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Old November 5th, 2006, 09:46 AM   #3081
3cr
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Originally Posted by thomasian View Post
Military Now Free To Sell Jusmag Compound
Philippine Daily Inquirer - 9/24/06

The military expressed confidence on Sunday that
the planned sale of the 40-hectare Jusmag compound
at Fort Bonifacio
would finally push
through after the Supreme Court ruled that overstaying
retired military officers and their families
should vacate the property. Lieutenant Colonel
Bartolome Bacarro, Armed Forces of the Philippines
(AFP) spokesperson, said the AFP and the
Bases Conversion Development Authority
(BCDA) were now free to dispose of the property.
The BCDA reportedly plans to sell the property
for around 12 billion pesos, of which 30%,
or roughly 3.6 billion pesos, would go to the
modernization fund of the AFP. Last Friday, the
Supreme Court ruled that retired military and
police officers and their families who had remained
in their official quarters beyond the 60-day limit
for vacating a dwelling on separation from the
service should leave the property. A group composed
of the officers’ wives, the Southside
Homeowners Association Inc. (SHAI), had claimed
to have bought the property in the 1990s for
11.9 million pesos. The Supreme Court ruling “reversed
and set aside” a Court of Appeals decision
upholding SHAI’s ownership of the property.
In ending the 15-year dispute over the prime
property inside the 39.99-hectare compound, the
high court also chided the military leadership for
earlier ordering eviction operations despite the
fact the tribunal had yet to rule on the matter.

-----------------

That 40-hectare is big, where exactly in Northern BGC is it? Is it located east of the Metrobank property?
Ahhh sa North ba ang JUSMAG property? All this time I thought sa South Fort Boni ang JUSMAG property (behind South Forbes Park) lagpas pa ng McKinley Hills. Guess I got my bearings wrong though the article below seems to confirm it.


BCDA plans sale of JUSMAG lot, says developers interested
BY FELIPE F. SALVOSA II, Sub-Editor

Major property developers are setting their sights on a 40-hectare property that the Supreme Court has returned to the government, in what could be the next biggest military land disposal since the rights to develop Fort Bonifacio land was first sold in 1995.

State-owned Bases Conversion Development Authority (BCDA) is planning to commission a new survey of the so-called JUSMAG (Joint US Military Advisory Group) area -- currently occupied by retired military officers -- to establish an appraisal, measure land area, and prepare for a new master plan.

Aileen Anunciacion R. Zosa, BCDA vice-president, claimed developers such as Ayala Land Inc., Robinsons Land Corp., Megaworld Corp., and the SM Group have expressed interest in the property.

Without denying that they are interested, Megaworld and SM Investments Corp. (SMIC) representatives said it was still "premature" to comment.

John T. Hao, Megaworld investor relations officer, noted that his firm is already into the nearby Mckinley Hills residential-commercial project. An SMIC source, meanwhile, said the firm "has not received an official or formal communication from the authorized government agency."

Spokesmen for Ayala Land and Robinsons Land could not be reached for comment.

Ms. Zosa told BusinessWorld that by her own estimates, the JUSMAG property -- previously valued at P20,000 to P30,000 per square meter -- is worth as much as P50,000 per square meter or a total P12 billion assuming the area is fully developed.

A joint venture setup could yield P4 billion for the government, assuming a "conservative" sharing scheme of 70-30 in favor of the winning private developer, she added.

"We expect higher revenues once we bid it out," Ms. Zosa said.

At Mckinley Hills, the official noted, the market rate is already at P40,000 per square meter while at the Essensa residential condominium project land is worth P80,000 to P120,000 per square meter.

The JUSMAG property is right behind Forbes Park in Makati and is beside the American cemetery in Fort Bonifacio.

The Supreme Court, in a September 22 ruling, declared it a military reservation which cannot be owned by private entities. Southside Homeowners Association Inc., a corporation set up by spouses of former military officials, had claimed to have bought it at P30 per square meter or P11.9 million in 1991.

