Professional Documents
Culture Documents
Iloilo Downtown CBD Revitalization Project
Table of Contents
Overview
Background 4
Objectives & Scope 6
Development Strategy & Feasibility Considerations 8
The CBD Revitalization Components 10
The Investment Strategy & Approach to Financing 11
Guiding Principles for Longer Term Redevelopment
Activities 14
Section 1: Calle Real & Aldeguer Street
Pedestrianization Project Implementation Plan
Study
Section 2: Iloilo City Central Market Pre‐Feasibility
Study
CITIES DEVELOPMENT INITIATIVE FOR ASIA (CDIA)
SUPPORT MIG, PHILIPPINES
Project No. 07.2029.2‐001.00
Iloilo Downtown CBD
Revitalization Project
Pre‐Feasibility Study
(DRAFT)
Prepared by:
CONSULTANTS FOR COMPREHENSIVE ENVIRONMENTAL
PLANNING, INC.
August 2008
1856 Asuncion St., Santiago Village, Makati City
Tel : 895‐1812 ; Fax : 890‐2480
E‐mail : concepinc@pldtdsl.net
Iloilo Downtown CBD Revitalization Project
PRE-FEASIBILITY STUDY
Overview
Background
The pre‐feasibility study (PFS) aims to establish the prima facie case to
take the Iloilo CBD revitalization project to feasibility level under
standard agreement with a financing institution.The CBD project area is
shown in Figure 1.
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Iloilo Downtown CBD Revitalization Project
PRE-FEASIBILITY STUDY
Overview
Figure 2. Calle Real, Iloilo City. Figure 3. Aldeguer Street, Iloilo City.
Background (cont’d)
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Iloilo Downtown CBD Revitalization Project
PRE-FEASIBILITY STUDY
Overview
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Iloilo Downtown CBD Revitalization Project
PRE-FEASIBILITY STUDY
Overview
Figure 5. The Project Sites.
Calle Real Pedestrian Boulevard
Aldeguer Street Market
Figure 6. Vicinity of Project Sites.
City Market Redevelopment
Proposed Traffic Flow Route
Daytime Traffic Flow
Building Redevelopment
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Iloilo Downtown CBD Revitalization Project
PRE-FEASIBILITY STUDY
Overview
Figure X. Iloilo City Central Market Redevelopment Site.
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Iloilo Downtown CBD Revitalization Project
PRE-FEASIBILITY STUDY
Overview
Development Strategy
Compared to master planned development projects in open This situation has necessitated the formulation of a strategy
lands, a revitalization project for existing built‐up areas, such to effect a change in attitudes among the property and
as a CBD, needs to work with what is there. Clearly, the business owners in the CBD who are the most important
implementation of a development strategy can only be as project stakeholders. This strategy has been formulated
good as the willingness of the players to support each other’s through a series of participatory focus group discussions
inputs. That being said, a possible model project in the involving these stakeholders themselves.
middle of the city with the highest degree of cooperation
among the stakeholders, if not with the least resistance, It is founded on the fact that it is easier to change people’s
towards physical revitalization shall be pursued. An area of attitudes if they can see for themselves the actual benefits
special consideration is the role and treatment of the of the changes that are being proposed, instead of merely
hawkers in the proposed project areas. Once accepted, the being told about these. It is also premised on the relative
redevelopment pilot project(s) is expected to act as catalyst success of small, incremental actions over large, complex
and example for the rest of the CBD. undertakings. Based upon these considerations, the
recommended phasing strategy for the Iloilo CBD
Most if not all of the property and business owners in the revitalization is as follows:
Iloilo CBD are not familiar with the concept and practice of
urban redevelopment. Some of those who were involved in
the earlier work of the ICHCC in formulating the architectural
conservation guidelines for the heritage buildings within the
defined heritage zone have the misconception that urban
redevelopment is the same as heritage conservation.
Because of this unfamiliarity of the true meaning of urban
redevelopment and of the benefits it can bring about,
coupled with the extreme conservatism of the Ilonggo
businessmen, it is not surprisingly that there is a prevailing
attitude of apathy, indifference, and even resistance, to the
idea.
