Presentation John Vinterhav Road

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CDIA City of CebuA Brief on the Re ort and recommendations b the CDIA Team to assist thedevelopment of the SRP Project.

Asia Clean Energy Forum

une, , , an a

John-Olof Vinterhav

The views expressed in this paper/presentation are the views of the author and do not necessarily reflect the views or policies of the Asian

Development Bank (ADB), or its Board of Governors, or the governments they represent. ADB does not guarantee the accuracy of the data

included in this paper and accepts no responsibility for any consequence of their use. Terminology used may not necessarily be consistent with

ADB official terms.


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Avibrant,integratedmixeduseurbanenvironment,thatwillbeashowcaseforCebuandattractnationalandinternationalinvestmentincommercial residential touristandhi hvalue

cleanindustries,andashowcaseforgreentechnologyandefficientpublictransport.Theprovisionofattractiveopenspaceandpublicareasfortheenjoymentoflocalsisavitalcomponent

o the ro ect.


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LandUse(asenvisagedbyCIPC)

April, 2009SRP Phase 1 Report - Part 1 - Summary andRecommendations 4


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CONTEXT FOR THE SRP AND CDIA INVOLVEMENTe e

The South Road Properties (SRP) site comprises 300 hectares of waterfront land just to the south of the Cebu CBD and

the Port of Cebu. Some 240 hectares has been reclaimed. The area is registered with PEZA as a Special Economic

Zone. The project commenced in the early 1990s and is a greenfield site.

CDIA assistance

The Cities Development Initiative for Asia (CDIA) is supported by the Asia Development Bank (ADP) and providesadvisory support for urban infrastructure investment throughout Asia

The CDIA Team com rises ex erts in urban lannin trans ort utilities finance le al contracts and

communication.

The CDIA assistance was envisaged in two phases. Phase 1 to assist in developing:

the planning framework for development; infrastructure investment riorities and refeasibilit studies;

agreements between the City and developers and infrastructure providers;

capacity development in staff ;

organisational development for the SRP.-

for utilities and the development of SRP governance.



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o the ro ect.


7/20April, 2009

SRP Phase 1 Report - Part 1 - Summary andRecommendations 7


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3.6 Staging in frastructure to match development

A preliminary Staging Plan for the SRP is shown as Figure 3.8. The plan is based on likely development commitments ate me o wr ng.

The Staging Plan has been prepared to assist site planning and provide a guide for infrastructure providers who requiredevelopment and staging certainty to calculate capital costs, potential revenues and rates of return.

Early development is likely on the Filinvest/Institutional precincts and the Commercial site. These sites are very well.

Early planning and commitments to the Mixed Use and Open Space precincts in between is highly desirable and would

provide for the early establishment of the Main Street, the collector road system and utility infrastructure connections.

Figure 3.8 Preliminary staging

strategyIslandResidential

ITMixedUseMixedUseC

CommercialUseResiden

tial

MixedUseBMixed

UseAMixedUseInstitutiona

Phase1(1to6years) Phase2(6to12years) Phase3(>12years)

WaterfrontTourism



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Figure 6.1 Scenario Tool analysis output


Scenario 1: Slow development of Filinvest si te only over a 10 year period


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4.3 Travel Demand

A dimensioning tool was developed to test various,

financial and utility impacts of development. The scenariosare described in Section 7.5 and the workings of thedimensioning tool are described in an Attachment.

The high density buildout scenario (170,000 SRPres enswor ers pro uce a mornng pea ravedemand of over 74,000 trips (See Figure 4.5).

The BRT system with a central main street corridor canaccommodate this very high passenger volume with thefollowing in place:

2 entry corridors with some 27,000 passengers perhour for each; and

75 articulated buses.

The figures assume that 75% of all SRP passengers will

Figure 4.5 Peak travel demand high density

SRP scenario

rave on e sysem.

4.4 BRT location

The coastal highway is not a suitable BRT corridor giventhe following:

e es rans w genera y wa up o meres obus stations. Much of the SRP area would be furtherthan 1000 metres from stations.


Figure 4.6 The Coast Highway is not asuitable BRT Corridor


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o the ro ect.


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Transportandmobility Discouragecaruse Encourageandfacilitatepublictransport Providewalkandbikeways



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A less extensive grid of collector roads as shown inFigure 4.3 will provide reasonable continuity betweeneveopmens.

The collector system and Main Street/BRT need to bereflected in agreements between the City and developerstogether with specifications for the collector roads - roadands footpath widths and base landscaping/lighting.

Bus Rapid Transport (BRT) The Team focussed on a BRT transport solution for the

SRP for several reasons:

Public transport is necessary for most of the Cebutravelling public. A ratio of 75% public transport tripsand 25% car trips was assumed for the SRP.

Cebu wants and needs a high capacity bus system for

Figure 4.3 Main Street/Collector grid system

.

The BRT is part of the green vision for the SRP, is atthe forefront of efficient public transport and justifiesfunding from external sources such as the World

Bank and ADP. A BRT, combined with a Main Street, will act as a

major focus for SRP development rather than SouthRoad which performs as a limited access heavythroughway to the southern settlements.


Figure 4.4 - BRT


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Dual reticulation of water supply

There is a substantial cost advantage in using a dual reticulation system. Under the medium density scenario cost savings of 30% were

delivered using dual reticulation because water consumption is substantially reduced and the costs of desalination are muchgreater

than the cost of additional piping. But this assumes that all developments in the SRP have dual reticulation.

District cooling

A district cooling plant can offerconsiderable energy and cost savings inair conditioning for developers andbuilding owners in the SRP.

Night time off-peak electricity is 50%cheaper and can be used to generate

chilled energy for on-peak airconditioning. The landfill is another.

Seawater or wastewater treatment planteffluent can be used in the chilling plant.

Running costs are cheaper witheconomies of scale and less manpower.

strct coo ng s to va e on t e ste,then the plant must be supported by asignificant percentage of SRPdevelopment.


Figure 5.5 - District Cooling


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Figure 6.1 Scenario Tool analysis output


Scenario 1: Slow development of Filinvest si te only over a 10 year period


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THE LEGAL FRAMEWORK

Key objectives and strategies

The common elements in major developments need to be reflected in agreements with sub-developers. In many private

sector developments these agreement conditions are often extensive and sometimes cover the density and height of

buildings, detailed design of streetscapes etc., in accord with detailed master plans.

SRP COMMUNICATIONS PLANRationale and objectives

- ,

project and getting people to invest in it.

The SRP is presently only real for those familiar with the project - Councillors and employees of the City, project

consultants and some business sector representatives.

THE ORGANISATIONAL FRAMEWORK In-House Team

Separate SRP Corporation



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10. KEY SRP RISK FACTORS

o Unrealistic growth expectations and /or unclear development intentions which can lead to high upfront capitalinfrastructure expenditure with comparatively low returns and damage service provider and developer confidence.

o An inability to focus and resource the implementation phase of the project.

o Infrastructure liabilities for maor infrastructure or are not bud eted for b future Councils who ma have different

expenditure priorities.

o Land sales or lease contracts that do not adequately cover development requirements so that the developmentframework for the SRP cannot be achieved including link and connecting roads, main infrastructure easements,

open space infrastructure, basic development parameters etc.

o Infrastructure provider contracts need to minimise any future liabilities for Council.

o A political /public environment which is unstable or controversial. This is a very high risk factor which can severely

impact on developer confidence and public perception of the project. The current controversy surrounding the

Filinvest contract needs to be resolved quickly.

All the above factors can effect confidence in the project. Retaining investor confidence in the SRP project is a primary

aim throughout and must equal or better competitor projects in Cebu.



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