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The World Bank
FOR OMCAL USE ONLY
Repor No. 5848
MEXICO
BAJA CALIFORNIA TOURISM PROJECT
LOAN 1420-ME
Project Completion Report
September12, 1985
Projects DepartmentLatin America and the Caribbean Regional Office
Tbldocmet a restictd disution md may be md by rcpiets only in the perfwosme ofoficial dues lb contents emy not oderwise be slosed without Worl BDank xhhrhtion.
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Currency Equivalents
Currency Unit Mexican Peso (MEX$)
US$1 = Mex$19.9 (At Appraisal)
US$1 = Mex$140.0 (At PCR 01/15/83)
Mex$1 = US$0.050
Mlex$1 million = US$50,251
Weights and Measures
1 meter (m) = 3.28 feet
I square meter (m2) = 10.76 square feet
I kilogram (kg) = 2.205 pounds
I hectare (ha) = 2.47 acres
1 kilometer (km) = 0.62 miles
Government of MexicoFiscal Year
January 1 to December 31
(i,
FOR OFFICIAL USE ONLY
MEXICO
BAJA CALIFORNIA TOURISN PROJECT
LOAN 1420-ME
Project Completion Report
Table of Contents
Page No.
Preface. . iBasic Data Sheet .. iiHighlight .. v
I. BACKGROUND... .. 1
iA. Introduction. 1B. Tourism Sector .. 2
II. PROJECT PREPARATION AND APPRAISAL. 3
A. Project Preparation .3- Environmental Protection and Resource Conservation 3
B. Project Appraisal. 4
III. PROJECT IMPLEMENTATION. 5
A. Effectiveness. 5B. Project Execution and Natural Disasters. 5C. Changes in Land-Use Plans. 6D. Social Tourism and Construction Workers Accommodation 6E. Improvements in the Urban Environment .7F. International Airports. 7G. Suspension of Works .8H. Costs, Disbursement.. 8
- Procurement. 9I. Quality of Work Completed and Performance of Consultants 9
IV. INSTITUTIONS AND MANAGEMENT. 9
A. Performance of FONATUR .. .10
B. Bank Group Performance .................... ....... ... 10
V. FINANCIAL AND ECONOMIC RE-EVALUATION .10
A. Financial Aspects - Hotels, Airports and Water Supply . 10B. Economic Re-evaluation ... 12C. Other Benefits .. 13
VI. CONCLUSIONS AND RECOMMENDATIONS . . . 13
ITh document hs a rstied distributioand may beusdby iiet onlinthepefonceof their oica dutieua content may not othrwime be diuctoed without Word Bank authointion.
Table of Contents (cont'd.)
Page No.
Annexes
1. Cost Tables ........................................... 152. Cost-Benefit Tables ................................... 193. Environment Performance ............................... 344. Economic and Marketing Studies ........................ 415. Photographs ........................................... 426. Financial Reevaluation by FONATUR ..................... 53
maps
IBRD 12647IBRD 18498(PCR)IBRD 18497(PCR)
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MEXICO
BAJA CALIFORNIA TOURISM PROJECT
LOAN 1420-ME
Project Completion Report
PREFACE
This report represents the completion report for the BajaCalifornia Tourism Project financed in May 1977 under Loan 1420-ME forUS$42 million equivalent. Although disbursements for the project werecompleted in May 1982, the physical components were not completed untilApril 1983. The Project Completion Report (PCR) was prepared in February1985 and is based upon June 1982 data. However, more recent data on theproject were received from the Mexican authorities in 1985 and areincorporated in this final version of the PCR. The PCR covers the imple-mentation experience and is partially based on a PCR prepared by theBorrower.
In accordance with the revised project performance auditingprocedures this PCR was read in the Operations Evaluation Department butthe project was not audited by OED staff. The draft PCR was sent to theBorrower for comments; however, none were received.
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MEXICO: RAJA CALIFORNIA TOURISM PROJECT
LOAN 1420-ME
Key Project Data
AppraisalItem Expectation Actual
Total Project Cost (US$ million) 84.0 122.2Overrun (Z) 45.5Z
Loan Amount (US$ million) 42.0 42.0Disbursed 42.0
Date Physical Components Complete 01/81 04/83
Proportion Completed by Above Date (Z) 70.0 100.0
Proportion of Time Overrun (X) 60.0
Economic Rate of Return (%) 14.0
Financial Performance 2.0
Institutional Performance 1.0
CUMULATIVE ESTIMAIED AND ACTUAL DISBURSEMENT
c 77 CY 78 CY 79 CY 80 CY 81 CY 82
I) Estimated (US$ million) 1.3 10.2 25.8 41.7 42.0
(ii) Actual (USS million) - 0.3 4.7 17.6 39.1 42.0
Z of (ii) to (i) -- 2.9 18.2 42.2 93.1 100.0
OTHER PROJECT DATA
Item Original Plan Revisions Actual
First Mentioned in Files 06/75Government's ApplicationNegotiation 04/08/77Board Approval 05/10/77Loan Agreement 07/05/77Effectiveness 10/01j77 06/28/78Closing Date 06/30/81 06/30/82 06/30/82Borrower Nacional FinancieraExecuting Agency FONATUR
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MISSION DAIA
No. ofItem Month/Year Persons Man/Week Date of Report
Identification Mission 09/75 2 2.0 10/20/75
Preparation Mission 07/76 3 3.0 08/10/76
Appraisal Mission 10/76 10 28.0 04/18/77
Post-Appraisal Mission 02/77 2 2.0 04/18/77
Supervision Mission I 07/77 2 1.1 08/22/77
Supervision Mission II 03/78 3 1.7 03/28/78
Supervision Mission III 12/78 4 1.7 01/16/79
Supervision Mission IV 05/79 2 1.0 06/21/79
Supervision Mission V 11/79 2 1.4 12/19/79
Supervision Mission VI 04/80 1 0.9 06/25/80
Supervision Mission VII 07/80 4 5.0 10/03/80
Supervision Mission VIII 11/80 1 0.4 01/15/81
Supervision Mission IX 07/81 1 1.4 07/31/81
Supervision Mission X 01/82 1 0.9 03/25/82
Supervision Mission XI 06/82 1 0.4 07/09/82
Completion Report (draft) 01/83 3 2.6 07/15/84
Completion Report 10/83 1 0.4 02/15/85
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MEXICO
BAJA CALIFORNIA TOURISM PROJECT
LOAN 1420-ME
Project Completion Report
HIGHLIGHTS
1. The purpose of the above project was to (i) create a new inte-grated tourism destination in Baja California for the potential tourismmarket for Mexico, (ii) stimulate Mexico's regional economic development,(iii) create additional employment and generate foreign exchange earnings,(iv) integrate the environmental considerations, mainly conservation, intothe physical development to obtain a more sustainable investment for economicdevelopment. The overall development objectives will be attained over thenext 6-8 years along with satisfactory foreign exchange earnings (para. 6.01).
2. The Baja California Project resulted in two contemporary welldesigued tourist resorts, each with a support town and a pilot hotel. Theinfrastructure for the two resorts was designed to support a first stageconstruction over nine years by private investment of 2,100 hotel-rooms,4,050 apartels (apartment-hotel) rooms and 960 condominium units in touristvillas. For each resort a 250 room medium category pilot hotel was builtalong with an international airport, roads, streets, walkways, water andsewer systems, electric power, telephone and ancillary services. Upgradingand basic infrastructure was provided for the adjacent support town and itsexpansion areas (paras. 3.02-3.09).
3. The Bank project was completed in September 1982; however, the firststage construction, including additional investment in tourism and urbanfacilities, cannot be said to be complete since only one quarter of the pro-jected hotel rooms were constructed by the end of 1982. A more meaningful andcomprehensive evaluation can only be carried out at a later date. Nevertheless,it is possible at this stage to state that the project will over time attain allits major original objectives. The attractiveness of the project was enhancedby substantial urban investment in existing towns of San Jose del Cabo andLoreto which have greatly benefitted the local population (paras. 5.07 and 6.01).
MEXICO - LOAN 1420-ME
BAJA CALIFORNIA TOURISM PROJECT
Project Completion Report
I. BACKGROUND
A. Introduction
1.01 In 1975 the Government of Mexico indicated its interest in thedevelopment of new tourism destinations in Baja California, aftercompletion of the new resort of Cancun on the Caribbean coast (financed inpart by the Inter-American Development Bank at a total cost of aboutUS$41.5 million) and Ixtapa-Zihuatanejo on the Pacific Coast (financed inpart by Bank Loan 793-ME US$22 million -- total cost US$134 million). Itwas felt that the existing tourism areas would satisfy only part of thepotential tourism market for Mexico. Early in 1976 the Governmentrequested that the Bank consider four sites for development along the EastCoast of Baja California. Subsequently, during a project preparationmission in 1976, agreement was reached on two main sites -- Loreto and SanJose del Cabo-- 360 km and 200 km north and south of La Paz respectively.
1.02 The tourism project consisted of basic infrastructure requiredfor development of two new tourist resorts - each with a support town and apilot hotel. The infrastructure for the two resorts was designed tosupport a first stage construction over nine years, by private investors,of 2,100 hotel rooms, 4,050 apartel (apartment hotel) rooms and 960condominium units and tourist villas. For each resort, a 250-room pilothotel of medium category was built along with an international airport;roads, streets, walkways, water and sewage systems, electric power,telephone and ancillary services. Upgrading and basic infrastructLlre wasprovided for the adjacent support town and expansion areas. With theGovernment's commitment to conservation of the natural environment,detailed coastal surveys were undertaken as part of the base line studies,so that p oject preparation took one year. While the loan effectivenesswas delay"d seven mDnths until June 1978, well drilling and rough gradinghad started July 1977 in Loreto. The first pilot hotel in Loreto wasopened for business in November 1980, and the airport runway was cowpletedin December. The San Jose del Cabo pilot hotel was completed August 1981,one year behind the SAR schedule. These pilot hotels have set anattractive and appropriate architectural style for each of the resorts (seeAnnex 5, Photographs 1 through 3 and 19 through 24). The Bank project wascompleted by September 1982. However, the first stage construction,including additional investment in tourist and urban facilities, cannot besaid to be complete since only one quarter of the projected hotel roomswere constructed by the end of 1982. A mDre meaningful comprehensiveevaluation can only be carried out at a later date. Nevertheless, it ispossible at this stage to state that the project will, over time, attainalmost all of its major original objectives. The attractiveness of theproject was enhanced by substantial urban investments in the existing townsof San Jose del Cabo and Loreto which have greatly benefitted the localpopulation. This Project Completion Report is based on information
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contained in the SAR 1483-ME, dated April 18, 1977, and the review of Bankfiles which included supervision and progress reports of the project. Asupervision mission visited Mexico in January 1983, to obtain additionalinformation for the report. The report was prepared by Edward Echeverria,with assistance from Thakour Persaud and Ragnar Overby.
B. Tourism Sector
1.03 Mexico is one of the World's major and most richly endowedtourism destinations. Its varied attractions include architectural remainsof a series of major civilizations, entertainment ranging from modern totraditional music and dance, a wealth of contemporary creative arts, anagreeable climate and natural environment and excellent beaches. There arean estimated 8,000 hotels ranging in size from hundreds of rooms to smallfamily-operated guest houses. The total rooms available nationwide wasabout 250,000 in 1982. In addition Mexico is one of the most accessibleforeign destination for US and Canadian tourists who, together, accountedfor 90% of foreign visitors over the last decade. The number of foreignvisitors to Mexico increased steadily from 1.4 million in 1965 to over 4.0million by 1980. Because of the acknowledged importance, the MexicanGovernment has received financial and technical assistance from the Bank,IDB and other private lenders. In 1972, Mexico received a Bank Loan(793-ME) for US$22 million to help finance tourism infrastructuredevelopment of the Ixtapa/Zihuatanejo areas,l/ and in addition to Loan1420-ME, Baja California Tourism Development Project a third loan was madeby the Bank in 1978 (1524-ME) for US$50 million to help finance lending fortourism development throughout Mexico.2/ In 1976, there was an IDB loanfor US$47 million to develop Cancun as a tourist destination. Another IDBloan for US$30 million was made in 1978, to finance lower category hoteldevelopment in Mexico.
1.04 The Mexican peso was devalued in 1976 which led to a significantexpansion in tourism facilities shortly thereafter as hoteliers sought totake advantage of the resulting increase in the number of tourists visiting ,Mexico. During 1978, the average room occupancy reached an unprecedentedoverall annual level of 78% in Mexico City's first class hotels. By 1979pressures were once again building for another peso devaluation. As thepeso became over valued, other tourist destinations began to increase theirshare of the tourist market at Mexico's expense. Finally, beginning in1982, the peso was devalued in several stages from a rate of 26 to the USdollar to approximately 200 at this time. One immediate result of thedevaluation was that foreign exchange earnings from tourism declinedsignificantly while visitor arLivals held steady at about four million for1982. However, with world economic conditions improving and visitors nowreacting to the dramatic price reductions in Mexico, officials are onceagain planning for substantial increases in tourism facilities. Between1983 and 1988 officials estimate that about 120,000 new hotels rooms wL-ld
1/ This project is complete and a Project Completion Report dated July 7,1980, has been prepared.
2/ This project is complete and a Project Completion Report dated June 17,1982, has been prepared.
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be required to meet the needs of tourists to Mexico.3/ While Mexico Cityand Acapulco are still the major destinations, Cancun and Ixtapa/Zihuata-nejo have become successful "terminal resorts" for foreign and domestictourism. Domestic tourism in Mexico is also important. With the increasedaffluente of Mexico middle class and the 5-day workweek, this market isgrowing rapidly. With the growth in demand, hotel capacity has expandedrapidly and hotel construction peaked in 1979 with over 8,000 rooms underconstruction all over Mexico.
1.05 The major contribution of tourism is to the balance of payments,the generation of employment and more recently to the dispersal of economicactivities. Between 1970 and 1980 tourism receipts grew from US$415 toUS$1,671 million and the tourism industry provided an estimated 400,000-600,000 jobs for mostly unskilled and semi-skilled workers in 1980.
II. PROJECT PREPARATION AND APPRAISAL
A. Project Preparation
2.01 The invaluable experience gained during project preparation ofIxtapa-Zihuatanejo and Cancun served to guide FONATUR in several way,including the initial concepts, preliminary designs and calculation ofrealistic cost estimates. FONATUR assigned senior managers and technicalstaff from Cancun and Ixtapa to direct and coordinate the projectpreparation activities. The Bank preparation mission assisted FONATITR andits consultants at each location in preparing area analyses and preliminaryland-use plans based on detailed soil/terrain analysis, soils samples,storm drainage, geology, vegetation and climate. The above data wasfactored onto an evaluation matrix to achieve functional Land-Use-Plansthat integrated the tourism and urban activities. In addition, FONATURwanted to repeat the success of Ixtapa-Zihuatanejo by upgrading the utilitynetworks, community facilities and environment of the two service towns --Loreto and San Jose del Cabo. Hence, early in the process, steps weretaken to distribute project benefits as well as social integration. Draftlegislation to create Federal Land Trusts (FIDEICOMISOS) to undertake theurban improvements and to operate the utility network for an initial periodwas approved.
2.02 Environmental Protection and Resource Conservation. As part ofthe environmental base-line studies, the Mexican Institute of Ocean-ographics of University of Baja California, undertook a coastal study of30-35 km at the two locations. Beach stability and wave energy studiesestablished safe building lines, and turbidity and salinity were part ofthe qualitative analysis completed before final land uses were designated.The Bank provided incentives, guidelines and terms of reference for re-source conservation studies and coastal managemert with special attentionto (i) the San Jose del Cabo lagoon; (ii) Loreto Oasis Mountain Park;(iii) Coronado Island and marine park; and (iv) Puerto Escondido. Thesestudies have now formed the basis for establishing ecological parks aroundLoreto and the Lagoon of San Jose del Cabo. Bank project staff encouraged
3/ See Asta Travel News, March 15, 1983, pp. 103-106 for a discussion ofthis and a summary of recent hotel construc-ion activities in Mexico.
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the novel policy of realizing environmental protection through self-interest and private initiatives by:
(a) design with the environment;(b) managing the environment better for business purposes; and(c) reuse, rather than flow-through, of human waste.
The measures were adopted by FONATUR to provide added tourist attractionsand longer life to the project, thus contributing more to the economy (seeAnnex 3, Environaental Performance, paras. 4.01 & 4.02 and 5.07 to 5.09).
2.03 Apprepriate technologies were applied to energy conservationusing flat plate solar collectors to produce hot water. In the site plans,buildings were oriented for minimum heat intake with landscaping in theopen interior courts designed to create cool environments aimed at reducingthe desert heat. For the service worker housing, a core unit of one roomplus kitchen and bath was designed to be expanded to the needs of eachfamily through affordable aided self-help programs.
B. Project Appraisal
2.04 The project was appraised in October 1976 by a mission consistingof Bank staff -- seven from the Tourism Department, one from Water Supply,one from Environment and one from Aviation, covering technical, financial,economic and ecological aspects on the basis of preliminary design andengineering studies. Environmental (social and health) aspects werehighlighted by the appraisal mission. Factors prone to upset the describedenvironment were identified including the existing transpenninsula highway(not financed by the Bank), water resources scarcity, excessive summer heatand local cyclones. The project at appraisal consisted of the 'ollowingcomponents:
(i) infrastructure and oEher facilities for the Loreto TourismArea (Part A) and San Jose del Cabo Tourism Area (Part C);
(ii) a medium category 250-room hotel for each tourism zone;
(iii) infrastructure and other facilities for the two existingtowns: Loreto Urban (Part B) and San Jose del Cabo (Part C);
(iv) two interna-ional airport facilities (Parts A and C); and
(v) investment promotion, community development activities,conservation studies and programs, and a tourism market andeconomic study. The studies were Part D.