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Iloilo Downtown CBD Revitalization Project
PRE-FEASIBILITY STUDY
Overview
Development Strategy (cont’d)
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Iloilo Downtown CBD Revitalization Project
PRE-FEASIBILITY STUDY
Overview
CBD Revitalization Components
Calle Real (JM Basa), The Pedestrian Boulevard. The work
Under this study, the CBD redevelopment effort for Iloilo involves the initiative of both the City and the building
City will consist of two types of projects. One project will owners and shop owners. The City will commit to convert
involve the pedestrianization of a portion of two streets. the concerned stretch of Calle Real into one contiguous and
The other project looks to the redevelopment of a City‐ safe pedestrian promenade. This will include the provision
by the City measures for facilitating the sensitive supportive
owned commercial site. Both projects are meant to
activities to the project. These elements impact on the
revitalize economic activities in the City as well as to
private sector, as well as institutional service providers
improve the environment. The projects are described
(relocation and training of sidewalk vendors, clearing of
below.
unsightly commercial signages and overhead utility cables,
rerouting of traffic, etc.). Based on the inputs of the City to
Pedestrianization Projects encourage the renewed interest of the public, the building
owners and shop owners are in turn expected to repair
Aldeguer Street Market. This is project plainly provides for and/or restore their buildings, modernize their services and
a street bazaar which involves the closing down of overall make their places attractive commercial spaces for
Aldeguer Street, from Iznart Street to Calle Real, to local shoppers as well as tourists. For the attention of the
vehicular traffic and setting up temporary stalls for a concerned development funding agencies, it is felt that
variety of retail items for a specified period in a week. A private sector participation in the project can be catalyzed if
useful model for this is the night market in Divisoria Street advantageous development fund lending windows can be
in Cagayan de Oro City which operates from 6:00pm to made available to them under the project.
3:00am on Friday and Saturday nights. In this case, the only
infrastructure investment of the city government was the
multi‐colored streetlights which were installed in the Central Market Redevelopment
middle of Divisoria Street.
This component of the Iloilo CBD Revitalization Project
entails: a) particularly for its façade, the restoration and
rehabilitation of the historic two‐storey art‐deco Central
Market building, b) the construction of three new buildings
for office and residential units behind the existing historic
Central Market front building; c) the construction of a
parking building; and d) the introduction of internal roads
within the complex to improve not only the accessibility
within the project site but also to improve the traffic
condition in the surrounding neighborhood.
Figure 9. Image of the Night Market at Aldeguer Street
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Iloilo Downtown CBD Revitalization Project
PRE-FEASIBILITY STUDY
Overview
Retailers. More than the physical improvement of their
The Players in the Project existing businesses, improvement of merchandise mix,
displays and other marketing strategies need to be
employed to generate the renewed interest of the buying
Upon initial review of the identified projects, it is clear that public.
a monolithic or “one‐size‐fits‐all” approach for the
financing of the CBD Revitalization Project is not advisable.
The different project types lend themselves to various Building owners. They are caught in a vicious cycle. The age
sources of financial schemes for its components. and physical condition of their buildings require more funds
Accordingly, private sector sources of investment funds for for upkeep and maintenance. But the very condition of the
the project shall be explored to various extants not only to buildings, lessen the desirability of high grade tenants to
suit the projects, but also to reduce the burden on the local locate there. As a result, rental rates are discounted
government. The design of the projects will accordingly resulting in, less funds for upkeep and maintenance.
contain features that promote opportunities for business (Nominally the rental for ground floor space looks high but
and commerce and which are expected to interest private the second and third floors are thrown‐in either for free or
investors. nominal rental bringing the average rate much lower). The
availability of competitive and easy to access financing for
building redevelopment would be essential to the project
The nature of the revitalization projects will require the success. Accessible venture capital and loans may be a way
cooperation of many concerned players. The success of the to fast track the projects.
CBD revitalization project hinges on the participation of the
public and private sectors in the project. The players and Financial Institutions. Projects (buildings, etc.) are normally
their roles are described as follows: evaluated for financing on a stand‐alone basis. Banks and
other financial institutions do not view these projects in
The City. The proposed approach is for the public sector to the context of an inter‐active whole picture. Financing of
assume the role of a program director, doing what it needs entire districts has not been the modus of the industry.
to do so that the other major stakeholders may be Both the local government and institutional proponents
encouraged to invest in the project. will require financial support for their respective projects.
This will be necessary for the main investment in physical
development.
An important tool to achieve cooperation will be a clearly
articulated policy framework from government including
the grant of a system of incentives (tax holidays, fee New Investors. While the private‐public partnership (PPP)
discounts, etc.). In turn, the expected increase in business approach to development assumes that strategic policy
volume in the plan area should ultimately impact on the considerations are set in place, financial incentives must be
City income sources. available to private proponents as they participate in the
project.
