
ST. L
AN
ZO
NE
S S
T.
DU
RIA
N S
T.
SAGING ST.
CAR
ME
N RO
AD
Tri
nid
ad V
illage
MIL
ITA
RY
RE
SE
RV
ED
SA
PA
NG
BA
TO
PR
OP
OS
ED
IN
TE
R-M
UN
ICIP
AL H
I-W
AY
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY 5- 7
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
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.
5.3 Growth Centers and Corridors
These growth centers and corridors when fully developed are expected
to catalyze the realization of the development vision of Angeles City.
Discussed herein are the descriptions of the different components of the
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
9. Abacan River Special
Development Corridor
Sapangbato, Margot, Anunas, Amsic,
Pampanga, Malabanias, Balibago, Sta.
Teresita, Balibago, Ninoy Aquino, Pandan,
Pulung Maragul, Pulung Cacutud,
Sapaliputad, Tabun
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY 5- 8
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
5.3.1 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
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY 5- 9
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
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 to address this concern, the following measures must be
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;
Lourdes
Sur
East
Salapungan
Virgen
Delos Remedios
Figure 5-4. The CBD Growth Center
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY 5- 10
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
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 T-
intersections; 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.
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY 5- 11
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
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.
Because the development in this area was largely influenced by the
access provided by the Mac Arthur Highway, its catchment area outside
Angeles City extends up to about 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:
Figure 5-5. The Sto. Domingo Growth Corridor
Lourdes
Sur
East
Salapungan
Virgen
Delos Remedios
Pulung Maragul
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY 5- 12
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
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;
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY 5- 13
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
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-
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY 5- 14
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
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.
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.
Figure 5-6 The Pandan Growth Center
Lourdes
Sur
East
Salapungan
Virgen
Delos Remedios
Pulung Maragul
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY 5- 15
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
a) 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.
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY 5- 16
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
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.
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY 5- 17
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
5.3.4 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
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY 5- 18
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
At the moment, transportation and access in the Pulung Maragul
growth center is adequately provided by the Don Gueco Avenue, Angeles-
Magalang 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 Angeles-
Magalang 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:
Figure 5-7. The Pulung Maragul Growth Area
Lourdes
Sur
East
Salapungan
Virgen
Delos Remedios
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY 5- 19
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
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.
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY 5- 20
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
5.3.5 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.
Lourdes
Sur
East
Salapungan
Virgen
Delos Remedios
Pulung Maragul
Figure 5-8. The Balibago Growth Center
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY 5- 21
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
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
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY 5- 22
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
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
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY 5- 23
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
g) 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 Francisco St.
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY 5- 24
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
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.
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:
Figure 5-9. The Pampang Growth Area
Lourdes
Sur
East
Salapungan
Virgen
Delos Remedios
Pulung Maragul
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY 5- 25
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
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) Institutional Zone
f) 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,
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY 5- 26
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
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 Fil-
American 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
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY 5- 27
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
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;
Figure 5-10. The Anunas Growth Corridor
Lourdes
Sur
East
Salapungan
Virgen
Delos Remedios
Pulung Maragul
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY 5- 28
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
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.
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY 5- 29
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
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. However, there is also a growing
settlement of lowlanders. Sapangbato forms part of the upper watershed
area of Abacan River which extends near the crater of Mt. Pinatubo.
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.
Lourdes
Sur
East
Salapungan
Virgen
Delos Remedios
Pulung Maragul
Lourdes
Sur
East
Salapungan
Virgen
Delos Remedios
Pulung Maragul
Figure 5-11. The Sapangbato Watershed Reserve
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY 5- 30
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
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) Implement an agri-forestry and livelihood projects for the Aetas.
5.3.9 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
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY 5- 31
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
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.
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:
Figure 5-12. The Abacan River Special Development Corridor
Chapter 5: THE PREFERRED SPATIAL DEVELOPMENT STRATEGY 5- 32
Comprehensive Land Use Plan and Zoning Ordinance 2010-2020
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.