The total project cost was estimated at US$84 million and the foreignexchange component, estimated at US$42 million, was to be financed by theBank. FONATUR was entrusted with executing the project.
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III. PROJECT IMPLEMENTATION
A. Effectiveness
3.01 The loan beceme effective eleven months after loan signing. Themain delay was caused by slow land acquisition from private owners by theFIDEICOMISOS in Loreto and San Jose del Cabo. The July 1976 preparationmission had reviewed w-ith FONATUR and CORETT (Comision para la Regulari-zaclon de ia Tenencia de la Tierra) the necessary steps in which 10,i75ha. in and around Loreto and Puerto Escondido were to be purchasedincluding 20 km of coast line, and 1,879 ha. for San Jose del Cabo. Whileall the legal documents were prepared by October 1977, the Governmenthesitated eight months before legalizing the two FIDEICOMISOS; however,they were finally created in June 1978.
B. Project Execution and Natural Disasters
3.02 To achieve the integrated development on schedule, FONATUR ha coassume the implementing role as well as coordination and supervision as inthe Ixtapa/Zihuatanejo Tourism Project. In July 1977, FONATUR drilledproduction wells for the State Water and Sanitation Agency and set thealignment of the 155 KV power line and sub-station for the FederalElectricity Commission (CFE) for minimum environmental impact. The samewas done for telephones for TELMEX. The hotel and vocational trainingschools for IMSS in the two urban areas were given an early start, groupedwith other community facilities to form functional social centers (seeAnnex 5, Photos 14 and 18). The Federal and State operating agenciesprovided careful supervision to ensure conformity to their standards. Theconstruction of the FONATUR staff housing and field offices in Loretostarted in September 1977 (see Annex 5, Photos 10 and 25) and for San Josedel Cabo in February 1978. Computerized construction schedules wereprepared for all 93 major components with over 1,000 sub-components; weeklyPERT charts were maintained to help resolve coordination problems. FONATURappointed Mexican consulting engineers as construction managers to assistthe FONATUR resident coordinating engineers. While this created certaintensions, they served as an added check on quality and quantity control.
3.03 Natural Disasters. By June 1979, with half of the physicalcomponents under construction, the Trans-Peninsula Highway, washed out byheavy rains was closed to heavy trucks for four months and caused a seriousmaterials shortage. Fortunately, FONATUR was able to import 10,000 tons ofcement which was off-loaded at San Carlos Port on the Pacific Coastopposite Loreto. Another hurricane hit Loreto in September 1979, with3,300 mm of rain in 24 hours (a 50-year flood) and tore up the highway onceagain. Main drainage channels designed for 2,000 lps were charged with 10times that volume. Fortunately, the recently built dykes held; otherwise,the town and airport would have been flooded by 1.5 to 2.0 m of water withpossible heavy loss of lives and property. A similar hurricane hit SanJose del Cabo a year later (see Annex 3, para. 4.02)
3.04 Cost Increases. By mid-1980 semi-skilled labor had increasedfrom M$2,500/week to M$4,400 (US$150). As a result some contract itemsincreased 236% over SAR estimates. Mechanical and plumbing contracts forthe hotel suffered a 39.5% increase from May 1980 to January 1981, while
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construction equipment increases were between 30 and 78Z. Furthermore, in1980, the Secretary of Program and Budgets only allocated US$16 million ofthe approved US$30 million needed for project wo-zks that year.
C. Changes in Land-Use Plans
3.05 The March 1980 supervision mission opposed a change in the siteplan for San Jose del Cabo, where the main Boulevard was looped out ontothe beach to create a "window to sea.' The boulevard would have invadedthe 'primary dune" system and created a conflict between pedestrians andvehicles. After a thorough review, the Boulevard was brought back to itsoriginal alignment and the primary dune protection was written in strongset-back lines across all site plans and described in law (see Map 3). Asimilar change was proposed for the Loreto Tourism Area to make a largetraffic island to hold the animation center with exhibition hall, theatre,restaurants, and clubs for day and night activities - requiring direct andsafe pedestrian links to the beach. The original plan was finally adoptedand implemented (see Map 2). A beneficial change was made in the San Josedel Cabo plan by substituting a 9-hole golf course for d4sert parks andwalkways. The cost of the golf course (not financed by the Bank loan) isbeing recovered by increasing the sale price of residential lots on thefairways from M$250 to M$450 (M$200 above the SAR estimate). The cost ofdrainage was reduced and the recycled effluent from the treatment plantwill be used to irrigate fairtvavs and greens (see Map 3 and Annex 3,para. 3).
D. Social Tourism and Construction Workers Accommodations
3.06 To remedy the severe housing shortage of the construction workersand engineers, two 120-room pre-fabricated hostels (not part of theproject) were trailed down in sections from San Diego completely furnishedand equipped for Loreto and San Jose del Cabo. Initially, they werefurnished for rent to the construction coLpanies at four persons per ioomusing two double decker bunks. By June 1980 the first hostel, Nuevo Sol,was built on 2.4 hectares in San Jose del Cabo on the western edge of thebeach adjacent to an existing trailer park. With the reduction in laborforce, the hostel now provides accommodation for social tourism at a thirdof the price of regular hotels. A simple cafeteria provides tasty food andthe gardens were attractively landscaped with a small swimming pool,outdoor bar, grill and changing rooms that are open to the public. TheLoreto hostel, Vina del Mar, was completed in December 1980, on the ejido-beach adjacent to the town of Loreto and next to the long establishedmotels for sports fishermen (see Annex 5, Photos 4 and 5). The hostelswere financed by FONATUR and are managed by private entrepreneurs. Thetotal cost of the San Jose del Cabo hostel was US$969,000 or US$8,075 perroom (US$1,840 per construction worker accommodation). The experience inIxtapa-Zihuatanejo provided a good lesson where the construction camps weretorn down and rebuilt four times at a total cost of about US$1,200 perworker then finally demolished. The cost of refinishing the hostels afterthe construction workers left was 'ess than US$200 per room.
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E. Improvements in the Urban Environment
3.07 FONATUR made an early effort with community organizers to improvethe urban environment of San Jose del Cabo. By June 1980 the center of the31d town was renovated with a new landscaped central plaza including theforecourt of the old church at the north end of the improved Boulevard(see Annex 5, Photo 27). The facades of the s!lrrounding buildings wererenovated in traditional colonial style designed by FONATUR architects andimplemented by loans to the owners. All the improvements were completed intime for the 250-year celebration of the founding of the town.Furthermore, FONATUR assisted the FIDEICOMISO and the Municipality withimprovements to the slaughterhouse and other municipal service buildings.The southern end of the Boulevard was realigned to connect with the mainaccess Boulevard to the tourism zones from the town (see Map no. 3). Withthese urban ameneties and improvements, FONATUR gained the support of theMunicipality and residents who feared that their needs would be secondaryto the tourism development. An urban improvement plan was prepared for thecenter of Loreto. The main entrance was integrated into a new sub-divisionof 5,500 fully serviced lots for the expansion of the town with anattractively landscaped entrance (see Annex 5, Photo 9). Unfortunately,progress on the renovation of the old town is slow due to lack of funds;the main road will be realigned to create a plaza in front of the missionchurch - the oldest continual mission in Baja California (see Map no. 2).By December 1982 civil works (not part of the Project) were virtuallycomplete on the water supply and 80% complete on the sanitary sewers,rebuilding the sea wall, storm drainage and Boulevard along the beach.
3.08 Each of the towns was designed for 25,000 population from aninitial size of 3,000 to 4,000. To provide for low-income service workersin the initial stage, 500 minimum sized serviced lots were distributed ineach town. Construction materials depots were established and affordableprototype -core units were designed. FONATUR is also providing technicalassistance in the aided self-help program.
F. International Airports
3.09 The two airports were designed with a capacity of 250 peak-hour passengers by Mexican consulting architects/ergineers and supervisedby SAHOP; the Bank staff of LCPPR supervised the construction as part ofthe Bank's lending to the national program of airport improvements. Forthe San Jose del Cabo Airport, a new 2,200 m runway, taxiways and apronwere already under construction during appraisal. The project helpedfinance the passenger terminal, fire and rescue building, navigation aides,fuel farm, security and parking. The VOR flight approach alignment wasadjusted during appraisal to avoid the town and the tourism zone. ByOctober 4, 1982, the airport was fully operational with a well organizedtent-structure passenger terminal. Work on the permanent terminal has beendelayed because of the Presidential order (para. 3.10) b.: is scheduled forcompletion by january of 1985. The airport was already included in thebi-lateral air agreement with the US to permit service from Los Angeles,Tucson and Phoenix. Loreto's airport was only adequate for light aircraftsand DC3s. As part of the project the existing runway was expanded to2,200 m and was provided with taxiway and apron with full services forcommercial jets. The runway, taxiway, apron and fuel services were
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operational by November 1982, and the small attractive existing terminalwill serve passengers t-hrough 1986/87. Construction of the new terminalwith the same capacity as the one for San Jose del Cabo has been delayedfor the same reason, but is scheduled for completion by mid-1985. Loretonow has scheduled air service on international routes to and from LosAngeles and Phoenix, and the number of routes will be increased as thehotel capacity is expanded. The land-use plan of the town was carefullydesigned with sports field, playgrounds and other non-residential usesunder the 90 decibel or greater noise cone of the flight pattern (see Map 2and Annex 3, para. 5.04).
G. Suspension of Works
3.10 On the eve of the completion of the project on April 21, 1982,FONATUR received a national Presidential Decree published in the -DiarioOficial to:
(a) 'Suspend indefinitely all works that were not directlyrelated to income generation; and
(b) Postpone the start of new investment and reduce the rate ofconstruction wherever possible-.
Excluded from the Decree were the construction and expansion of hotels,restaurants, centers of camping and recreation; however; all urbaninfrastructure and community facilities under construction and the tourismsocial centers were suspended by FONATUR, except where the contractor owedFONATUR from advanced monies. Fortunately, the urbanization works werefinished in both Loreto and San Jose del Cabo by 1982; however, the ordersuspended some of the essential community facilities that were at least 75%completed (including furnishing and equipment) and would have beencompleted by the end of June 1982. The mission prepared in collaborationwith FONATUR Technical Department a revised completion schedule and costestimates to place each of the facilities in operation by staggered datesstarting September 30, 1982.
H. Costs and Disbursement
3.11 The final cost of the project was US$134.1 million as comparedwith the SAR estimate of US$83.4 million, representing a cost overrun of60.7%. The SAR estimate was based on an exchange rate of Mex$19.9 whilethe average ex;change for the sub-projects varied from Mex$47.75 toMex$54.07. Cost overruns for the sub-projects varied greatly with thepilot hotels having increases of 210% (Annex 1, Table I to 4). I)uring theconstruction of the hotels, FONATUR and SECTUR decided to build additionalameneties for social activities such as discotheques, specialty restlurantsand aquatic facilities which added over 50% to the SAR estimate, higherquality finishes and furnishings added 20%, and inflation, another 30%.While adding to the visitor's enjoyments, they raised the category to fivestar while still catering to a four star market. Bank supervision missionswere unable to convince them of the financial implications. The costs ofthe infrastructure arnd tourism community facilities were carefullymonitored and timely progress reports evaluated. As a result, the LoretoTourism area cost overrun was 29.4Z and Loreto Urban (the town), overrun
was only 6.5%. For the combined tourism and urban works for San Jose delCabo the cost overrun was 27.6%. All the cost overruns for the infra-structure, etc. - excluding the hotels - were due to price increases(inflation) of materials and labor (see para. 3.04). Due to delays in landacquisition, disbursements were low through CY 1979 and less than 40%through CY 80 compared to the SAR of 99%. However, by the end of CY 81they were 93% and fully disbursed by May 1982, after a 15-month extensionof the closing date.
3.12 Procurement. Procurement was in accordance with the provisionsof the Loan Agreement and Bank Guidelines. The components were sensiblypackaged in bidding documents to allow for economies of scale while at thesame time allowing flexibility so that smaller local firms of BajaCalifornia could participate. The special commission in FONATUR for theevaluation of all bids promptly submitted all evaluations for Bank review.By March 1982, FONATUR had executed 185 contracts of construction,equipment and materials: 56 for the Loreto Tourism Zone, 15 for Loretourban and 51 for San Jose del Cabo. Civil works contracts with valuesless than US$500,000 were retained in FONATUR offices and reviewed duringsubsequent missions.
I. Quality of Work Completed and Performance of Consultants
3.13 The quality of work completed throughout the project wasexcellent. The attractive prototype hotels using local materials have setthe appropriate architectural style for each resort (see Annex 5, Photos 1through 9 and 19 through 24). Note the flat plate solar collectors inPhoto 22. There were two exceptions to the high quality in San Jose delCabo: a section of paving which had to be redone where the sub-soilconditions proved inadequate and the inadequate foundations for the sewagetreatment plant (see Annex 3, para. 4.02). The success of the operationwas due in large part to the experienced staff appointed by FONATUR tosupervise project execL on. Except for limited participation of a UScoastal scientist consultant, all consultants were Mexicans. The landplanning consultants showed sensitivity in delineating functional land-useplans based on soil/terrain analysis and backed by sound land-useregulations and controls. The final site development plans were of highquality and expressed the objectives of the project (except for theupgrading of the pilot hotels, mentioned in para. 3.11). In collaborationwith operating and regulatory agencies, FONATUR achieved a high degree ofexcellence in the architectural and engineering details of the buildings.All consultants worked effectively in attempting to achieve an optimumconstruction program within the financial framework of the project. Only afew of the features were rejected due to excess cost.
IV. INSTITUTIONS AND MANAGEMENT
4.01 The main Government institutions involved in tourism activitiesare the Ministry of Tourism (SECTUR), a special trust, Foado Nacional deFomento al Turismo (FONATUR), and an advisory council, Consejo Nacional deTurismo. There is also Nacional Hotelera, a hotel management group whichfunctions independently but is under the organizational structure ofFONATUR. FONATUR was established as a trust fund of the FederalGovernment under the administrative supervision of Nacional Financiera, SA,
-10-
(NAFINSA), a major public sector development financing institution.FONATUR's operating regulations permit its involvement in a wide range ofactivities throughout Mexico. However, among its primary responsibilitiesare: (a) rediscounting of up to 902 of loans made for tourism relatedactivities by intermediate institutions, (b) direct equity investment orlending in tourism, especially with respect to infrastructure work andinitial investments aimed at opening up new tourist destinations, (c)technical assistance to intermediate institutions and borrowers, and (d)economic studies involving market analysis. This last item was financed inPart *D" of the Bank loan (see Annex 4, Economic and Marke'.^ng Studies).
A. Performance of FONATUR
4.02 During the project implementation, FONATUR's administrationchanged with changes in Government; in fact, the Director General ofFONATUR was changed three times along with the sub-gerentes. Nevertheless,continuity was maintained with smooth transition, mainly because keyproject personnel were retained. Over the years, FONATUR has maintainedits effectiveness to plan, coordinate and implement major tourism projectsthroughout the country. In turn, this made the coordination much moreeffective with other agencies under the project such as CFE (power), TELMEX(telecommunication), the SAHOP and SCT (airports), and SARH (waterresources). When the Bank expressed concern with the lack of progress onthe sites and services component, FONATUR on the following mission conveneda seminar/workshop in Lazaro Cardenas to evaluate the Bank urban upgradingproject. The results were applied to similar programs for Loreto and SanJose del Cabo. During the PCR mission, FONATUR and all the operatingagencies cooperated in providing information to prepare the necessarydocumentation.
B. Bank Group Performance
4.03 The Bank group responded to the request for assistance in 1975,and within three months an identification mission was sent, followed byappraisal in October 1976. A Bank water supply engineer appraised thewater and sanitary sewer components and a PAS environmentalist appraisedthe conservation and environmental management programs. The first fourmissions consisted of 50-60% technical assistance on the revisions to theland-use, site development and architectural plans. Technical suggestionson design and engineering by the mission were quickly adopted in the fieldin a spirit of cooperation and with open communications (see change inLand-Use Plans, para. 3.05). The intensive supervision during the firstyear of implementation provided a sound basis for making mid-courseadjustments in phasing to accommodate for the delays in the opening of thehotels.
V. FINANCIAL AND ECONOMIC RE-EVALUATION
A. Financial Aspects - Hotels, Airports and Water Supply
5.01 During the PCR mission in January, 1983, work was still beingdone on the airport terminals (para. 3.09) and the commercial/communitycenters. The incompleteness of such physical components, the devaluation
-11-
of the Mexican peso and its impact upon tourism flows make it difficult toevaluate financial performance with those projected during appraisal.
5.02 For the financial and economic analyses, the cost figures areactual costs combined with estimates made to complete the few remainingc. nponents. Since most of the operations have recently begun, the incomeand revenue projections are based on current conditions as well as futureexpectations. The base year for the economic analyses is 1983 and allfigures are adjusted to December, 1983, prices. Apart from the twodistinct geographical locations of sub-projects in Loreto and San Jose delCabo, each site has several components spread out in the tourism zones andadjacent urban areas. Consequently, the task of an economic and financialevaluation of the components becomes more complex. The tables in Annex 2present details of costs of the various components along with the benefitstreams. These figures are in both current and constant prices for theinfrastructure works, hotels, airports, and the water and relatedfacilities.