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Iloilo Downtown CBD Revitalization Project
PRE-FEASIBILITY STUDY
Overview
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Iloilo Downtown CBD Revitalization Project
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Overview
Institutional Considerations
Implementing the Iloilo CBD Revitalization Program is a complex To ensure that both categories of activities are properly
task because of the many types of projects and the wide variety coordinated and synchronized, representatives from the Iloilo
City government and the private business partners will make
of public and private stakeholders involved. Given the prevailing up the Downtown Project Management Team (DPMT).
circumstances in the Iloilo CBD, especially the absence of any
previous experience with downtown redevelopment among
these stakeholders, the government of Iloilo City will need to The Downtown Project Management Team’s principal
responsibility is to coordinate the implementation of the CBD
take the lead in getting the program off the ground. Clearly the
Revitalization Program’s key business development strategies
continuing Revitalization Program for the entire CBD will which are as follows:
ultimately need the creation of a Downtown Project
Management Team.
Product Readiness. The management of property
In the formation of the team that will implement the strategy, improvements and marketing tasks.
such a Team should be equipped to ably handle required public
and private activities. The public activities to be undertaken Customer Attraction and Expansion. Development of the
primarily by the City include: brand theme or identity, development and implementation of
• Public outreach and inter‐departmental coordination marketing activities, including production of regular
downtown promotions.
• Public improvements and incentives
• Redevelopment planning and developer recruitment
• Project review and approval Business Retention and Expansion. Establishment and
• Updating and enforcement of zoning and related implementation of a Business Development Program to
promote opportunities, and provide assistance to existing as
regulations
well as prospective and start‐up businesses.
• Traffic management and on‐street parking
• Detailed planning and studies
Business Attraction. The development and management of a
business recruitment campaign to fill up downtown vacancies
The Private Activities, to be undertaken largely by private and to assist in clustering retail establishments in the core
business partners such as the Iloilo Retailers Association (IRA), downtown area.
the Iloilo Chamber of Commerce and Industry (ICCI), and the
Iloilo Local Economic Development Council (ILED), include: On a broader scale, the idea of a Redevelopment Authority for
• Area management and programming the implementation of future special projects is worthwhile
• Marketing considering. This concept is further ventilated in the parallel
• Special events and communications study for Capability Building under this package of studies.
• Fundraising
• Education and advocacy
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Iloilo Downtown CBD Revitalization Project
PRE-FEASIBILITY STUDY
Overview
Guiding Principles for Longer Term
Redevelopment Activities Looks count. Downtown Iloilo must recreate itself as a
vibrant, clean and safe business area in the eyes of
prospective businesses and target markets, implementing
As mentioned earlier in this Report, the selected initial CBD consistent design standards/signage, promoting infill
revitalization projects are expected to serve as models and development and enhancing unattractive/obsolete structures.
catalyze similar projects in other sections of the Iloilo CBD. The improvement of traffic flow, provision of parking, and
For the subsequent expansion, scaling up and longer term enhancement of the arcaded sidewalks will positively affect
implementation of the Iloilo CBD Revitalization Program, key the feeling of safety.
guidelines are proposed.
Cluster and focus. A critical component of retail development
Implementing a successful downtown economic revitalization is the creation of a compact, unified area with complimentary
program for Iloilo City will center on the CBD’s ability to offer businesses that benefit from each other’s sales, customers
property owners, businesses, residents, and visitors an and markets. This can be achieved by clustering – creating
environment different from and more inspiring than what mutual advantages in terms of pedestrian flow and shared
they can find elsewhere. The following guiding principles are markets between businesses. Successful clustering is
suggested to be considered throughout the redevelopment dependent on having the appropriate mix of businesses that
process: generate market synergies and an uninterrupted grouping of
retail businesses that allow customers to and through the
entire area. Educating business and property owners about
Brand yourself. The Iloilo CBD must perceive itself as a the importance of using this business development tool is
product and market itself to compete with other nearby critical. Iloilo City should also consider zoning and regulatory
business areas. Developing a brand theme or an identity measures to encourage continuous retail frontage and
upon which all other initiatives are based – eg, logo, urban discourage office users on the ground floors in the core
design, signage, advertising, marketing collateral, website, etc. downtown blocks.
