port master planningaapa.files.cms-plus.com/2017seminars/17facilities/luis...master planning 2017...
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10.24.17
PORT MASTER PLANNING
LUIS AJAMIL
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B&A Ports experience
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Master Planning
2017202020252030203520402045
Visionary
Practical
2048
WHAT ARE THE NEEDS OF THE COMMUNITY?
HOW CAN WE SUPPORT THE USERS?
HOW CAN WE MAKE THE PORT SUSTAINABLE?
HOW CAN IT MEET ITS MISSION?
WHAT WILL THIS PLACE BE LIKE IN 30 YEARS?
WHAT WILL THE PORT BE LIKE THEN?
WHAT WILL BE IMPORTANT?
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What type of master plan does a port need
• Strategic plan - needed when underlying forces change direction
• Market
• Political
• Environmental
• Master Plan - A “regular” detailed plan is an engineering document solving
the physical aspects of a facility
• Specific facility master plan – set to execute individual projects
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Strategic plan
UNDERSTANDING
THE FORCES
SHAPING THE PORT
SETTING POLICIES
AND DIRECTIONS TO
SUCCEED AND
OVERCOME
IDENTIFYING THE
OPPORTUNITIES AND
CHALLENGES
CREATING A
SUSTAINABLE
PHYSICAL AND
CAPITAL PLAN
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Cohesive planning approach
• As a strategic document
• Creating the vision - emotive - a source of inspiration
• Setting direction
• what the organization wants to be
• what the world in which it operates will be
• a long-term view
• As a Master Plan
• Shifting and prioritizing capital resources
• Providing flexibility
• As a tactical plan
• Identifying specific projects or ideas
• Creating a sequence of events
• As a community document
• Foresees and avoid issues
• Builds support
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CREATING THE VISION
AS A PLATFORM FOR
GROWTH BY THE PRIVATE
SECTOR
CREATE A MORE
COMPETITIVE FACILITY
SUSTAINABLE PLAN
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Approach
• Sometimes you need to step back with fresh eyes ………..
• Begin with a historic context
• Overlay the realities of today
• Frame the “Vision” for the region
• Develop a context for the surrounds
• Creating a vision might require change; lots of change …. difficult
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Dublin’s master plan
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Dublin……………Port
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The port and Dublin
• Has given way to the City, providing docklands for regeneration
• Moving seaward to deeper waters
• The City quickly filled in behind
• What was once an intimate relation has given way to walls and separation
• An ongoing “dance” between the Port and the City
• Now we have a unique opportunity to grasp a new future relationship between the Port
and City
• Based on sound economics
• With the purpose to stimulate the economy and the City
• Reengage the role of a working waterfront in a modern Dublin
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Dublin……………Port
Alexandra
Basin
Redevelopment Project
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The new port square – “two personalities - with and without ships”
Fully integrating the port into the City
Will work with and without the ships
Integrating the riverfront
Facilitating traffic
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COMMODITIES
• Assessing markets • Bulk
• Container
• General
• Auto
• Project
• Industrial
• Cruise
• Ferry
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Forecasting
• Sometime it is an understanding of where market might be going
• Another time is recognizing when the market is going the other way
• It is rarely – long-term a regression study.