5.03 Hotels. Annex 2, Tables 6 and 7 summarize projected operationsof FONATUR's hotels in Loreto and San Jose del Cabo. These tables arebased upon actual figures and projections derived from studies made byFONATUR for the areas. As they indicate, the hotels are expected tooperate at a loss up to 1992 if capital expenses are considered. Duringappraisal, it was expected that losses would extend only up to 1982;however, as explained in para. 3.11 FONATUR added amenities for increasevisitor enjoyment. They now must increase tariffs commensurately. It wasalso projected that occupancy rates would be higher, starting out at 50%and rising to 70%. In current projections, occupancy rates begin at 18.4Zfor Loreto and reach a maximum of 58.4% by 1990 and 26.8% and 68.8%respectively for San Jose del Cabo. The low rates for Loreto are due to alag in the tourist market for the new destination; however, promotionefforts during 1983 and 1984 have increased occupancy rates (see Annex 4,para. 3). The current readjustment period for tourism in Mexico makes itrather difficult to estimate profitability prospects of these and other newhotels in the area. However, indications are that at least over the nextdecade, Mexico will continue to maintain its price advantage over othercompeting destinations. With many North Americans tour operators nowoffering packages to Baja California in direct flights, it is expected thatthe actual situation would be much better than current projections.
5.04 Airports. Annex 2, Tables 3 and 4 summarize the cost and benefitposition of the airports in Loreto and San Jose del Cabo respectively. Theoperation and income figures are projections made by the airport servicedepartment 4/ based upon: (a) their experience in operating similarfacilities throughout Mexico, and (b) projected traffic estimates. Both ofthe airports have suffered serious delays and cost overrun which havecaused wide differences between SAR estimates and current projections.Additionally, lower frequency of airline flights have also contributed tothe poor financial position of the subproject. The SAR estimated totalannual revenue at full development of about US$3.7 million and US$2.2million for Loreto and San Jose del Cabo respectively. Current projectionsare for receipts of only US$1.7 million and US$2.2 million for Loreto and
4/ Detail of these projections and assumptions are in the project file.
-12-
San Jose del Cabo respectively. While in the SAR, there is a projectedpositive earning situation after five years of operation, under currentprojections there is expected to be steadily increasing losses. Projectedoperating income (including the departure tax) is not expected to besufficient to meet the burden of administrative, operating and maintenancecosts. This indicates the need for either a review of the variousoperating aDd maintenance cost categories or the tariff structure, or both.
5.05 Water Supply. Annex 2, Table 5, contains details of the cost andbenefit streams associated with the water operation of Loreto. FONATUR hadplanned at appraisal to have a new system established in San Jose del Caboalso. However, after initial analyses, the water sources and existingdistribution network was considered adequate with a few minor investments.New trunk mains and distribution network was added to serve the tourismzone. During appraisal, it was assumed that both the Loreto and San Josedel Cabo water and sewage works would be operated as independent unitsmanaged by local municipal commissions (FIDEICONISOS). This has not yetoccurred, and it appears as the present system will continue to beadministered by the Direccion de Aguas y Saneamiento of the State of BajaCalifornia. The existing water systems are weak financially and areseriously under staffed and ill-prepared to handle present operations. Allof their revenues are funnelled to the state capital. Periodically theState Government transfers a portion back to the operating agencies. Arecent law affecting water and other municipal entities is expected togradually strengthen their financial resources.
5.06 Reliable figures on the operations of the water agencies aredifficult to obcain. Estimates of current water losses and unaccountedvolume range from 40 to 65% of production volume. However, this does notappear in Annex 2, Table 5. Because of the present situation describedabove, FONATUR regards the figures in Table 5 as more of a projection onfuture operations rather than a presentation of current figures. Theseprojections can be achieved if the state and local authorities takeappropriate actions to comply with the original agreement to createindependent water authorities. If this is done, the new z&tered houseconnections and services would be combined with efficiency neasures aimedat reducing unaccounted water, thereby recovering cost for operation,maintenance and expansion of the system.
B. Economic Re-Evaluation
5.07 Tables 1 and 6 of Annex 2 present details of the project costsby year. The reestimated internal economic rate of return (IERR) for theentire project is 14%. The IERR for Loreto is estimated to be 17% whilefor San Jose del Cabo (SJC), it is 8%. In the SAR, it was estimated thatthese figures would be 17 and 19%, respectively for Loreto and SJC. Giventhe extent and intensity of the impact of such adverse factors asdevaluation, decline in international tourism flows and delays in projectimplementation, the original estimate is not comparable with presentestimates. The following summarizes the present and original estimates ofthe IERR.
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Table 1: Comparison of Appraised and Actual Economic Rates of Return
Loreto San Jose del Cabo Total Project
Appraisal Report: z
(a) Best Estimate 17 19 N.A.(no shadow pricing)
(b) Invest. Cost up 20% 16 18 N.A.
(c) Operating costs up 20X 13 15 N.A.
(d) Revenue down 10% 14 16 N.A.
Reestimation of PCR 17 8 14
5.08 The infrastructure cost overrun for this project is estimated tobe about 24%. However, in terms of its distribution between Loreto andSJC, the latter has experienced about twice the cost overrun of the former(see para. 3.11). Consequently, in the appraisal sensitivity analysis,there is some comparability with the case of investment costs rising by 20%for Loreto. For SJC, the higher cost overrun does not allow for similarcomparisons. Additionally, the factors of project implementation delaysand world economic conditions have also had a negative impact upon theproject. 5 /
C. Other Benefits
5.09 In terms of employment benefits of the project, it is estimatedthat the construction work has created about 1,600 new jobs. Employment inthe hotels and ancillary activities is currently estimated to be about1,600 with approximately 7,200 at full development. These two new siteshave also created a new pole for regional economic development in thepeninsula, and they contribute to the diversity of Mexico's touristicassets. Since this exercise is occurring so early after projectcompletion, there are several readjustment factors currently affectingMexico's tourisw industry.
VI. CONCLUSIONS AND RECOMMENDATIONS
6.01 The integrated development of the two resort towns is beingachieved along with the social, economic and institutional developmentobjectives for the sourthern part of Baja California Peninsula. Reportsfrom tourists visits to both resorts are most favourable. The overalldevelopment objectives will be attained over the next 6 to 8 years. :hereestimated internal economic rates of return for the entire project is14%. With the diverse locations of sub-projects 560 km apart, there was a
5/ In may 1985 FONATUR prepared a revised cash-flow and internal rate ofreturn based on additional revenues from the sale of the undevelopedadjacent lands in the three sites of the project (see Annex 7).
-14-
risk of uneven hotel development because of the larger established touristmarket in San Jose del Cabo. As a consequence, San Jose del Cabo todayoffers four hotels, the best being the FONATUR pilot hotel in terms ofquality of environment and recreation facilities, while the single hotel inLoreto of equal quality offers a greater variety of nature preserves andconservancy. All indicators of land sales and incentives to build hotelsshow that the development objectives are being achieved. The increase intourism traffic has been due to the construction of an internationalairport at each location and improving overnight ferry service from fourports of the mainland to San Jose del Cabo, La Paz, and Santa Rosalina(North of Loreto). From the experience of this project and the earlierIxtapa--Zihuatanejo Project, it is worth emphasizing:
(a) land acquisition and land related issues should besubstantially completed by the time the project ispresented to the Board;
(b) financing of the first hotel resulted in an attractiveresort using local materials, set the architectural stylefor the resort, but the design of additional hotels must bescrutinized to maintain a harmony of architectural form andstyle;
(c) environmental controls are essential to create and maintaina new tourism destination starting with the environmentalbase line, diagnostic surveys, land-use regulations, naturalresources, waste management, urban form and architecturalstyle, landscaping;
(d) community development effort should be initiated very earlyin the project cycle so that the project implementationreceives full support from the inhabitants therebyminimizing the social costs and stresses; and
(e) implementing agencies should be vested with strongcoordinating powers and fully staffed in order that they caneffectively coordinate the activities of the variousinstitutions involved and thus prevent delays.
-15-
ANNEX 1Table 1
MEXICO: BAJA CALIFORNIA TOURISM PROJECT
LOAN 1420-ME
Summary Cost of Project Completion up to June 1982
(US$'000)
1. Infrastructure and Tourism and Community Facilities
Appraisal Estimate Latest EstimateDecember 1976 April 1982
A. Loreto Tourism Area (Part A)d/ 22,279 28,835B. Town of Loreto (Part B) 12,028 12,814C. San Jose del Cabo (Part C) 18,850 24,058
(Sub-Total) (53,157) (67,707) a/
2. Pilot Hotels
Two Hotels - Category AA- (Parts A & C)d/ Loreto 23,761250 rooms 15,892 SJC 25,508 b/
3. Airports (Parts A & C)d/ Loreto 7,14214,393 SJC 11,960 c/
Total Cost 83,442 134,078
Cost Overrun 50,636(60.7%)
a/ Cost overrun for infrastructure - 23.6%b/ Cost overrun for hotels - 210.0%c/ Cost overrun for airports - 32.7%d/ Parts of Loan Agreement
April 1984
-16-aNE ITable 2
MICO: WA CALI IA TOMS PROJEUCT
LOAN 1420-NE
Loreto Touris Area
Come of Infrastructure & Tourism Pacillties
Appraisal Estimte S Completion Latest EstimateDecember - 1976 as of April - 1982
Fa cllties (HeS'OOO) CUSS'000) ci June 15, 1982 (eS'OOO) CUSS'OOO) If
1. FONATXI's Admin.lldg.& 6sg. 7.860 395 100 29,630 8232. Eartbvorks 6 Storm Drainage 18,507 930 100 96,884 2,0613. Water Supply System 9.258 465 100 80,737 1,7184. Satary Sewerage System 13,697 688 100 61.360 1,3065. Street Paving 9,682 487 100 83,967 1,7876. Electricity & Stret Llghtlng 55,143 2,763 100 121,116 2.5777. Telecomnications a/ 34,109 1,714 100 32,569 6938. Colf Course 6 Club House 18,702 940 d/ 50 147,610 1,3139. Comrcial 6 Cultural Center 7,875 396 95 119,500 2,54310. Beach Recreation Facilities 3,100 156 50 10,589 12511. Trailer Park - Pto. Escondido 5,250 264 100 58.000 1,93312. Marina - Pta. Escondido - - 90 146,860 2,93713. Fire & Pollce Stations 5,740 288 95 35,616 75814. Emergency Clinic 1,060 53 95 4,050 8615. Conservation * Landscaping 830 42 90 7,146 15216. Plazs & Parks b/ - - 90 125 317. Environmntal Saetation 1,234 62 95 4.524 88
(Sub-Total) (196,712) (9,885) (1,004,267) (20,903)
Acrtivities
1. Promotion 9,950 500 80 48,686 1,0362. Pre-opening 7,224 363 100 11,040 2353. Project Administration 27,940 1,404 85 197,661 4,2014. Consulting Services (16.238) (616)
i) Final Design 9,831 494 100 38,763 825(ii) Supervision 5,910 297 80 24,794 528111) Specal Studies 497 25 85 10.8S8 231
(Sub-Total) (61.352) (3,083) (331,602) (7,056)
BUaeline Cost 12,968
Contingencies (3.793)
Physical Increase 1,397Price Increase 4,396
(Sub-Total) (1,335,869) (27,959)
Land Aculsition 70.000 3.S18 41.163 876
TOTAL COST 443,352 22,279 1,337,032 28,835(29.4Z cose overrun)
- Estimated cost increase over Appraisal Estimate - USS35,163,000 (158T)- Project Completion: June 30, 1982
a/ Not financed by loan.b/ Additional items not part oi Bank project.c/ Rate of exchange USSI.0O - MexSL9.9._/ Excludes earthmovement.e/ Rate of exchange USS1.0O - MexS47.76 avg.
April 1984
-17-ANNEX 1Table 3
MaUC0: RAJA CALIFORNIA TOURISM PROJECT
LOAN 1420-HE
Town of Loreto
Cost of Tnfrascructure & Tourism Facilities
Appraisal Estimate 2 Completion Flnal EstimateDecember - 1976 as of June 30. 1982 c/
Faciliries (MHxS'OO0) tUSS'000) b/ Juno 15, 1982 (MexS'000) (USS'0C0)
1. Earthworks & Storm Drainage 18.654 937 100 54.606 1,1622. Water Supply System 15.366 772 100 66.741 1,4203. Sanitaer Saurage Systeu 21,477 1.079 100 54,718 1.1644. Street Paving 12.244 615 100 26,181 557S. rlectricity 6 Screet Lighting 18.806 945 100 42.739 9096. Telecom nicatlons a/ 7.463 375 100 35,000 7457. Beach Recreation Facilities 2,100 106 100 23,444 4998. Play Filedb 2,250 113 40 10,000 2139. Plazas a Parks 1,200 60 30 4.019 8610. Environenetal Ssnitation 1,234 62 60 4,226 9011. Conservation & LandacspLag 1.000 50 so - -12. Slte. & Services 2.500 126 100 9,600 24013. Emerge ncy Clinlc dl 4,240 213 10 934 20 d/14. Day Care Center 2.000 101 10 50.000 32015. Rotel Training School 3.200 161 90 35,180 74816. Wbolesale MArket 2,000 t01 25 20,860 13017. Slaugtber Hou a 1.800 90 15 12.520 15618. Urban Renovation 1.736 87 30 35.000 26019. Boat Dock & Ramp 1.782 90 10 20,000 10020. Ce ntry Renovation - - 80 8.000 10621. SociallTowrism Hotel d - - 100 110.960 2.214 dJ
(Sub-Total) (121,052) (6,083) (623,794 (11,199)
Activitie
1. Commonity Development 4,199 211 4.500 962. Promotion - - 11.529 2453. Pro-opening 4,199 211 8.200 1744. Project Administration 14,587 733 65,760 1,3995. Consulting Services (9,691) (487)
(1) Final Design 6,050 304 21.500 457(11) Supervision 3.642 183 29.947 637(iii) Special Studies - _ 17,695 376
(Sub-Total) (32,676) (1,642) (159,131) (3,384)
Baseline Cose 153.728 7,725
Contlgen=lem (68.635) (3,449)Physical Increase 17,054 857Price Increase 51,581 2,592
(Sub-Total) (782,925) (14,583)
Land Acquisition 16,995 854 21.832 465
TOTAL COST 239,358 12.028 804.757 15,048
TOTAL COST EXCLUD0C ADDITIONAL COMPONENTS 692.863 12,814
6.5: costoverrun
- Estimated cost lucrease over Appraisa1 Esc1mate - USS30.428.000 (2532)- Project Completion: June 30. 1982
a/ Not flnanced by Loan.b/ Rate of exchange USS1.00 - MexS59.9.cR Rate of exchange USSl.00 - MexS54.07 average.t/ Addltional cosponents not part of the Bank Project.
April 1984
-18-
ANN I
MEXICO: WA CALIJODA TOURM PXOJ1CZ
LOMN 1420-ME
San Jose del Cabo
Coat of Infraatruecture A Tourism PaclLtiet
Appraiml Estimate Z Completion Final IntimteDecember - 1976 an of JuD 30. 1982
Facilities (N xS'000) CUSS' aO) c/ JUDe 30. 1982 (aN S'000) (USS'000) di
1. FONAUI's AdaMn. Bldg. & Hag. 5.274 265 100 26,256 5592. Eartheorks 6 Store Drainage 12,238 615 100 114,422 2.4353. Water Supply Sytem 16.099 809 100 107,039 2,2774. Sanitary Sewvrage Syates 23.382 1,174 100 81,202 1,7285. Street Paing 22,093 1.110 100 66,438 1,4146. Electricity & Stret Lighting 24.716 1.242 100 81,926 1,7437. Telecommnicatiosa &1 22,925 1.152 100 52,180 1.4648. Golf Course a Club House bi - - 50 132,202 2,813 b/9. Comrcial t Cultural Center 6,500 327 95 44,630 95010. Beach Recreation FacliUties 4,140 208 100 21,990 432
11. Boat Dock & Ramp 3,000 151 15 12,100 25712. Fire 6 Polce Stations 3,000 151 100 7,990 25013. Emergency CiLttc 1,000 50 100 1,480 4614. ConaervatIon 4 Landacaping 4,500 226 85 10.000 21315. Plaza & Parka bi - - 90 10,888 232 b/16. Environmental Sanitation 3.200 160 90 - -17. Sites a Services 2.500 126 90 20,539 43718. Wholesale Markets 2,000 101 100 7,910 19519. Day Care Center 2,000 101 60 50.940 31620. Rotel Training School 3,200 161 98 38,120 81121. Urban Renovation 9,706 486 100 1,947 4122. Cemetery 1,000 50 100 38,876 62723. Socitl/Tourlsa Hotel b/ - - 100 45.550 969 bi
(Sub-Total) (172,473) (8,667) (974,625) (20,411)
Activities
1. Comme ity Development 4,199 211 10,942 2332. Proaotlon 9,950 500 22,262 4743. Pre-openng 6.288 316 11.040 2354. Project Administration 25,373 1.275 99,926 2.1265. Consulting Services (15,582) (783)
C1) Final Design 8,617 433 37,553 799(*I) Supervision 5.174 260 95,952 2,042(S) Speclal Studies 1.791 90 9.434 201
(Sub-Total) (61,392) (3,085) (287,109) (6,110)
Baselune Cost 233,865 11.752
Contingencies (101.251) (5,088)Pbysical Increase 24,039 1.208Price Increase
77 .2i2 3.880
(Sub-Total) (1.261,734) (26,521)
Land Acquisition 39,999 2,010 72,904 1.551
TOTAL CDST 375,115 18,850 1,334,638 28,072
TOTAL COST EXCLUDING ADDITIONAL OYPONENTS 948.067 24,058
27.6Z cost
overrun
- Estimated cost increase over Appraisal Estimste - US$68,764 (365:)- Project Completion: June 30, 1982
a/ Not financed by Loan._J Additional components cot part of Bank project.c/ Rate of exchange USSL.00 - M xSl9.9.dJ Rate of exchange USS100 - MacS47.75 average.
