physical framework plan

8/10/2019 Physical Framework Plan

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Volume 1: Part II Land Use

2.3 P HYSICAL FRAMEWORK P LA N

2.3.1 National and Regional Development Framework

The National Framework for Physical Planning (NFPP) 2001-2030

Makati in the formulation of its CLUP is guided by and anchored its goals andobjectives including land use strategies on the basic principles of sustainabledevelopment and growth with social equity of the NFPP.

A Physical Development Framework Plan for Metropolitan Manila / The MetroManila Greenprint 2030

The City in its continual search for innovative ways to cooperate with itsadjacent local government units and the rest of the cities and municipalities ofMetro Manila adopts features of the Metro Manila Greenprint 2030, basically

anchored on its Vision Statements and its Elements.

2.3.2 Conceptual Plan

The Conceptual Plan or Structure Plan identifies an areas potentials andconstraints to urban development. Potential areas have to be capitalized anddirected towards the desired urban development while areas with constraintshave to be addressed so that appropriate uses can be assigned.

The Conceptual Plan for Makati City:

Presents the existing areas that sustain Makatis prominence as thefinancial capital and new areas with the potentials to support its role as aGlobal Center for Business and Finance;

Identifies resources and initiatives that will help attain a Safe, Secure, andLivable Environment ;

Highlights existing infrastructure that has set it apart from other cities inthe country and new Innovative Infrastruc tures needed to help bring it tointernational prominence;

Indicates potential sites and opportunities that can contribute to thecreation of the Makati brand and the emergence of an Imageable City .

Connectivity Internally and Externally linking the city through roadnetwork pedestrian walkways, rails, waterways to regional andinternational corridors and gateways.


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Several concept plans are presented in this section to graphically show Makatisdevelopment potentials. The Structure Plan (Figure 11) at the end of the sectionattempts to consolidate all pertinent information and show the citys futuredevelopment areas as well as sites that need immediate attention.

Makati as a Global Center for Business and Finance

Makati has to maintain its prominence as the countrys financial capital butalso aspire to become a recognized global player in business and financein the Asia Pacific region. The Makati Central Business District (MCBD)will still be the main economic engine of the city but will have to surpass allprevious successes by introducing new urban developments andinnovations that will set it further apart from other cities. It must pioneer indeveloping new industries and businesses (e.g. Knowledge ProcessingOutsourcing or KPO, Meetings-Incentives-Conventions-Exhibits or MICETourism, Creative Economy) where it can excel and ultimately gain

international recognition.The Makati CBD will continue to be the home of big corporations andinternational institutions. There is plenty of room to expand as existingbuildings have not even reached the full potential of Floor Area Ratios(FAR) considered in the 2001 Zoning Ordinance (ZO). New types ofdevelopments for innovative industries and ground-breaking businesses,however, may wish to locate away but still within reach of mainstreamMakati CBD or Fort Bonifacio area. These can be located in peripheralareas where land uses have been converted in 2001 from their originalfunction (e.g. manufacturing, residential) to mixed-use developments. The

Makati CBD, for example, has naturally spilled over into lots along ChinoRoces Avenue (formerly used for manufacturing), Sen. Gil Puyat Avenue,Makati Avenue, J.P. Rizal Avenue (e.g. Rockwell) because of theirproximity. The complete transformation of Chino Roces Avenue lots intohigher value land uses, however, is expected to happen in the next fewyears.

The Fort Bonifacio area that has been converted into a Special Mixed-UseZone and other areas such as Rockwell, Century City and Picar Placeamong others have the potential to complement the development inMakati. The prospect of creating a super CBD is enormous by efficientlylinking MCBD and other areas in Makati. The challenge will be to connectall these areas as seamlessly as possible. Adjacent to the MCBD, theresidential villages will likely retain its low density residential land use inthe immediate future, noting that these villages have been instrumental inattracting the business leaders and decision-makers that allowed theMCBD to maintain the premium it has enjoyed over the rest of the country(Figure 1).


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Figure 1. Makati 2023: A Global Center for B usiness and Finance

Vibrant Neighborhoods (Thematic vibrancy to define the uniqueness of theneighborhoods)

Vibrancy is a quality that has been used to measure economic activity and socialinteraction in a city or community. Makati is known for the employment andeconomic opportunities it provides for many, including non-Makati residents andrecreational facilities that other cities do not have (e.g. golf courses, polo club,shopping centers). Inclusive growth is a concept that means shared growth orbroad based growth wherein the benefits are shared by everybody regardless ofage, gender, religion or social status. Inclusive growth strives to reduce povertyand encourages participation of people in the citys growth process.

There are many ways to allocate the resources of the City and at the same timedeeply involve the marginalized sector in city-building. Aside from providing theskilled manpower and services that support Makati Citys economy, residentsalso have to be involved in the community to help improve its condition. Forexample, providing open spaces in densely populated areas can significantlyenhance the air quality, cool the climate during the summer, encourage socialinteraction, upgrade disaster preparedness, and improve the health of thecommunity.