– is a key step in marketing the CBD. Its heritage buildings are
a valuable asset and foundation for this identity. The bottom
line is that downtown Iloilo needs aggressive marketing to Clear location strategy. Related to the concept of clustering is
residents, visitors and quality retailers promoting the Iloilo the need to follow a few basic rules‐of‐thumb regarding
CBD as a first choice for shopping and business location. successful business location in downtowns. These include:
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Iloilo Downtown CBD Revitalization Project
PRE-FEASIBILITY STUDY
Overview
Guiding Principles for Longer Term Redevelopment Activities (cont’d)
• scatter restaurants to help generate customer traffic in Increase housing opportunities. A critical strategy in
hotspots throughout the area support of retail vitality in the downtown core is to
• build on key anchors or traffic generators, such as the encourage the addition of a substantial number of housing
Central Market, to attract complementary businesses units, especially affordable housing. Housing will
nearby contribute to demand for additional shops, services and
• group stores appealing to the same sub‐market and stores home‐oriented products and food facilities. Housing in the
with competitive merchandise CBD will also provide the average downtown office
• use secondary locations for personal and professional employees with the convenience and savings of living near
services – side streets or upper storeys their place of work.
• intersperse stores with complimentary goods, eg, shoes,
apparel, jewelry Know what you have to offer. One of the best strategies
Walkable core area. To overcome existing negative perceptions for recruiting business prospects and developers is to be
of downtown Iloilo, creating a safe, pleasant and convenient able to provide an inventory of available real estate, and
atmosphere for pedestrians is a priority redevelopment better yet, be in a position to bring key properties to the
initiative. The relatively large scale of downtown Iloilo makes it table. Redevelopment opportunity properties should be
important to encourage pedestrian activity initially in a ranked according to their potential for redevelopment or
particular core area (such as the stretch of Calle Real from locational, importance, categorized as a short‐term or
Aldeguer Street to Arsenal Street). Over time, this area can long‐term potential initiative and marketed via collateral
spread out to include more blocks in all directions. This specification sheets.
guideline is directly linked to branding and clustering and
speaks to the need to call out in all possible ways Calle Real as Get the word out. Working with the local media to
the retail focus, i.e., this is “the place” to shop in downtown highlight success stories and monitor new business and
Iloilo. construction/redevelopment through the Iloilo downtown
will help convince target markets that the Iloilo CBD is an
Strive to be different. While shopping center developers and attractive and unique place to live, work, and play. Other
national retailers strive to appeal to a wide market, they also effective forms of communication include newsletters,
mimic what can be found in traditional shopping areas. websites that keep potential locators up‐to‐date on
Downtown Iloilo’s historic character combined with its unique special events, and organizing a speakers’ bureau.
merchants sets it apart from nearby shopping malls. One‐of‐a‐ Maintaining strong lines of communication with area
kind unique specialty stores and restaurants initially should be residents and businesses will also be important.
the focus of business recruitment efforts. This does not
preclude encouraging existing successful operations in the
country to open additional locations.
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IMPLEMENTATION PLAN STUDY
Calle Real & Aldeguer Street Pedestrianization Project
Table of Contents
Introduction 19
Technical Description of the Project
Existing Situation, Objectives & Proposed Development
Process 20
Heritage Features & Development Components 21
Work Component 22
Master Plan 23
Program Implementation Budget 26
Financial Viability 27
Calle Real & Aldeguer Street Pedestrianization Project
IMPLEMENTATION PLAN STUDY
Introduction
Figure 2. Tight pedestrian traffic along sidewalks.
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Calle Real & Aldeguer Street Pedestrianization Project
IMPLEMENTATION PLAN STUDY
Technical Description of the Project
The Existing Situation and the Vision The Calle Real project will be the main pedestrian
boulevard while Aldeguer Street will play out its dual role
as a pedestrian route only at given times. Aldeguer Street
The main area for pedestrianization development is a stretch will be closed to traffic on appointed hours (Sundays or
of Calle Real Street starting from Ledesma St./Arroyo Streets nights as the case may be). This flexible marketplace will
(one end of Calle Real) up to Aldeguer Street (which is the require only the emplacement of traffic bollards and the
other street slated for pedestrianization). This stretch is set up of temporary stalls that will provide the opportunity
roughly 212 meters long with a Street carriageway width of for the City’s informal economy to work their trade.