Aprla 1984
HEXICO: BAJA CALIFORNLA TOURISH PROJECT
LOAN 1420-HE
Details of Inveutmnt Costs in Loreto
(In miLlions of 9 Hex)
LAND COST INFRAES COST PILOT HOTEL SOLF COURSE RECREA AREA CUtl I CDRERCIAL TELECOUICION ELECTRIC SUISIA TAAILER PARK FIAEF16HIIM S1A POTICE STAT................... .... ...... ...... . .............. ............ ... -------- . .............. ............. .. . . .......... .... ......... ........ .... ... ..... . .....
CURRENI 1993 CURRENI 1993 CURRENT 1993 CURRENI 1913 CURRENT 1993 CURREINT 1993 CURRENT 1983 CURRENI 1983 CRENT 1993 CURREN I1 CURN tUREN 1913
1971 25.04 213.92 4.03 41.26 71.79 664.51 7.25 61.94 0 0.00 0 0.00 0.00 0.00 0 0.00 0 0.00 0 0.00 0 0.001979 1.19 9.09 14.34 97.66 7.57 51.48 6.41 43.59 0 0.00 0 0.00 12.26 33.39 0 0.00 0 0.00 0 0.00 0 0.001979 2.63 14.90 53.34 302.13 70.44 399.99 17.41 ".61 0 0.00 0 0.00 19.5 110.90 1.11 10.25 0 0.00 0.2 1.13 0.27 1.531910 3.22 14.91 69.14 414.46 263.7 1226.09 5.17 24.04 0 0.00 0 0.00 0. 3.07 2.91 13.53 0 0.00 0 0.00 0 0.001911 5.15 11.15 127.51 466.17 30.93 296.26 23.34 15.44 0.05 0.19 12.29 44.19 0.06 0.29 7.44 27.24 0.51 2.12 4.47 15.36 3.12 15.11962 1.13 4.78 04.05 219.75 46.07 120.45 6.78 17.73 0.38 0.19 21.14 73.57 0.34 0.59 O..6 1.73 0.00 6.09 15.92 0.12 0.311933 0.00 49.97 15.33 0.00 0 0.00 0 0.00 0 0.00 0.00 0.00 0.00 0 0.00 0 0.001914 0.00 66.50 66.50 0.00 31.25 31.25 0 0.00 57.5 37.50 0.00 0.00 0.00 0 0.00 0 0.001IS5 0.00 76.35 76.35 0.00 50 50.00 10 10.00 0.00 0.00 0.00 0.00 11.15 11.75 6.25 6.251916 0.00 156.00 156.00 0.00 0 0.00 0 0.00 0.00 0.00 0.0 0.00 0.00 0.00*19" 0.00 61.10 61.90 0.00 0 0.00 0 0.00 0.00 0.00 0.00 0.00 0.00 0.01919 0.00 0.00 0.00 0.00 0 0.00 0 0.00 0.00 0.00 0.00 0.00 0.00 0.00"79 0.00 0.00 0.00 0.00 0 0.00 0 0.00 0.00 0.00 0.00 0.0e 0.00 0.001990 0.00 152.77 152.71 0.00 250 250.00 0 0.00 0.00 0.00 0.00 0.00 0.00 0.00191 0.00 115.27 115.21 0.00 0.00 0 0.00 0.00 0.00 0.00 0.00 0.00 0.001192 0.00 115.21 115.27 0.00 0.00 250 250.00 0.00 0.00 0.00 0.00 0.00 0.001193 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.001994 0.00 37.50 37.50 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.001195 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.002996 0.00 37.50 37.50 0.00 0.00 0.00 0.00 0.00 0.0 0.00 0.00 0.0e199 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.001991 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.001919 0.00 37.50 37.50 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.02000 0.00 0.00 0.0 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.002001 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.0 0.00 0.00 0.002002 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.002003
II
gv
HEXICO, BAJA CALIFORNIA TOURISM PROJECT
LOAN 1420-HE
Detailm of Investment Co.ts La Loreto
(In millions of H Mex)* 111\TImlS1 II
E1ERN CLINIC FAIWUR COIIEI MRINA OASIS kW MHINI VILLE SlINS RE0RSIAIION NOPOLD KCR ks. 110.& AMIN CS1 101 1W. CST. IN LU. L .............................. ........ ............ ------------.. . ..... .............. .............. .............. .................. .......................... ................ -----------....... ................ ..........
CIMIINI 1163 t£3311l nilS IENS I lNO EURADI 1193 1URRH11 1993 CURRENT 19) CtIDRENI ties CHUM! t19l CURREN! 1"3 C£3311 1913 0C
O 0.00 3.12 31.71 0.00 0.00 0 0.00 0.0 0.00 0.N0 0.00 0.00 0.0 0.00 0.00 5.34 15.62 123.9S 105. 10 4.520 0.00 5.24 35.64 0.00 0.00 0 0.00 0.00 0.00 0.00 0.00 0.0£ 0.00 0.00 0.00 10.05 is.35 51.06 36.11 14.11
0.2 1. 6 10.51 59.53 0.00 0.00 0 0.00 0.00 0.00 0.00 0.00 0.10 0.00 ' 0.00 0.00 21.54 122.01 191.93 112.64 0 0.e40 0.00 2.14 9.95 0.00 0.00 0 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 1.11 86.19 135.65 17193.11 * 6.30 O
3.63 51.19 4.54 17.12 £1.13 lb.15 0 0.00 0.00 0.00 0.00 0.00 0.00 0,00 0.00 0.00 52.41 191.11 358.32 1349.41 0.54 10.11 0.62 5,16 3.31 115.13 101.00 0 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 128.11 135.10 421.11 1101.35 * 2.56
0 0.00 0.00 0.00 0.00 0.00 0 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 173.03 210.14 223.00 sl.11 * 0.00 0.00 13.15 13.15 0 0.00 0 0.00 100.00 100.00 5.00 5.00 4.00 4.00 100.00 100.0 135.01 115.01 523.01 523.01 o.oe
7.5 7.50 0.00 337.5 397.50 10 10.00 0.00 0.00 0.00 0.00 209.65 209.65 716.00 16.00 * 0.00.00 0.00 0.00 0.00 0.00 .00 0.00 0.00 121.12 121.12 2117.12 2717.72 * 0.000.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 101.56 101.51 113.46 163.46 0.00.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 8.u29 6. 21 a.29 36.2S * 60.00.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 1n,2s ni 86.2n 66.29 * 0.000.00 0.00 0.00 0.00 0.00 0.0 0.00 0.00 174.6 110.60 571.31 571.37 * 0.60.00 0.00 o.0 0.00 0.00 0.00 0.00 0.00 112.99 112.9 223.26 226.26 * 0.000.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 112.91 112.S9 418.26 417.26 0.ee0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 11.21 36.21 66.29 116.2 0.000.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 16. 33 96.33 133.11 133.13 0 0.000.0 0.00 0o00 0.00 0.00 0.00 0.00 0.00 86.29 86.21 36.21 66.290.00 0.00 0.00 0.00 0.00 0.00 0.00 0.0 96.33 96.33 131.13 133.1 0
0.00 0.0 0.00 0.00 0.00 0.00 O.0 0.00 H.n7 u.n2 n.n M.t 90.0 0.00 0.00 0.00 0.00 0.00 0.00 0.00 86n.2s9 6.21 6.29 0.210.00 0.0 0.00 0.00 0.00 0.00 0.00 0.0 96.33 96.33 133.13 133.130.00 0.00 0.00 0.00 0.0 0.00 0.00 0.00 3.29 8.29 66.21 .n1 20.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 86.29 86.21 11.29 31.210.00 0.00 0.00 0.00 0.0 0.0 0.00 0.00 86.21 861.21 6.21 181.2 *
U9
MEXICO: WA, CALIFORNIA TOUISM CROJECT
LOAN 1420-ME
Details of InveatomautCosto in Loreto
(In million. of S fHex)
CUt! ITEEAS COSi SKIA HOIHL lISLE WI MlMOIR IRS ENIRE! ISI INO SOOIH CHIO UAE CUEIIE REL ESIONURJSH SWORIS IEEIE BECH ACitlI FISPIN nAlfAWAR SIREEI Slim..... .. .... ..... ...... .... .... ......... ................... ...... .... .. ...... ...... .......... ..... ......... .......... ................ ... ...... ... .. ........... ................... ................. .. .... .... .......
115 CURERI Ii) CURERI till CUlEtII 1911 CURER! 1913 CURERI 113M CURIEENI til CUREINT till CURNT ill CRIEIII till CURE! 1"3 CLtIEHNI I"9 UIEINT
36.42 0.11 1.14 0 0.00 0.00 0.00 o.00 0.00 0.00 O.Ko 0.00 0.00 o.Ke 0.00 0.00 194.43 11.10 94.53 0 0.00 0.00 o0.0 0.00 0.00 0.00 0.00 0.o0 0.o0 0.00 0.00 0.00 N1.9s 39.01 221.19 0 0.00 0.00 0.00 0.00 0.0 0.00 0.00 0.00 0.00 0.0v O." o.oo
29.2n 59.51 211.01 33.54 154.04 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.001.9to 1.41 £1.41 12.11 2&4.23 o.o o .K 0.94 3.l 5.15 2)1.41 O.O. 0.00 0.00 N 0.00 D.o4.49 59.12 154.14 5.22 13.45 0.21 0.40 1.51 4.03 11.02 54.94 .00 o.Ko o.oo o.o o.Ko o.Kv0.00 13.44 20.29 O.0o 5.s0 9.44 0.05 0.00 5.31 11.51 0.00 0.00 0.00 0.00 0.00 0.000.00 10.00 10.00 0.00 0.00 0.00 10.0 10.00 0.00 2.00 2.0 0.00 0.00 55.00 15.00 10.00 10.00 0.00 5.000.00 121.30 129.50 0.00 55.00 15.00 0.00 0.00 0.00 a 0.00 50.00 S1.00 15.o0 0.00 0.00 20.00 20.000.0 200M45 2N0.45 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 o.ou o.oue.oo 1f.39 114.3S 0.00 0.00 0.00 0.00 0.0 0.00 0.00 0.00 0.00 0.004o.00 111.41 171.14 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.000.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 o.o 0.0 192.54 19.54 0.00 0.00 0.00 0.00 0.00 o.oo 0.00 0.00 0.00 0.000.00 0.00 0,00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.000.o0 111.14 011.14 0.0 0.00 0.0 .0 0.00 0,00 0.00 0.00 0.00 0.000.00 0.00 0.00 0.00 0,00 0.00 0.00 0.00 0.00 0.00 0.00 0. 00 0.00
40.00 37,50 31.0 0.00 0o.o O.o o.oe e.eo 0.00 0.00 0.00 0.00 0.000.00 314.91 314.11 0.00 0.00 0.00 O.k0 0.00 0.00 0.00 0.00 O.k6 0.000.00 37.50 31.50 0.00 0.00 0.00 0.00 0.00 e.o0 0.00 0.00 o.oe *.w0.00 0.0 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 o.o0.00 392.14 392.94 0.00 0.00 o.oo 0 .00 0 .00 0.00oo 0.00 0.00 0.000.0o 31.50 31.50 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 o.K O.Ko0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 ,0.00 0.00 0.000.00 0.00 0.00 0.00 0.00 M.0 0.00 0.00 0.00 0.00 0.00 0.000.00 0.00 0.00 0,00 O.K0 0.00 0.00 0,00 0.00 0.00 0.00 0.00
Dl
HmXuCO D JA CALIFOIJIIA TOURISM PROJIC?
WAN 1420G-Q
Details of Inveatuant Costs In Loreto
(In uillion of $ max)
H011L URIIN COST IHOEL LAW SAES VILLA URh 1 COSI VILLAS LAN SKIS Kill to UP3011 CST miI Lo SALES
..... ..... ................. .. ~~~~........................ ..... ....... ............... ................... ..... ...... ....... ... .. ....... ......... ............ ............... ......................... ..... ...
TOTAL LMEID LIEAN RElEt! CST I AMNT ............ I HAS. US [SIMI TOT CSI S MAS PSICIHA 1OT REV I KAS. UR ESIM 1A TOTlCI M HS FUICII TOT MV I MAS. LO tilrE TOT ClIT PAS iOICIm
191 ClMEI 1113 CURRENI 113
0.00 11.10 S 3.25 14.20 11.40 * 0.00 0.25 0.00 0.00 0.00 0.00 0.00 e.e0.00 12.917 I.20 41.0s 219.11 6 0.00 0.44 0.00 3.22 0.00 0.00 0.00 0.00.00 21.43 155.45 4. 37 313.1 S 0.00 0.11 0.00 0.00 0.00 0.0e 0.00 e.0e0.00 25.10 119.49 125.15 111.9 15.90 0.33 41.1l 0.00 0.00 13.50 0.33 52.10 0.00 7.19 0.19 24.540.00 o .15 222.15 158.13 511.42 * 14.00 2.21 129.4i 0.00 0.0 1eo o4 1.45 12.39 0.00 1.19 1.29 3.9O.0o 71.51 131.12 141.3 423.1 0 W4.OO 1.34 4. 10 0.00 0.00 13.40 1.01 31.91 0.11 9.00 14.11 1.19 1.02 19.110.00 4.43 145.411 124.05 111.01 * 14.00 1.11 14.12 0.00 0.00 13.40 1.30 20.50 0.00 0.00 0.32 15.005.00 15.21 55.21 101.21 101.21 2.13 0.00 2.30 14.00 44.10 0.00 2.20 14.00 35.20 0.00 1.40 15.0e0.00 112.14 112.14 421.04 021.44 03.01 0.00 9.10 4.00 309.40 0.00 4.10 20.30 139.34 0.40 1. 0 21.400.00 $".10 190.10 411.1S 411.15 * 1.42 0.00 1.20 35.20 42.24 0.00 0.00 o.ijo 1.50 10.00.00 134.92 134.92 321.31 321.31 0.n5 0.00 1.40 40.00 94.00 0.00 3.3S 5. 00 114.10 0.00 1.40 se.0e
0.0 134.32 110.32 34.4, 34.9 0.40 0.00 4.40 40.00 214.00 0.00 3.30 54.00 134.10 0.00 1.40 .10.e0.00 24.39 24039 24.39 24.39 0 0.31 0.00 4. 0£.00 414.00 0.0 2.20 54.0 123.20 0.00 1.14 s1.00.00 131.51 133.51 331.11 331.11 0 3.34 0.00 1.40 0.oo 94.00 0.00 2.20 5." 123.20 0.00 1.40 10.000.00 24.3 24.39 24.9 24.39 * 0.94 0.00 1.0 40.00 9.00 0.0 2.20 54.0 123.20 0.00 1.40 1."0.00 220.14 220.14 1.90 551.90 0 13.20 1.3 19.50 4.20 40.00 312.00 11.20 1.41 1.54 2.20 5.00 123.20 9.1I 1.41 13.44 1.0 51.000.e0 24.39 24.39 24.39 24.39 9 0.31 0.00 I.9 £4.00 114.00 0.0o 4.10 S i." 22.00 0.00 1.0 50."0.e0 4.l 04.1 144.11 144.11 0.45 0.00 4.00 40.00 20.00 0.00 4.50 4.00 252.00 0.0o 1. 0 51.000.60 211.13 211.13 524.04 52i.04 0.32 0.00 4.9 40.00 414.0 0.00 4.10 .0 252.00 6.0 .1.14 50.000.00 o 4.11 0.141 14.11 4.11 u .5 0.00 . 20 0.00 312.00 0.00 4.10 4.0 252.00 0.0 1.o0 50.000.00 24.39 24.39 24.39 24.39 0.31 0.00 4. 40.00 414.00 0.00 4.50 54.03 252.00 .00 1.0 S.e00.00 21.42 251.42 450.1 410.36 i 0.9 5 .0 1.40 0.00 94.0 0.00 4.10 54.0 252.00 S.oe 1.40 50.00.00 4,l 4. 11411 14.11 0.56 0.0 1.34 40.00 13.00 0.00 4.50 54.00 252.00 0.0e 1.0 0s. nH0.00 24.39 24.39 24.39 24.39 o0.31 0.0 4.20 40.0 312.00 0.00 4.10 54.e 252.0 0 0.10 1.40 50.40 0.00 20.39 24.39 24.39 20.39 * 0.1 0.0 1.34 40.00 1.00 0.00 4.50 5.00 252.00 0.0 1.40 50.0e 0.00 24.39 24.39 24.39 24.39 .31 0.0 0.00 4.0 0.0 0.0 0.0 0.0 1.0 50.00 0
1.0 TOTALS 4924.51 14002.39
H(XICOt BAJA CALIFORNIA TOURISM PROJECT
LOAN 14Z0-HE
Detaill of Investment Coat. in Loreto
(In mIlLions of $ Hex)
* INCOE FACR URIAN AREA OF LORETO
CONNER LAND LIOII CSI CONNER LAND SAES HOC. FC. URIANII CSI SOC FAC LAND SALES * COMERCIAL AREAS CORMCIAL LAND SLE IOU1 AREA LED CSI IHOUS AREA LEO.. . ............ ........ ............................ .. . ......... .......................... ......................... .................................. ............................. ................................. ........................ ...............
