Landuse Plan PDF

City of San Jose del Monte
Comprehensive Land Use Plan and Zoning Ordinance

Comprehensive Land Use Plan - March 2008
2.0 LAND USE PLAN
2.1 Introduction
This chapter provides a discussion of the City‟s land use classification system
as well as the use and development regulations that will apply to all lot
parcels. These are anchored on land use policies that seek to realise, in a
land use and development context, the City‟s vision and development thrusts
along with sectoral goals and objectives. The Land Use Plan shall be
implemented through the Zoning Ordinance which is further provided with a
set of Implementing Guidelines for the use of evaluators, particularly the
Zoning Administrator and the Local Zoning Board of Adjustment and Appeals
in the course of the exercise of their land use regulatory functions. The Land
Use Plan, Zoning Ordinance and Implementing Guidelines shall also serve as
valuable references to project proponents as these provide the direction,
legislation and methodology for evaluation for all land development initiatives
in the City.
2.2 Goal and Objectives
Goal
The over-all goal of the Land Use Plan is to put the lands of San Jose del
Monte into their most productive and sustainable use in consonance with the
City‟s overall development vision and thrusts.
Objectives
The following are specific objectives of the LUP:
To promote sustainable development by ensuring the protection and

conservation of environmentally constrained areas (i.e. prime agricultural
lands, forest, rivers, etc.) through the proper control and regulation of
urban growth;
To promote the productive use of the City‟s idle and underutilised lands;
To create opportunities to put land into its most productive and efficient
use without sacrificing their environmental integrity;
To control urban sprawl and promote an orderly pattern of growth by
directing development towards more suitable areas and promoting
compact communities;
To lay the groundwork for a land use pattern that promotes the location of
more economically beneficial activities in the area;
To ensure the development and maintenance of adequate open spaces,
including parks and playgrounds; and
To provide an adequate and efficient road network for the City, which
could efficiently support all the planned developments within the area.
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2.3 Structure Plan
The Structure Plan outlines the future configuration of the City of San Jose del
Monte. It defines the various existing and proposed Growth Areas, open
spaces, agricultural areas and road network system. Figure 2.1 illustrates the
Structure Plan.
2.3.1 Activity Centres
San Jose del Monte has a number of Activity Centres which are sites of
present and future concentrations of significant developments that are
expected to have a major influence to the City‟s land use pattern. The Land
Use Plan promotes the efficient development of these centres through
appropriate regulatory devices (parking guidelines, for instance), public
infrastructure investments as well as enhanced linkages with service areas.
The nature of these centres, their roles and how they are envisioned to be
developed are briefly discussed below:
Existing Neighbourhood Service Centres
A number of Neighbourhood Service Centres are located in several strategic

locations. Their scale allows them to serve the business, commercial and
employment requirements of surrounding residential areas. These centres
have enormous potentials to provide higher types of services not only to the
City but to the neighbouring municipalities as well. It is expected that these
centres will continue to develop in density and scale, and in time would
generate considerable economic activities for the City.
Barangay Tungkong Mangga Intersection
This is located at the intersection of the Bocaue Provincial Road (Sta. Maria-
Tungkong Mangga Provincial Road) and Quirino Highway. It is the most well
developed Neighbourhood Service Centre and services barangays at the City‟s
southern and eastern sections. This centre hosts a variety of commercial and
business establishments including a number of supermarkets, public markets
and commercial banks.
Sampol Market
The Sampol Market Neighbourhood Service Centre is found along Bagong

Buhay Avenue. It services the business and wholesale and retail commercial
requirements of the barangays in the northern portion of San Jose del Monte,
formerly known as Sapang Palay resettlement area.
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Barangay Muzon Intersection
This Neighbourhood Service Centre is found at the intersection of the Bocaue

Provincial Road and San Jose-Marilao Road within Barangay Muzon. It
services the commercial, manufacturing and business requirements of the
residents at the southwestern periphery of San Jose del Monte.
Poblacion
The principal economic generator within this area is the City Hall and the
Roman Catholic Church. The area is, however, still predominantly residential.
Its location at the junction of Bocaue Provincial Road, San Jose-Marilao Road
and the Poblacion-Gumaoc City Road provides it with good development
potentials. With the imminent transfer of the City Hall to the New Town
Property, a Master Development Plan should be prepared to transform this
centre into a well-planned mixed-use development.
Other Neighbourhood Service Centres
Listed below are the other emerging Neighbourhood Service Centres within
San Jose del Monte that are fast becoming areas with significant economic
activities. These are the following:
− Quirino Highway-NPC Road Intersection (Barangay Kaypian);

− Along the Poblacion-Gumaoc City Road (boundaries of Barangays Guijo,
Mulawin and Narra);
− Quirino Highway-Poblacion-Gumaoc City Road Intersection (along the
boundaries of Barangay Mulawin and Sto. Cristo);
− Francisco Homes Subdivision (along Sta.Maria-Tungkong Mangga
Provincial Road in Barangay Graceville);
− Palmera Northridge Subdivision (Barangay Kaypian); and
− Quirino Highway-Bagong Buhay Avenue up to the boundary of the
Municipality of Norzagaray (Barangay Minuyan Proper).
Planned Unit Developments
These areas have enormous potentials to service the commercial, business

and employment requirements of the populace and are expected to have
significantly positive impacts to the overall economic development of the
whole City.
Araneta Properties
These are located in Tungkong Mangga with a portion lying directly alongside
Quirino Highway and Tungkong Mangga junction. As of the moment, Quirino
Highway is the only road that provides direct access from Gregorio Araneta
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Avenue and Bocaue Road. The proposal for this area is to develop a
combination of commercial, institutional, and mid to high-end residential
developments.
New Town Property in Barangay Sapang Palay Proper
Previously geared to be a predominantly residential development. this area

has already been provided with a road network, clubhouse, man-made
lagoon and 9-hole golf course. It shall also be the site of the new City Hall
and is being earmarked for re-development to host housing units,
universities, industrial estates, commercial areas and tourism facilities.
Existing and Proposed Industrial Centres
The existing industrial site of San Jose del Monte is located at its mid-
northern portion, within Barangay Minuyan V. On the other hand, the three
newly identified industrial centres are strategically located at the mid-
southern and southwestern portions of the City. These new centres were
specifically selected based on the existing and proposed infrastructure within
the area, as well as their general accessibility to the North Luzon Expressway.
Similar to the PUDs, these industrial areas are foreseen to spur the growth of
the City by generating business and employment opportunities. Evidently, the
proposed new roads as well as widening and other improvements to the
existing roads are critical to these centres‟ eventual overall attraction to
potential investors. The long-term objective for these centers is the
development of agri-, light and information technology-based industries.
The new industrial centres of San Jose del Monte are the following:
Light Industrial Centres
Two new industrial areas intended to accommodate light industries are

