CRUISE TERMINAL DEVELOPMENT THE TRUE STORY Bermello, Ajamil & Partners, Inc. February 2006
or, my life as a consultant
BSO Blinding Statement of the Obvious
BSO s The industry is growing More cities are getting ships Ships are getting bigger Security is getting tighter BCBP is actually checking people Lines are concerned with costs Ports have financial constraints Cruise has great impacts on the community Passenger experience is becoming an
Big Picture
North American passengers 12,000 10,000 Passengers ('000) 8,000 6,000 4,000 2,000 0 80 81 82 83 84 85 86 87 88 89 90 91 92 93 94 95 96 97 98 99 '00 '01 '02 '03 '04 '05
2016 2016 2017 2017 2014 2015 2015 2014 North American terminal demand North American terminal demand 80 70 60 50 40 30 20 10 0 2003 2003 2004 2004 2005 2005 2006 2006 2007 2007 2008 2008 2009 2009 2010 2010 2011 2011 2012 2012 2013 2013 Low Mid Actual
Home ports
Reality New terminal capacity has only been built in the new emerging markets Seattle Galveston Houston Norfolk Tampa New Orleans Collectively the established ports have actually reduced the number of terminals Made huge investments to rehabilitate old terminals
Sustainable growth? Miami 1980 11 terminals 2006 8 terminals New York 1970 s - 6 terminals 2006 4 or 5 terminals Los Angeles
Growth issues While new ports have been able to cheaply develop a terminal by using old waterfront warehouses all new revenues The legacy ports are struggling with massive capital redevelopment but not necessarily new business or revenues
Boston Boston Boston Boston New New New New York York York York Metric - berth use (paxs per year) Metric - berth use (paxs per year) 600,000 500,000 400,000 300,000 200,000 Passengers per Berth 100,000 0 Vancouver Vancouver Vancouver Vancouver BC BC BC BC Seattle Seattle Seattle Seattle San San San San Diego Diego Diego Diego Miami Miami Miami Miami Port Port Port Port Everglades Everglades Everglades Everglades Tampa Tampa Tampa Tampa Los Los Los Los Angeles Angeles Angeles Angeles
Reality During the past five years, the industry has been able to absorb growth by redeveloping old terminals Not many of these exists any more During the next ten years, either More alternate cities will be needed Growth will be needed in the traditional ports Where do your ports grow? In a financially feasible way
Public policy / Business issues Project Costs BUSINESS ISSUES Project Revenues Method for Financing Ownership of Asset Public / Private PUBLIC POLICY ISSUES Operational Control
Achieving a balance Public policy Business plan
Terminal Design
The real picture How to build a terminal, successfully And live to tell about it
Myth 1 There is uniform standard or solution
The evolution of the cruise terminal TEMPORARY FACILITY CONVERSION OF EXISTING BUILDING NEW FACILITY JOINT DEVELOPMENT
Embarcadero Circle
Embarcadero Circle Vision
Embarkation (departure)
Disembarkation (arrival)
Program guidelines (feet 2 ) INDIVIDUAL TERMINALS 1,800 PAX 2,600 PAX 3,600 PAX RECOMMENDED BAGGAGE 24,000 39,000 54,000 BCBP OFFICES BCBP PROCESSING 30,000 3,000 3,000 3,000 3,000 8,000 8,000 8,000 12,000 CHECK-IN 9,000 14,000 18,000 14,000 LOUNGE 7,000 11,000 16,000 12,000 SUPPORT 10,000 10,000 10,000 5,000 AIRLINE???? TOTALS 57,000 85,000 109,000 76,000
Design process process has been relegated to design by committee
Myth 2 Cruise lines have an uniform or consistent idea of what they want
Myth 2a People within the same cruise line have an uniform or consistent idea of what they want
