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Transit-Oriented Redevelopment of the Dwaraka Bus Station — Feasibility Study Final Report

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Transit-Oriented Redevelopment of the Dwaraka Bus Station — Feasibility Study Final Report Smart City Master Planning and Sector-specific Smart City Infrastructure Projects for Visakhapatnam TRANSIT-ORIENTED REDEVELOPMENT OF THE DWARAKA BUS STATION — FEASIBILITY STUDY FINAL REPORT AECOM TRANSIT-ORIENTED REDEVELOPMENT OF THE DWARAKA BUS STATION - FEASIBILITY STUDY FINAL REPORT VISAKHAPATNAM i ii VISAKHAPATNAM TRANSIT-ORIENTED REDEVELOPMENT OF THE DWARAKA BUS STATION - FEASIBILITY STUDY FINAL REPORT Copyright © 2017 AECOM 3101 Wilson Blvd. Suite 900 Arlington, VA 22201 USA Telephone: +1 (703) 682-4900 Internet: www.aecom.com December 2017 Rights and Permission The material in this work is subject to copyright. Because AECOM encourages dissemination of its knowledge, this work may be reproduced, in whole or in part, for noncommercial purposes as long as full attribution to this work is given. General Limiting Conditions AECOM devoted effort consistent with (i) that degree of care and skill ordinarily exercised by members of the same profession currently practicing under same or similar circumstances and (ii) the time and budget available for its work in its efforts to endeavor to ensure that the data contained in this document is accurate as of the date of its preparation. This study is based on estimates, assumptions and other information developed by AECOM from its independent research effort, general knowledge of the industry, and information provided by and consultations with the Client and the Client’s representatives. No responsibility is assumed for inaccuracies in reporting by the Client, the Client’s agents and representatives, or any third-party data source used in preparing or presenting this study. AECOM assumes no duty to update the information contained herein unless it is separately retained to do so pursuant to a written agreement signed by AECOM and the Client. AECOM’s findings represent its professional judgment. Neither AECOM nor its parent corporation, or their respective subsidiaries and affiliates, makes any warranty, expressed or implied, with respect to any information or methods disclosed in this document. No recipient of this document other than the Client shall have any claim against AECOM, its parent corporation, and its and their subsidiaries and affiliates, for any liability for direct, indirect, consequential, or special loss or damage arising out of its receipt and use of This document whether arising in contract, warranty (express or implied), tort or otherwise, and irrespective of fault, negligence and strict liability. TRANSIT-ORIENTED REDEVELOPMENT OF THE DWARAKA BUS STATION - FEASIBILITY STUDY FINAL REPORT VISAKHAPATNAM iii TABLE OF CONTENTS Executive Summary 1 1. Project Rationale 3 Alignment with Smart City Vision 4 2. Assessment of Existing Conditions 9 Inter-City Bus 15 Local/City Bus 16 Future Transit Access 18 Land Use Regulation 23 Climatic Analysis 24 3. Development of Technical Options 27 Variable Design Options for Transit Facilities 28 Variable design options for TOD development 37 Asset Class—RESIDENTIAL 39 Asset Class—COMMERCIAL (OFFICE) 40 Asset Class—COMMERCIAL (RETAIL) 41 Asset Class—HOSPITALITY & RECREATION 42 4. Estimation of Project Cost 51 5. Preliminary Financial and Economic Analysis 53 6. Business Model and Project Financing 55 7. Institutional Arrangements for Project Implementation 57 8. Anticipated Social Impacts 59 Benefits to Citizens 60 Benefits to Transit Owning Agency 60 Benefits to Land, Road & Service Owning Agencies 60 9. Anticipated Environmental Impacts 61 Positive Environmental Impacts 61 Negative Environmental Impacts 61 TRANSIT-ORIENTED REDEVELOPMENT OF THE DWARAKA BUS STATION - FEASIBILITY STUDY FINAL REPORT VISAKHAPATNAM v vi VISAKHAPATNAM TRANSIT-ORIENTED REDEVELOPMENT OF THE DWARAKA BUS STATION - FEASIBILITY STUDY FINAL REPORT Acronyms and Abbreviations APEPDCL Andhra Pradesh Eastern Power Distribution Company Ltd. APGENCO Andhra Pradesh Power Generation Company CEO Chief Executive Officer CMAR Construction Manager at Risk DB Design-Build DBF Design-Build-Finance DBFOM Design-Build-Finance-Operate-Maintain DBOM Design-Build-Operate-Maintain EoI Expression of Interest GHG Greenhouse Gas GVMC Greater Visakhapatnam Municipal Corporation HPSC High Powered Steering Committee IT Information Technology kV kilovolt MW megawatts NREDCAP New & Renewable Energy Development Corporation of Andhra Pradesh Limited O&M Operations and Maintenance OT Operational Technology PV Photovoltaic RFP Request for Proposals RFQ Request for Qualifications SCADA Supervisory Control and Data Acquisition SOQ Statement of Qualification SPV Special Purpose Vehicle ULB Urban Local Bodies VfM Value for Money VUDA Visakhapatnam Urban Development