located in Barangays Muzon and Gaya-Gaya. The first is located along the
Bocaue Provincial Road (Sta. Maria-Tungkong Mangga Provincial Road).
The second is located about the southern sections of the San Jose-Marilao
Road and is just about a kilometre away from the intersection of this road
and Bocaue Provincial Road. Two other industrial areas are found in
Minuyan Proper and another partly within Minuyan Proper and San Roque.
These last two were designated by virtue of SB Resolution No. 591-11-
97dated November 10, 1997.
Agri-Industrial Centres
The new Agri-Industrial Centre located at the corner of Igay Road and
Quirino Highway and is located adjacent to the northern boundary of the
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Araneta Properties. A number of agri-industrial areas, as well as

commercial hog and poultry farms are located within the area. It is
presently accessed through a number of paved and unpaved barangay
roads. The Agri-Industrial Centre located in Minuyan Proper adjoining the
Norzagaray boundary has also been designated by virtue of SB Resolution
No. 591-11-97dated November 10, 1997.
A Food Exchange or Bagsakan Center is also envisioned in this area.
Existing Agricultural Areas
The agricultural areas in Barangay Dulong Bayan are considered the prime
agricultural areas of the City. These have a terrain that range from level to
rolling (0-18% slopes) and are mostly planted to palay. In addition,
Barangays Kaybanban, San Isidro, San Roque and Paradise III are designated
Agrarian Reform Communities. Together with the agricultural areas in Dulong
Bayan, development of the city‟s agricultural sector shall be pursued within
these barangays.
2.3.2 Movement Systems
The following are the major linkages that are envisioned by the Land Use
Plan:
Regional Linkages
The Circumferential Road 6 (C 6), Sierra Madre Marginal Highway

(SMMH)/North Luzon Expressway (NLEE), East-West Connector Expressway,
North Central Road, Quirino Highway Route Improvement, DMMA-Quirino
Highway Link via Montalban are the proposed national road projects that will
pass through the boundaries of San Jose del Monte. These are foreseen to
provide greater inter-city and municipal accessibility within the region. In
particular, the imminent completion of the DMMA-Quirino Highway Link via
Montalban will open up the eastern section of the City and will facilitate
movement within the area. The social facilities and services of San Jose del
Monte that are predominantly concentrated at its western section will be
made more accessible to those residing in these areas.
Inter-City Linkages
The western section of the City is generally accessed through the four major
roads of Quirino Highway, Sta. Maria-Tungkong Mangga Provincial Road
(Bocaue Provincial Road), San Jose-Marilao Road and Sapang Palay Road. On
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the other hand, only Igay Provincial Road provides access to the eastern
section of San Jose del Monte at the moment. However, except for the case
of Quirino Highway, there is no obvious road hierarchy within the City as all
roads have only two lane right-of-ways.
Road widening, as well as improvements to their surface conditions will

definitely bring about relief to the currently experienced traffic congestion,
especially within the Tungkong Mangga junction. In addition to improvements
to existing roads, the need to further enhance accessibility within the City
through by-pass or circumferential roads should be addressed. These roads
should be strategically located within the City to enhance mobility of the
people and bring about additional economic benefits by opening up under
utilised areas.
The construction of the following roads within San Jose del Monte are vital
improvements to the City‟s road network:
Quirino Highway-Tungkong Mangga By-Pass Road;

Alternate route from Quirino Highway through Araneta Ave. to Likaw-likaw
Road (to pass through Araneta Property)
Several new roads in the southwestern periphery of SJDM to provide
alternative routes towards Kalookan City;
Road extension to connect Partida Road to Linawan Road (Muzon-Dulong
Bayan);
New Road to connect to Partida Road and Linawan Road;
Road Extension to connect Talisay Road to Linawan Road (Sapang Palay-
Dulong Bayan);
New Road to connect Quirino Highway to Kakawate Road (crossing
Barangays Minuyan Proper, Kaybanban, San Roque and Paradise III); and
New Road to connect Bocaue Provincial Road, the Poblacion-Gumaoc City
Road and NPC Road (between Quirino Highway and the San Jose-Marilao
Road).
The proposed MRT-7 is also expected to improve the city‟s transportation

linkages. Its conceptual alignment and location of the major terminal is shown
in Annex F. The major proposed road projects are likewise shown in the same
Annex.
2.4 Land Use Plan
The Land Use Plan is based on a strong policy framework, anchored on the
notion of the role of the City government as regulator and facilitator of all
land development activities. General and specific policies are provided for the
various Land Management Areas (Section 2.5.2 refers) to guide all
developments within the City. These policies also ensure that land use
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activities are carried out in a manner that is compatible and consistent with
the overall goals and objectives of the community.
Though the LUP is strongly policy oriented, the private sector is given the
same importance, as they are considered the driving force in the development
processes. A wide clearance is given for the free land market to operate by
promoting a primarily mixed land use in certain locations. This, however, is
reliant on a set of relevant policy criteria and regulatory measures (Section
2.5.2), land use intensity control ratings (Section 2.5.3), performance criteria
and land development guidelines (Section 2.5.4) that are applicable to specific
development areas. This is a variation to the traditional method of Philippine
public sector land use planning which is prescriptive (end-state oriented) and
relies on the pre-determination of uses for specific areas as a means of
ensuring land use compatibility.
2.4.1 Policies
General
The following general policies provide overall direction for all developments in
San Jose Del Monte:
A Market-Based Land Management Policy to foster an environment that is

highly conducive to economic growth.
A policy of Development with Social Responsibility so that the benefits
derived from economic growth shall redound to the direct benefit of the
community.
A policy of Growth with Environmental Integrity to ensure that the
ecological balance is at all times maintained.
A policy of Upholding the Rights of Indigenous Communities, thus
protecting, maintaining and conserving lands allocated for their use.
Specific
To further ensure that individual developments remain aligned to the over-all

goals of San Jose del Monte, Specific Policies are hereby formulated. These
are geared to attain specific objectives in key result areas.
Socio-Economic Welfare
Developments should positively contribute to the socio-economic welfare of

the community. For example, facilities that employ a large number of workers
(industries) should provide housing and prioritise the hiring of residents of
San Jose del Monte. Traffic generating developments, in turn, should ensure
that they do not unduly burden the City‟s road network.
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Environmental Conservation and Preservation
All significant environmental assets shall be conserved. These include natural

views/vistas, trees, vegetation, etc. Structures, facilities and other
developments shall closely consider the maintenance of the environmental
integrity of their areas and the immediate vicinity.
Neighbourhood Compatibility
Developments shall always enhance the quality of its neighbourhood. The

design, construction, operation and maintenance of every facility shall be in
harmony with the intended character of its neighbourhood. Every
development should cause a substantial improvement to the value of the
properties in the neighbourhood in particular and the community in general.
Active Urban Open Spaces
The City promotes the development of a network of active urban open

