With the approval of the Comprehensive Development Plan of the City by the Housing and Regulatory Board on April 16, 2001, it is expected that the aforementioned problems will be minimized and in some areas avoided. As can be observed, the approved Land Use Map (Map 38) is somewhat a reflection of the Zoning Map save for the absence of color variations indicating the varying degrees of each land use.

Furthermore, the map clearly defines areas for specific uses (e.g. residential, commercial, institutional, parks and open spaces) allocating more spaces for commercial developments. As can be seen in Table 3.02, there is a considerable increase in area allocation for commercial uses from the 210.56 hectares as originally proposed at the time of preparation of the Comprehensive Development Plan in 1996 to 221 hectares as finally approved in April 16, 2001. This is mainly due to the reclassification of the area bounded by EDSA, Shaw Blvd., Mandaluyong-Pasig boundary, and the Pasig River from a Medium Intensity Industrial Zone (I-2) to a Central Business District in 1997.

Moreover, the Pasig River shoreline is highlighted in green indicating the planned and on-going development of linear and pocket parks along the 10-meter river easement which, although legally proclaimed as parks and preservation areas in existing laws and regulations, is currently occupied by industrial establishments.

It is worth noting that the 2004 Land Use Map does not reflect much change in Land Uses from those shown in 2001 Land Use Map, except for nearly full commercialization of Boni Avenue and Shaw Boulevard However, in less than three years since the plan has been implemented, the city’s skyline has changed considerably as property owners and developers opted to take full advantage of the present trend in vertical development as allowed in said Plan. Idle properties with particularly demolished structure proliferated as business establishments mostly industrial in nature relocate elsewhere outside the city. Moreover, passers-by can easily be deceived by innocent looking residential structures that actually hold micro-enterprises and office of profession practitioners.

These changes are well with in the concept of the Plan and it can be said that in its early stage of implementation, the Plan has been successfully instrumental in guiding the development of the city.

On the conservative point of view, the efficiency of the Plan is still under observation as there have been isolated cases wherein pragmatism and other technical considerations led to the granting of appeals to zoning variances and exceptions. These, and changes in people’s lifestyles and beliefs, government policies and global influences will determine future amendments and revisions to the Plan.