Jordan - Urban Development Project

Document of The World Bank FOR OFFICIAL USE ONLY Report No. 2974-JO THE HASHEMITE KINGDOM OF JORDAN JORDAN URBAN DEVELOPMENT PROJECT STAFF APPRAISAL REPORT June 23, 1980 Urban Projects Department This document has a restricted distribution and may be used by recipients only in the performance of their official duties. Its contents may not otherwise be disclosed without World Bank authorization.  CURRENCY EQUIVALENTS Currency Unit = Jordan Dinar (JD) JD 0.295 = US$1.00 JD 1.00 = US$3.39 JD 1.00 = 1,000 fils MEASURES AND EQUIVALENTS Kilometer (km) 2 = 0.62 mile Square Kilometer (km ) = 0.386 square mile He*-tare (ha) = 2.47 acres Centimeter (cm) = 0.3937 inches Meter (m) = 39.37 inches = 3.28 feet (ft) Square Meter (m2) = 10.8 square feet (ft2) Cubic Meter (m ) = 264 US gallons Liter (1) = 0.264 US gallons Liter per capita per day (lpcd) = 0.264 US gallons per capita per day ABBREVIATIONS AND ACRONYMS AURPG = Amman Urban Region Planning Group AWSA = Amman Water and Sewerage Authority CVDB Cities and Villages Development Bank HB = Housing Bank IDB = Industrial Development Bank JEPCO = Jordan Electric Power Company MMRA = Ministry of Municipal and Rural Affairs NHC = National Housing Corporation SSIHP = Small Scale Industry and Handicraft Program UDD = Urban Development Department in the Municipality of Amman USAID = United States Agency for International Development VTC = Vocational Training Corporation WSC = Water Supply Corporation  FOR OFFICIAL USE ONLY THE HASHEMITE KINGDOM OF JORDAN JORDAN URBAN DEVELOPMENT PROJECT STAFF APPRAISAL REPORT Table of Contents Page No. I. URBAN DEVELOPMENT IN JORDAN ............................. 1 II. THE PROJECT ............................................. 7 A. Objectives ......................................... 7 B. Main Features ...................................... 8 C. Detailed Description ............................... 10 III. PROJECT COSTS, EXECUTION AND FINANCING ....... .. ......... 22 A. Cost Estimates ..................................... 22 B. Execution .......................................... 23 C. Financing .......................................... 24 D. Procurement and Disbursement ....................... 25 E. Accounts and Audits ................................ 28 F. Monitoring and Evaluation .......................... 29 IV. COST RECOVERY ........................................... 29 A. Cost Recovery ...................................... 29 B. Affordability and Income Distribution .... .......... 32 V. ORGANIZATION, MANAGEMENT AND FINANCE ........ .. .......... 36 A. The Housing Bank ................................... 38 B. The Municipality of Amman .......................... 41 C. The National Housing Corporation ................... 45 D. The Industrial Development Bank .................... 46 E. The Vocational Training Corporation .... ............ 50 VI. PROJECT JUSTIFICATION AND RISKS ......................... 50 VII. RECOMMENDATIONS ......................................... 53 Th document has a rstrictod distribution and may be used by recipients only in the perfonnance of their official duties. Its contents may not otherwise be disclosed without World Bn authoratin.  -2- Table of Contents (Cont'd) Page Nc. CHARTS III-1 Flow of Funds ........................................ 26 IV-1 Household Income Distribution ........................ 35 V-1 Responsibility Matrix ......................... - ...... 37 V-2 Housing Bank Organization Chart .39 V-3 Urban Development Department .43 V-4 Small Scale Industry and Handicraft Program .47 ANNEXES I Detailed Cost Estimates .55 II Implementation Schedule .56 III List of Documents and Data Available on the Project File 57 SKETCHES I Neighborhood Land Use and Typical On-Plot Development 13 II Sites and Services Component - Initial Provision and Anticipated Development .14 III Upgrading Component - Stages of Plot Improvement 19 MAPS I Location of Project Sites in Amman II Quweismeh Sites and Services Scheme III East Wahdat Upgrading Site IV Wadi Haddadah Upgrading Site PHOTOGRAPHS This report is based on the findings of an appraisal mission to Jordan in September, 1979 consisting of Messrs. D. Graham (mission leader), M. Ahmed, B. Assimakopoulos, C. Godavitarne, M. Mould, A. Pellegrini, M. Rathnam (IBRD) and D. Gilmore (consultant). A follow-up mission comprising Messrs. Graham and Assimakopoulos visited Jordan in April, 1980 to complete the appraisal.  JORDAN URBAN DEVELOPMENT PROJECT I. URBAN DEVELOPMENT IN JORDAN Urbanization Trends 1.01 Jordan is a highly urbanized country with about two-thirds of its population living in urban areas. Most of the population is concentrated in the Amman urban region, 1/ which in 1979 contained an estimated 1.3 million (60%) of the total East Bank population of 2.2 million.2/ Within this region, Amman city itself accounted for about 650,000 and Zerqa for about 215,000. The only city of significant size outside the Amman region is Irbid, with an estimated population of 115,000. No other town has a popula- tion in excess of 50,000. 1.02 Population growth has been extremely high (Jordan has one of the highest birth rates in the world), swollen by two waves of migrants--from Palestine in 1948 and from the West Bank in 1967--only partly offset by the migration of about half a million Jordanians, mainly to Saudi Arabia and the Gulf Area, olver the past few years. Most of the growth has taken place within the Amman urban region (average annual growth rate since 1961, 6.0%), in Amman city itself and Zerqa and in the smaller towns within the region such as Ruseifa, Wadi Seir and Suweilih. Provincial towns, other than Irbid which has also experienced rapid growth, have mostly grown at rates close to the national average of 3.0% per annum since 1970. The Urban Economy 1.03 Growth in GDP has averaged 6.6% annually in real terms between 1972 and 1976. This rapid economic growth, the demand for labor from neighboring energy surplus states and active immigration into Amman have resulted in a dynamic urban economy and a changing pattern of sectoral employment. In 1975, only a fifth of the labor force of about 380,000 was engaged in agri- culture and over 60% in the services sector, compared with 35% and 44% respectively for 1966. Open unemployment rates are low with only 1.6% of the 1975 labor force estimated as unemployed. Labor shortages exist fDr many categories of skilled labor. A good national and international c:ommunications network has contributed to the growing importance of Amman as a center for finance and commerce in the area, especially following the disburbances in Lebanon since 1973. 