spaces. All large-scale sprawling developments (subdivisions, shopping malls,
industrial estates, etc.) shall provide functional green open spaces, which
shall be effectively utilised by the facility users.
Idle Lands
The City considers land as a highly valuable and limited asset. It therefore
encourages that lands held in land bank be utilised. Urban agricultural
programs may be implemented to put these lands into interim productive use.
These may also be used for temporary recreational facilities.
Agricultural Lands
Agricultural lands are recognised as valuable resources which provide

employment, amenity and bio-diversity. All agricultural lands in the City shall
not be prematurely re-classified. The Land Use Plan, therefore, is not re-
classifying currently delineated agricultural areas. Re-classification shall be
done on a case-to-case basis and evaluated on the merits of conditions
prevailing at the time of application.
2.4.2 Land Management Areas
San Jose del Monte is categorically broken down into a number of broad Land
Management Areas (Figure 2.2 refers) which set out a comprehensive land
use policy structure. This is reflective of a number of factors including the
various areas‟ environmental characteristics, level of urbanisation,
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development potentials and future developments intended for them, as well

as the relevant national policies, rules and regulations affecting land use.
Table 2.1 shows these various land management areas. The subsequent text
provides a description of each area‟s character, policy direction and preferred
land uses. The LMA is the primary basis in the formulation of the Zoning
Ordinance.
Table 2.1 LMA Area Allocation
Land Management Areas Area (has.) Share (%)
1. General Development (GDA) 754.48 7.15

2. General Residential (GRA) 1,093.11 10.36
3. Low Density Residential (LDRA) 167.99 1.59
4. General Agricultural (GAA) 1,604.87 15.21
5. Strategic Agriculture and Fisheries
Development 831.83 7.88
(SAFDZ)
6. Forest Land (FL) 161.94 1.53
7. Special Use
Planned Unit Development (PUDA) 2,049.84 19.42
Light Industrial (LIA) 226.89 2.15
Agri-Industrial (AIA) 531.88 5.04
Socialised Housing (SHA) 1030.85 9.77
Utilities (UA) 16.56 0.16
Solid Waste Disposal (SWDA) 4.12 0.04
Open Space (TDA) 224.72 2.13
Conservation (CVZ) 918.46 8.70
Protection (PA) 113.76 1.08
8. Roads and Rivers 821.70 7.79
TOTALS 10,553.00 100.00
Source: Urbis Philippines Map Computations
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BASIC ZONES
GENERAL DEVELOPMENT AREA (GDA)
Characteristics
The General Development Area covers, in whole or in part, Barangays

Poblacion, Poblacion I, Kaypian, Sto. Cristo, Muzon and Gaya-Gaya. Areas
that lie 100 metres on both sides of Quirino Highway and along the Bocaue
Provincial Road have also been delineated as part of GDA. This shall be
reckoned from the road right-of-way. However, those that fall within the
Socialised Housing, Open Space and Planned Unit Development Areas are
excluded from the GDA. The GDA also includes the 20-hectare Shrine of Our
Lady of Lourdes Grotto located in Barangay Graceville. The Shrine is visited
by thousands of pilgrims every year, most especially during the Lenten
Season.
The GDA is characterised mainly by medium to high-density residential areas,

with continually increasing commercial and institutional areas that serve the
expanding population. Majority of it has slopes that range from level to
undulating terrain (0-8%) though the Shrine is mostly situated on rolling to
moderately steep terrain (18-30% slopes).
Policy Direction
1. Mixed-use neighbourhoods shall be promoted within the GDA. Medium

density developments such as multiple-dwelling units, townhouses and the
like with corresponding commercial and institutional facilities shall be
encouraged.
2. The Shrine shall be maintained as a low intensity development area with

close consideration towards enhancing tourism activities as well as
conserving and preserving its environment.
3. The overall urban environment shall be upgraded through urban renewal

programs particularly the improvement of public parks and recreational
facilities, roads, lighting, sidewalks and utilities.
Preferred Uses
Residential
Commercial
Institutional
Parks and Recreation
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GENERAL RESIDENTIAL AREA (GRA)
Characteristics
The General Residential Areas are found in Barangays Muzon, Gaya-Gaya,

Graceville, Mulawin, Yakal, Narra, Guijo, Kaypian, Sto. Cristo and Minuyan
Proper. These are mostly low to medium density residential subdivisions and
informal settlements. About 50 percent of the entire GRA are found in rolling
to moderately steep areas. No area, however, is prone to flooding.
Policy Direction
1. The development and maintenance of low to medium density residential

areas shall be promoted within the GRA.
2. Commercial and institutional facilities shall be neighbourhood in scale.
Preferred Uses
Residential
Commercial
Institutional
LOW DENSITY RESIDENTIAL AREA (LDRA)
Characteristic
The designated Low Density Residential Areas are found within Barangays
Dulong Bayan, Muzon and Gaya-Gaya. The LDRAs are characterised by level
to rolling terrain (0-18%) and are not susceptible to flooding. At the moment,
their principal land use is agricultural. Those in Muzon and Gaya-Gaya,
however, have already been designated in the 1996 Zoning Ordinance as
residential areas.
Policy Direction
The LDRAs are to be developed as low-density residential areas. Ideally, they

shall be developed as middle to high-end residential subdivisions.
Preferred Uses
Residential
Institutional
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GENERAL AGRICULTURAL AREA (GAA)
Characteristic
The General Agricultural Area consists of areas that are outside the identified
preservation and conservation areas of the City (i.e. SAFDZ, Forest, areas of
18 percent and above slopes, ancestral domain, etc.), and those that have
been delineated for urban uses. These areas are found in the barangays east
of Quirino Highway, specifically in Sto. Cristo, Kaybanban, San Roque,
Paradise III and San Isidro. Some areas are idle, but majority are used for
crop production, grazing and for sporadic urban land uses (i.e. residential and
neighbourhood scale commercial and institutional land uses). Barangays
Kaybanban, San Roque, Paradise III and San Isidro have been identified as
Agrarian Reform Communities (ARCs).
Policy Direction
1. Agricultural resource management with community-level urban uses shall

be pursued within the GAA.
2. PD 957-type subdivisions may be allowed within the GAA subject to the
requirements of the Comprehensive Agrarian Reform Law and other legal
considerations.
Preferred Uses
Agricultural
Agri-Forestry
Residential
Institutional
STRATEGIC AGRICULTURE AND FISHERIES DEVELOPMENT ZONE

(SAFDZ)
Characteristic
The SAFDZ covers, in whole or in part, Barangays Sapang Palay Proper,