101 REY I HAS. UP CSINA 101 CSI A HAS PRIC/H 101 REY A HAS. lUR CSHINA TOT CEI I S PRIC/A TOT REY I 2 HAS. UR CtIHA 101 CIT I HAS PRIC/HA 101 RE9 I HAS. UP CSINA TOT CIT I HAS.. .. . .... .. ...... ........ ....... ..... ....... ....... ...... ......... ....... . . .. . .. ....... ............. ..... .. ....... ..... ........ ....... ...... ............... ....
0.00 0.00 0.00 0.00 0.00 I 0.00 0.00 0.000.00 0.00 0.00 0.00 0.00 S 0.00 0.00 0.00
0.00 0.00 0.00 0.00 0.00 0 0.00 0.00 0.040.00 2.14 0.79 7.99 0.00 0.00 0.00 I 0.51 0.66 1.55 0.00 0.000.00 2.14 1.29 10.10 0.00 0.00 0.00 * 0,51 0.42 0.9 o 0.00 0.000.00 2.14 1.02 5.16 0.00 0.00 0.00 1 0.51 0.0.1 1.15 0.00 0.001.24 0.91 1.00 1.22 0.00 0.00 0.00 * 0.51 0.12 0.63 0.00 0.00
24.00 0.00 1.10 11.25 19.13 0.00 0.00 * 0.00 0.00 0.0033.60 2.90 1.62 4.54 1.10 20.00 34.00 0.00 0.00 1 9.36 1.94 2.50 0.60 20.00 12.00 4.00 1.64 6.54 1.0049.00 0.00 1.10 29.50 49.45 0.00 0.00 * 0.00 0.60 29.50 11,10 0.00 1.0090.00 5.50 0.95 5.23 1.10 40.00 63.00 0.00 0.00 I 0.00 0.60 40.00 24.00 5.00 1.25 6.26 1.0080.00 0,00 1.10 40.00 69.00 0.00 0.00 I 1.00 1.84 9.14 0.60 40.00 24.00 0.00 1.0090.00 0.00 1.70 40.00 69.0 0.00 0,00 0.00 0.60 40.00 24.00 0.00 9.0090.00 0.00 1.70 40.00 69.00 0.00 " I 1.00 9.19 9.19 0.60 40.00 24.00 0.00 1.0090.00 0.00 1.70 40.00 69.00 0.00 0.00 I 0.00 0.60 40.00 24.00 0.00 1.0090,00 1.30 1.48 12,26 1.10 40.00 69.00 1.50 1.49 11.09 7.5 40 300.00 . 19.0 2.51 4.51 0.60 40.00 24.00 0.00 1.0090.00 0.00 1.10 40.00 69.00 0.00 0.00 I 0.00 0.60 40.00 24.00 0.00 1.0090.00 0.00 1.70 40.00 68.00 0.00 0.00 i 0.00 0.40 40.00 24.00 0.0090.00 0.00 1.10 40.00 69.00 0.00 0.00 0 1.20 2,34 2.el 0.60 40.00 24,00 0.0090.00 0.00 1.10 40,00 6.o00 0.00 0.00 * 0.00 0.60 40.00 24.00 0.0060.00 0.00 1.10 40.00 69.00 0.00 0.00 I 0.00 0.60 40.00 24.00 0.0010.00 0.00 0.00 0.00 0.00 0 2.40 2.95 6.93 0.60 40.00 24.00 0.0090.00 0.00 0.00 0.00 0.00 I 0.00 0.60 40.00 24.00 0.0090.00 0.00 0.00 0.00 0.00 I 0.00 0.60 40.00 24.00 0.0030.00 0.00 0.00 0.00 0.00 i 0.00 0.60 40.00 24.00 0.0)
80.00 0.00 0.00 0.00 0.00 I 0.00 0.60 40.00 24.00 0.00* ~~~~~~~~~~40.00t
zo.oo W11~~~~~~~~~U
S-U.
HEXICO:- DJAMCALIFORNIA TOURISH PRWECT
LOAN 1420-ME
Detail, of Inavetment Cost. in Loreto
(In millions of $ Hex)
A L10 SLS RES. LOIS LIIN CSIT RESI. LAND SALE "IN. SVUC tOT COSTS NIN SYCO LOIS SAL SO. fAC. LS tOSl 61 1AND 101AL5..------ ...--------........ .......................... ................................. ........................ .................... ........................ . ................................. ..............................................
FICIIA TRIOT REY I HAS. lE CS/H O CSI I HS PRIC/INA 101 REV I HAS. UN CSIHA 101 CSI I HAS MRICIII 101 fEY I HMS. UR CIS/A 101 CSI COS0 KNEF...-- ---- ..... ... ...... ......... .... ......... ....... ...... ........ .......... ...... ......... ....... ..... .. ..... ....... ........ ....... ...... ..... ....... ---- . ...... ....
(In 1983 prices)
000 0.00 0. 00 0.00 0.00 0.o0e 109.50 0.000.00 0.0 0.00 0.00 0.00 0.00 7.35 0.000.00 0.00 0.00 0.00 0.00 0.00 1501.41 0.000.00 8.61 0.19 31.83 0.00 0.34 0.5S 0.92 0.00 1.30 0.00 2551.20 0.000.00 3.66 0.46 04.61 0.00 0,34 0.40 0O49 0.00 1.30 0.00 2192.12 0.000.00 8.8e 1.00 23.29 0.U8 6.44 11.52 2.72 0.90 S.67 0.94 1.l 4.02 1.37 0.00 1073.5 32.320.00 o.9 0.1e 1.21 2.46 10.00 37.10 2.13 0.81 3.32 0.00 0.31 0.00 516.84 44.340.00 0.00 6.20 05.00 93.00 0.0o 0.90 6.00 5.40 9.21 0.A0 630.22 221.53
10.00 10.00 0.00 6 .0 21.00 130.20 0.00 0.90 8.25 1.43 0.00 1211.02 615.990.00 00.00 8.05 2.3I 22K.s 6.20 30.00 I86.00 0.00 0.90 I17.0 s 5.51 0.00 711.15 1I.316
10.00 10.00 8.05 1.91 15.84 6.20 50.00 300.00 O.0 0.10 01.30 15.51 0.00 512. 0 N311 1310.00 00.00 00.00 2.24 22.43 6.20 50.00 310.00 0.50 S .6 2.41 0.9o 17.30 15.51 0.00 451.9& 963.3710.00 10.40 0.00 6.20 50.00 300.00 0.00 0.9o 01.30 15.57 0.00 112.68 1044.7110.00 10.00 ,6 0 2.22 19.01 6.20 50.00 300.00 1.30 0.56 2.02 0.90 17.30 15.51 0.00 ¶30.40 726.1710.00 10.00 0.00 6.20 50.00 300.00 0.00 0.90 01.30 05.51 0.00 252.65 726.1710.00 00.0 11.60 S.26 60.62 6.20 50.00 N 10,40 2.10 2.12 5.71 0.90 17.30 15.57 0.00 1113.83 1302.1100.00 00.09 0.00 6.20 50.00 30.00 0.00 0.90 17.30 05.57 0.00 102.61 313.51
0.0o 0.00 6.20 50.00 300.00 0.00 0.90 I0.30 05.57 0.00 217.94 1109.570.00 I0.60 3.05 56,1I 6.20 50.00 310.00 2.90 I.96 5.49 0.90 I1.30 15.57 0.00 679.54 1163.510.00 0.00 6.20 50.00 310.00 0.00 0.90 11.30 15.57 0.00 217.914 1121.510.00 0.0 6.20 50.00 300.00 0.00 090 17.30 05.51 0.00 102.61 0163.570.00 210.0 3.13 80.29 6.20 50.00 300.00 3.50 2.31 8.30 0.90 17.30 15.57 0.00 S35.09 111.570.00 0.00 6.20 50.00 300.00 0.00 0.90 11.30 15.51 0.00 207.94 759.57o.oo 0.00 6.20 50.00 310.00 0.00 0.10 17.30 05.51 0.00 112.61 0053.570.00 0.00 6.O 50.00 30.00 0.00 0.90 07.30 05.51 0.00 112.U 159.570,00 0.00 6.20 50.00 310.00 0.00 0.90 07.30 05.57 0.00 112.68 429.57
6.20 50.00 0.90 17.30
6.2 0saNd
HIXICOIs BAJA CALIFORNIA SOURISH PROJECT
LOAM 1420-He
Details of Invutmnt Costo InSan Jo.e del Cabo
(In millions of S Hex)
LAND cOSI lkrRms COSI PIIOI NOIEt PQoFAR HOIEL UOLF CCURSE RECRAAICU AiREA ULT I CtIIERCIAl PLAIFUS MAREIIIJSR IRIS tQIlI SIVMAS............................................... .............. ................... ........ .................. ............... ................... ................ ..................... ................ ................. ................. .........................
tURREIII 193 CURRtlI 198S CURREIII ISl CURIIII I9I3 CURSES I ties CURRENI 113 CURRENT 1t13 CURRENT Ills CURIEIII 1933 tURRIIMENI Itl CUNtI Ills
M11 4.81 41.49 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.009913 40.10 303.99 t.lls 114.04 2,53 11.21 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01919 2.O4 11.41 45.30 254.59 29. 4 14.11 0.00 0.00 0.00 0.00 0.00 0.00 1.15 9.91 0.00 0.00 4.43 36.42 0.00 0.00 0.00 0.001910 1.21 5.10 54.21 241.41 90.93, 22.19 25.44 113.31 0o.0 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.42 1.15 0.00 0.00 0.00 0.00191a 24.12 61.10 111.04 464.69 $31.09 1212.01 14.13 41.24 4.28 15.41 0.14 2.10 3.00 2.53 0. o.o 0.00 1.04 3.33 12.54 45.90 0.0 0.c01992 3.42 22.34 329.24 140.64 163.43 430.2? S.3 3.13 14.52 90.5 0. 1 0.42 30.30 19.22 11.33 29.47 0.00 19.34 50.42 0.00 0.00I933 .I'l 9.41 13.32 271.35 0.00 0.00 2.23 3.34 21.01 31.I4 0.00 0.00 0.01 1.1 0.00 4.22 9.1 3 0.0 0.001934 0.00 152.50 152.50 0.N0 0.00 243.00 241.00 0.0 4.S0 4.50 0.00 0.0o 0.00 10.00 30.001915 0.00 502.00 502.00 0.00 0.00 0.o0 0.00 U.o00 0.00 0.00 0.00 0.00 0.0lilt 0.00 41.90 41.90 0.00 0.00 0.00 0.00 0.00 0.0 0.00 0.00 0.0 0.01931 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 '1.00 0.009933 0.00 444.50 404.50 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.0019s3 0.00 12.50 12.50 0.00 0.QO 0.00 0.00 .00 0.00 0.uo 0.00 0. 00 0.001910 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.001991 0.00 545.44 545.44 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 U.00 0.0019,2 0.00 503.30 540.60 0.00 0.00 230.00 2500.0 0.00 0.00 0.00 0.00 0.00 0.0o1993 0.00 513.30 se630 0.00 0.00 0.00 0.00 0.00 0.00 0.0N 0.00 0°.09916 0.00 520.41 520.41 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.0M95i 0.00 0.00 0.00 0.00 0.00 0.40 0.00 .00 0.00 0.0o 0.00 0.0n999 0.00 31.50 31.50 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 o.0s99 0.00 520.46 520.41 0.00 0.00 0.00 0.00 0.0 0.00 0.00 0.00 0.00993 0,00 31.50 31.50 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.0o 3.019qt 0.0 11.50 11.SO 0.0 0 0.00 0.00 0.0 0.0 0.00 0.00 0.00 0.002000 0.00 300.90 300.10 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.02001 0.00 11.50 31.50 0.00 0.00 0.00 0.00 0.00 0.0 0.00 0.0 O.00z002 0.o0 0.00 0.00 0.00 0.00 0.0 0.00 0.00 0.00 0.00 0.00 0.00
lJ
MEXICO: BAJA CALIFORNIA TOURISM PROJECT
LOAN 1420
Details of lutvestmat-Costs inSan Jose del Cabo
(In millions of $ Mex)
SPORTS INSIALL. LANIN6 MIAE HSI INIM OATAY CURE FIREFIIHTINS P1X1CC SIATION ERRR T CLINIC FONTUR IWIlIN ARAITOIR SULSITATINS IELEPHOINE ECIP FOR CE OIOlO........................... ......... ........................... ................ .................... .......................... .............. .................. ................ .................. .......... ............ .......... ........... ..................
CURREINI Ive CURREIOI ll CURRENT Ivns CURRENT 1915 CURRENT 2n9 CURRENT 1193 CURREINI nS CURRENTI f1 CURRENT 1993 CURRENTI 191 CURENIT 1903 CURCEH Ives
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0o.0 OO 000 0 .00 0 .00 0.00 e.o 0.00 0.00 0.00 0.000.00 0.00 0.00 0.00 0.00 0,00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 1.03 0 0.00 000 0.00 0.00 5.54 31.U 0.00 U.K0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0,00 0.00 0.00 0.00 12.26 69144 0,06 0.45 5.40 30.59 14.92 197.79 0.00 0.000.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 4.01 20173 0.00 0.00 7.55 35.10 0.00 0.00 0.00 0.000.00 0.00 0.00 O.K 0.00 0.00 0.64 S. 07 0 35 1. 28 0.00 0.00 1.40 5.42 4.94 11712 0.K 0.00 0. 05 0.11 11.41 41.71 O.K 0.000.00 0.00 0.00 0.00 0.00 0.00 0.10 0.26 3.81 9.16 3.29 9.60 0.00 0.00 2.34 6113 0.00 0.00 20.35 54.51 0. 2t 0.76 0.00 0.00 o0000 0.00 0.0 0.00 0.00 0.00 0.00 0.00 0.26 0.39 0.19 0.29 0.21 0.32 0.69 1104 0.00 0.00 0.00 0.00 0.02 0.03 0.00 0.00.00 0.00 51.25 51.25 6.25 6.25 0.00 0.00 0.00 0.00 0.00 0.40 0.00 0.00 o0oo 0.00 0.00 0.00 0.00 100.00 9.003 75') 37.50 0.00 0.00 50.00 50.00 22.02 22.02 13.40 13.40 15.84 25.94 0.00 1I.91 15.11 0.00 0.00 0.00
0.00 0.00 0.00 0.00 0.00 0.40 0.00 0:oo 0.00 0.00 0.00 0.000.00 0.00 0.0 0.00 0.00 0.0^ 0.00 0.00 0.00 0.00 0.00 0.000.00 0.00 0.00 0.00 0.00 0.00 0o.0 OOO0.00 0.00 0.o o., 0.000.00 0.00 0.00 0.00 0.00 0.00 0.00 0o0 0.00 0..00 0,)O 0.000.00 0.00 0.00 0.00 0.00 0.00 0.00 0 00 0.00 0.00 0.00 0.000.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.10 0.000.00 0.00 0.00 Om 0.00 0.00 0.00 0 00 0.00 0.00 0.00 0.000.00 0.00 0.00 0.00 0.00 0.00 0.00 0;00 0.00 0.00 0.00 0.000.00 0.00 0.00 0.00 0.00 0.00 0.00 0. 00 0.00 0.00 0.00 0.000.00 40 0.00 0.00 0.00O. 0.00 0.00 0i00 0.00 0.00 0.00 0.000.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.000.00 0.o0 0.00 0.00 0.00 0.00 0.00 O.. 0.00 0.00 0.00 0.000.00 0.00 0.00 0.00 0.00 0.00 o0oo 0.00 0.00 0.00 0.00 0.000.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.000.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.000.00 0.00 0.00 0.00 0.00 0,00 0.00 0.00 O.K0 0.00 0.00 0.00q.oo 0o00 0.00 0.00 0.00 0.00 0o00 0o.0o 0.00 0.00 0.00 o.0
eo hi
U
HZXICOg BAJA CALIFORNIA TOURISM FPROJECT
LOAN 1420-HE
Details of Invemthent Costs InBan Jos del Caho
(In millions of $ Hex)
IlrEtL LANO U1t1 csr mNrIE LA"O sks VILLA U1IMII cost VILLA LANO SALES atoll0 EIND UIIII E1S IESI LA SlES.............. ............... .. .. ........................ ........................ .................. ............... ........................ ............ ................ ............... .......... ........................._
AD1II I IIOIR TOTAL INVESI CSI I HAS. UN CS/M 101 CST I MS PIRIC/ 101 T EY I HAS. UR CtmlA IOT CSI I M4S PRICI/A lOt REV I HAS. R CS/PI TOT CIT I lli PIIICIIA TOT IEY............................. . ..................... ...... ........ ....... ........ ------ ...... .......... ........ .......... ....... -------
WENTOIl 1193 CURREII1 Ils
22.03 1N.21 2l.91 229.90 * 0.00 0.00 0.00 0.00 0.0033.61 221.05 104.I 5 711.16 0 0.00 0.00 0.00 0.00 0.0016.93 455.11 214.4t 1214.91 0.00 4.30 30.00 730.63 0.00 0.00 0.0014.05 344.30 250.42 1210.14 3 0.00 4.15 30.00 652.56 0.00 0.00 0.00155.5$ 510.51 113.25 2194.00 * 13.10 1.20 51.50 1.09 30.00 519.90 11.10 1.04 42.15 0.00 1.10 1.01 23.41155.51 432.77 811.10 2135,49 13.10 1.95 U.79 0.00 11.10 1.12 49.80 0.91 9.00 20.46 7.10 1.44 21.99 3.21 5.44 314.01223.47 331.fl 439.65 862.19 13.10 1.28 25.26 0.00 11.10 1.20 20.13 0.00 1.10 1.06 12.29 0.00155.116 166.86 754.11 154.1l 13.10 3.31 44.17 2.70 34.00 91.10 11.10 3.71 37.41 1.10 20.10 17.44 7.70 0.17 5.18 5.90 21.00 1051.14119.50 119.50 535.07 335.01 * 0.00 2.50 35.20 19.51 0.00 3.60 30.10 101.35 22.00 2.05 45.35 1.90 10.00 1241.4155.11 1 5.11 107.01 101.07 * 0.00 2.40 50.00 144.00 0.00 3.50 55.00 201.50 0.00 1.90 50.00 1521.9?51.39 57.38 57.38 5.38 0.00 3.40 60.00 204.00 0.00 3.50 55.00 201.50 0.00 5.90 so.oo 1153.44140.0o 140.05 554.56 534.5 * 0.00 4.20 50.00 252.00 0.00 3.60 55.00 201.50 21.00 1.55 41.35 3.90 50.00 570.5459.71 59. 71 72.21 12.21 * 0°00 4.10 10.00 245.00 0.00 4.50 55.00 252.00 0.00 3.90 50.00 445.0051.33 57.J3 57.33 57. 3 0.00 3.30 50.00 191,00 0.00 4.50 55.00 252.00 0.00 3.90 50.00 445.00152.59 152.59 721.23 723.23 * 0.00 4.20 50.00 252.00 0.00 4.50 56.00 252.00 27.00 1.93 52.19 3.90 50.00 445.00205.95 205.95 1004.75 1004.75 * 0.00 3.30 50.00 191.00 0.00 4.50 55.00 252.00 0.00 8.90 50.00 445.00166.43 166.43 752.73 152.13 * 31.00 2.00 I1.91 4.00 10.00 240.00 37.50 2.00 15.01 4.50 55.00 252.00 0.00 51.0 50.00 445.00154.19 154.19 574.57 474.57 * 0.00 3.30 60.00 111.00 0.00 4.50 56.00 252.00 27.00 1.79 49.33 9.90 50.00 445.0057.36 57.39 57.39 S.s3 0.00 4.50 50.00 210.00 0.00 S.40 54.00 302.40 0.00 1.90 50.00 445.0054.36 54.25 101.15 101.U6 0.00 4.00 60.00 240.00 0.00 5.40 6.OO 302.40 0.00 1.90 50.00 445.00154.19 154.19 6174.61 74.61 0.00 4.10 60.00 213.00 0.00 5.40 5U.00 302.40 27.00 1.19 41.31 5.90 50.00 445.0054.36 14.35 101.1U 101.U1 0 0.00 4.10 10.00 245.00 0.00 5.40 5S.00 302.40 0.00 3.90 50.00 445.054.34 54.35 101.35 101.4 * 0.00 4.90 50.00 294.00 0.80 5.40 5.00 302.40 0.00 5.90 50.00 445.00114.01 114.09 411.99 411.99 * 0.00 3.50 50.00 210.00 0.40 5.40 54.00 302.40 15.50 1.11 13.29 5.90 50.00 445.044.34 s4.H 101.3 101.36 * 0.00 4.80 60.00 233.00 0.80 5.40 55.00 302.40 0.00 3.90 50.00 445.0051.38 51.33 51.36 51.36 0.00 0.00 10.00 0.00 0.00 0.00 0.00 5.10 50.00 445.00
IOT.AS 1171.271 204.71
i1d4
HZXI4D3 BAJA CALIIOIRNLA TOURIS( PRWJECt
LOAN 1A20-Le
Details ofluweett CO9n Jobo del Cabo
(In millions of $ Hex)
CMIIR LARD UlSIN CtS COMAE L SlA ES INSIT. LOTS UlS CST 9NMTA. LOTS LAM SALES KN1 SEIRYICE LOT CST KIN SVCI LOTS SE SCL t 011 TMTALS... .................... ................................ ..................... ........................ ............. ................. .............. .............. ............ ........................ ....... ............ ..... __...