about 16 meters. In the middle of the street is a narrow
fenced island strip with standard street lamps distributed The basic objective of the pedestrianization effort is to
along it. The middle of the stretch is bisected by Arsenal bring the pace of passers‐by on the street to a level where
Street and an alley that connects to Iznart Street. At present, it is conducive for commerce especially retail sales. Hence,
public fares together with private vehicles ply the stretch. the process call for a comfortable and safe setting for
pedestrians. For Calle Real and Aldeguer Street this will
Compared to the busy Calle Real, Aldeguer is the smaller side entail the provision of appropriate paving work, upgrade of
street that is not as congested. The Aldeguer Street project is utility features, provision of street furniture. In addition,
about 200 meters in length bounded by Calle Real and Iznart the enactment and application of specialized urban design
Street. The pedestrianization of Aldeguer will require zoning policies as well as the implementation of supportive
comparatively less effort and facilities since it is meant to be programs and projects on environmental care, security
closed to traffic only for given periods of time. Under the measures, traffic reroute and effective incentives (to
urbanization strategy of the City, the Aldeguer project is a encourage concerned private sector interests to participate
Street Market project that will be a venue for outdoor in the project) will be necessary. The Calle Real project will
bazaars on certain hours or days of the week. be the main pedestrian boulevard while Aldeguer Street
will be comparatively open to traffic as it plays out its dual
role as a pedestrian route only at given times. Aldeguer
Street will be closed to traffic on appointed hours (Sundays
or nights as the case may be). This flexible Aldeguer Street
marketplace will require only the emplacement of
temporary stalls that will provide the opportunity for the
City’s informal economy to work their trade.
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Calle Real & Aldeguer Street Pedestrianization Project
IMPLEMENTATION PLAN STUDY
Technical Description of the Project
Heritage Features & Development
Components
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Calle Real & Aldeguer Street Pedestrianization Project
IMPLEMENTATION PLAN STUDY
Technical Description of the Project
Work Component
Essentially, the work expected from the public sector for • Traffic reroute plan and designation of access
this project are as follows: alternatives;
• Removal of sidewalk vendors who clog the arcades;
• Rehabilitation and improvement of the arcade and city • Removal of undesirable billboards and illegal signages
sidewalks; on private buildings;
• Demolition of Calle Real’s center island and removal of • Enactment of a City Urban Policy to enforce and effect
street lamps; the pedestrianization concept inclusive of incentives and
• Excavation and construction of service canal ways on disincentives to the concerned private sector for
the street for underground utilities; upgrading their business assets and operations in line
• Provision of public information and toilet stations, with project objectives.
vendors selling station facilities, sets of street furniture, • Information and education campaign (IEC) and eventas
street lamps and signages as required. management for the area.
In the case of Aldeguer Street, it will not require as much The following pages illustrate the physical plan and details
work for utility upgrade and the provision of street suggested for the pedestrianization projects.
furniture since the commercial activities there is expectedly
light in nature with portable stalls only.
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Calle Real & Aldeguer Street Pedestrianization Project
IMPLEMENTATION PLAN STUDY
Technical Description of the Project
Master Plan
Figure 4. Pedestrianization Plan.
Figure 5. View of Left Side of Calle Real.
Calle Real
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Calle Real & Aldeguer Street Pedestrianization Project
IMPLEMENTATION PLAN STUDY
Technical Description of the Project
Figure 6. Existing Condition.
Figure 7. Image of a Pedestrianized Calle Real.
Calle Real
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Calle Real & Aldeguer Street Pedestrianization Project
IMPLEMENTATION PLAN STUDY
Technical Description of the Project
Figure 8. Pedestrianization Plan.
Figure 9. Existing Condition.
Aldeguer Street
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Calle Real & Aldeguer Street Pedestrianization Project
IMPLEMENTATION PLAN STUDY
Technical Description of the Project
Table 1. Calle Real Budget Summary.
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Calle Real & Aldeguer Street Pedestrianization Project
IMPLEMENTATION PLAN STUDY
Financial Viability
The most important cost item for the redevelopment of the The second sector which will feel the impact of the program
district would be in the upgrading of still serviceable will be locators engaged in retail activities along the section
buildings and the demolition and erection of new of the project area. As more pedestrians are drawn to the
structures along the heritage guidelines. These activities, area, there should be incremental increases in sales volume.
Depending on the type of clients who will now frequent the
which will be undertaken by the building owners, will area, there will be changes in the merchandise mix on the
usually start to come into play at a later stage of the part of the retailer. The level of financing requirement and
process after the local government has already invested in may be difficult to quantify. But inventory loans for retooling
the project. At that stage, the commitment of government to meet the new and changing market will have to be
to the inner city redevelopment process, budgets have considered.
been expended and results of the pedestrianization are
already beginning to be felt. On the part of government, it The last group to react will be the building owners. First,
is recommended that the cost of the project as laid out in lead projects will have to be identified for upgrading and
the program budget be taken from the city budget. new construction. A suggestion by ILED to attract a botique
hotel in the area may be a major catalyst for the
redevelopment effort. Medium to long term financing at
The first sector to feel the impact of the program will be competitive rates would be a strong incentive to the building
the street hawkers. They will need to be organized, owners. Considering that only short to medium term
provided with small loans and enticed to move from their financing is currently available at commercial rates, there is
present locations to the kiosks and arcades to be provided little incentive to upgrade or consider new construction.