Dulong Bayan, Muzon, Gaya-Gaya, Kaypian and Yakal. Most of these areas
have slopes that range from level to nearly level (0-3%) and are not prone to
flooding.
Policy Direction
Areas within the SAFDZ have been identified as the most productive
agricultural lands of the City. Hence, these shall be protected and preserved
as provided by the AFMA. These areas shall serve as, „centres where
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development in the agriculture and fisheries sector are catalysed in an

environmentally and socio-cultural manner.
Preferred Uses
The SAFDZ is primarily for agricultural use. It shall principally be devoted to

the cultivation, raising, growing and harvesting of staple crops and diversified
plants and trees. Also allowed in the area are land uses that are
complementary to agriculture and that serve the existing settlements in the
area. These are the following:
Agricultural
Agri-Forestry
Residential
All development applications within the SAFDZ shall be subject to the

regulations of the DA, DAR and other concerned agencies.
FOREST LAND (FL)
Characteristics
Under this classification fall the public forest, permanent forest or forest
reserves, and forest reservations as designated by the Department of
Environment and Natural Resources. About 95 percent of the Forest Land is
located on the very steep areas of the City that have slopes of 50 percent and
above. The eastern portions of Barangay San Isidro are designated as part of
the Forest Land. The Ancestral Domain being claimed by the Indigenous
People‟s of San Jose del Monte, also known as the Dumagats, in Sitio
Karahume, Barangay San Isidro falls partly within this area.
Policy Direction
The Forest Land is delineated to protect these areas from environmental

degradation. Settlements within the area are strictly prohibited. The LUP will,
however, be cognizant of the land rights of the city‟s indigenous peoples to
their ancestral lands, when they obtain approval of their Certificate of
Ancestral Domain Title (CADT).
Preferred Uses
No development, use, or activity shall be allowed in the FA unless consistent

with the provisions of the Revised Forestry Code, as amended, the rules and
regulations of the DENR for the said areas, and unless a permit, lease or
license is issued by the said agency for activities such as, but not limited to,
the following:
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1. Contract Reforestation with Forest Land Management Agreement (FLMA);

2. Commercial Tree Plantation and Industrial Forest Plantation (ITP/IFP);
3. Integrated Social Forestry Programs (ISF);
4. Community-Based Forest Management (CBFM);
5. Reforestation Compliance by Forest Users by Temporary Lease
Agreement;
6. Reforestation Compliance by Pasture Lease Agreement; and
7. Ecological Revolution Programs (ECOREV)
Other allowable uses such as Mining, Infrastructure Development, Fishpond

and Resettlement Purposes should be in consonance with National Policies
enumerated below:
1. Mining
No extraction, excavation or other mining activity shall be undertaken

except in accordance with the Mining Code and its Implementing Rules
and Regulations.
2. Fishpond Purposes
Fishing activities within Forest Lands shall be undertaken pursuant to the

provisions of the Fisheries Code and its Implementing Rules and
Regulations and the Revised Forestry Code of the Philippines, as amended.
3. Infrastructure and Resettlement
Infrastructure Development and Resettlement undertaken within Forest Lands

shall be consistent with the provisions of the Revised Forestry Code of the
Philippines, as amended, and subject to an Environmental Impact
Assessment, prior to the approval of such projects in order to determine their
environmental impacts and social acceptability.
SPECIAL USE AREAS
PLANNED UNIT DEVELOPMENT AREA (PUDA)
Characteristics
The Planned Unit Development Areas comprise the PUDs - the New Town, the
Moldex Property and the Araneta Properties. The first two PUDAs are located
in Barangay Sapang Palay Proper. The second consists of about 65 percent of
Barangay Tungkong Mangga and 90 percent of Ciudad Real.
Due to the fact that a portion of the New Town has been previously
developed for a first class subdivision, it is currently served by a number of
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wide concrete roads and has a lagoon, golf course and clubhouse. On the
other hand, the Araneta Properties are principally undeveloped, with portions
being used for agricultural and agro-forestry purposes. Built-Up areas on this
area comprise sporadic residential, institutional (i.e. Augustinian Convent and
a Seminary) and agro-industrial areas. Both PUDAs are characterised by
slopes that are level to moderately steep and are not susceptible to flooding.
They could be accessed primarily through Quirino Highway and are served by
adequate power and water facilities.
Policy Direction
1. Compact and unified developments that provide for the convenient

proximity between workplace, home and amenities shall be promoted
within these areas.
2. Publicly accessible and functional open spaces among individual
developments shall be required.
3. Provision of world-class infrastructure facilities such as roads, water,
power and telecommunication facilities.
4. At areas with slopes ranging from 18 to 30 percent, developments should
be extremely low density, with particular attention to soil conservation and
slope protection.
Preferred Uses
Residential
Commercial
Institutional
LIGHT INDUSTRIAL AREA (LIA)
Characteristic
The LUP designates two new Light Industrial Areas (LIA). The first is located
in Barangay Muzon and along the Bocaue Provincial Road (Sta. Maria-
Tungkong Mangga Provincial Road). The second is located in Barangay Gaya-
Gaya and situated about the southern sections of the San Jose-Marilao Road.
It is just about a kilometre away from the intersection of this road and
Bocaue Provincial Road. Other LIAs are located in Barangays Minuyan Proper
and San Roque. These LIAs are strategically located and are sufficiently
served by public infrastructure facilities.
Policy Direction
1. Promote the entry of light industrial establishments and information

technology-based facilities.
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2. Ensure the maintenance of adequate environmental management

measures in all industrial facilities.
3. Provision of world-class infrastructure facilities such as roads, water,
power and telecommunication facilities.
Preferred Uses
Light Industrial
Residential (including) Workers‟ Housing and Support Facilities
AGRI-INDUSTRIAL AREA (AIA)
Characteristics
The designated Agri-Industrial Area covers Barangay Maharlika and the

northwestern section of Barangay Tungkong Mangga which includes Paradise
Farms. Currently operating within these areas are a number of agri-industries,
specifically, hog and poultry farms. Another AIA is located in Barangay
Minuyan Proper adjoining the Norzagaray boundary. The AIA is found in the
rolling to moderately steep portion (18-30%) of the City. A large portion,
however, is still used for agricultural purposes.
Policy Direction
The development of agri-industrial activities shall be promoted within these

areas. Due to the steepness of the terrain, the growth of low-density
developments that provides particular attention to soil conservation and slope
protection shall be encouraged within the areas.
Preferred Uses
Agri-Industrial
Agricultural
Residential (including Workers‟ Housing and Support facilities)
SOCIALISED HOUSING AREA (SHA)
Characteristics
The Socialised Housing Area covers all resettlement project sites of the
National Housing Authority (NHA) and residential subdivisions developed
under Batas Pambansa 220 (BP 220).
The four resettlement projects of the NHA consist of the 752 hectare Sapang
Palay Resettlement Project (SPRP) in Sapang Palay, the Towerville
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Resettlement Project in Barangay Minuyan/Sto. Cristo, the Pabahay 2000