Ms. Zosa said the high tribunal’s decision is not yet final but "we can do preliminary planning."

"In the meantime we will do an actual survey of the land, according to legal parameters," she said.

Last year, the BCDA hired an appraisal firm but its surveyors had to climb a tower and use telescopes instead of conducting an actual survey because of the land dispute. The Armed Force of the Philippines had attempted to evict the occupants in July but this was stopped by the Supreme Court.

Ms. Zosa said a 1994 preliminary masterplan called for a mixed-use development in the JUSMAG area. "It was supposed to be predominantly low-density, high-end residential project at the back of South Forbes Park," she said.

A new masterplan will now have to be drawn up, she said. "It’s a big area. It cannot be predominantly residential. There will be retail and institutional developments. It’s going to be something like a sizeable community like the Fort Bonifacio Global City," she explained.

Per BCDA’s records, the area measures 35.5 hectares but the JUSMAG area could be bigger, Ms. Zosa said. The Supreme Court ruling placed the land area at 39.9 hectares.

If the development plan pushes through, 30% of the land will have to be set aside for roads, utilities, and common areas such as parks.

"It cannot all be sold," Ms. Zosa said.

The BCDA is also trying to recover 25.8 hectares occupied by the Navy Officers Village Association in Fort Bonifacio said to be worth at least P10 billion. The case is still being heard by the Court of Appeals.

The agency is also planning to develop 33.6 hectares occupied by various military facilities and residences but relocation sites still have to be finalized. The area is being occupied by the Bonifacio Naval Station, the Marines Headquarters, and the Army Support Command.


Looks like Fifth Avenue will indeed be a main boulevard/street in FBGC as it connects the North, City Center, South, and beyond especially when this JUSMAG property gets developed. Parang maslalaki pa lalo ang FBGC beyond just the CityCenter as JUSMAG's 39 hectares will serve as a natural extension of Fort Boni much like Megaworld's McKinley Hill when done. This is indeed very good news as it will not only make FBGC bigger but also make the whole area at the back of South Forbes Park that much nicer/better as well.

Last edited by 3cr; November 5th, 2006 at 11:34 AM.
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Old November 5th, 2006, 11:05 AM   #3082
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Just sharing some good news regarding the long awaited and much anticipated FBGC railway connection/project. Looks like there is much to rejoice as it turns out the Fort Bonifacio connection to existing railway lines will come to fruition as part of the 2nd or 3rd phase of the China financed North railway project extension (depending which article you read). Regardless of the phase, what's important is when the FBGC mass transit and railway station comes on line, it should further fast track Fort Boni's transformation from primarily a bedroom community into a full pledge modern City/CBD. FBGC's future is indeed looking bright!

North Rail project launched:
RP, China start building rail project from Manila to Ilocos

By EDMER F. PANESA & WILLIE CATAPAT

The Philippine and Chinese governments broke ground and launched the first phase of the most awaited North Rail Manila-to-Ilocos project aimed at reviving and modernizing rail transport north of Manila that has been abandoned for a quarter of a century.


China’s new ambassador to the Philippines, Wu Hongbo, reaffirmed Beijing’s commitment of a new 20-year concessionary financing for the rail project. House Speaker Jose de Venecia Jr. envisioned the project as a major boost to the economy.

De Venecia said the project begins the opening phase of a well-planned effort to rebuild the country’s railway system in North and South Luzon and on Panay Island in the Visayas and build the first rail system in Mindanao in a hundred years.

"This will be a lasting legacy of President Gloria Macapagal Arroyo to the Filipino nation. The railways will open up communities to greater trade and economic opportunities — and will unite our people," De Venecia said.

In his speech, De Venecia, on behalf of the Philippine government, expressed gratitude to Chinese President Hu Jintao, his predecessor Jiang Zemin and China’s new head of parliament Wu Bangguo and the leader he succeeded, Li Peng, for their relentless effort to the Philippine railway modernization project.