1.04 However, not all urban residents have benefitted equally from this growth. There are serious problems of low productivity and underemploy- ment, particularly amongst the unskilled workers living in the squatter 1/ Defined as the area within a 30 km radius of Amman city ceniter. 2/ All population estimates exclude the population of the official UNWRA administered Palestinian refugee camps.  - 2 - areas. Many squatter area residents work in small establishments or in irregular jobs in the informal sector, which accounted for 40% of all employ- ment in the Amman region in 1975. Growth has been hampered by inadequate access to credit and training facilities. In addition, the low level of female participation in the labor force (4%) aggravates the problem of low household incomes. 1.05 Adequate income data are not available, but household surveys have been carried out periodically. The median urban household income is esti- mated at JD 133/per month (US$450) in December 1979, and the corresponding figure for the squatter settlements in Amman at JD 72 (US$245). A sixth of all urban households had incomes below the Bank-defined absolute urban poverty threshhold, estimated at JD 69 (US$235) per household per month in December 1979 prices. Administration 1.06 Responsibility for providing municipal services to the population of Amman city rests with the Municipality of Amman which enjoys considerable autonomy and whose Mayor reports directly to the Prime Minister's office. For other urban areas, including those in the suburbs outside Amman city, this responsibility is met by local municipalities who report to the Ministry of Municipal and Rural Affairs. This ministry also provides general guidance and advice to all municipalities outside Amman. Municipal boundaries have not been extended to keep pace with spatial urban growth and a number of urban areas, particularly recently developed areas around Amman, lie outside the boundaries of any municipality and are officially classified as "rural". The Government is currently examining the question of municipal boundary exten- sions to rationalize this situation. Other than central Government grants, municipalities defray their expenses by charging a general property tax and also levy specific charges for road construction and certain other capital expenditure. Water supply and sewerage is a municipal responsibility except in Amman City where a semi-autonomous organization, the Amman Water and Sewerage Authority (AWSA), is responsible. AWSA works in close collaboration with the technical staff of Amman Municipality, whose Mayor is also the ex-officio chairman of the agency. Outside Amman the Water Supply Corporation supplies water in bulk to municipalities and also provides technical and managerial assistance when these capabilities are lacking in municipalities. 1.07 The National Housing Corporation, a public sector agency, is responsible for the provision of housing to middle and low income groups throughout the country. Its board of directors includes representatives of the major public agencies and Ministries concerned with the sector and its budget and programs are directly set by the Government. Urban Conditions and Policies 1.08 Shelter. Jordan is facing a substantial and growing shortage of housing and infrastructure amenities, particularly for the lower income  - 3 - groups in the Amman region. It has been estimated that approximaltely one- quarter of the population of the Amman urban region live in areas of uncontrolled housing and squatter settlements, where insecurity of tenure, overcrowding in poor housing conditions and limited access to infrastructure and public services are the main features. Surveys carried out during project preparation indicated average household sizes of 9 persons, with 4 persons per room and rents ranging from 25 to 35% of household incomes. Densities are high--1,000 persons per hectare on some sites. 1.09 High urban land prices coupled with large minimum legal plot sizes, restrictive planning and building regulations, and inadequate access to established financial markets have combined to deny the low-income population access to reasonable housing at prices they can afford. A comprehensive urban development strategy has been lacking and the main feature of Government policy towards the shelter needs of the poorer urban dwellers has, until recently, been the tacit acceptance of illegal occupancy and the infringement of building a,nd planning regulations which have not responded to changing urban needs. The minimum legal residential plot size in the Amman municipal areas was until recently 300 m , although at least a quarter of the city's residential buildi2gs are illegally constructed on smaller plots. A "popular" plot size of 150 m was legalized in some areas in 1979. As a consequence of their irregular status, approximately half of the residents of these areas have been denied access to public services including water and sewerage. The remainder of these people live in older and more established settlements where the existing level of infrastructure and services requires less urgent atten- tion. Improvements in living conditions in these latter areas could be achieved through the legalization of tenure and a change in building and planning regulations making them eligible for infrastructure and public services. 