3.11    Plan Features and General Area Level Policies

Urban Landmarks. Image wise, the new Zmaboanga City will be seen as a hierarchy of urban centers namely, the Urban Core, West Coast Growth Center, Mercedes, Singali, Curuan and Vitali. The Urban Core will be dominated by tall structures in the old and new CBDs together with the waterfront development. The West Coast Growth Center will have the structures of the industrial estates. Mercedes will have for its landmarks the new international airport, the new government center and the communities around them. Singali, on the other hand, will be identified as a thriving cargo and fishing port and its surroundings. Curuan and Vitali are each expected to be host agri-industries complemented by clusters of commercial structures around an open space or a plaza, in the periphery of which are housing and processing plants developed along the principles of planned unit development (PUD). Please refer to Map 6, General Land use Map.

Urban Nodes. The above-mentioned growth centers will serve as the urban nodes for the whole city of Zamboanga. This is to decentralize expansion and development thereby preventing the over-concentration of growth in the City Proper and providing control for the ribbon development along the national highway radiating from the City Proper. Within the City Proper the major nodes would remain in the plaza of the old CBD, in the old seaport, in the Sta. Cruz Public market and in the center of the new CBD at the present site of the airport.

MDP 1997-2012 ALTERNATIVE 1

MDP 1997-2012  ALTERNATIVE 2

URBAN CORE AREA ZOING MAP

MDP 1997-2012 ALTERNATIVE 3

URBAN CENTERS LOCATION MAP

Circulation System. The Zamboanga City-Pagadian National Road shall be the main eastern artery while the main western artery shall be the Zamboanga City-Labuan-Limpapa Road. To bypass the City Proper, an east-west diversion road shall be put up from Cawa-Cawa to Brgy. Putik. Also, a direct southeastern road will link the City Proper to the new international airport in Brgy. Mercedes. The Curuan-Sibuco Road shall also be upgraded to provide direct linkage to Zamboanga del Norte (Map 24, Volume 3, Major Road Network Map).

Urban Edges. Urban sprawl will be contained and controlled by well-defined urban edges. For the City Proper, these edges will be: the watershed conservation areas and rolling terrain in the north, northeast and northwest; the Basilan Strait in the south and the Bog lake in the southwest. Seven barangays in the north and in the east and two in the west have been identified to form the Urban Core fringes to serve as urban edges.

Districts. As mentioned earlier, the whole city of Zamboanga will be perceived as a cluster of five growth centers of different characters and in varying intensities of development. These growth centers will be surrounded by an area of open spaces comprising of nature preserves, agricultural lands, and bodies of water and clusters of islands. Small rural villages along the coast, or amidst agricultural lands will also be part of the development.

Mixed Uses. In the whole of Zamboanga City, it will be the policy to encourage a mix of compatible land uses that will humanize life in the city. This will make readily accessible to the residents different places of abode, work, health, education, leisure, recreation, and entertainment and government services. Each community will be required to line their roads and waterways with flowering trees and shrubs as well as pedestrian paths and bicycle lanes to ensure that the mix in the land uses will be harmonious as a result of the continuity that such a scheme will create.

3.12     Major Features of the Proposed Land Use Plan

3.12.1    Primary Urban Center

The Primary urban Center (PUC) covers a total of 3,1977.77 has with 24 barangays. It is broadly classified into an Urban Core Area and Urban Core Fringe Area. It shall include an old and new central business district (CBD).

The Urban Core Area. The Urban Core Area is the “heart:” of the PUC and is the area that shall be subject to the most intense urban land use activities. It is further sub-classified into several land use districts; Old Central Business District, New Central Business District, Waterfront Development and General Development Areas. The more intense land use types shall be confined to the Urban Core Area thereby consolidating urban growth within the regions of the identified barangays. Densities shall be allowed to go highest in this area, tapering-off towards the Urban Core Fringe.

The Old CBD. Portions of the Old CBD will be pedestrianized, landscaped and provided with people movers (tranvia-looking buses). Parking buildings in strategic locations will be constructed in the periphery in the pedestrianized area. Along Gov. Lim, pedestrian and vehicular segregation will be provided either through a vehicular skyway, skywalks or underpasses (see Map 10, Volume 2, Pedestrianization and Traffic Management Plan). Heritage conservation will be undertaken in order to preserve and retrofit the old structure within and adjacent to the old CBD as well as the Plaza Pershing and Pettit Barracks. New constructions in this area will be required to adopt the style of Philippine colonial architecture of the late Spanish and early American Periods.