The first phase of the modernized South Rail to Sorsogon will be launched with the Manila-to-Calamba (Laguna) line, which will be financed by the South Korean government.

According to Philippine National Railways (PNR) general manager Jose Ma. Sarasola II, China is providing $400-million in concessionary financing for the Caloocan City to Malolos (Bulacan) line, which will eventually extend to the Diosdado Macapagal International Airport (formerly Clark Air base) in Angeles City, Pampanga.

Sarasola said the Phase II of the project is the line branching out to the Subic Freeport Zone in Zambales.

He added that Phase III covers the line from Caloocan to the Fort Bonifacio Global City in Taguig, while Phase IV extends the line all the way to north to San Fernando, La Union passing through Pampanga, Tarlac, and Pangasinan.

Minister Mao Qian of the Chinese Embassy called the project as the "largest Chinese project in Southeast Asia," and the first 20-year concessionary loan even extended by China to any government in three percent interest and includes a five-year grace period.

Sarasola said 23 Chinese engineers are already in the country for final technical deliberations on the project, a double track system that will use narrow gauge tracks compatible with PNR lines.

The system will use diesel multiple units with a design that can be upgraded to electrified system that China successfully developed.

When completed, the 32-kilometer line is estimated to ferry 350,000 commuters daily, including those from the LRT and MRT lines with which North Rail will be interconnected.

The PNR, Bases Conversion Development Authority (BCDA), and its subsidiary, the North Luzon Railways Corp., Department of Transportation and Communications, and the Chinese government-owned National Machinery and Equipment Corp., are jointly undertaking the North Rail project.

Meanwhile, the DOTC and PNR are now working on the clearing and relocation of some 35,000 squatter families that built shanties dangerously close to the rail tracks.

The two agencies are now coordinating with Housing Secretary Michael Defensor.

The Chinese government is also partly financing the squatter relocation to new sites with a new housing.

The project is the initial phase of an ambitious national railway modernization program proposed by De Venecia and to which China and South Korea have already pledged substantial financing.

Last week, an international consortium backed by the governments of Germany, Austria, France, Thailand and India jointly pledged over R500 million to complete the feasibility studies for the Mindanaowide rail system, which President Arroyo and De Venecia have envisioned to open the island’s economy and unify its Christian, Muslim and Lumad communities.


Groundbreaking


The formal groundbreaking and launching of the Caloocan-Malolos phase of the North Rail project was held yesterday at the Caloocan City terminal of the Philippine National Railways (PNR) attended by top Philippine and Chinese government officials.

Speaker Jose de Venecia, one of the proponents of the project, said the launching of the first phase will signal the revival and modernization of the rail transport north of Manila that has been abandoned for almost a quarter of century.

Also on hand during the occasion were Caloocan City government officials, led by Mayor Rey Malonzo, China’s ambassador to the Philippines Wu Hongbo, Department of the Transportation and Communications (DoTC) officials and other representatives from government agencies involved in the project.

De Venecia thanked the government the President Gloria Macapagal Arroyo, Chinese President Hu Jintao, and his predecessor Jiang Zemin for their relentless support to the Philippine rail modernization project.

China is providing $400 million in concessionary financing for the Caloocan City to Malolos line, which will extend to the Diosdado Macapagal International Airport in Clark, according to PNR general manager Jose Ma. Sarasola II.

He said Phase II of the project is in the line branching out to the Subic Freeport Zone in Zambales. Phase II covers the line from Caloocan to the Fort Bonifacio Global City while Phase IV extends the line all the way to San Fernando in La Union passing through Pampanga, Tarlac, and Pampanga.

Sarasola said 23 Chinese engineers are already in the country for the final technical deliberation on the double-track system that will use narrow gauge tracks compatible to PNR lines.

--------------

China to gain in railway project

BY DABET CASTAÑEDA
Bulatlat

While the North Luzon railway rehabilitation project is expected to ease transportation woes between Manila and north and central Luzon provinces, it is also expected to open wider the Philippine trading doors to China.