S MSA. UR C1SA 101 CIT I MAS PIICIMA 101 EY I HAS MSCIM 101 lI HS PAICIMIA 101 REV I A. UR NINA ToT CUT SI WAS PICIH TOT REV I Ms, 1FR I UR LO CS1.... ._. .. ..... ....... ...... .. ..... ....... .. ... ....... ....... ..... ... . ...... .. ...... ... _.... . _ ....... -- ....... ..... ._. ..... . c0515 INE
(In 1963 prices)
0.00 0.00 0.~0 0.00 79.90 0.000.00 0.00 0.0 0.00 111.16 0.000.00 0.00 0.0 0.00 1214.91 130.660.00 0.00 O.0 0.00 1210.14 662.56
2.53 0.62 0.00 0.00 O.o- O.Oo 2922.N Ut.tO2.53 1.11 23. 1 0.00 0.00 0.00 6.20 0,V593 ISv 404 1.11 11.0 4.l 2120.00 111.02.53 0.17 15.02 0.00 0.00 0.00 ..20 .11 14 0.0.0 742.73 0.00
0.00 1.00 20.00 993.21 0.00 0.00 1.20 1.20 9.40 1.20 1.25 I.20 6.57 143.62 1302.360.00 9.00 21.50 932.51 0.00 0.00 1.20 I.20 1.0 1.20 17.30 9.20 512.13 1302.070.00 l.00 40.00 46.43 6.00 0.20 9.22 0.00 9.z20 .20 9.20 9.20 11.30 9.20 109.49 2122.220.00 1.00 40.00 104.58 0.00 1.20 10.00 12.00 1.20 Z .20 Z .j0 1.24 91.30 1.20 51.55 I966.990.00 1.00 40.00 60.10 0.00 9.20 10.00 12.00 9.20 9 20 9.20 9.20 17.30 9.20 627.69 11997.40.00 9.00 40.00 40.00 0.00 9.20 90.00 12.00 9.20 1.20 9.20 9.20 91.30 l.20 13.49 99.200.00 .00 A0.0 00.00 0.00 o .20 90.00 12.00 1.20 9.20 1.20 1.20 11.30 9.20 50.56 94.20
4.00 9.36 5.43 9.00 40.00 40.00 6.00 0.97 5.Li 1.20 10.00 92.00 9.20 9.20 9.20 9.20 97.30 9.20 192.1 1002.200.00 9.00 40.00 40.00 0.00 9.20 10.00 12.00 9.20 9.20 1.20 9.20 11.30 9.20 9005.96 946.206.00 9.00 40.00 40.00 0.00 9.20 I1.10 12.00 9.Z0 9.20 9.20 9.20 17.30 1.20 fO.S 990.20
3.00 9.26 3.11 9.00. 40.00 40.00 0.00 1.20 10.00 12.00 9.20 9.20 9.20 9.20 97.30 9.20 7Z2.9 945.200.00 1.0 40.0 40.00 0.00 1.20 10.00 12.00 1.20 9.20 9.20 9.20 17.30 9.20 56.56 1070.600.00 9.00 40.00 400 0.00 9.20 10.00 12.00 1.20 1.20 1.20 9 20 97.30 9.20 903.06 9040.6o
3.00 9.26 3.10 9.00 40.00 40.00 0.00 0.00 9.20 1.20 9 20 1.20 17.30 1.20 721." 9076.600.00 1.00 40.00 40.00 0.00 0.00 1.20 9.20 .Z20 1.20 17.30 9.20 103.06 1034.600.00 1.00 40.00 40.00 0.00 0.00 9.20 9.20 9.20 9.20 17.13 9.20 903.06 1092.60
2.40 0.10 I.2 9.00 40.00 0.0 0.00 0.00 9.20 9.20 9.20 1.20 9.10 9.20 (40.39 9.600.00 l.,0 40.00 40.00 0.00 0.00 1.20 1.20 9.20 9.20 17.30 9.20 103.06 1071.600.00 9.00 40.00 40.00 0.00 0.00 9.20 I .20 1.20 9.20 41.10 9.20 44.20
U
'IN
-29-ANEX 2
o ;! _-. - - ; _ _ _ - - g - - o ; W aTable 3
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-30-ANNEX 2
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MEXICO: BAJA CALIFORIA TOURISH PORWECT
LOAA 1420-lu
10317 hATERt AND SWADR OCETRAMIgnS
(In million of. Hox)
Au.tR Kt 10E
INFAAESI MOST MINIK. COSI WE0AI. COtI AlOIlISIR COSl QRX0 LOSS SKES HOIEI USt VILLA I CtOW HNUlL IIEI................... ................. ................ ............... ....................... ....----------------------- -------------------------- --- - -------------- , - . .,-_-,,-_,,-, _ _-_-
CIIEI 93il c400xl I905 CLOIUINI 1001 (300(0I2 il0 000 Al 000 NJ 00 ONJ IIAS OECEPIS 000 NS 1113 HIOCIIS 00 NS II6J 1U C(PIS COSI/ IOIAL T0TAL IOIIL N...... ........... ..... .... ..... ...... ...... ...... *---.*-------.--- COK1 IEUIS U STS KKF KNEFIl
1911 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 22.00 0.00 22.00 0.00 12.00 0.00 1.0 0.o00 0 e.0 .oo9711 11.11 1t9.U 0.25 1.1Z 0.So 1.54 3.06 25.9 0.00 0.00 0.00 22.00 0.00 27.00 0.00 12.00 0.00 0.00 og.o o1u ."-
1919 2.10 151.23 0. S1 3.21 0.U 4.91 1.1 44.91 0.0 0.00 0.00 23.00 0.00 22.00 0.0 o 12.00 0.0 .0 0.00 204.4 0.0 290 32.60 152.50 0.11 3.30 1.0U 4.94 9.15 U4.31 0,00 0.0 0.00 23.0 0.00 22.00 0.00 12.00 0.OO . 0.00 201.ff *O .Ills 0.24 220.51 0.91 3.50 l.U s .32 1.05 21.12 000 0.00 0.0 22.00 0.00 22.00 0. . 12.0 o." o.0 0.20 0.0o n5 et
lie2 21.11 50.95 0.35 0.11 0.52 1.31 4.29 12.53 0.00 0.00 0.00 22.00 0.00 22.00 0.00 12.0 0.00 0.00 .00 11.10 O.00 * @
1835 20.6 30.30 1.01 2.52 2.51 3.10 3.45 6.22 O." .00 0.09 0.01 22.00 1.54 0.00 22.00 0.00 .0.02 12.00 9.65 0.00 0.00 50.0 1.3 9422964 05.20 65.26 1.3 I. 3 2.05 2.0O 13,11 o0.13 0,09 .00 0.o9 0.01 22.00 1.54 0.00 2.00 0.00 0.62 12.00 9,4 50.00 .0 soo." 11.41 311.31 H3MItl5 2.00 2.0 1.10 1.10 2.10 2.10 22.53 22.53 1.10 0.52 1.11 0.19 22.0 4.21 0.02 22.00 0.46 0.9o 12.0 11.51 20.00 L.00 Isoo.o 29.02 1510.32 1401.3119116 34.50 314.30 0.60 1.00 2.0 2.10 22.5 3 22.53 2.44 0.13 .0 0.30 22.00 0.5 4.0 2.0 2.00 1.21 12.00 15.2n 1o0.0 0. 0 400.0 541.52 452.M 4UO2.3u1111 1.00 1.00 3.31 3.I1 4.19 4.19 21.04 21.04 2.51 0.61 1.In 0,32 22.00 7.13 0.0 2.00 2.00 n.34 12.00 10.1 31.00 .00 * 0.00 44.15 n21.2u 2231.112916 2.50 2.50 3.31 3.30 4.19 4.19 21.04 21.04 2.03 0.92 0.93 0.3 22.00 1.30 0. 3s n.0 2. 11 0.45 12.00 11.30 215.00 0.00 150.00 31.35 2131.00 100.31llt 2.50 2.50 S. 3s. 3.32 .19 4.19 32.05 32.45 3.40 1.11 2.29 0.45 22.00 9.19 0.I1 22.00 3.52 1.01 I2.0 20.20 515.00 .00 3450.00 43.00 3403.51 340.45t,o 0.3 i. 4.0h 4.30 0.34 0.34 32.05 32.45 4.04 1.32 2.12 0.53 22.00 11.99 0.11 22.00 4.03 1.99 12.00 23.9 150.00 0.00 45o0o. 52.00 4539.91 4411.30
1991 2.30 2.50 4.5 4.51 1.34 0.04 32.45 32.45 0.29 1.41 2.11 0.53 22.00 12.14 0.21 22.00 4.53 2.09 22.00 25.13 250.00 0.00 1500.0 40.3 1542.40 1490.050992 2.50 2.50 4.50 4.50 0.34 1.64 32.45 32.45 0.54 1.50 3.04 0.0I 22.00 13.51 0.23 22.0 5.04 2.20 22.00 25 250.W00 0.0 250.00 43 2544.90 14911.5SIls 2.5so 2.30 o 4.5 4.Si 0.34 0.64 30,94 31.94 5.22 1.13 3.49 0.13 22.00 Is.Is 0.2s 22.00 5.34 2.50 1.00 31.05 10.00 a. 00 400.00 52.04 4532.14 40,11.900994 00.50 00.10 5.81 5.11 6.11 1.11 31,.4 3.S 5.54 1.34 J.10 0.11 22.00 oo.,i 0.36o 22.00 0.14 2.0 12.00 30.54 300.0 0. 00 000.00 09.90 113S.61 1715.05I99$ 2.50 2. 50 5.0 5 .11 33 1. .11 40.13 40.13 0.20 2.09 4.11 0.61 22.00 19.12 0.34 22.00 1.51 2.90 22.00 35.41 6o.00 0.00 400.0 0 3s.15 402.16 4m10.ait9 0.50 t1.S50 7.05 1.05 10.50 10.56 4L1.3 40.13 0.91 7.33 4. 0.91 22.00 20.32 0.3 72.0 3.5l 3.29 02.0 39.42 00.0 0.0 400.00 H." 409.12 4101.40
2991 2.50 2.50 1.05 3.05 10.5t 00.50 4U.13 4I.13 1.13 2.11 5.02 0.1 22.00 21.32 0.44 22.0 9.59 3.02 122.00 43.3 0.00 o.0 4e.00o U.U 4014.21 4t01.41Si99 21.0 2.50 7.05 1.05 100.50 20.50 40.13 40.13 1.44 2.63 5.02 2.09 22.00 20.26 0.43 22.00 0.00 3.94 02.00 4.1 00.00 0.00 4000.00 U. 4114.09 U21.23l29 20.50 20.50 3.30 6.30 12.45 2.45 50.0 5U.0 0 .10 2.91 5.20 1.19 22.00 20.2 0.503 2.0 21.2 4.07 22.00 40.10 300.00 0.0 I30.00 n3.33 .5 2193.22040 0.00 6.30 6.30 12.45 12.45 5U.04 5t.01 9.033 3.05 S.9 1.23 22.00 21.00 .51 22.0 12.03 4.09 22.00 U.o21 30.00 0.00 It",". 10U. 019.94 11113.122002 0.00 .30 6.30 12.45 12.45 50.00 50.00 9.9n 3.43 0.31 1.23 22.00 27.00 0.-2 2O 13.14 4.52 22." 54.109 00.00 0.0 4000.0 103 494.19 4111.01202 0.00 3.30 6.30 12.45 02.45 5U.00 5.WH 10.022 3.34 u.13 1.43 22.00 32.39 0.t1 22.0 114.Ui 4.04 10.0 55.8U 30.00 0.0 I No. co 10.63 2900.13 21124.920032e0
Mi
OEXICOI RAJA CALIFORNIA TOURISM PROJI-;T
LOAN 1420-HK
SHM(Y OF FONATUl HOTEL OPtPATIONS IN
(In million of I max)
2n9 1913 3911 Il9s5 9I4 IT9?1 1111 2919 11,t 2191 1992 1993 11i1 995 2991 I997 19n 1 199m 2100 2Not 202 2043 2100 20
NM AVAI OYILMOLI 310.10 310.00 310.00 310.00 310.00 310,00 310.10 370.00 310.10 310.00 31 0.00 3100 30. 310 0 310. 10 31 0.00 3m6.0 3 3U7.6 s.3.60 1O0 .00 310. 0 370.0
CuWAlltt 6AII 16.40 13.06 21.40 13.10 31.40 43.40 06.40 53.40 51.40 43.40 03.40 03.00 41.40 03.60 3.i,0 43.00 03.00 4.)00 0..40 03.0 03.40 03.09 03.46 3.00
OmWS sl.o 90.30 114.00 123.30 153.20 110.10 11.00 21S.90 735.10 255.10 25.70 251.10 255.70 M.7 M.i 755.1 255.70 255.70 25.76 755.16 55.70 255.10 s 255.0 255.10ox 9.t0 55.10 01.10 111.0 90.00 .so Ill.9 124. A 135.10 146.0 101.0 u10 .20 1U.70 10.0 101.20 141 .70 101.20 111.20 101.20 101.20 101.0 071.20 107.20 lO,.tO
KVER00 9.10 20.00 31.30 400 41.00 01.16 52.40 51.40 07.90 40.20 61.20 uJ1 00.20 0.20 462 N6.20 0.20 PA. 20 46.20 06.20 4.20 U.20 WA2S 06.20002E1 2.I0 1.00 R." 30.30 11.00 3.10 15.00 17e.0 11.10 19.46 19.40 19.00 I9."0 19.00 19.00 19.00 9.41 nN Ie.00 1. u 0 19. 19.0 Iu . e. o 119.0 I9.4
TOTAL Ia1l U.00 115.00 223.10 202.00 300.00 336.20 371.30 620.40 452.10 090. 70 49.10 490.10 099.70 4010.1 09.76 I 90.10 0.70 490.0 090.10 4 9,1 09.70 09.1 t 4.16 090.10
Om 9.30 23.40 27.90 32.30 36. 0 00.00 00.90 z0.00 52.04 54.00 16.00 10.00 SM.40 54.0 S1.0 56.4U 54.0 54.40 S.40 56.400 50 36.40 54.u0 16.60Xe 13.10 3636 06.0 50.20 41.70 41.30 74.60 06.20 93.00 96.90 9690, 9.9 96.90 n..u0 9n.90 n .. .90 n,.n0 n1.90 n1.n0 n6.90 e 1.90 IS." VI." nn.9I
I0014AIS 1.10 10.10 19.10 22.60 24.60 21.50 30.20 32.70 31.70 37.60 31.00 31.60 31.00 31.0 31.0 11.U0 31.0 31.00 3160 31.00 31.0 31.40 37.0 31.0 w61t1l 2.00 0.70 1.00 0.so .00 6.90 9.64 o07.10 1.0 1..0 12.50 32.3S 21.50 u. 17.5I 22.50 12.50 12.30 12.50 22.50 22.5 2.50 2.50 12.3Se
90700. 1011 30.006 02.90 99,00 114.99 23$0. 30 140.50 101.76 146.00 1911.64 2050 2015.40 20.00 205.0 205.00 205.40 205.00 20.00 20. 40 20.00 20.40 205.40 20.00 205.00 20. 00
am 1 221 35.40 102.10 u22.76 101.10 149.50 191.20 220.00 204,0 2.4 20.30 210 2.30 265.30 d6.30 265.30 201.30 21.3 21.0 25."0 25.3 215.10 ;s.se 2t05.3 205.3
0016 9.so 24.00 30.70 S3.20 39.50 03.00 01.20 51.00 54.50 51.10 57.10 51.10 57.10 51.10 11.10 51.10 51.70 57.10 51.10 51.10 51.10 7.10 17.70 51.70919P19FA A.30 16.10 2.9 25.40 W.0 33.10 36.90 00.10 00.40 06.20 41.20 41.20 U.20 46.20 41.20 01.20 41.20 40.20 01.20 01.20 00.20 46.20 41.2t 41.20119, 16111, N 0.40 12.00 14.00 24.00 17.60 9.30 22.00 72.00 23.70 26.90 24.90 20.90 20.9 74.94 24.90 24.90 20.90 24.99 24.90 24.90 26.90 24.99 24.90 20.90
0m1 6 0l1xt 02.12 24.0 19.0 22.90 20.30 20.00 20.30 30.20 31.00 32.90 S3.9 132.99 32.90 12.0 32.90 3.9 32.90 390 S3.90 32.90 S2.90 32.0 2.90 32.90
l01 E1191900 24.50 12.10 65.90 9t.10 111.99 122.00 133.00 111.20 251.20 103.10 113.70 24.10 11I.10 143.10 243.10 10.10 243.10 310.10 12.70 143.10 141.10 143.10 1211.0 243.10
0394 1 01130 6.00 0.00 *.00 0e 00 0.9o 0 0.00.eo .0e.0 0.o 0.0 0.00 0.00 0.00 0.0 0.00 0.0 0.00 *.00 6.0 0.0 0.00 0.00 6.1)
6Rss PU 903. 3. 39,00 36.60 06.u0 56.50 9u.20 11.20 101.60 107.40 121.0 1212 24 11.00 1 21 .00 2212.4 222.00 121.U0 1222 22.4 222 o 12.0 122.0 121.0 2.00
KE CINIII 02.20 41.20 41.20 42.20 03.20 03.20 41.20 41.20 32.20 32.20 23.00 23.0 23.00 23.00 23.00 23.00 23.60 23.0 23.0 23.00
II, n A in 221.90 227.z0 212.0 225.30 223.40 212.30 m.40 291.10 65.00 I6.40 136.10 u.se 2L.0 12.0 122.0 122.60 22. 1 1.0 12.10 12.00 22.60 12.10 22.10 22.60
ltLM 3F. IRS -20J.2O *-212.0 -219.00 -20.16 -190.10 *112.00 -21.00 -111.10 -110.34 *71.0 -37.50 30.30 U.6 05.60 IS.6 ne 00 no .6 I5." 65.00 n.00 1o01.60 IN.60 20."6 061.0
TA'
NT905l2 -250.20 *220.0 -229.00 -2t00.20 -I19.10 -1fl.z0 *145.40 -137.10 -220.56 -77.00 -37.50 20.30 n.10 05.00 05.e105.00 15.00 1..00 65.60 65.00 10n..e 100.60 2061.60 14.14
092
mICOO WA CIFI3hIA !f l"m.1ci
WA, 142043 ' a
UIW IY OI INl OFUAflaN 1 JOIK
(to *llilons of $ Krs)
1112 1963 1914 1915 It9 I" to 96I9 mo9 Inl1 m992 1193 19,4 199 19,4 I"9 1 91 2999m 2000 2m1 26 203 M04 2t" 2n~~~~~.... .. _... .... ...... ...... ...... ...- .. . .... .... ...... .... _...... .. . ,,......... ..... .--- ,,, -- _ ... .,, , .... .... .... .... .... ---
MM A9AIWL1U 310.09 526.00 520.00 520.00 526.96 520.00 520.0 520.0 526.44 20." 526.00 520.00 520.00 520 520.00 520.0 520.00 520.00 520.00 520.0 520.00 120.40 520.00 520.00 520.40