Arrivals area (baggage) Arrivals area (baggage) 0 5,000 10,000 15,000 20,000 25,000 30,000 35,000 40,000 45,000 SJ4 MIAD MIA89 NYBT BOSTON SEA66 SE3031 PE1 PE2 PE4 PE18 PE19 PE21 PE22 PE24 PE25 PE26 SD LA93 LA9192 LB NO1 NO2 0 5,000 10,000 15,000 20,000 25,000 30,000 35,000 40,000 45,000 SJ4 MIAD MIA89 NYBT BOSTON SEA66 SE3031 PE1 PE2 PE4 PE18 PE19 PE21 PE22 PE24 PE25 PE26 SD LA93 LA9192 LB NO1 NO2
Baggage area Baggage area 0 10,000 20,000 30,000 40,000 50,000 60,000 TMP3 LA93 NYBT PE2 PE19 MIAD NO1 PE18 PE4 SE3031 PE1 PE25 PE26 BOSTON LB PE21 LA9192 MIA89 SJ4 SEA66 NO2 SD PE24 PE22 0 10,000 20,000 30,000 40,000 50,000 60,000 TMP3 LA93 NYBT PE2 PE19 MIAD NO1 PE18 PE4 SE3031 PE1 PE25 PE26 BOSTON LB PE21 LA9192 MIA89 SJ4 SEA66 NO2 SD PE24 PE22 AVERAGE
Departures (check-in) Departures (check-in) 0 10,000 20,000 30,000 40,000 50,000 60,000 SJ4 MIAD MIA89 NYBT BOSTON SEA66 SE3031 PE1 PE2 PE4 PE18 PE19 PE21 PE22 PE24 PE25 PE26 SD LA93 LA9192 LB NO1 NO2 0 10,000 20,000 30,000 40,000 50,000 60,000 SJ4 MIAD MIA89 NYBT BOSTON SEA66 SE3031 PE1 PE2 PE4 PE18 PE19 PE21 PE22 PE24 PE25 PE26 SD LA93 LA9192 LB NO1 NO2
Check-in area Check-in area 0 10,000 20,000 30,000 40,000 50,000 60,000 70,000 LA93 TMP3 MIA89 PE21 NYBT PE18 MIAD NO1 SD PE25 SE3031 SJ4 PE19 PE26 NO2 PE2 PE4 SEA66 BOSTON LB PE24 PE22 PE1 LA9192 0 10,000 20,000 30,000 40,000 50,000 60,000 70,000 LA93 TMP3 MIA89 PE21 NYBT PE18 MIAD NO1 SD PE25 SE3031 SJ4 PE19 PE26 NO2 PE2 PE4 SEA66 BOSTON LB PE24 PE22 PE1 LA9192 AVERAGE
VIP VIP 0 500 1,000 1,500 2,000 2,500 3,000 3,500 4,000 SJ4 MIAD NYBT BOSTON SD SEA66 SE3031 PE1 PE2 PE4 PE18 PE19 PE21 PE22 PE24 PE25 PE26 SD LA93 LA9192 0 500 1,000 1,500 2,000 2,500 3,000 3,500 4,000 SJ4 MIAD NYBT BOSTON SD SEA66 SE3031 PE1 PE2 PE4 PE18 PE19 PE21 PE22 PE24 PE25 PE26 SD LA93 LA9192
Gangways Gangways 0 1 2 SJ4 MIAD MIA89 NYBT BOSTON SEA66 SE3031 PE1 PE2 PE4 PE18 PE19 PE21 PE22 PE24 PE25 PE26 SD LA93 LA9192 NO1 NO2 0 1 2 SJ4 MIAD MIA89 NYBT BOSTON SEA66 SE3031 PE1 PE2 PE4 PE18 PE19 PE21 PE22 PE24 PE25 PE26 SD LA93 LA9192 NO1 NO2
Myth 3 Security is uniform throughout the United States
Security Large variations from place to place Adjacent relationships Nearby uses
Myth 4 BCBP has a consistent design or direction
FIS FIS 0 2,000 4,000 6,000 8,000 10,000 12,000 14,000 SJ4 MIAD MIA89 NYBT BOSTON SEA66 SE3031 PE1 PE2 PE4 PE18 PE19 PE21 PE22 PE24 PE25 PE26 SD LA93 LA9192 LB 0 2,000 4,000 6,000 8,000 10,000 12,000 14,000 SJ4 MIAD MIA89 NYBT BOSTON SEA66 SE3031 PE1 PE2 PE4 PE18 PE19 PE21 PE22 PE24 PE25 PE26 SD LA93 LA9192 LB
Total Area Total Area 0 20,000 40,000 60,000 80,000 100,000 120,000 SJ4 MIAD MIA89 NYBT BOSTON SEA66 SE3031 PE1 PE2 PE4 PE18 PE19 PE21 PE22 PE24 PE25 PE26 SD LA93 LA9192 LB TMP3 NO1 NO2 0 20,000 40,000 60,000 80,000 100,000 120,000 SJ4 MIAD MIA89 NYBT BOSTON SEA66 SE3031 PE1 PE2 PE4 PE18 PE19 PE21 PE22 PE24 PE25 PE26 SD LA93 LA9192 LB TMP3 NO1 NO2
Design process process has been relegated to design by committee
What s the answer
Keys Think strategically Community issues Port s mission Think financially How to finance the project Stay competitive with the industry Think functionally Listen to your users and stakeholders Focus on all parts of the business Operations Third party costs to the lines Put it all together
Controlling costs Reduce terminal size Streamline operational costs Improve luggage handling Direct luggage handling Electronic tagging of luggage Improve provisioning Containerazion of ship chandlery Roll-on, roll-off of goods
Solutions The ports and lines will continue to evolve One solution for legacy ports another for start ups Themes Speed and efficiency Costs Passenger experience What will happen as all the old terminals have been rebuilt Where will the new capacity go to?