Housing Project in Barangay Muzon and the Liberty Upgrading Project in
Barangay Gumaok. The formerly known as Sapang Palay Resettlement Project
site, was sub-divided in 1991 and is now comprised of Barangays Citrus,
Fatima I to V, San Rafael I to V, San Pedro, Sta. Cruz I to V, San Martin I to
IV, Bagong Buhay I to III, Sto. Niño I and II, Assumption, San Martin de
Porres, Minuyan Proper, Minuyan I to V and Lawang Pari. On the other hand,
the subdivisions developed under BP 220 are located in various barangays.
Policy Direction
To encourage the development of low to medium rise socialised housing sites

with complete community facilities. All development applications within the
NHA housing sites shall be subject to the regulations of this housing agency.
Preferred Uses
All uses shall comply with the provisions of Batas Pambansa 220, Community
Mortgage Programme and the regulations of the National Housing Authority,
as applicable.
UTILITIES AREA (UA)
Characteristics
The Utilities Area covers the lands occupied by the two substations of the
National Transmission Company. The first is partly located Barangays Dulong
Bayan and Kaypian, while the other one is situated in Minuyan II. It also
covers the water filtering plant of the Local Waters Utilities Administration
System located in Barangay Minuyan II.
Policy Direction
These areas shall be maintained to accommodate public infrastructure utilities

and facilities (i.e. power, water and telecommunication) that are vital to the
overall growth, welfare and development of the City.
1-17
Preferred Uses
Public Infrastructure and Utilities
SOLID WASTE DISPOSAL AREA (SWDA)
Characteristics
The Solid Waste Disposal Area comprises the existing dumpsite in Bgy.
Kaypian and the proposed sanitary landfill/material recovery centre located in
Bgy. Minuyan Proper.
Policy Direction
The conversion of the identified SWDA in Minuyan Proper into a sanitary

landfill and the establishment of a Material Recovery Centre within the area
would be prioritised. For both SWDAs, compliance with existing environmental
laws and standards on proper solid waste storage and disposal will be a
primary concern. All developments and activities within the SWDA shall be in
strict observance of the provisions of R.A. 9003 or the Ecological Solid Waste
Management Act of 2000. The site would be strictly regulated to prevent
squatting and scavenging.
Preferred Uses
Sanitary Landfill
Materials Recovery Facility
OPEN SPACE AREA (OSA)
Characteristic
The Open Space Area covers the 40-metre wide Metropolitan Waterworks and
Sewerage System (MWSS) aqueduct easement that traverses the middle
portion of San Jose del Monte from north to south (i.e. Norzagaray to
Caloocan). It also covers the National Transmission Commission (TRANSCO)
right-of-way, the easements along Sta. Maria, Kipungoc Rivers (per provisions
of the Philippine Water Code) and the private memorial parks in Poblacion I
and Barangay Muzon. Informal settlers currently occupy portions of the MWSS
and TRANSCO rights-of-way. It also includes the man-made lagoon located
inside the New Town.
Policy Direction
1. The OSA shall be maintained as functional open spaces and will be

provided with proper landscaping and park amenities and facilities.
1-18
2. The rights-of-way of the MWSS water supply distribution system and

TRANSCO transmission lines shall be maintained as part of SJDM‟s open
space framework. Growth of informal settlements within the area shall be
discouraged.
3. The city government shall undertake a public forest parks and open space
development program. Existing public parks and open spaces shall be
improved. The city government may also acquire properties to be
developed as such. These are preferably at the community park scale to
be utilised for both active and passive recreation. The minimum area for
each shall be 500 square meters. Recommended areas are those along the
Sta. Maria River, within the Poblacion, in the vicinity of NHA socialised
housing sites and other populated areas of SJDM.
Preferred Uses
CONSERVATION AREA (CVA)
Characteristic
The Conservation Area covers portions of Barangays Sto. Cristo, Kaybanban,

Minuyan Proper, Paradise III and San Isidro that are rolling to steep (i.e. 18
to 50 % slopes) and are not part of the SHA and GRA.
Policy Direction
The Conservation Area (CVA) refers to areas that have 18 to 50 percent

slopes. These areas are classified as Production Forests per the National
Physical Framework Plan (NPFP) for 1993 – 2022. The objective for
production forest is to enhance forest productivity through sustainable
management and development to support domestic requirements for timber,
fuelwood and non-wood products.
In consonance with the provisions of the Revised Forestry Code, public lands
within this area shall not be alienated. Developments on titled properties, on
the other hand, should be of extremely low density with particular attention to
soil conservation and slope protection. These areas should, as much as
possible, be placed under community-based forestry management
arrangements. These may also be used for agricultural purposes or as
pasture lands subject to soil conservation measures.
Preferred Uses
1-19
The preferred uses within the CVA include forestry, agro-forestry and eco-
tourism land uses. Should other uses be allowed, these shall be limited to:
Residential
Institutional
Agricultural
PROTECTION AREA (PA)
The identified Protection Area (PA) of San Jose del Monte are the very steep
forestlands on its easternmost portions that have slopes of 50 percent and
above, and which are not delineated as part of the FA. The PA is partly
located in Barangays San Isidro and Paradise III, and portions of the area are
currently used for agro-forestry and agricultural purposes.
Policy Direction
The PA is delineated to protect the upland areas of San Jose del Monte from
environmental damage, such as the erosion of the slopes. Reforestation shall
be promoted. To preserve these areas, further encroachment of settlements
is strictly prohibited.
Allowed Uses
Forestry
Detached Residential (exclusive for lot owner)
SPECIAL DEVELOPMENT AREAS
Special Development Areas (SDA) are designated in order to achieve specific

objectives of urban planning and management. Within the context of the
Land Use Plan, these areas are governed by more specific policies such as the
minimisation of roadside friction along major roads, encouragement of
compact developments and historical redevelopment. Certain requirements
for developments within the SDAs are provided to realize these policies.
These requirements are intended to support the policies specified for the Land
Management Areas to which individual properties are classified. Two
categories of SDAs are hereby provided as follows:
1-20
Urban Corridor Special Development Area (UCSDA)
Characteristic
All properties that have direct access to Quirino Highway, Sta. Maria-
Tungkong Mangga Provincial Road (Bocaue Provincial Road), San Jose-Marilao
Road, Sapang Palay Road, Poblacion-Gumaoc City Road and the N.P.C. Road
are designated as within the Urban Special Development Corridor Area
(UCSDA). Among the issues to be addressed in the UCSDA is the area‟s being
prone to potential vehicular traffic, loss of open spaces and accident risks.
Policy Direction
The objective for the UCSDA is to minimise roadside friction to alleviate

current and future vehicular traffic conditions along these roads. All
developments within the UCSDA shall observe the following:
No parking facilities shall be located directly fronting the roads but shall be
located at the back of each building/property;
Medium density urban developments shall be encouraged, interspersed
with large open spaces; and
Deep building setbacks for all developments shall be required.
Local Growth Centre Special Development Areas (LGCSDA)
Characteristic
These are the locations of the Neighbourhood Service Centres. Properties

that fall under this classification are defined as follows:
- For intersections, the limits shall be defined as properties having direct

access to the concerned roads that are within 500 metres in all road
directions starting from the centre point of the concerned intersection.
- Properties that are within the edges of the 500-metre limit shall be
considered within the LGCSDA if any portion of their respective boundaries
falls within the said limit.
- For specific properties, the limits shall be defined by the technical