A New CBD. This will be developed at the Baliwasan area led by the construction of an existing airport, which is being transferred to a new location in Mercedes. The airport area will be developed following the principles of Planned Unit Development (PUD) that puts together compatible uses such as housing, education, health, sports together with business and commercial establishments. The Park System for the whole city will be most pronounced in the New CBD.

The Waterfront Development Area. This includes the wetlands beyond Fort Pilar in the East to Campo Islam in the west. A promenade will be developed along which will be built facilities for leisure, recreation, convention, trade and exhibition. Educational, cultural and sports facilities will also be major components of this waterfront development that will resurrect the tradition of taking “paseo” along the coast towards more progressive and development ends. Regattas, water sports, fluvial processions and a floating market cum village plus farms for aquaculture will also be important features for this area.

The General Development Area (GDA). It shall be predominantly residential with the necessary low-density support urban services such as schools, retail outlets, commercial establishments, offices, etc. Zones of varying intensities shall characterize the CDA. The phasing-out of pollutive industrial establishments in Campo Islam and their subsequent relocation to the West Coast Growth Area shall be encouraged and is an expected long-term development as land values rise in this area, given the establishment of New CBD and Waterfront Development projects.

A Park System. This will likewise resurrect ZAMBOANGA, this time as a garden city, shall comprise of botanical gardens, three-lined roads, landscaped waterways, scenic waterfront developments and nature-preserves. This system will incorporate pedestrian paths, bicycle lanes as well as kiosks for refreshment, souvenirs, tourist information and public toilets. The planting design will ensure that Zamboanga would be in full bloom the whole year with different species alternating in their turn for giving a “show”.

The Paths Of Movement. There will be a construction of an east-west diversion road, which will serve as an alternative highway north of the City Proper from Cawa-Cawa to Brgy. Putik. Four other major east-west vehicular arteries of which the existing ones will be widened while additional ones will be constructed will complement this. The east-west vehicular arteries will be criss-crossed in a grid-iron pattern by major north-south oriented roads. On the other hand, this grid-iron pattern will be diagonally bisected by a vehicular artey that starts from Cawa-Cawa Boulevard near Baliwasan in the southwest proceeding diagonally to Brgy. Putik in the northeast.

The Urban Core Fringe. The Urban Core Fringe is defined by the outer ring of eight (8) outlying barangays, namely, Calarian, San Roque, Sta. Maria, Tumaga, Putik, Divisoria, Guiwan, Rio Hondo and Mariki. These areas are environmentally sensitive (steep slopes, good agricultural and mangroves and swamps) and are being threatened to be overrun by urban expansion. Strict environmental control measures shall be instituted in these areas in order to properly protect the critical environment. Essentially, what will be allowed in these areas will be low-density residential, planned, unit development (PUDs), light-intensity commercial, low intensity tourism, schools, churches, etc.

3.12.2    Secondary Urban Centers

The Secondary Urban Center is classified into the West Coast Industrial Area, the Mercedes International Airport Area and the Sangali Port Area on the East Coast. The West Coast Industrial Area (Map 28, Volume 3) has four core barangays (Talisayan-Ayala-Recodo-Cawit Cluster) with land coverage of approximately 4,582 has. And shall be the Industrial and agri-industrial center of the city. Developments herein shall fully conform to internationally accepted environmental standards especially with regards to industrial waste-generation, waste handling, waste disposal and other pollution-related concerns.

Secondary Urban Centers on the East Coast include the Mercedes International Airport Area (Brgy. Mercedes having an area of about 1,288.56 has.) And the Sangali Port Area (Brgy. Sangali with about 1,259.32 has.). The Mercedes Area (Map 29, Volume 3), a mere 13 km. and 30 minute drive from the City Proper, shall host the new Zamboanga City International Airport as well as the new Regional and City Government Center.

3.12.3  Tertiary Urban Centers

The Tertiary Urban Centers, categorized as East Coast Agri-Industrial Areas, shall consist of the eastern trading posts: Barangays Curuan and Vitali. Curuan (Map 31, Volume 3), the entire point to Zamboanga del Norte, has a total land area of 7,216 has. and is 47 km. (1,5 hour drive) from the City Proper. Its present population is about 6,145 and is projected to reach 9,214 by the year 2012. Vitali (Map 32, Volume 3), on the other hand, is the entry point to Zamboanga del Sur. It has a land area of about 5, 409 has and is 73 km. (2.5 hour drive) from the City Proper. Its present population is 9, 462 and Is projected to reach 14,188 by the year 2012.both tertiary centers shall be made to host small agri-based industrial zones.