The rehabilitation of the North Luzon railway, expected to start before the year ends, has provided China a prime route to premiere Philippine trading posts from Manila to Northern Luzon.

The Philippine Trade and Investment Center said in a report (www.ecdc.net.cn) that from January to February 2002, China was the Philippines’ ninth biggest trading partner, 10th as export market and seventh as import supplier.”

It said that from 1997 to 2001, trade with China grew consistently from US$ 1.11 billion to US$ 1.7 billion at an annual rate of 8.56 percent.

The report further said the two countries traded semi-conductor devices and parts and accessories of automatic data processing machines. The Philippines exported copper cathodes, fresh bananas and fuel oils to China while importing its motor spirit (gasoline), fabrics for manufacture of outer garments, wheat and muslin.

President Gloria Macapagal-Arroyo’s visit to China on Sept. 4 brought the trade relations between the two countries to a higher level, with China’s commitment to finance the rehabilitation of the Philippine railway system that covers the northern part of Luzon. China has in fact immediately released to the cash-strapped Philippine government a loan of $503 million for the project’s first phase.


The project

Caloocan train station
The rehabilitation of the country’s long-neglected railway system to the north, dubbed Manila-Clark Rapid Railway System (MCRRS), is being handled by the Northern Luzon Railways Corp. (NorthRail), a government-owned corporation. The Bases Conversion Development Authority (BCDA), of which Northrail is a subsidiary, will provide its equity portion.

The Northrail is expected to transport products from Manila to any point in northern Luzon, particularly in areas being developed by the government as economic zones. These include Clark in Pampanga and Subic in Zambales which are both former military bases and now host to several transnational corporations.

The Northrail’s first phase will run from Caloocan City to Malolos City, the capital of Bulacan province, while the second phase will extend the line from Caloocan to the Fort Bonifacio Global city in the Taguig, Rizal. The third phase will run from Malolos to the Clark Special Economic Zone while the fourth phase extends the line all the way to San Fernando, La Union in northern Philippines.

In an interview with Bulatlat last week, Jose Cortez Jr., Northrail president, confirmed that the railway will eventually be used to transport cargos, not just commuters.

The Chinese government has agreed to undertake a feasibility study on the first phase, as stipulated in a Supplemental Memorandum of Understanding signed by Cortez for the Philippines and Ren Hongbin, chairman of the China National Machinery and Equipment Corp. or CNMEG, a state-owned corporation of the People’s Republic of China.

Cortez confirmed that the Chinese government has also agreed to fund the three other phases.

The fund from China will be paid in 20 years with a three percent interest. Cortez said payment will be generated from revenues from the passenger fares. He said the National Economic Development Authority (NEDA) has already approved the minimum fare charge of P10 with an additional P1 per kilometer. A passenger shall thus pay a total of P42 for a full distance ride for the first phase. The fare of passenger jeepneys and FX is cheaper at P36 and P 40, respectively.

Cortez clarified however, that China is only funding the rehabilitation of the railways but is not sure if it will continue to maintain and operate the transport system once it is finished.
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Old November 5th, 2006, 03:15 PM   #3083
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Jusmag

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Originally Posted by JAMAICUS View Post
Can't anyone google Earth it and point out where excactly is that area?
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Old November 5th, 2006, 03:35 PM   #3084
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Originally Posted by 3cr View Post
Ahhh sa North ba ang JUSMAG property? All this time I thought sa South Fort Boni ang JUSMAG property (behind South Forbes Park) lagpas pa ng McKinley Hills. Guess I got my bearings wrong though the article below seems to confirm it.
Oops, sorry I got the location wrong.
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Old November 5th, 2006, 10:48 PM   #3085
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Oks lang yon bro! Speaking of North Fort Boni here's an article posted in today's Daily Tribune: http://www.tribune.net.ph/business/20061106bus7.html

Property top guns to vie for North Boni
By Ayen Infante
Daily Tribune
11/06/2006

At least four major real-estate and property developers expressed keen interest in the planned public bidding in the first quarter of next year for the North Bonifacio development project.