KCCWuK lAIT 261.10 35.10 40.10 43.901 50.0 55.10 10.10 5.10 41.70 40.10 u6.e0 41.00 46.10 461.10 6.00 46.0 o 6.tO u6.0o 46.40 6.310 461.0 64.10 6a .u..0 o .. 00
IKIIROaM 47.30 216.40 263.40 273.0 302.40 331.00 31.10, 390.50 403.50 401.40 407.40 407.40 407.40 40.40 401.40 407.40 407.40 01.40 401.40 u07.40 407.0 601.40 447.9 40.4 407.40low 23.1o 105.10 119.00 133.10 118.10 112.40 111.70 191.00 19.10 `1.10 191.10 191.00 191.11 1.10 1m. 9.e 111.IO 21.10 1.o 1.110 11.10 1,m.10 m,0.11 391.10 191.11 590.11 110.1096RF 21.U4 55.20 42.50 U9.10 71.10 I6.40 91.10 N.10 111,0 202.10 102.10 102.10 102.11 102.10 102.20 102.10 107.10 102.10 102.10 102.10 102.10 102.10 102.11 1I2.10 102.103T10 2.10 23.50 15.20 17.00 11.10 20.50 27,10 24.10 24.40 21.10 24.10 24. 10 24.70 24.10 24.10 24.10 24.70 24.10 14.1* 24.70 211J0 2 N.70 24. 10 26.10 26.70
IllL 1111 14.10 361.10 440.30 493.50 544.40 599.10 51.90 04.70 727.00 133.00 733.00 733.00 733.0 133.00 733.00 1.96 133.00 733.0 US." S3.00 3. 0 135.00 )3. 111.40 13.40 113."
1210(1 Cc'IsNM 21.40 50.10 51.70 U3.10 49.00 14.10 00.30 65.70 M.00 if.00 .O H." U.N UU0 ." U. U 9.0 W."0 00.00 U.0 1.e u U." 00.10 u." a. u.1 FSO 24.00 12.90 172.60 I91.0 101.20 116.40 115.10 1221.64 32.40 233.50 233.50 133.50 233.50 33 2.50 l33.50 133.50 133.16 13..50 23.31 IU.50 1S3.50 13.0 350 13.50 wEn136s 1.10 33.20 31.10 40.10 46.40 47.10 51.20 56.40 55.50 55.70 55.10 55.10 55.70 55.n0 55.70 55.10 15.70 51.70 55.10 55.70 55.10 55.10 55.70 55.1 W01T15 2.10 9.00 10.10 11.20 12.O0 13.30 14.30 15.S0 25.50 25.40 15.40 15.40 15.40 15.40 IS.O 15.40 25.4 25.U4 25.4 O 5.40 15.0 15.0 15.46 21.4 e 5.46
folt COIS S3. 1415.10 26.130 201.00 224.30 244.20 245.40 214.00 291.40 293.40 293.0 293.410 293." 293.4 293.40 293.40 293.14 293.0 293.40 293.40 23.40 23.44 293.40 293.4 2S.4
PM l1I0E 67.50 222.00 253.0 214.50 319.40 352.90 364.50 420.70 435.40 439.40 439.40 49.60 439.40 43t.40 439.40 439.40 439.40 439.40 430.40 111.40 3 9.40 439.40 49.40 49.440 439.9
612M1 22.10 52.n20 56.00 43.50 U.10 13.4U 18.20 n2.U0 14.10 14.60 34.40 14.40 14.40 84.46 34.0 114.40 14.0 34.6 340 J 4.46 U4.U0 UJ,2 14.0 34.4 34.0CITinun 1.50 U." 44.20 49.0 54.0 it.1.0 U5.40 70.44 12.90 13.50 13.50 13.50 13.50 13.50 13.59 73.s0 73.50 13.50 73.50 73.50 13.50 13.50 13.5s 73.50 13.50
ITO, LET, 11 5.40 24.0 21.40 21.10 30.10 32.40 34.30 35.10 14.3s 31.50 6.5 36S .50 34.50 S4.SO 3 o.S0 3 30 30 34.S0 34.50 34.S0 16.50 34.5 3.510 3.50 1.50in I MIKE 1.40 31.10 4.90 11.0 40.S0 42.40 44.50 44.20 6.10 61.40 61. 471o .00 4.0 4. 447. 47.00 67.00 47.00 41.00 41.00 41.00 41.00 41.00 41.40 41.00 41.96
lOt [in15ns 13.00 24I.9 143.50 I19.S 54.40 20.0 121.140 214.90 240.10 241.10 241.H0 241.U6 242.40 241.H4 241.0 241.40 261.6 241A. 242.40 242.60 241.4 2 40 242.H6 241.46 241.H6
All I CIISSIU 6.20 0.20 0.20 0.20 0.20 0.20 0.20 0.20 0.20 0.20 0.20 0.20 0.20 0.26 0.20 0.20 0.20 0.21 0.26 0.20 0.2 6 .20 0.20 .2.0 0.29
PM on[. Pro. 14.10 15.50 90.90 101.30 125.10o 544.20 244.30 21," 1915.71 1911.40 21.00 590.100 291.00 191.00 191.196 2961.40 21.00 191.40 293.40 191.0 291.140 2901.00 5911.40, 291.40 I93.0
K CIMII 4.60 It.tt 11.W lt.0o 11.00 7I.0 Ig.lo 11.00 71.0 41.3 11.14 50.tO 43.l0 43.U 11.1340 U3.H 431.0 43.U 43.S6 43.H 43.U6 55.10 55SS.7 55.0 55.10 55.10
IT, if 11 2 241.10 412.20 410.0 440.0 405.50 40.50 39.50 3II.% 3I9.9 321.50 113.10 200.40 16.9 2.20 26.29 24.20 24.20 2 4.20 24.20 24.20 24.20 24.20 24.20 26.20 24.20
P-IAl P10FI2 -29.10 -416.0 *391.90 *319.40 *3561.4 -334.36 -344.2) -211.90 -231.50 -192.4 *lo0.10 -44.10 -10.50 230.20 130.20 230.20 23.2 1036.20 123.20 130.2 112.10 112.120 112.12 111.10 211.10
TAI
1m1y1 1 -295.00 -416.46 -397.19 -319.40 *350.40 -330.30 -304.20 -275.90 *231.50 -IU2.44 -230.00 44.00 -19.50 130.20 123.20 530.20 330.20 123.20 230.20 230.20 223.20 251.10 "11.20 1"3.'0 "26.60
-34-
ANNEX 3Page 1
MEXICO
Loan 1420-ME
Baja California Tourism Project
Environmental Performance
1. Summary:
Integration of environmental considerations, mainly conservation,has made the project a more sustainable investment for economicdevelopment. Difficulties including calamitous cyclones have beenencountered, but the overall successful enhancement of projectenvironmental and economic benefits are significant. This has been madepossible by a combination of Bank initiative and a desire for environmentalprotection of the investment on the part of the borrower. Throughcooperation, project environmental diseconomies (caused by waste) have beenameliorated and positive externalities realized (conservation). In part,this reflects prior learning experiences elsewhere in Mexico by bothFONATUR and the Bank. Within the tourism sector, it is generallyrecognized that investments contain seeds to their own destructionenvironmentally and, accordingly, the sector is one where environmentalaspects historically have found acceptance earlier than in most otherdevelopment sectors. The more outstanding features, accomplishments,findings, recommendations, considerations and future requirements agreed onwill be highlighted below.
2. The interest and importance apportioned to environmentalprotection by the Mexican Government was highlighted by the appraisalreport and a list of established national ,-rks (eleven) included. Amongthem was the project-related, unique, and potentially most valuable lagoonwithin the San Jose del Cabo project site. Also included was the analogousenvironmental project asset ("The Oasis") at Loreto. Agreements made andassurances received :-r'uded:
(i) project design measures to preserve the natural environment;
(ii) minimam disturbance to existing vegetation and green zones;
(iii) planting of natural ground cover where needed;
(iv) disallowing construction on primary and secondary dunes; and
(v) water management studies.
Budgetary allocations toward realization of these environmentalconsiderations were included in Annex 1 of the SAR. Most importantly tothe human environment and from a public health point of view was theinclusion of adequate finance for water supply and sanitation.
-35-ANNEX 3Page 2
3. By the fall of 1980 significant progress had beer made inenvironmental studies, consultants finalized the "Estudio de Rehabilitaciondel Estero en San Jose del Cabo B.C.S." (Vol. 1 and 2). A detailedanalysis of the report was made by the Bank and views on progress wereshared with spe_ial emphasis on:
(i) optimization of benefits from the Oasis (mountainpark-potential);
(ii) Coronado island eco-system conservation;
(iii) beach conservation;
(iv) water quality; and
(v) project environmental resources management issues in general.
The project was still far from implemented in the fall of 1980 and majorimportant observations and contributions were made:
I. FONATUR was as dedicated to environmental soundness as at thetime of appraisal;
II. All construction works under way were mindful of beachconservation regulations. A road violation (of Section 3.07,Loan Agreement D) to provide a "look-out" over the beach was anexception firmly and promptly corrected by the project officer.
III. And, the Bank expanded its suggested recommendations formanagement of;
(a) the Oasis (Primera Agua);(b) the Coronado Island; and(c) the 'Estero en San Jose del Cabo".
The policy behind these recommendations was to accomplish conservation viaoptimization of positive feedbacks from properly managed environmentalassets to the project-1/ A one-man supervision mission in December of1980 found the new sanitary sewage treatment systems, for the two tourismareas and respective towns, about to close the ecological cycle byrecharging of the aquife7 with the treated effluent for irrigation. TheMinistry of Interior was utilizing the guidelines agreed to earlier inestablishing a nature conservancy at the Isla Coronado with controlledaccess for tourists and local fishermen. The Oasis had received generalupgrading after hurricane damage in 1979 and was open for visitorenjoyment. General and acceptable environmental progress was found at bothproject area locations. The mission impressed upon FONATUR the need toform these various eco-systems in a functional coastal zone managementprogram.
1/ This approach is chosen by the Bank. It represents an uncommom approachto environmental protection.
-36-ANNEX 3Page 3
4. Froject Completion at San Jose del Cabo; Environmental Findings
(a) The Lagoon:
4.01 The beautifully designed hotel El Presidente at San Jose del Cabobends unobstrusively with its surroundings, safely set-back from the beach,and close enough to the lagoon to take full advantage of its beatuty andrich birdlife (over 40 species by random observation of Bank environmentalstaff member; over 120 according to rumors). From the outset, it wasagreed to encourage regulated lagoon usage by the tourists as an addedattraction to the place. FONATUR built with counterpart funds a boat-housewith safe ramps and easy access from the hotel to paddle boats and canoes(motorized boats are disallowed). Since the lagoon is a very unique assetwhich can best be managed as such, rather than as a set-aside, natureconservancy, it will effect positively hotel occupancy rates in thefuture. It is not, however, an entirely easy body of water to manage;because very low rainfall is the rule in this desert-region, novolume-management is generally required. When it does rain, it tends to bevery heavy, and the natural barrier to the ocean breaks. The lagoonempties and its trunk-littered, muddy bottom becomes an ugly site. Inpart, the extensive drainage is due to shallowness caused by slow naturalsediment built-up over time, and in part by fast, intermittent, build-updue to watershed erosion. To solve this problem, the Bank naturallysuggested dredging, as required, combined with velocity check damsupstream, and FONATUR agreed to do so. Issues related to water quality,however, required different solutions and, to protect the lagoon fromsanitary waste, a secondary sewage treatment plant was built. Wheneverpossible (to save pumping expenses), such plants are placed low, and thusoften in or near floodplains.
4.02 In September of 1982, the project was visited by a severeChubasco- rainstorm which caused enough river-bank erosion to underminethe treatment plant foundations. Part of the plant collapsed (clarifier,activated sludge units, etc.) and virtually untreated waste-waters enteredthe lagoon. The severity of the storm, the rarity with which such stormsoccur, and the non-existence of meteorological data for planning purposesare understandable, but invalid excuses. The treatment plant was built onsand, in the flood plain, and without deep footings and foundations, eventhough only a few hundred meters downstream a house, still visible,collapsed some years ago because of its proximity to the river-bank. Ittoo was undermined by erosion and, it is note-worthy that the incident is alive record ignored by the planners and builders of the activated sewagetreatment plant. Several other issues incidental to the plant and itsoperations were discussed at length with FONATUR:
(i) the chlorination unit which did not function;
(ii) the complete lack of plant operational data;2/ and
(iii) the problem of what to do with continuing pollution of the lagoonfrom waste water passing through the plant into the westernlagoon branch recipient.