3.12.4    Agricultural Development Area

The Agricultural Development Area covers 42 barangays consisting of approximately 35,286 has. Aside from agricultural production (crop and tree), uses allowed in this area are of the extremely low intensity kind, including agri-residential communities with rural schools, churches, health centers, etc.

3.12.5    Inland Protected Area

These consist mostly of watershed and steeply-sloped areas (above 50% slope) covering about 83, 187.60 has. including 19 barangays. This is a zone of zero density uses be devoted to forestry and watershed conservation uses. Extremely low-density uses may be allowed such as eco-tourism areas. No new forest communities shall be authorized to develop in the area.

3.12.6    Marine-Based protected Area

These areas include the islands and the swamps in the East Coast (Vitali Island). Marine-Based Protected Area cover about 13,778.18 has. including eight (8) barangays. Due to their high environmental value, these shall also be protected and shall, ideally be zones of zero density. Eco-tourism activities may be allowed however, but no new community settlements shall be authorized to develop. Major projects in these areas include the development of the Sta. Cruz and Eleven Islands into Eco-Tourism centers.

3.13      TOOLS FOR PLAN IMPLEMANTATION

3.13.1    Zoning Ordinance

The Complete Zoning Ordinance is found in Volume 3.

The zonal boundaries are summarized below:

I.      Urban Core Zone

a.  Old Central Business District
Old Downtown

North:  Buenavista Rd.,  Gov. Alvarez Ave.          
East:     Veterans Avenue              
West:     Mayor Ledesma, M. Clixto  
South:     Pilar, Vaderoza

·                   Historical Preservation

North:         Pilar, Sta. Barbara                                                  East:            R. Lustre, Fort Pilar                
West:            Mayor Climaco, Lorenzo                                          South:            PPA, Basilan Strait

b. Passenger Port Complex

PPA Property

c.  New Central Business District

North: Gov. Ramos Ave., De Leon, new road    
East:    Pasonanca-Sta. Maria Rd. _____St.  
South: Zamboanga Airport-Gov. Cummins Road. Zamboanga City Labuan-Limpapa Road, _______St.

d.     Waterfront Development District
 Seafront Promenade

North: R.T. Lim Blvd.
East:          PPA    
South:       Basilan Strait

West: ______St.

·                      WDA

North:     San-Jose-Mayor-LedesmaRd.
East:M.CalixtoSt
South: R.T.Lim Blvd.
 West:             Baliwasan-Chico Rd.

e.   General Development District

·                     GDA-1

North:         Zamboanga-Pagadian Highway, Candido St.
East:                   Daisy-Falcatan  Rds.  
South:         Sta. Catalina-Talon talon, R. Lustre, Sta Barbara Rds. West: Veterans Avenue

·                     GDA-2

North:  Sta. Maria-Gov. Ramos Rd., Sampaguita Rd.
East: Veterans Avenue, Zamboanga-Pagadian Highway
South:  Gov. Alvarez Avenue                                             
West:  Pasonanca-Sta. Maria Road. MD Jaidon

·                     GDA-3

North: Gov. Ramos Avenue
East:       Pasonanca-Sta. Maria Rd.
South: San Jose, Baliwasa-Chico, and R.T. Lim Rds. 
West:             ____Road

II.                West Coast Industrial Zone

a.   Talisayan
b.   Ayala    
c.   Recodo 
d.  Cawit 

            (Barangay boundaries shall delineate the entire West Coast Industrial Zone)

iv.  In-land Protected Zone (IPZ)

v.        Marine-Based Protected Zone (MBPZ), covers Watershed, Forests, etc.

vi.  Eco-Tourism Zone (TZ), covers swamps, mangrove, etc.

a.  Bog Lake    
b.  Pasonanca Park 
c.     Eleven Islands
d.  Seven Islands  
e.  La Paz Mountain Area (Resort)

vii.    Mercedes Growth Zone (MGZ)

a.   Proposed site of the new international airport

b.   New Government Center

viii.    East Coast Industrial Zone (ECIZ) covers the entire barangay of Sangali