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Many of the Philippines political and business elite reside in Makati Citysexclusive gated communities. Most of the residents in these plush villages arethe corporate and business elite of Philippine society that contribute to the cityseconomy and provide employment and livelihood opportunities to many. Such

affluent barangays may be described as vibrant as they have access tocommunity parks and amenities. In this New CLUP, the Makati CBD is under the jurisdiction of Barangays Bel-Air, San Lorenzo, Pio del Pilar and San Antonio.

Outside of these premier residential enclaves and business districts are lessaffluent communities that are nonetheless endowed with strong community tiesand smaller but nonetheless thriving economies. Proximity to the countrysprimary CBD combined with the demand for new areas for business andcommerce present opportunities where new businesses can locate and for theseneighborhoods to participate in the citys economy. Measures should beintroduced for the barangays in the periphery of the Business Districts and

Special Mixed-Use Zones to transition into higher value land uses.Many affluent and highly urbanized cities in the world where cost of land hasbecome very expensive have resorted to high-rise buildings to maximize thevalue of their land. The IRR of the NBC (PD 1096) defines high-rise buildings assixteen (16) storeys or taller in height (i.e. from 48 mts. above established gradeheight). Singapore and Hong Kong, two cities that are trying to overcome thescarcity of land, have already moved on to developing extremely tall buildings (40to 60 storeys) because of the efficient use of their limited land. Makatisexpansion is similarly constrained by its limited land area. To ensure thatdemand for office and residential space can be met, high-rise buildings arebecoming increasingly necessary. High-rise buildings as a strategy fordevelopment have many virtues but they are not without their detractors.

Criticisms range from the tall buildings high energy use to their residents lack ofcommunity spirit. High-rise buildings, however, seem to work well in the CBD andother Special Mixed-Use Developments as they are betterconnected with theirsurroundings (i.e. ground level and adjoining buildings). Clustering tall buildingsespecially if they surround a mass-transit station is widely regarded as moreefficient in terms of transport. The Citys skyscraper-filled skyline is also arecognizable image that exudes economic vitality and contributes to itscosmopolitan brand. (Figure 2)


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Figure 2.Makati 2023: A ci ty wi th Vibrant Neighborhoods

Safe and Secure Communities

Safety and security are major considerations that boost investor confidence in theCity as a place to do business as well as to reside. Land use planning is one ofthe most influential means of ensuring safety from geological and hydro-meteorological hazards as it determines the appropriate type and intensity of landuses for all areas in the city. Quite often, it is best that areas identified as prone tohazards be left undeveloped. In the case of Makati City, many areas that wereassessed to be prone to hazards have been occupied as a result of unbridledurbanization in the 1970s and 1980s.

Urban Renewal is a strategy that aims to reverse unmitigated urban growth andcontrol the spread of pockets of urban blight through redevelopment. Urbanrenewal may involve the transfer of businesses, demolition of structures, therelocation of households, and the use of eminent domain as a legal instrument toconsolidate private land for a development project that is considered beneficial tothe majority. Occupied areas with natural hazards are prime candidates for urbanredevelopment in order to remove households located in such areas from


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inherent danger and threat of disaster. Moreover, the presence of natural hazardsdiscourages development because of the vulnerability of the sites or theuncertainty of the safety of the people living in them.

An assessment of the Citys natural hazards has shown that there are areas

exposed to geological (Figure 3) and hydro-meteorological hazards (Figure 4).Since all of these high-risk areas are built-up and inhabited, there should beredevelopment efforts to deal with the hazards present.

Figure 3.Hazard Prone Areas Geologic Hazards - 2012


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Figure 4.Hazard Prone Areas Flood Hazard - 2012

Livable City

Another concept in the planning and management of cities is livability. Therehave been several frameworks (i.e. World Bank, Global Research Center) thathave been used to evaluate the livability of cities. The concept of livabilityfocuses on the improvement of the quality of life, which requires a physical aswell as a social habitat for its realization. Livability is defined as the quality oflife as experienced by the residents living in a City that is tied to their ability toaccess basic services such as: employment opportunities, health services,education, transportation, communication, clean water, sanitation, clean air, food,and decent housing. The quality of life also looks into the residents access toparks and open spaces, and the kind of social learning and social interactionavailable there. The four major Dimensions of Livability that have beenidentified are Personal Well-being, Environmental Well-being, Lifeworld andGovernance. The sub-dimensions include but are not limited to: livelihood,health, education, safety and security, quality of water and air, solid wastemanagement, absence of slums, active community and civil society, participatorygovernance, cultural practices and amenities, community, public, and civicspaces, etc. (Douglass 2002)


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Local, Metropolitan, and International Connectiv ity