description of the boundary of the concerned lot parcel.
Policy Direction
The objectives for the LGCSDA are to minimise roadside friction and to
encourage compact developments.
1-21
All developments within the LGCSDA shall observe the following:
- No parking facilities shall be located directly fronting concerned roads

within the LGCSDA but should be located at the back of each
building/property;
- Abutments of buildings on property lines along concerned roads shall be
allowed subject to the requirements of the National Building Code;
- Allowed building densities shall be higher in LGCSDA than in the general
Land Management Area to which properties within the former are
classified.
2.4.3 Land Use Intensity Control Ratings
Aside from Policy Directions and a list of Allowed Uses, each LMA is
differentiated according to Land Use Intensity Controls (LUIC). LUICs refer to
controls on open spaces (PLO), building bulk (FAR), building height (BHL) and
Allowable Impervious Surface Area Ratios (AISAR). The LUIC is imposed to
control, among others, traffic generation, requirements on utilities, over-
building, over-crowding, visual access and to attain the desired zone character.
The various components of San Jose del Monte‟s LUIC are defined as follows:
Percentage of Land Occupancy (PLO)
Percentage of Land Occupancy is defined as a percentage of the maximum

allowable floor area of any building (at any floor level) to the total lot size. This
includes the main and auxiliary buildings. In case of discrepancy between the
specified PLO and the Light and Ventilation provisions of the National Building
Code, the lesser allowable floor area shall prevail.
Floor/Area Ratio (FAR)
Floor/ Area Ratio is the ratio between the Gross Floor Area of a building and
the area of the lot on which it stands. Determined by dividing the Gross Floor
Area of the building and the area of the lot. The Gross Floor Area of any
building should not exceed the prescribed floor area ratio (FAR) multiplied by
the lot area.
Gross Floor Area (GFA)
The GFA of a building is the total floor space within the perimeter of the
permanent external building walls (inclusive of main and auxiliary buildings),
occupied by:
1-22
a. Office areas;
b. Residential areas;
c. Corridors;
d. Lobbies;
e. Mezzanine;
f. Vertical penetrations which shall mean stairs, fire escapes, elevator shafts,
pipe shafts, vertical shafts, vertical ducts, and the like and their enclosing
walls;
g. Machine rooms and closets;
h. Storage rooms and closets;
i. Covered balconies and terraces; and
j. Interior walls and columns, and other interior features.
Excluding the following:
a. Covered areas used for parking and driveways, including vertical

penetrations in parking floors where no residential or office units are
present; and
b. Uncovered areas for AC cooling towers, overhead water tanks, roof decks,
laundry areas and cages, wading or swimming pools, whirlpool or Jacuzzi,
gardens, courts or plazas.
Building Height Limit (BHL)
Building Height Limit is the maximum height allowed for structures or buildings
expressed as number of floors or storeys.
Allowable Impervious Surface Area Ratio (AISAR)
Allowable Impervious Surface Area Ratio is the ratio between the coverage of
ground level impervious surfaces to the total lot area. Impervious Surface is
the type of man-made surface, which does not permit the penetration of water.
AISAR is expressed as a percentage over and above the resultant percentage
of Land Occupancy (PLO) for each development. The computation of
impervious surface area coverage shall include spaces outside the building
envelope, such as driveways, walks, parking areas, etc.
Minimum Allowable Permeable Surface Area (MAPSA)
The Minimum Allowable Permeable Surface Area the minimum allowable area
that should be provided with permeable surfaces. This is equal to the
difference of the total lot area minus the resultant PLO and the AISAR.
1-23
The LUIC is applied as follows:
a. Maximum Allowable Building Area Per Floor in Square Meters = Lot Area x
Allowable PLO
b. Maximum Allowable Gross Floor Area in Square Meters = Lot Area x
Allowable FAR
c. In determining the maximum number of floors per building, BHL regulations
shall apply.
For planned unit developments, residential and commercial subdivisions and
other developments that have been subdivided into individual lots/parcels, the
LUIC shall apply to individual parcels. Gross open spaces (defined as
common areas, roads, etc.) shall be governed by the requirements of PD 957,
BP 220 and related regulations.
For a parcel of land that has no lot/ parcellary subdivisions, the LUIC shall
apply to the gross lot area of the parcel and the gross floor area of the
building to be put there. In the event that such a parcel of land is developed
into individual lots as part of a Planned Unit Development (PUD) such as
mixed use, residential or commercial subdivisions, LUIC shall apply as follows:
d. The FAR of all the individual lots in the PUD, derived by dividing the total
gross floor area of the individual lots in the PUD by their total gross land
area, shall not exceed the maximum FAR that applies to the entire PUD,
or, in equation form:
Total gross floor area of

individual lots in PUD < Maximum FAR for entire PUD
Total gross land area of
individual lots in PUD
e. No individual lot shall exceed a FAR that is three times the maximum FAR
that applies to the entire PUD.
f. The owner/developer of the subdivided PUD shall show and declare in the
development plan that it submits to the LGU that such subdivision is part
of a PUD development.
g. PLO, BHL, and AISAR controls shall apply to the PUD.
1-24
The following is the summary of the Land Use Intensity Controls for the City of
San Jose del Monte:
Table 2.2 Land Use Intensity Controls
Maximum Maximum Maximum

Classification Allowed Uses AISAR
PLO FAR BHL
BASIC AREAS
Residential
Plus 20%
Commercial
GDA 75 None None of resultant
Institutional
PLO
Residential
Plus 20%
Commercial
GRA 70 2.5 4 of resultant
Institutional
PLO
Residential Plus 20%
LDRA Institutional 70 2.0 3.0 of resultant
Parks and Recreation PLO
Agricultural
Agri-Forestry Plus 20%
GAA Residential 70 2.0 3.0 of resultant
Institutional PLO
Agricultural Plus 20% of
SAFDZ Agri-Forestry 40 1.0 3 resultant
Residential PLO
SPECIAL USE AREAS

Consistent with the
provisions of the Revised Zero Land
FL Forestry Code and the Use
rules and regulations of Intensity
the DENR
Residential
Per the provisions of the National Building Code and
Commercial
PUDA other related regulations and/ or approved Intend
Institutional
Development Controls.
Light Industrial Plus 20%