by the program. We recommend that this activity be However, potentially, 10 buildings or a potential 100,000
undertaken via a non government organization (ex: Taytay square meters of space could be financed over a reasonable
sa Kauswagan). Financial support will have to be in two time frame. At current values of construction (PhP 30,000/
forms, some grant arrangement or a comfortable spread square meter) this would represent a potential financing
level of PhP 3 billion.
on interest yield and a financing pool will have to be set up.
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PRE-FEASIBILITY STUDY
Iloilo City Central Market
Table of Contents
Technical Description of the Project
Existing Situation 30
Proposed Land Use 31
Architectural Design & Building Specifications 32
Master Plan & Operating Strategy 33
Financial Viability 38
Conclusion & Next Steps 40
Annexes 41
Iloilo City Central Market
PRE-FEASIBLITY STUDY
Technical Description of the Project
Existing Situation
Figure 1. Vicinity Map. Figure 2. Site Limits.
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Iloilo City Central Market
PRE-FEASIBLITY STUDY
Technical Description of the Project
In line with the CBD redevelopment thrust of the City, the a) Commercial arcade for the existing Heritage building;
renovation of this City asset is expected to promote b) Office/residential towers and a parking building linked by
business in the CBD. Considering the high value of the site a podium for the main area behind the Heritage
which is located in the center of the City, a higher density building;
arrangement is proposed for its development. Accordingly, c) Wet market and dry goods area under the podium;
the land use deemed appropriate for the project is d) Open public promenade adjacent to the Heritage
essentially commercial in nature. building; and
e) Miscellaneous commercial stall strip along Aldeguer and
Guanco strips.
Specifically, the land use components would be:
Figure 3. View along Rizal Street.
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Iloilo City Central Market
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Technical Description of the Project
Architectural Design & Building
Specifications
On the whole, the project shall be modern with a token Heritage Strategic areas on the floor of the podium in particular shall
theme. The existing Heritage building shall be restored while be finished in glass blocks if only to permit the wet market
being equipped with the latest facilities under an adaptive below to avail of natural lighting during the daytime.
commercial reuse approach. Effectively, the face of the
development shall be the restored Heritage building and which The design of the buildings and other built up structure
use shall be integrated with the functions of the other buildings shall provide for and integrate all necessary technical
in the development. support systems (mechanical equipment, electrical
equipment, telecommunication equipment, security
The other buildings shall be modern with basic form and color as systems, etc.) including backup utilities (generator, pumps,
much as possible so that it will possess a skyline and surfaces fire protection, etc.). The rentable/saleable units within
that do not distract from the theme of the Heritage façade at each building shall however be turned over bare to the
the front. The proposed new building towers and the parking respective tenants or buyer owners.
building in the site shall be medium rise (maximum 6 storeys) in
height that considers current market demand and to conform in The area beneath the podium shall be the wet market area
a way with the dominant city skyline form in the CBD. which will be provided with individual steel framed stalls
for use by the various vendors to be accredited. The wet
The buildings shall be light structures as much as possible to market paving shall be low maintenance in design complete
economize on the cost of foundations and to speed up the with effective drain slopes and grates, collector pipes, and
construction. Materials shall be durable low maintenance mechanical ventilators and water treatment receptacle to
materials with design and finishing details that are modern and receive and sanitize wet market effluence and odor.
competitive with the specifications of new commercial areas
today. The open promenade behind the Heritage building and the
driveway system which are also on the ground level shall be
Whenever possible Green Architecture discipline shall be applied appropriately paved and provided with traffic bolasters,
to the building design so that natural light, natural ventilation, plaza lights, public art and utility tapping points (for the
access innovations (ramps, shaded paths, magnets), public general public and the commercial stall holders of comfort
visibility features (that promote product displays as well as area stations respectively) as required. For each center of
security) and promenade greeneries which become efficient activity within the complex and for the buildings, adequate
components of the project design and which makes it and modern public toilets shall also be provided in strategic
sustainable. areas.
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Iloilo City Central Market
PRE-FEASIBLITY STUDY
Technical Description of the Project
Please see the following figures for the detailed graphic Figure 5. Wet market.
idea of the Central Market building complex concept.
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Iloilo City Central Market
PRE-FEASIBLITY STUDY
Technical Description of the Project
Figure 10. Diagrammatic Section.