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Understanding consumption and transport logistics
371,000 TEUs railed into FL via non-FL
ports 308,000 TEUs moving into FL directly from non-FL Ports
1.3 Million Import TEUs
252,000 TEUs moving into FL from
from DCs in GA
285,000 TEUs moving into FL
from DCs in TX and LA
57,000 TEUs railed and trucked into FL
from Mexico
LA/LB = $7,479
South FL = $6,371
Central FL=
$5,881
Northeast FL = $6,185
Savannah = $6,419
Orlando/I-4
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Market assessment
• Interview intensive
• Current operations
• Markets served
• Potential new markets
• Competitive position of operations compared to other ports
• Rail/highway interface
• Productivity
• Terminal operating costs
• Lease structure/Pricing
• Constraints
• Physical
• Operational
• Potential impact of enhanced access
• Facility needs/Operational changes
• Optimization of assets
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Ship order progression
0
0
0
1
1
1
1
0
5
10
15
20
25
Nu
mb
er
of
ship
s
ships 2014 ships 2015 ships 2016 ships 2017
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REAL ESTATE
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The role of commercial development
• In many ports throughout the US, real estate income is major source of
income
• San Diego
• Seattle
• NY/NJ
• San Francisco
• Diversity of income
• Income not dependent on user fees
• The port needs a strong third leg to its financial stool
• Cargo
• Cruise
• Commercial
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Three strategies
Identify real estate strategic for cargo growth
• Yards
• Distribution centers
• Ancillary
Identify real estate strategic to meet community needs
• Open space
• Recreation
• Buffer
Identify real estate to generate revenue
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ENVIRONMENT
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Environmentally friendly policies
• More with less
• Minimize the environmental footprint
• Physically
• Emission / discharge
• Construction
• DO MORE WITH LESS
• Higher development densities
• Define the physical footprints
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The role of the environmental part in a strategic plan
• Cooperative relationships regarding challenging issues
• Use SMP to continually improve communications
• Identify ways to promote positive environmental image for the port
• Selection of least environmentally damaging practicable alternatives
(LEDPA)
• Develop short, medium, and long term environmental strategies
• Define an approach to balance building and preservation
• Engage the regulatory agencies into the process
• Development of a long-term permitting strategy
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COMMUNITY
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The relationship of a port and its community
• Is framed within the management structure
• Elected Port Authority
• Appointed Port Authority
• A Department of a municipal entity
• A private port
• Most ports have had to evolve to off-site facilities
• The relationship changes when the site boundary is crossed
• When a port loses traffic the relationship changes
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Keys to successful community involvement
• Having credibility!
• Identifying the key people early
• Communications from the on-set
• Willing to change and respond
• Listening
• Feedback
• Appropriate forums
• Know and balance the audience to get a total picture
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Define the community
• Community as a whole as the fundamental stockholders of the port
• Policy Board
• Management
• Port users
• Direct customers
• Indirect customers
• Community as defined by interests
• Businesses that rely on the port
• Businesses that are impacted by the impact of the port
• Immediate neighbors to all properties
• Special interests
• Environmental
• Fishing
• Recreation
• Boaters
• Outside interests
• Media
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ApproachDefine cargo
markets
Test and select markets
Define cargo infrastructure
Integrate into other plans
Generate holistic
alternatives
Define other real estate
Test options
Preferred plan
Capital plan
Generate
the vision
Buy-in
Feed back
Feed back
Buy in
Celebrate
the plan
2
34
5
6
Invitation
to
participate1
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Outreach approach
Community
Milestones
1 2 3 4 5 6
Board
Management
Port users
Direct customers
Indirect customers
Business community
Neighbors
Environmental
Fishing
Recreation
Boating
Region
State
Media
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Outreach approach
• One on one
• Committees
• Groups of common interest
• Social media
• Survey mechanisms
• Port web site platform
• Newsletters
• Interviews
• Presentations to community groups
• Public meetings (open houses)
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Understanding the constituency
33%
45%
11%
11%
18-34
35-54
55-64
> 65
2%
7%
37%
27%
27% Under 18
18-34
35-54
55-64
> 65
AGE - RESIDENTS
AGE - NON-RESIDENTS
12%
88%
Yes
No
DO YOU HAVE CHILDREN?
67%
33%
Yes
No
DO YOU HAVE DOGS?
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19%
4%
77%
Channelside
Harbor Island
Other
44%
56%
Rent
Own
WHERE DO YOU LIVE?
DO YOU OWN OR RENT?
19%
29%
2%
10%
40%Channelside
Downtown Tampa
South Tampa
Westshore
Other
31%
23%7%
8%
23%
8%
Channelside
Downtown Tampa
South Tampa
Westshore
Other
Retired
WHERE DO YOU WORK? (RESIDENTS)
WHERE DO YOU WORK? (ON-RESIDENTS)
Understanding the constituency
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What kind of land uses would you like to see?
12%
7%
12%
14%
16%
16%
5%
18%
Residents
Active Recreation
Passive Recreation
Midrise Residential
Midrise Office
Ground Floor Retail
Hotel
Tourist Destinations
Marina
9%
14%
13%
3%18%
14%
14%
15%
Non-residents
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16%
53%
31%
Non-residents
Which option do you prefer?