LIA Workers‟ Housing and 70 2.0 3 of resultant
Support Facilities PLO
1-25
Table 2.2 Land Use Intensity Controls (Cont.)
Maxi
Maximum Maximum
Classification Allowed Uses mum AISAR
PLO BHL
FAR
SPECIAL USE AREAS
Agri-Industrial
Agricultural Plus 20% of
AIA 60 1.0 2.0
Residential resultant PLO
Per the requirements of Batas Pambansa 220
and Community Mortgage Program.
SHA Socialised Housing Uses Developments within the NHA housing sites shall
be subject to the regulations of this housing
agency.
Public Infrastructure and Per the requirements of the NBC and related
UA
Utilities laws
RA 9003 or the Ecological
Solid Waste Management
Per the requirements of the NBC and related
SWDA Act of 2000 shall guide all
laws
developments, uses and
activities within the area
OSA Parks and Recreation Zero Land Use Intensity
Plus 20%
Forestry of
PA 30 0.60 2.0
Detached Residential resultant
PLO
Plus 10%
Plus 1 of
UCSDA According to the Basic Zone Plus 10% Plus 10%
floor resultant
PLO
Plus 10%
According to the Basic Zone
Plus 1 of
LGCSDA + additional Commercial Plus 10% Plus 10%
floor resultant
Uses
PLO
Note: Zone of Zero Land Use Intensity – a zone intended to be a permanent open
space such as parks, protection forests and the like.
2.4.4 Land Development Guidelines
The land development guidelines provide the overall policies and regulations
that shall steer the land use development pattern of San Jose del Monte
towards the preferred direction. It was designed along the lines of a policy-
driven and performance based regulatory system. Its principal functions are:
1-26
To establish the policy directions that sets the general manner of

development in the city; and
To provide criteria that sets the minimum requirements regarding the
quality of development through the Zoning Ordinance.
All developments must remain consistent with the following guidelines:
Agricultural Resource Base
Agricultural lands shall be kept in a productive state. Lands that are left
idle may be imposed with idle land taxes. Re-classified agricultural lands
that are not developed within a period of one year shall be reinstated to
agricultural classification.
Economic Interests
Developments must ensure that their requirements for infrastructure and

facilities will not exceed the capability of the systems that serve them.
Economic costs and returns should be equitably distributed between land
developers and the community.
Environmental Conservation and Preservation
All significant environmental assets shall be conserved and preserved.

These include natural views/vistas, trees, vegetation, wildlife habitats, etc.
Views shall be preserved for public enjoyment especially in sites with high
scenic quality by closely considering building orientation, height, bulk,
fencing and landscaping.
Facilities and operations that cause the emission of dust, dirt, fly ash,
smoke or any other air polluting material that may have deleterious effects
on health or cause the impairment of visibility are not permitted.
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 quality of water. Water quality
shall be maintained according to DENR DAO No. 34 – Revised Water
Usage and Classification/Ambient Water Quality Criteria;
City 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. Effluents shall be maintained according
to DENR DAO No. 35 – 91 – Establishing Effluent Quality Standards for
Class “C” Inland Waters; and
1-27
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;
Trees shall not be cleared or cut without permission from the DENR;
Easements shall at all times be observed along the banks of rivers and
streams and the shores of the lake throughout their entire length pursuant
to the provisions of the Water Code of the Philippines;
Neighbourhood Character
The quality of every neighbourhood shall always be enhanced. All

developments shall be substantial improvements to the value of the
properties in the neighbourhood in particular and the community in
general.
The design, construction, operation and maintenance of every facility shall

be in harmony with the intended character of its neighbourhood.
The natural environmental character of the site and its adjacent properties
shall be considered in the site development of each building and facility.
Potential nuisances may be minimized or eliminated by proper buffering.

Buffer yards create the opportunity of providing light and ventilation as
well as being capable of mitigating adverse impacts between adjacent
developments. Buffers may come in the form of planting materials, berm,
fence or any other screening material which are capable of ameliorating
negative impacts such as noise, odour, unsightly structures, danger from
fire, etc.
2.5 Comparison of 1996 and New Area (Zoning) Classification
A comparison of the distribution of the different areas (or zones) based on the
1996 Zoning Ordinance and the new Land Use Plan is presented below.
Table 2.3 Comparison of 1996 and New Area (Zoning) Classification
1996 Zoning New Classification

Group Group
Type Area
Zone Total Zone Area (has.) Total
(has.)
General
1,093.11
Residential
Residential Built-Up 3,818.6
3,818.63 Low Density 1,261.11
3 167.99
Res.
General
Commercial Commercial 754.48
824.36 824.36 Development 754.48
1-28
Table 2.3 Comparison of 1996 and New Area (Zoning) Classification

(Cont.)
1996 Zoning New Classification

Group Group
Type Area
Zone Total Zone Area (has.) Total
(has.)
Agro-Industrial Light Industrial 226.89
989.54
Industrial Light Industrial 1,170.9 758.77
162.93
4 Agri-Industrial 531.88
Medium
Industrial 18.46
Parks (Golf ) Open Space 224.72
Parks and 238.96
Open Spaces 405.27 241.28
Open Space Utilities 16.56
166.31
Socialised Socialised Socialised
1,030.85
Housing Housing 98.44 98.44 Housing 1,030.85
Special
PUD PUD 2,049.84
Development 336.77 336.77 2,049.84
Agricultural Agricultural 1,549.0 SAFDZ 831.83

1,549.03 831.83
3
General
1,604.87
Agro-Forestry Agro-Forestry 2,053.2 Agricultural
2,053.23 2,523.33
3 Conservation 918.46
Forest Land 161.94
Forest
Protection 113.76 275.70
Solid Waste Solid Waste
4.12
Disp. Disposal 4.12
Rivers,
Roads and Roads and
Waterways and 821.70
Waterways 296.33 296.33 Rivers 821.70
Greenbelt
Source: Urbis Computations
There are notable differences between the designation of the land uses (zone
classifications) in the 1996 zoning and the new land use plan. In general, the
latter seeks to attain a lower intensity and more environmentally sensitive
pattern of development through the following:
By lessening areas that are thoroughly dedicated to Built-Up or Residential

Uses
1-29
While an incremental growth of residential areas have been provided in

the flat lands (predominantly in Muzon and Gaya-Gaya) keeping within the
ten percent re-classification limit, the large swath of Built-Up Area in
Kaybanban and adjoining barangays has been designated as General
Agricultural Area. The GAA shall mainly be for agriculture and agri-
forestry, as well as for residential uses for the exclusive use of lot owners
and/or tenants along with supporting community-level institutional and
recreational uses. Subject to the requirements of the CARL, PD 957-type
residential subdivisions (but not BP 220) may be allowed thereat.
The objective is to promote the emergence of compact communities in the

lowland areas. In the GDA, for example, an array of selectively-mixed
compatible uses are allowed in order to help achieve this objective.
By adhering to the ten percent re-classification limit
What are left of the City‟s designated Agricultural Areas per the 1996
Zoning Ordinance total 923.25 hectares. The new Land Use Plan re-
classified 91.42 hectares of agricultural land which is just a little less than
the allowed 92.325 hectares.
By using the PUD concept to create polar growth in closely designated

locations where the most intense developments shall be encouraged.
A substantial increase in PUD areas is noticeable. These are, however,
property holdings that could be planned as a unit such as the Araneta
Properties, New Town and the Moldex Development. Development
controls are more liberal in PUDs in the sense that only the minimum
requirements of the National Building Code are being applied. Further,
there is a more liberal mix of allowed uses to encourage the newly
planned communities to emerge.
By scaling down and directing industrial activities to more appropriate sites
Only Agri- and Light Industries shall henceforth be allowed. These are
further concentrated in Muzon, Gaya-Gaya, Paradise Farms and Minuyan.
The previously designated Agri-Industrial area running in an east-west
direction in Tungkong Mangga has been classified as either part of the
Araneta PUD, Conservation or General Agricultural Area.
By designating Conservation, Protection and Forest (Lands) Areas
Titled lands with slopes of 18 to 50 percent have been designated as