The companies include Megaworld Corp., Ayaland Land Inc., Robinsons Land and SM Prime Holdings.

The multi-billion project which is under the Bases Conversion and Development Authority (BCDA) will cover a total land area of about 15 hectares.

BCDA vice president for business development Aileen Zosa said that apart from these big companies, the government is hoping to attract other major investors in the property industry.

Zosa said that these companies have officially informed BCDA of their interest in the said project.

Zosa added the government is hoping to complete other details of the project to set the final date of the public auction.

The North Bonifacio project could be an ideal site for future mixed-use property project such as commercial establihsments, residential, or offices.

Zosa added the project is expected to attract big companies because of its prime location, she added.

“We want to maximize the value of north Fort Bonifacio property, as prime if not more prime as the CitiCenter,”Zosa added referring to the recently developed property of the Filinvest Corporate City in Alabang.

Based on the P80,00 per square meter value of the property, BCDA is expected to generate at least P12 billion in estimated proceeds.

The masterplan of the project is being completed along with Metrobank which holds a separate 10.4 hectare property inside North Bonifacio.

“BCDA is completing a masterplan with Metrobank to increase the value of the property by having efficient access roads. The master plan will completed by the end of the year,” Zosa said.

Last edited by 3cr; November 5th, 2006 at 10:57 PM.
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Old November 6th, 2006, 03:25 AM   #3086
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How come it's illegal to take pictures of buildings in the Philippines? The story of the guard saying it's illegal to take a picture sounds very communist-like to me. It's something I would think happens in China as opposed to the Philippines. Is this rule exclusive to BGC or all over the Philippines?
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Old November 6th, 2006, 04:30 AM   #3087
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it's not illegal to do so but it's just prohibited.. just for security purposes.. you know things changed after the 911 even though we're on the other side of the planet...
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Old November 6th, 2006, 05:07 AM   #3088
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Quote:
Originally Posted by flymordecai View Post
How come it's illegal to take pictures of buildings in the Philippines? The story of the guard saying it's illegal to take a picture sounds very communist-like to me. It's something I would think happens in China as opposed to the Philippines. Is this rule exclusive to BGC or all over the Philippines?
Sadly, its all over in places like Makati, Ortigas, MRT, etc
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Old November 6th, 2006, 05:14 AM   #3089
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Originally Posted by thomasian View Post
Are you proposing a sleep-over sa unit ni kuya Boe? Kami din pwede maki-join?
Me bago ka na namang IA ha.
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Old November 6th, 2006, 07:53 AM   #3090
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anong IA ?
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Old November 6th, 2006, 10:27 AM   #3091
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intriga alert love team.
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Old November 7th, 2006, 01:48 AM   #3092
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IA- akala ko Intense Affection ...hehe
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Old November 7th, 2006, 05:50 AM   #3093
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Quote:
Originally Posted by GreyX View Post
Sadly, its all over in places like Makati, Ortigas, MRT, etc
Even in malls, that's why I'm really hesitant to take photos... I only post photos taken from a speeding car
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Old November 7th, 2006, 06:09 AM   #3094
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Practice your stealth photo shooting skills, you'll be amazed at what you can do with them.
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Old November 9th, 2006, 10:24 PM   #3095
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Originally Posted by Jhaelnis View Post
Even in malls, that's why I'm really hesitant to take photos... I only post photos taken from a speeding car
I guess that can be considered "drive-by shooting," right?
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Old November 10th, 2006, 04:33 AM   #3096
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click and run...
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Old November 10th, 2006, 04:43 AM   #3097
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Practice your stealth photo shooting skills, you'll be amazed at what you can do with them.
Hmm, I should set my shutter speed to fast then
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Old November 10th, 2006, 06:16 AM   #3098
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you might also want to keep it quiet, literally... though i'm not sure if digicams have that option... to shut the "click" up i mean
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Old November 11th, 2006, 10:58 AM   #3099
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I just realized that my previous City Center update got resized by photobucket because of a wrong setting so I had them re-uploaded to photobucket and reposted here...