Typical Building Plans
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Iloilo City Central Market
PRE-FEASIBLITY STUDY
Technical Description of the Project
Figure 11. Aerial Perspective.
Typical Building Plans
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Iloilo City Central Market
PRE-FEASIBLITY STUDY
Technical Description of the Project
Figure 12. New Arcaded Shops.
Figure 13. Outdoor Commercial Activities at Podium Level.
Typical Perspective Drawings
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Iloilo City Central Market
PRE-FEASIBLITY STUDY
Technical Description of the Project
Curbside Spaces 40
EXCESS PARKING SLOTS 36
Table 1. Parking Requirement & Compliance.
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Iloilo City Central Market
PRE-FEASIBLITY STUDY
Financial Viability
Despite the amount of open space allocated for the project, Table 2. Summary of Financial Highlights.
the financial picture shows the likelihood of positive
revenue streams. Should more space be useable, the
financial picture for the project will improve even further.
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Iloilo City Central Market
PRE-FEASIBLITY STUDY
Financial Viability
For purposes of this study, the following major assumptions 5. All useable space would be for sale under a
were adopted: condominium certificate of title including market stall
spaces and parking slots.
1. The land of the Central market is not for sale. The City
shall issue a contract to the winning bidder for long
term lease of 50 years. 6. All current market stall renters will be accommodated
in the new facility. They will have to purchase the
leasehold rights over the new stalls.
2. The annual lease rate is set at four (4%) percent of
current zonal valuation of P18,000 per square meter.
7. The development program for the entire project is
within an eight (8) year time frame for sales,
3. The annual lease payments were taken over an eight
construction and turnover.
year stream and brought to the present value at a
fifteen (15%) rate.
8. Projected selling prices are lower than Metro Manila
levels.
4. Lease payments beyond the development period will
be billed to the unit buyers and tucked into their
common area dues. Without escalation this would be 9. Construction costs are based on Metro Manila data.
an additional P4.00 per square meter per month. This
would be continuing lease income for the City of P11 10. Two access roads are to be built for the project. First
million per year over the life of the lease. Escalation will be a centrally located driveway for customer
can be built into the sales contract of the developer to loading and unloading. A second will access the ramp
the unit buyer. to the parking building.
39
Iloilo City Central Market
PRE-FEASIBLITY STUDY
Conclusion & Next Steps
Table 14. Consultation with Central Market Stakeholders.
40
Iloilo City Central Market
PRE-FEASIBLITY STUDY
Annexes
METRO ILOILO ‐ GUIMARAS ECONOMIC DEVELOPMENT COUNCIL
ILOILO CENTRAL BUSINESS DISTRICT REHABILITATION
CENTRAL MARKET REDEVELOPMENT
PROJECTED INCOME STATEMENT SALES ESTIMATE
SALES
Ground Floor Development 207,565,050
Ground Floor Parking 87,900,000
Heritage Market Building 60,336,000
Bldgs 1,2,3 (G/F and Podium) 75,363,750
Podium 85,123,500
Parking Building 183,211,250
Bldg. No. 1 ‐ Office/Residential Block 86,568,750
Bldg. No. 2 ‐ Office/Residential Block 115,425,000
Bldg. No. 3 ‐ Office/Residential Block 141,075,000
‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐
Total Sales 1,042,568,300
E‐Vat ‐ 12% 142,168,405
GROSS SALES 1,184,736,705
Less: E‐Vat ‐ 12% 142,168,405
Selling Expense ‐ 10% 104,256,830
‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐
Total Deductions 246,425,235
NET SALES 938,311,470
CONSTRUCTION COST
Demolition & Haul Out 6,220,000
Ground Floor Development 121,129,000
Heritage Market Building 8,799,000
Bldgs 1,2,3 (G/F and Podium) 63,140,000
Podium 77,385,000
Parking Building 244,198,000
Bldg. No. 1 ‐ Office/Residential Block 63,180,000
Bldg. No. 2 ‐ Office/Residential Block 63,180,000
Bldg. No. 3 ‐ Office/Residential Block 77,220,000
‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐
Total Constuction Cost 724,451,000
NET PROFIT BEFORE LAND LEASE 213,860,470
Land Lease Payments (Total Building Footprints) 45,591,544
‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐
NET PROFIT BEFORE INTEREST & TAXES 168,268,926
INTEREST 26,000,000
‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐
NET BEFORE TAXES 142,268,926
INCOME TAX 49,794,124
‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐ Annex 1. Income Statement.