Conservation Areas and are geared primarily for Agro-Forestry Uses.
Those having greater than 50 percent slope and yet are titled have been
designated as Protection Areas which are mainly for Forestry Uses. Lands
that are still un-alienated have been designated as Forest (Lands) Areas.
1-30
The previously designated Built-Up and Golf Course Areas at the eastern
upland portion of the City have been reverted to Forest and Protection
Areas.
Given that the LUP is anchored on a policy-driven and a management-

oriented approach to planning and development, it is effected through a
performance-based zoning ordinance. The principal objective is to rationalise
urban growth and direct it to most suitable locations. The development of
compact urban growth pattern, especially in the PUD, GDA and GRA, shall be
promoted since the LUP is geared to discourage unwanted urban sprawl. This
shall be undertaken through the convenient juxtaposition of interrelated land
uses critical to the complete and efficient functioning of urban areas.
Necessarily, this will result to what is known as mixed-use areas.
An immediate concern in this kind of land use planning approach is

compatibility or the nuisance effects of adjacent developments. This concern
is addressed through a set of performance standards that are made part of
land use regulations in the zoning ordinance. The LUP maintains that the
best way to ensure land use compatibility is to guide developments down to
the project level. Thus, the type as well as the quality of each project is
provided with levels of standards to address concerns in environment, social
development, traffic, aesthetics, protection of open areas and others.
2.6 Summary of Programmes and Projects
Master Development Plan of the Poblacion
A Master Development Plan (MDP) for the central area of the Poblacion shall
be drafted. This is in preparation of the imminent relocation of the City Hall
into a new site in the very near future. The MDP could also function as part of
the Investment Promotions Plan of the City (Chapter 6 refers) in the light of
the fact that it would interest investors that this area is a convergence point
of a number of roads. In particular, the San Jose-Marilao Road, NPC Road and
the Poblacion-Gumaoc Provincial Road all directly lead to this area, which is
within the boundaries of the Poblacion and Poblacion 1.
Land Acquisition Program
The city government of San Jose del Monte shall embark on a Land
Acquisition Program. Each year the city shall allocate a portion of its budget
for this activity. These lands would be earmarked primarily for future land
requirements of the city which may come in the form of lands for socialised
housing, schools, parks and recreation, etc.
SJDM City River Park (5 km stretch of Dulong Bayan River) Master

Development Plan
1-31
An MDP for the 5 km stretched of Dulong Bayan River shall be drawn up to

transform this portion of the river into the SJDM City River Park. The Park
shall be developed to provide a publicly accessible functional open space to
the population and would also enhance the visual attributes of San Jose del
Monte.
The programs and projects with their corresponding implementation period

are provided in Table 2.4.
Table 2.4 Land Use Projects
Total Cost City Gov’t.

Fund
Description Location Term (PhP Counterpart
Source
Million) (PhP Million)
1. Master Development Plan of City
Poblacion MT 1,000,000.00 1,000,000.00
the Poblacion Government
Various City
2. Land Acquisition Program ST-LT 5,000,000.00 5,000,000.00
Barangays Government
3. SJDM City River Park (Sta.
Barangay City
Maria River) Development ST 500,000.00 500,000.00
Dulong Bayan Government
Plan
Note: ST = Short-term (2002-2004); MT = Medium-term (2005-2007); LT = Long-

term (2008-2012)
1-32

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City of San Jose del Monte

Comprehensive Land Use Plan and Zoning Ordinance

2.0 LAND USE PLAN

2.2 Goal and Objectives

The following are specific objectives of the LUP:

To promote sustainable development by ensuring the protection and

2.3 Structure Plan

2.3.1 Activity Centres

Existing Neighbourhood Service Centres

A number of Neighbourhood Service Centres are located in several strategic

Barangay Tungkong Mangga Intersection

The Sampol Market Neighbourhood Service Centre is found along Bagong

Barangay Muzon Intersection

This Neighbourhood Service Centre is found at the intersection of the Bocaue

Other Neighbourhood Service Centres

− Quirino Highway-NPC Road Intersection (Barangay Kaypian);

Planned Unit Developments

These areas have enormous potentials to service the commercial, business

New Town Property in Barangay Sapang Palay Proper

Previously geared to be a predominantly residential development. this area

Existing and Proposed Industrial Centres

Light Industrial Centres

Two new industrial areas intended to accommodate light industries are

Araneta Properties. A number of agri-industrial areas, as well as

A Food Exchange or Bagsakan Center is also envisioned in this area.

Existing Agricultural Areas

2.3.2 Movement Systems

The Circumferential Road 6 (C 6), Sierra Madre Marginal Highway

Road widening, as well as improvements to their surface conditions will

Quirino Highway-Tungkong Mangga By-Pass Road;

The proposed MRT-7 is also expected to improve the city‟s transportation

2.4 Land Use Plan

A Market-Based Land Management Policy to foster an environment that is

To further ensure that individual developments remain aligned to the over-all

Developments should positively contribute to the socio-economic welfare of

Environmental Conservation and Preservation

All significant environmental assets shall be conserved. These include natural

Developments shall always enhance the quality of its neighbourhood. The

Active Urban Open Spaces

The City promotes the development of a network of active urban open

Agricultural lands are recognised as valuable resources which provide

2.4.2 Land Management Areas

development potentials and future developments intended for them, as well

Table 2.1 LMA Area Allocation

Land Management Areas Area (has.) Share (%)

1. General Development (GDA) 754.48 7.15

GENERAL DEVELOPMENT AREA (GDA)

The General Development Area covers, in whole or in part, Barangays

The GDA is characterised mainly by medium to high-density residential areas,

1. Mixed-use neighbourhoods shall be promoted within the GDA. Medium

2. The Shrine shall be maintained as a low intensity development area with

3. The overall urban environment shall be upgraded through urban renewal

GENERAL RESIDENTIAL AREA (GRA)

The General Residential Areas are found in Barangays Muzon, Gaya-Gaya,

1. The development and maintenance of low to medium density residential

LOW DENSITY RESIDENTIAL AREA (LDRA)

The LDRAs are to be developed as low-density residential areas. Ideally, they

GENERAL AGRICULTURAL AREA (GAA)

1. Agricultural resource management with community-level urban uses shall

STRATEGIC AGRICULTURE AND FISHERIES DEVELOPMENT ZONE

The SAFDZ covers, in whole or in part, Barangays Sapang Palay Proper,

development in the agriculture and fisheries sector are catalysed in an

The SAFDZ is primarily for agricultural use. It shall principally be devoted to