10.14.06

































--------------------------------------------------------

My new updates, sorry if I posted them a bit late.

The pictures are posted in the order they were taken.

Here's the story. 6 days later I went back to BGC to get my haircut at FIX Lab Serendra.

10.20.06

Market! Market!


Serendra


Market! Market! again


Ikot-Ikot muna sa Serendra...

Sa tapat ng rotunda


punta naman sa kabilang dulo ng Serendra...







balik ulit sa kabilang side para sa FIX LAB


FIX Lab, Shops at Serendra


The stylist was Ms. Belle, nag-iisang lang syang stylist ng FIX Lab kasi konti pa lang naman daw ang mga customers nila eh. It was already 4pm and yet I was just their 2nd client, and the only one in the salon the whole time I was there. Gusto ko yung ganun kasi naasikaso ka nila ng husto, hindi minamadali unlike in other crowded (Bench) FIX salons.

Haircut was P185 + P50 for Ms. Belle and P20 for the assistant na taga-shampoo, taga blow-dry, at taga pagpag ng buhok.



After the haircut, I skipped going to Sonja, next time na lang, since I figured out that I'll be more satisfied with a Chicken McRice Burger from McDo.

City Center, medyo malayo so naisip kong tawirin yung newly laid asphalt para makalapit-lapit ng konti


...next thing I know nasa gilid na ako ng City Center at kumukuha ng pics ng patago.

this is the road that cuts through the center of City Center


here's where that pic was taken, red indicates my location while the arrow points out the direction where I was facing.


walking further





dumidilim na


L-R; 5th Avenue Place (u/c), Essensa Twin Towers, Regent Parkway, Fairways Tower, Pacific Plaza, One McKinley, Net One


L-R; Net Square, Forbeswood Heights, Bellagio, Kensington, Penhurst, Bonifacio Ridge


looking back at City Center


Mitsubishi Motors' Tent





BGC Sunset





HSBC







Night falls at BGC


photoshopping the pic


Pac Plaza, OneMc, NetOne, NetSquare


silhouettes of BGC condos


Net2, Net1, OneMc, Pac Plaza


FW Heights


After FW Heights, I walked towards Bellagio and into Boni Ridge but it was too dark to take pics.


I headed to McDo Forbestown, at kahit gutom na talaga me, snap muna nitong pic.


When I went out of McDo with my Chicken McRice Burger, Net One's sign is already lit.


I waited for a "The Fort Bus" outside McDo kaso puno na lahat ng dumadaan, 6:45 na pero nasa BGC pa rin ako samantalang may class ako ng 7:00pm sa Informatics Galleria. So I walked na lang hanggang malapit dun sa tapat ng Icon Showroom.

How cute! Their lamps are shaped like the footprint of ICON. Genius!


Puno pa rin yung mga The Fort Bus so I just waited until meron nang bus na makakasakay ako. Mamaya-maya, merong kotse na tumigil sa tapat naming mga nag-aantay ng bus, tapos dumungaw yung girl na driver at kinausap yung grupo ng mga girls na nag-aantay ng masasakyan, at matapos ang konting usasapan sumakay na yung iba sa kanila, uso pa rin pala yung ganun ngayon, kasi kahit nung wala pa yung BGC, meron na ring mga private cars na nagsasakay eh. Tapos may dumating na school service (kasi may label siya na "[Name of School here] School Service") at biglang nagsakayan yung mga kasama kong naghihintay ng masasakyan, ako na lang ang naiwan tapos sumigaw sakin yung driver "EDSA-Ayala", how stupid of me not to realize na public transpo pala yun kaya sumakay na rin ako. P7 lang pamasahe. Nag-MRT na ako hanggang Ortigas at lakad hanggang Galle, ayun, as expected late ako sa school.
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Old November 13th, 2006, 04:49 AM   #3100
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Well done thomasian.
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