Authority TRANSIT-ORIENTED REDEVELOPMENT OF THE DWARAKA BUS STATION - FEASIBILITY STUDY FINAL REPORT VISAKHAPATNAM vii viii VISAKHAPATNAM TRANSIT-ORIENTED REDEVELOPMENT OF THE DWARAKA BUS STATION - FEASIBILITY STUDY FINAL REPORT AECOM EXECUTIVE SUMMARY EXECUTIVE SUMMARY The purpose of this project is to study the feasibility of redeveloping Visakhapatnam’s Dwaraka Bus Station, also known as the RTC Complex, and the adjacent administrative offices of the Greater Visakhapatnam Municipal Corporation (GVMC) into an improved bus station, new GVMC administrative offices, and new mixed-use transit-oriented development. In addition to strengthening an important intermodal transit hub, the project is meant to create unique cosmopolitan public space, civic, entertainment and commercial destinations that reinforce the heart of a growing Visakhapatnam. Transit-oriented redevelopment of the Dwaraka Bus Station is an important step in realizing the Smart City Vision for Visakhapatnam. At its most basic level, the project demonstrates key smart infrastructure and development principles such as: Bringing people to services while at the same time bringing services to people Prioritizing system retrofits over redevelopment or greenfield expansion Cultivating resilient, networked systems to build capacity and reduce vulnerability. The RTC Complex includes 2.68 hectares (6.7 acres) in the heart of central Visakhapatnam. The complex currently acts as a bus transfer hub connecting intra-city routes with regional inter-city service. The site is located between VUDA Central Park, GVMC headquarters, the City’s water distribution hub and a thriving retail district. At present the RTC Complex consists of a perimeter bus loop, central terminal and ticketing facilities, and vending and accessory services. The Ambica Building, located along the northern edge of the site, has been leased by a jewelery retailer for the near term. The upper floors of the terminal structure have been vacant for many years. In addition to improving inter-city and local bus service, there are significant opportunities to connect to future rapid transit services including enhanced BRT bus-ways and MRT connections throughout AECOM TRANSIT-ORIENTED REDEVELOPMENT OF THE DWARAKA BUS STATION - FEASIBILITY STUDY FINAL REPORT VISAKHAPATNAM 1 EXECUTIVE SUMMARY the city and to the planned Bhogapuram Airport. BRT bus-way corridors converge at the site creating a convenient link between distant communities, the RTC Complex, Madipalem Bus Depot and the train station. These bus-ways are proposed to be enhanced as part of a separate Smart City project. A concept plan has been developed in consultation with the Andhra Pradesh State Road Transportation Corporation (APSRTC) and GVMC for the redevelopment. The new transit operations will be located on a lower level, including 40 intercity bus bays, seven local bus bays, parcel services and associated commercial space, ticketing, waiting and pedestrian space. The terrace level above will include mixed-use development and public space amenities. The 930,000 square foot development will include office space, service apartments, hotels, retail, cinema and performing arts venues, civic space and GVMC offices. The public terrace will connect pedestrians to all transit services and provide a cosmopolitan setting for social events, dining, shopping and civic gatherings. This USD 160 million project is anticipated to be completed through Public-Private-Partnership between APSRTC and the real estate development community. 2 VISAKHAPATNAM TRANSIT-ORIENTED REDEVELOPMENT OF THE DWARAKA BUS STATION - FEASIBILITY STUDY FINAL REPORT AECOM 1. PROJECT RATIONALE 1. PROJECT RATIONALE The purpose of this project is to study the feasibility of redeveloping Visakhapatnam’s Dwaraka Bus Station, also known as the RTC Complex, and the adjacent administrative offices of the Greater Visakhapatnam Municipal Corporation (GVMC) into an improved bus station, improved GVMC administrative offices, and new mixed-use transit oriented development. In addition to becoming an increasingly important intermodal transit hub, the project is meant to create unique cosmopolitan public space, civic, entertainment and commercial destinations that reinforce the heart of a growing Visakhapatnam. As the population of Visakhapatnam grows and the broader region urbanizes further, there will be an increasing need for infrastructure interventions that build capacity where it can best serve the most people. This can be achieved by guiding more intense development where key services are already in place, or new infrastructure hubs can be built at the heart of densely populated areas, or in the most intelligent and elegant cases, cities can do both simultaneously, in the same place. Redevelopment of Visakhapatnam’s Dwaraka Bus Station, also referred to as the RTC Complex, is such an opportunity. The
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