NET PROFIT AFTER TAX 92,474,802
Income Statement
41
Iloilo City Central Market
PRE-FEASIBLITY STUDY
Annexes
METRO ILOILO ‐ GUIMARAS ECONOMIC DEVELOPMENT COUNCIL
ILOILO CENTRAL BUSINESS DISTRICT REHABILITATION
CENTRAL MARKET REDEVELOPMENT
Annex 2. Schedule of Sales.
Schedule of Sales
42
Iloilo City Central Market
PRE-FEASIBLITY STUDY
Annexes
METRO ILOILO ‐ GUIMARAS ECONOMIC DEVELOPMENT COUNCIL
ILOILO CENTRAL BUSINESS DISTRICT REHABILITATION
CENTRAL MARKET REDEVELOPMENT
Less Pre‐Selling Inflows
Ground Floor Development 30% 62,269,515 30% 62,269,515 40% 83,026,020
Heritage Market Building 20% 12,067,200 30% 18,100,800 30% 18,100,800
Bldgs 1,2,3 (G/F and Podium) 30% 22,609,125 30% 22,609,125 40% 30,145,500
Podium 10% 8,512,350 20% 17,024,700 20% 17,024,700
Parking Building
Bldg. No. 1 ‐ Office/Residential Block 10% 8,656,875 20% 17,313,750 30% 25,970,625
Bldg. No. 2 ‐ Office/Residential Block 10% 11,542,500 20% 23,085,000
Bldg. No. 3 ‐ Office/Residential Block 10% 14,107,500
Financial Plan
43
Iloilo City Central Market
PRE-FEASIBLITY STUDY
Annexes
METRO ILOILO ‐ GUIMARAS ECONOMIC DEVELOPMENT COUNCIL
ILOILO CENTRAL BUSINESS DISTRICT REHABILITATION
CENTRAL MARKET REDEVELOPMENT
Less Pre‐Selling Inflows
Ground Floor Development
Heritage Market Building 20% 12,067,200
‐
Podium 30% 25,537,050 20% 17,024,700
Parking Building 10% 18,321,125 20% 36,642,250 30% 54,963,375
Bldg. No. 1 ‐ Office/Residential Block 20% 17,313,750 20% 17,313,750
Bldg. No. 2 ‐ Office/Residential Block 20% 23,085,000 20% 23,085,000 20% 23,085,000
Bldg. No. 3 ‐ Office/Residential Block 20% 28,215,000 20% 28,215,000 20% 28,215,000
Financial Plan
44
Iloilo City Central Market
PRE-FEASIBLITY STUDY
Annexes
METRO ILOILO ‐ GUIMARAS ECONOMIC DEVELOPMENT COUNCIL
ILOILO CENTRAL BUSINESS DISTRICT REHABILITATION
CENTRAL MARKET REDEVELOPMENT
Less Pre‐Selling Inflows
Ground Floor Development 100% 207,565,050
Heritage Market Building 100% 60,336,000
‐
Podium 100% 85,123,500
Parking Building 20% 36,642,250 20% 36,642,250 100% 183,211,250
Bldg. No. 1 ‐ Office/Residential Block 100% 86,568,750
Bldg. No. 2 ‐ Office/Residential Block 10% 11,542,500 100% 115,425,000
Bldg. No. 3 ‐ Office/Residential Block 20% 28,215,000 10% 14,107,500 100% 141,075,000
Equity Inflow
Loan Drawdown
Cummulative Balance 77,603,895 91,136,870
Interest ‐ ‐ 26,000,000
Loan Repayment ‐ ‐
Ending Loan Balance ‐ ‐
Financial Plan
45
CDIA-MIG Team
Team Leader: DR. NATHANIEL VON EINSIEDEL
PRE‐FEASIBILITY
Sub‐Team Leader: MR. LEON MAYO
Investment Planning Specialist: MR. ELPIDIO DAMASO
Costing Engineer: MS. MIRIAM TAMAYO
Architectural Designer: MS. DEANNA SANTOS
MR. NICASIO ESPINA
MR. JULIUS GARRIDO
MS. JAYCEE GOPEZ
MR. WILFREDO SY
INVESTMENT PLANNING
Sub‐Team Leader: MR. JOSE ANTONIO LEAGUE
Business Development
MS. ELIRINE SIWA
Specialist:
CAPACITY BUILDING
Sub‐Team Leader: MS. VICTORIA DE VILLA
Local Development Specialist: MS. RASHEL PARDO
LOCAL COUNTERPART
Business Development Advisor: MR. ANGEL DE LEON