Makatis central location and the availability of transport infrastructure make itone of the most accessible cities in Metro Manila. Nonetheless, there are stillmany prospects for new transport infrastructure that will benefit Metro Manila but

will also further contribute to the Citys connectivity to other parts of thePhilippines and the world (e.g., express highways to the international airport(s),transit lines). Many of these transport infrastructures are initiated and will beimplemented by national agencies (i.e. DPWH, DOTC) but Makati City still has tolobby for the projects that will be favourable to its interests. The infrastructureprojects that will improve Makati Citys connectivity with the rest of the metropolisand beyond (i.e. provinces of Southern Tagalog Region and Central LuzonRegion) include the NLEX-SLEX Connector Road, Skyway-FTI Link, NAIAExpressway Phase 2, South Luna Ramps from the Fort Bonifacio area, C-3South Missing Link, MRT-LRT Expansion and Integration, and the efficientoperation of the Pasig River Ferry. The additional projects that will improve

internal circulation and connectivity are the Makati BRT, Senator Gil Puyat Avenue Grade Separation, Global Cities Transit System, Riverside Parkway,Pasong Tamo EDSA Underpass, Expanded Pedestrian Network, BikewayNetwork, and the Greenroutes Network. (Figures 5, 6, 7, 8 & 9)

The Citys built up nature and high daytime population density also makes it acompact city that is quite suitable for more sustainable Transit-OrientedDevelopments (TODs). Mass transit systems should be complemented byefficient and pleasant walking environments to provide seamless pedestrianmobility. The Makati CBD and the other Special Mixed-Use Developments havestate-of-the-art pedestrian facilities (elevated, at grade level, and underground

walkways) but these have to be expanded to further improve mobility.Transportation and communication systems have to be constantly upgraded tomaintain the citys competitive edge. (Figure 9)

Communication systems complement transportation systems as they cansubstitute for face-to-face interactions. Digital infrastructure (e.g., Internet, mobilephone) play a major role in modern work, business, education, accessinginformation, economic transactions, social interaction and entertainment. Privateservice-providers generally invest in infrastructure in areas where they project ahuge demand for their services. The City Government also invests in transport-related infrastructure (e.g., walkways, bikeways), traffic management andcommunication infrastructure to complement transport and communicationservices provided by private corporations.


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Figure5.MetroManilaProposedExpresswaysSource: TheStudyofMasterplanonHighStandardHighwayNetworkDevelopment,DPWH


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Figure6.MetroManilaProposedRailProjects


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Figure 7. Proposed BRT andFeeder System

Figure 8. Integration of External and Internal Link ages (Bikeway Networ k)


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Figure 9. Integration of External and Int ernal Link ages (Expanded PedestrianNetwork)

Green Environment

Urbanization is as a major contributor to carbon emissions, depletion ofresources, and environmental pollution. Sustainable Urbanism (Farr, 2008) whichis also referred to as Green Urbanism espouses more environment sensitivetechnology, public transport, green building and green design principles, butmore importantly a major lifestyle shift that favors walking, bicycling, and energy-reducing practices.

In Makati, water is very much a part of the Citys environment with rivers andcreeks defining most of its city boundaries and other water channels passingthrough it. Pasig River is a significant body of water of Metro Manila thatconnects two equally important bodies of water (i.e. Manila Bay and the Lagunade Bay). The Riverside Development Program was identified even before theformulation of the 2001 CLUP but it must be sustained and expanded to furtherincrease the area allocated for open spaces. Green spaces can further expandthrough recovery of easements along waterways and conversion into linear parksand the landscaping of main roads and walkways thus, creating a succession ofgreenways. These green initiatives will help improve the environment and add tothe amenities of the City.


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Iconic Spaces and Landmarks

Although the City is a recognized international business center, there are fewbuildings or spaces that clearly symbolize the city. There are several

opportunities, however, where such landmarks may be established. The GCZand the RDZ are two prominent zones where the Citys new iconic spaces andlandmarks can be developed. The two zones are connected through the PasigRiver Waterfront Development. (Figure 10)

Iconic buildings and civic spaces have the power to create a positive andindelible image of a city. Many cities have achieved instant recognition with theintroduction of new spectacular architecture (e.g. Marina Bay Sands inSingapore, Taipei 101 in Taipei, Petronas Towers in Kuala Lumpur) and greenprojects (e.g. Cheongyecheon River in Seoul, High Line in New York City). Sincethe City is in need of civic buildings (e.g. performance halls, museums,

convention centers), these new structures have to be designed in the mostmodern, innovative, and unique manner that would help portray the citysinternational importance. Landmark urban design proposals can also beeducational and informative elements that provide geographic reference (e.g.gateways, relief maps) or educational value (e.g. history, environment, geology,biology).

Iconic structures or facilities may also be installed in prominent locations such asat the intersection of Gil Puyat Avenue and Ayala Avenue and the intersection ofChino Roces Avenue, Metropolitan Avenue and Vito Cruz. Imageable placesinclude facilities and spaces that show off Makatis culture and heritage. Heritage

structures, cultural events, and intangible assets (e.g., dance, festivals, music,literature, costume, and cuisine) also contribute to the Citys brand.


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Figure 10. Makati 2023: A City of Waterways and Greenways

Figure 11. Struc ture Plan

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