2/ BCD, SS, PH Treatment-efficiency, chlorine-doses, residuals, etc.
-37-ANNEX 3Page 4
FONATUR fully understood and appreciated the nature and severity of theabove issues, and its new manager assured the mission that he would resolvethe problems satisfactorily. He would also include monitoring andreadiness to act should problems of knats, flies, and mosquitoes worsen.The connections between experienced nuisance episodes and the unfortunatesewage wasteload upon the lagoon is uncertain; but FONATUR continues tomonitor the situation. By June 1983 a portion of the plants was salvagedand new clarifiers and activated sludge units have been constructed. Thetreated effluent will soon be pumped up to the golf course ponds in thecenter of the tourist zone. An overall assessment of the lagoon and itsenvirons demonstrated that the undisturbed natural indigenous vegetationexperienced no significant problems from the latest storms; eco-systemadaptations are perfect. This fact was often stressed at appraisal, alongwith concurrent recommendations to always, when possible, retain theoriginal vegetation cover.
(b) The Beach:
4.03 At San Jose del Cabo the beautiful beach is facing the open seaand receiving a restless beating. It is, therefore, a vulnerable ecotone,liable to react excessively to disturbances and in need of constantprotection against abuse. On the basis of the Bank's suggestions hotelswere built further back from the beach. This is the most importantprecaution and investment protection against the elements. FONATUR wasurged, and agreed, to monitor beach activities and dunes behavior; toprohibit driving on the dunes; keep them clean; and discourage excessiveactivities (horse-riding, games, etc.) along the shorefront. Wind erosioncan become a problem and may combine with wave-energies to causesignificant environmental changes damaging to adjacent hotel facilities bythe beaches.
Cc) Energy:
4.04 FONATUR has taken advantage of abundant free-flowing solarenergies and installed solar-panels in accordance with enlightened advisefrom the Bank. They were sadly given an unpredictable beating by thelatest storm in the area, but are now functioning. Additional sea-wardwind protection may lessen any future storm impacts. FONATUR alsorecognizes the value of trees as environmental protectors ("airconditioners") against the sun and have planted generously in and aroundhotel areas.
4.05 In terms of environmentally sound energy conservations, thedesign of hotel El Presidente is outstanding. Air moves freely throughoutthe hotel because of excellent design. It, in fact, encourages naturaldrafts throughout the hotel. Accumulative energy savings (fromair-conditioning saved) will, over time, be very large. Combined withplantings, inside and outside, and height-limitations on buildings,the El Presidente is an example of excellent design.
-38-ANNEX 3Page 5
(d) Urban:
4.06 FONATUR and the Bank have agreed since conceptiod of thisdevelopment to integrate the tourist zone with the town of San Jose delCabo. From a human environmental point of view this is most desirable andreflective of enlightened economic development. Due to delays inconstruction integration is naturally not completen and, the record ofsuccess too embryonic to assess.
(e) Drainage:
4.07 FONATUR has installed large drainage canals which effectivelychannel storm water runoffs from the town-side of the watershed to thelagoon. The latest storm, however, overwhelmed the system with depositedsand and gravel carried primarily from areas disturbed by requiredearthworks for the new residential areas and infrastructure (mainlyroads). In the period between disturbance and stabilization, the soil iscritically vulnerable to erosion by even normal rains. The heavy rainsfrom the latest storm caused multiple gullies detrimental to roadways andside cuts already in place. Much of the silt thus carried in suspensionwas later deposited in the canals, properly designed to carry water.Looking at the undisturbed parts of the surroundings still covered by thenatural vegetation and/or well--established plantings, the importance ofsoil cover was again most evident. In general, neither the Bank, norFONATUR can be faulted since stabilization necessarily requires much timein desert regions and the storm was unpredictable. An exception may be thevirtual absence of culverts because of the savings resulting therefrom,although on closer scrutir.y one could argue the economics of riskprotection from the uncertain future damage of possible heavy rainstorms inthis very arid region.
Ef) Project Environmental Guardian (PEG):
4.08 The concept of a PEG and the possible creation of a full-timeposition was discussed with FONATUR's new management at SJC and found ofsufficient interest to contemplate formulation of its TOR. The project has
a very high number, of associated environmental aspects that are ofsufficient importance to its future financial -health- to warrant theengagement of a PEG.
5. Project Completion at LoretoEnvironmental Findings
(a) The "Oasis"
5.01 The Oasis" at Loreto, within easy access for the tourist, havereceived significant management by FONATUR as recommended by the Bank. Ithas become a very attractive environmental investment asset which in thefuture, when occupancy rates are higher, will be visited daily by thetourists. Currently, its major contribution stems from its function as aplant nursery. Not only the hotels, but the entire newly developedresidential areas need vegetation badly in order to shade the sun and
-39- ANNEX 3Page 6
protect the soil. Strictly from an environmental point of view, it isagain worth noticing that conservation of the -Oasis" is being accomplishedvia stimulations of its productive potential, not through environmentallegislation.
(b) The Beach:
5.02 At Loreto and its vicinity, the beaches are often of low qualitynaturally and they are not among the tourist attractions. For the beach infront of the Hotel El Presidente white sand was trucked in to beautify theimmediate environs. A badly designed docking facility, however, is settingup erosive wave-energies detrimental to the foreshore. It was neitherfinanced, nor recommended by the Bank.
(c) Energy:
5.03 In Loreto, energy considerations and actions taken and planned byFONATUR are similar to those described for SJC. Again, the hotel issuperbly designed (and blends masterfully with its surroundings). So alsodoes the hotel-related, (energy efficient and effective) sewage lagoonslocated at a safe distance; the recycle waste waters will irrigate bygravite the arid region, as appropriate. Shade-trees have been generouslyprovided within the hotel zone.
(d) Urban:
5.04 As in SJC, integration of town and tourism (social tourism) wasplanned, but has not yet truly begun. The newly developed urban areas havefew trees and people, while the tnwn improvements will be undertaken inlate 1983 and 1984. Its water-supply is in need of improvement (for betterwater quality and less losses) but, also for this town, an activated sewagetreatment plant has been designed with an inadequate laboratory, but withchlorinators although disinfection of the town water supply is noaffordable. The project manager, was very much aware of these matters andintent on finding solutions. He was also agreed that the above-groundpower lines severely blocked the mountain view (one of the areas mostoutstanding aesthetic attractions), but he was pleased about airplanenoise. Noise levels were made an issue by the Bank in 1976, but judged tobe a non-problem because of the distance to the (Bank-financed) airport.The actual noise level now was found by the PCR mission to be easilytolerable.
(e) Drainage:
5.05 In accordance with recommendations by the Bank, appropriatedrainage designs have been completed and even severe future storms will notcause problems induced within project expropriated boundaries. FONATURwill also make sure that the flood plain remains uninhabited.
(f) Puerto Escondido:
5.06 At and around this beautiful area, an ecological protection zonehas been created. The tourism facilities nearby are also first-rateenvironmentally.
-40-ANNEX 3Page 7
Economic Conservation and the Coronado Island
5.07 The conservation policy described earlier, and applied elsewhereunder the project, has been recommended by the Bank since 1976 for theprotection of Coronado Island. But FONATUR has not yet taken steps towardsimplementation. For the most part, it is not the Island and its fewattractive beaches that are visited, but the rich fishing grounds aroundit, especially on the side where the seals are, for the same reason.Tourists may rent boats ($70 US/day) to get out to this area and thesedaily excursions bring over $50,000 of foreign exchange from boat rentalalone. The boats may be a nuisance to the seals, but hardly a threat. Atleast not at the current level of activities.
5.08 Such, however, is not the case for commercial fishing.Shrimpers, seiners, and gill-netters are combing and catchingundiscriminately, reducing potential sports-fishing and, eventually, theirown source of sustainance. Significant catch reductions over the last tenyears have become manifest and these commercial fisheries are definitelynot sustainable. Also, most area commercial fishing is conducted bymainland fishermen crossing the Sea of Cortez. The situation isdetrimental to the continued existence of one of the main tourist drawingcards of the project - the sports-fishing opportunities offered by "TheCoronado yellow Tail Parkway'.
5.09 A large enough area (see details on map, Fig. I) should bedeclared a National Marine Park, and all commercial fishing within it madeillegal. The first step recommended by the Bank mission was for theproject manager at Loreto to execute an economic conservation study of thispossibility. It is highly probable that the only lasting solution to theCoronado conservation challenge lies in economic incentives derived fromand created by Project self-interests. Sports-fishing tourists from theU.S. are the dominant future hotel occupancy clientel, provided fishingremains good. Sports-fishing poses no danger of depletion. FONATUR isfully aware that it has good reasons to press for area environmentalprotection and resources conservation.
Conclusions
5.10 The environmental impact on the project has thus been much largerthan the project's impact on the environment. The latter has been mostlypositive, and is expected to become even more so as project implementationproceeds. In the future, when the project is fully developed, it should bevisited again for a more complete environmental completion report.
-41-
ANNEX 4
MEXICO - LOAN 1420-MEBAJA CALIFORNiA TOURISM PROJECT
Part D: Market and Economic Studies Component
1. This loan included US$500,000 to finance studies on the marketand tourism economy of Mexico. US$198,000 were used for the conservationstudies with the remaining US$302,000 earmarked for the market and economicstudies.
2. Because the market and economic studies were national in scope,it was decided that the tourism ministry would supervise it and soresponsibility was transferred from FONATUR to SECTUR.
3. The Bank approved the terms of reference for the market studiesin 1977 and the work was contracted at a cost of US$155,000. The basicfocus was upon the US and Canadian markets and a seccad phase involveddomestic tourism. The report of the consultant for the market studies wasreviewed by the Bank and found to be satisfactory although there wereseveral questions regarding interpretation and follow-up actions. Theresults of the foreign marxet studies have served as a guide for promotingfour specific groups: (i) nature seekers; (ii) cultural explorers; (iii)family vacationers; and (iv) sport fishing. FONATUR is very satisfied withthe increased tourism generated directly from the promotion campaign, andthe findings continue to guide operational level policies. For example,increased promotional efforts of the Loreto Market during 1983 and 1984have been positive - doubling the occupancy. During the high season, thehotel was completely full.
4. In October, 1978, another firm was contracted to undertake theeconomic studies. SECTUR realized that the remaining loan amount ofUS$147,000 would not be enough to finance the economic studies and so theFondo Nacional de Estudios (FONEP) was asked to help finance the differencewhich was estimated to be about US$450,000. The firm started work withoutsigning a contract with SECTUR, but received a US$100,000 advance fromSECTUR. By mid-1979 it had spent about US$160,000 and a dispute arose onthe question of the tax liability. The firm claimed that it quoted a pricenet of taxes but the government refused to allow a tax exemption. The firmhad already completed the first phase of its work which involved analysingsample studies in various areas and deriving elasticity coefficients fortourist groups, locations, incentives, etc. In the resulting dispute, thefirm withdrew its services and was finally paid after it delivered theresults of the first phase of the study. SECTUR thereupon decided to hireother consultants to complete the work. However, during this periodseveral changes occurred at all levels of the institution and otherpriorities arose. Consequently, no further actions were taken.
5. Benefits from the economic study have not been significant due tothe incompleteness of the work done and lack of follow-up in such work.Discussions were held with the vice-minister of tourism who expressedinterest in undertaking an in-depth review this and other studies done inthe sector with a view to assess their usefulness and possible applicationsto resolve current problems.
-42-
ANNEX 5Page 1
MEXICO - LOAN 1420-ME
BAJA CALIFCRNIA TOURISM PROJECT
PHOTOGRAPHIC DOCUMENTATION
The photographs of this annex were taken in June 1982and January 1983.
- 53 -ANNEX 6Page 1 of 2
MEXICO
LOAN 1420-ME
BAJA CALIFORNIA TOURISM PROJECT
FINANCIAL REEVALUATION BY FONATUR
1. In response to the projected sales and revenues through the year2002 (made jointly by the PCR Mission and FONATUR), FONATUR recentlyrevised the financial projections of the Baja California Tourism Project tocapture additional benefits from the adjacent lands not urbanized by theproject but benefitting from the investment in infrastructure. The PCRmission considered the adjacent land as a resource to be developed byFONATUR in the future; however, the following reevaluation by FONATUR isheing included in the PCR as a viable alternative to the phasing ofFONATUR's investments in the infrastructure. The additional lands (90.25ha) owned by FONATUR will be sold over time through the year 1990 at halfof the value of the project urbarized land. The land developers wouldextend the streets and utility networks and construct additional tourismaccommodations phased over time and in conformance with the strict land-useand environmental controls of FONATUR. Since the tariff issues involvingthe operations of water and sewer systems as well as the airports arepolitical, but will eventually be resolved, to show a satisfactory rate ofreturn, the following analysis has been undertaken excluding the abovesystems. FONATUR will provide an update on the operations of these systemsas soon as the tariff issues are resolved along with the revised cash-flowand benefit/cost analysis.
2. Main considerations in the cash flow for the financialreevaluation proposed by FONATUR
(i) FONATUR's investments in infrastructure and tourism facilitiesfor this analysis have been considered only through the year1982, when all the works corresponding to the first stage weresubstantially completed. (In the PCR, a rational investment ininfrastructure expansion was projected thru the year 1999 - seeAnnex 2, Tables 1 and 2);
(ii) The recovery of these investments from the sale of land isprojected through the year 1996-1997 the date when the inventoryof land and improvements will be fully utilized;
(iii) Excluded from the cash flow are the water and sanitary sewersystems as well as the airports whose operations at the presenttime have a negative cash flow. FONATUR is currently reviewingthe tariff structures with the respective government agencies todefine the measures required to improve the financial performanceof these entities. FONATUR proposes to analyze the investment inthe water and sanitary sewer systems through 1982 and to projectthe cost recovery of these 'nvestments from the sale of waterover time until the capacity gf the system is fully utilized.
- 54 -ANNEX 6Page 2 of 2
3. From the above diagnosis and analysis the internal rate of returnvaries between 8.6% and 9.3% (see Annex 7, Table 1).
Description of the saleable land areas, sales price and the rate of sales
4. The increases in the saleable land areas for Nopolo, Loreto andSan Jose del Cabo, have been achieved by adding the lot areas adjacent tothe urbanized lots as additional land that received indirect benefits fromthe infrastructure and building investments to date. All of the additionallands can be easily urbanized by private investors without additional costto the Project. FONATUR has set the sales value of these lands at half thesale price of their urbanized lots with the following results:
Nopolo Beach: The areas available for hotel use are 62.27 has.(originally 77.1 has.) and for villas and condominiums -86.5has. (originally 65.5 has.). For resort residential lots inSuperblocks III, 1.133 has. has been added and to Superblock V,2.008 has. to make a total of 25.5 has. of saleable land. Thecommercial area is now 9.9 has. (originally 8.3 has.). In theadjacent land to the residential urbanized land, 16.52 has. havebeen added of which 1.52 has. are in Superblock III and 15 has.in Puerto Escondido.
Loreto Urban Area: In the residential area contained in thePaseo Julian de Mayorga, 1.198 has. are added for a total of28.058 has.; for the sites and services 9.65 has.; commercialarea 3.395 has. and industrial area 9.005 has. In the adjacentlots to the urbanized area, an additional 22.5 has has beenassigned composed of .8 has. of interior lots behind AvenidaJulian de Mayorga and 21.7 has. located behind the Paseo JuanManuel Pasaldua.
San Jose del Cabo: In this development, the area allocated tohotels was 46.57 has., for villas and condominiums 1.6 has. andresort residential lots along the golf course fairway, 60.206has. In the urban lots (non-tourist) 63.84 has., commercial area9.005 has., and industrial 14.937 has. have been allocated. Forthe adjacent lands, 51.5 has. has been added in sections A, C andD of the Residential Area Cerro del Vigia.
6. The data presented in the attached cash-flow tables - is based onunit sales prices established by the sales management of FONATUR. After1984 the prices will increase in accordance with the actual price increasesexperienced in Ixtapa and Cancun Tourism Projects. The sales price used inthis analysis has been approved by the Director of Sales of FONATUR.
TABLA DE RIESUJLTADOS
TASAS INTERNAS DL; rtTORNO (25 de octubre ue
L 0 R E T O N O P O L O LORETO-NOPOLO SAN JOSE DIL CABO
COSTOS COSTOS COSTOS COSTOS COSTOS COSTOS COSTOS cOSTOSTOTALES PARCIALES 1/ TOTALES PARCIALES 2/ TOTALES PARCIALES 2/ TOTALES PARCIALES 3/
Periodo final deventas en 1990 -4.82 -3.64 - - - - 1.73 9.39
1991 - - 3.94 14.19 1.92 . 8.6 -
1993 -4.73 -3.68 - - - -
1995 - - 2.83 10,60 1.37 7.19 L.05 7.26 1
1997 - - - 7.11 '
1998 - - 2.62 10.26 1.14 6.26
1/ Sin incluir costo del hotel social
2/ Sin Inci.ulr costoc del hotel phloto, subeMtielones, teleco.unicacionaec marina y trailer-park
3/ Sin incluLr costof del. hotel piloto. hivti,~ 4i,'fina, imbeoarcione y central tolefdnica
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PROJECT LOCATIONS Toplpoobampo°
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* Project Locations
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o3 State CapitalsFerry Routes I!
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RELACION DE PUNTOS EN EL PL O
f Parroquia de San Jose del Cabo .-5 -.
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3 Policia. 9omberos y Clinica S.S.A.a Clinicas de la S.S.Z. e l.S. STE.
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