Marikina as Sports Capital, why not?

Photo Credit: Jonathan Penarejo

One of Marikina's greatest asset, aside from the shoe industry and its being a good governance model, is the Marikina Sports Park. More popularly knows as "sports center," it is located along Sumulong Highway -- bounded on the east by McDonald's Avenue and on the west by Shoe Avenue.

This is one asset which the city government can optimize and use as anchor towards a new marketing positioning for the city that will hit two birds with one stone. The new positioning as "Sports Capital" will:

1. Complement and revitalize the ailing shoe industry; and,
2. Will solve the land-use problem of what to do with the permanent danger zones along the river.

Is there a need for a Sports Capital?
As it is, we cannot hold a global sporting event in one place in Metro Manila where venues for the different sports are within 5-10 minutes walk of each other and the athletes village. Our stadiums and arenas are spread out in different cities of the metropolis and even the provinces. Thus, we are rated low by organizers when it comes to preference as a venue for the Olympics, Asian Games, etc.

Where will the land for new sports venues come from?
A big stretch of land along the Marikina River is considered as a danger zone because of its being susceptible to flooding as proven by Typhoon Ondoy (2009) and the recent Habagat (2012). If people presently living here are relocated to higher grounds, then the land they vacate can become higher by dumping the silt and soil taken from the river bed when it is dredged. The developers can also use the latest "adaptive architecture" designs and technology in their structures. Even without altering the natural terrain of the vacated areas, it is still safer to have sporting venues there instead of residential areas because games, concerts, etc. can easily be cancelled and reset if flooding is expected.

How will the residents be convinced to relocate elsewhere?
Normally, it would be hard to convince them because of sentimental reasons and the fact that their present land values will be substantially lower than its actual value. However, if we are able to convince property developers to a "swap arrangement" where they build new townships in higher areas of barangays Fortune, Parang, Marikina Heights, and Concepcion Dos for residents to transfer to in exchange for the land to be vacated, people might be convinced easily because they do not get to fork out a huge amount upfront for the peace of mind of living on safer grounds. Others may even end up with an upgrade of their living conditions in the new mid-rise housing flats, or detached housing units in upscale villages newly constructed by participating developers.

Why will property developers like Ayala, Megaworld, DMCI, Filinvest, etc. agree?
Aside from ensuring a good return to their investments, it will be a good opportunity for them to showcase their latest "adaptive architecture" developments. The success of waterfront developments like Eton City along SLEX and Lakeshore along NLEX is proof that there is a market among the high-end AB market.

Is the swap arrangement concept feasible?
There is actual proof of concept. According to urban planner Dr. Danielle Guillen of the Ateneo School of Government, a similar swap arrangement was done successfully in Japan years ago.

Read about a related post: http://www.ideasmanph.com/2012/08/why-not-use-marikina-danger-zones-as.html

As you can see, there is a feasible alternative to staying put and endangering the lives of residents and the government spending billions each time widespread flooding occurs. The question is ... does government have the political will to solve this perennial problem?

You be the one to answer.


NOTE: The author is a business development consultant who does market studies, best use studies, property development concepts, etc. for the country's premiere property developers. He used to work with Megaworld Land, Inc. where he did market studies and best-use concepts for its commercial center developments, e.g, Eastwood City Walk, Laguna Bel Air commercial center, etc. As a consultant, he also did the market study and best-use concept for Robinsons Land's Escalades in Cubao, LK Group's Treasure Towers in Sta. Mesa, and Subic Leisureworld in Binictican, among others. Together with then Mayor Bayani Fernando, he wrote the Marikina Riverpark Concept Paper which won a Galing Pook Award from the Asian Institute of Management (AIM).

CASE STUDY: Why not use Marikina Danger Zones as Showcase for Adaptive Architecture?

If the habagat flooding is now the new normal according to the DENR, that means government will be spending millions, if not billions, every time it floods. The social cost of evacuating residents, feeding them, the clearing operations, clean up, and relief operations will drain government coffers.

As a former business development executive of Megaworld Land and as a consultant now doing market and “best-use” studies for property developers, I would like to pose this challenge to Megaworld, Ayala Land, Robinsons Land, Filinvest, etc:

Is it possible for you to build mid-rise housing buildings or detached housing units in flood-free areas of Marikina in exchange (SWAP) for land that will be vacated by residents in danger zones?

Let's make it easy for residents to say “yes.” Of course, these homes have sentimental value ... but if they will be able to transfer to a safer home or benefit from an upgrade of living conditions because of the "swap deal" with property developers ... they will grab the opportunity. It is easier for them to say yes if they don't have to fork out a huge amount because the flood has effectively devalued their properties even if they are able to sell it. So, this swapping offer is their only hope and what they will be entitled to is commensurate to the pre-flood value of the home they are swapping.

You can then level the land, start from scratch, and use these swapped properties for your "adaptive architecture" developments where you can highlight the river as a unique water feature. In effect, converting this geographical threat and weakness into an opportunity and strength.

Exclusive villages with elegant homes with boat docks and ground floor lanai/veranda (open first floor with bedrooms, living and dining rooms, etc upstairs) designed to adapt to water or potential flooding will attract the affluent much like how Eton City in SLEX and Lakeshore in NLEX with their man-made lakes did.

We just have to be creative.

Or, you can build facilities that will give you a decent ROI without endangering lives. Ex. sports facilities, arenas, stadiums, etc. that have no one sleeping in them but only athletes or artists working out, practicing, competing, or performing. Games and concerts can be easily cancelled once a flood alert is raised.

At the periphery, the development plan can include facilities and services that support these sporting cum performing arts venues like sports rehabilitation hospitals, therapy clinics, factories for sports equipment/accessories, etc.

This concept supports the existing Sports Center and Marikina's positioning as "sports hub" while solving the problem of having thousands of families living in danger zones along the river.

Think about it. We can develop this further with the help of other experts like Paulo Alcazaren, Jun Palafox, etc.

What do you think?