0%
67%
33%
Residents
Option A
Option B
Option C
A B C
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What would you like to see in non maritime areas?
28%
44%
17%
11%
Residents
Commercial publicmarina
Small harbor withrestaurants and retail
Private Yacht Club
Historic Ships
26%
50%
5%
19%
Non-residents
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Citizens
0
5
10
15
20
25
30
35
40
Hotel Office Space Attractions Retail Residential
Support Oppose
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People that do business with the port
0
5
10
15
20
25
30
35
Hotel Office Space Attractions Retail Residential
Support Oppose
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People that depend on the port
0
5
10
15
20
25
30
35
Hotel Office Space Attractions Retail Residential
Support Oppose
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FINANCIAL
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Financial sustainability
Being able to achieve the mission
While staying competitive = user fees
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Maintaining financial sustainability
• Identify income sources
• Achieving a higher diversity
• Non maritime income
• Evaluate and plan for expenses
• Reserves
• Maintenance
• R&R funds
• Revenue producing VS
• Public non-revenue producing
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Financial sustainability goals
• Design a plan for profitable operating performance
• Create mechanisms to evaluate timing of investments
• Look at mechanism to balance investments based on:
• Political needs
• Tests for ROI
• Test for economic impacts
• Sequence investments to weigh long-term sustainability
• Create a predictable financial model to test the plan
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Creation of an integrated and querieable financial model
• Revenues
• Forecast based
• Includes all individual usage agreements
• Includes all leases and other revenues
• Segregated by division (cruise, cargo, leases, recreation, etc.)
• Tariffs
• Sensitive to future tariff increases
• By contract
• By published tariff
• Future uses
• Includes all future identified uses
• Expenses
• By division (maintenance, management, security, operations, etc.)
• By business unit
• Net revenues• By division
• By business unit
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Gross revenues by business unit
$0
$50,000,000
$100,000,000
$150,000,000
$200,000,000
$250,000,000
2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035
Cruise Cargo Commercial Other
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Net revenues by business unit
$0
$50,000,000
$100,000,000
$150,000,000
$200,000,000
$250,000,000
$300,000,000
$350,000,000
2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035
Cruise Cargo Real estate
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Expenses to revenue ratio
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%1
99
0
199
1
199
2
199
3
199
4
199
5
199
6
199
7
199
8
199
9
200
0
200
1
200
2
200
3
200
4
200
5
200
6
200
7
200
8
200
9
201
0
201
1
201
2
201
3
201
4
201
5
201
6
201
7
201
8
201
9
202
0
202
1
202
2
202
3
202
4
202
5
202
6
202
7
202
8
202
9
203
0
203
1
203
2
203
3
203
4
203
5
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Funds available for debt service
$0
$50,000,000
$100,000,000
$150,000,000
$200,000,000
$250,000,000
$300,000,000
$350,000,000
2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035
Available free revenues Funds available for new debtusing 1.35 coverage on new debt
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Capital needs by project type
$0
$50,000,000
$100,000,000
$150,000,000
$200,000,000
$250,000,000
2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035
Cruise terminal Parking Berth and apron Security Cargo yard Cranes
Channel Transportation Railroad General operations Administration
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Capital needs by business unit
$0
$200,000,000
$400,000,000
$600,000,000
$800,000,000
$1,000,000,000
$1,200,000,000
$1,400,000,000
Cruise Cargo Commercial General Project management
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Capital needs by business unit
$0
$50,000,000
$100,000,000
$150,000,000
$200,000,000
$250,000,000
2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035
Cruise Cargo Commercial General Project management
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IRR by business type
24.37%
-0.92%
275.11%
-50.00%
0.00%
50.00%
100.00%
150.00%
200.00%
250.00%
300.00%
cruise cargo commercial
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2017
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2020
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2022
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2024
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2025
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2030
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2040
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2047
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2047 Master plan
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CLOSING
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A Strategic Plan
• Ability• Vision
• Forecast
• Track
• Finance
• Understanding• Community
• Markets
• Integration• Capital plan
• Financial plan
• Implementation plan
• Practical
• Bring experts in each of the major fields
• Inclusive approach to planning
• Heavy coordination
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10.24.17
PORT MASTER PLANNING
LUIS AJAMIL