1.10 The existing public sector housing program has proved inadequate to cope with the growth in demand and its principal beneficiaries have been middle-income groups, particularly civil servants, who have been provided with subsidized accommodation by the National Housing Corporation (NHC). Between 1965 and the end of 1978, the NHC had constructed about 9,000 housing units. The NHC's current program, about 1,500 units every year, is based largely on the construction of walk-up apartment blocks using industrialized building systems. The NHC's beneficiaries are subsidized by a lc,w interest rate (4.5%), an exemption from property taxes until the repayment period of 20 years is completed, free land when Government owned and no allocation of administrative and operating costs by the NHC. 1.11 The main source of housing finance for the private sector is the Housing Bank, formed in 1974, which finances most private and cooperative 1/ housing in the country and provides substantial support to NHC projects. By the end of 1978, the Housing Bank had advanced a total of JD 82 million 1/ Cooperatives for housing finance may be formed by any group of individuals. In practice, they are mostly formed by employees of the civil service, Government agencies, the armed forces and the larger private corporations.  - 4 - (US$278 million) for the construction of some 20,000 units of commercial and residential property, including JD 8.6 million (US$29 million) on-lent to the NHC for its programs. 1.12 The NHC and the Housing Bank account for the bulk of all insti- tutionally financed housing in Jordan. Although reliable data on overall housing construction are not available, there are no other major sources of credit for private housing investment and nearly all public,sector housing investment is channelled through the NHC. The combined programs of the NHC and Housing Bank have in recent years provided less than half of the 10,000 or so units required annually in the Amman urban region to satisfy the housing demands from additional households alone. The balance has been made up by informal sector housing construction, mainly through the expansion of uncontrolled housing areas, and extension and densification of squatter settlements. 1.13 Based on the current five year (1976-80) plan the demand for housing units is expected to be around 380,000 units by end of 1980. However, only 336,000 units are expected to be available implying a shortage of 44,000 units. The annual demand for new housing is estimated at 10,000 units. The currently planned programs for NHC and the Housing Bank will still leave a deficiency of some 20,000 units during the project period, almost entirely for the lower income groups. With Bank participation in the sector the housing gap will be reduced by 5,000 units during the project period; but a significant portion will remain to be provided by the informal sector. Given the rela- tively high standards of much of the housing built by the informal sector, the urgent need is to regularize its status through modifications to planning and building regulations so that residents may acquire security of tenure and be given access to infrastructure and urban services. 1.14 Infrastructure Services. The development of urban infrastructure services has been mixed and the quality of service varies both across cities and amongst different parts of a city itself. The shortage of water is the most serious problem. Average national consumption was estimated at 28 lpcd in 1975 and is expected to rise to only 38 lpcd by 1985. In the squatter areas consumption is about 10-15 lpcd. The supply of water is infrequent--once a week in most areas--but upper income houses have substantial storage facilities and are less 3affected than poorer areas where most dwellings are only equipped with a 1.0 m tank. There is no public standpipe system. Households without connections, which in squatter areas amount to more than half of households, purchase water from their neighbors or fetch water from AWSA water trucks, Sr purchase water from private vendors who charge them as much as JD 1.0 per m . Sometimes as much as 10% of household income is spent on the purchase of water. Although long-term schemes are being developed to increase supply, the cost is expected ts be high. The long-run marginal cost has been estimated at JD 0.33 per m (US$1.12) for supplies from the King Talal dam and io likely to be higher for supplies from currently envisaged sources (Azraq oasis and the proposed Maqarin 3dam). The present average tariff for small domestic consumers of JD 0.08 per m (US$0.27) will therefore probably be increased substantially in real terms in future years.  1.15 Water sources currently in use in the bigger cities (tube wells) are in danger of being contaminated due to the widespread use of pit latrines, siltage discharge and poor solid waste management. Only Amman, Salt and Aqaba have waterborne sewerage systems and the coverage is limited within each city. Pit latrines and cesspits are widely used in the low-income areas and although they seem to function efficiently, are a major concern to the auth,orities whose policy is to replace them wherever possible with waterborne sewerage systems. At the same time, the lack of adequate quantities of water has posed problems for the efficient operation of waterborne sewerage systems. The inadequacy of water supply has created a situation where the Amman sewage treatment plant has insufficient water throughput and is overloaded biologi- cally. As a temporary expedient to overcome this problem, some effluents are transported by tankers to refuse dumps where no sanitary landfill takes place. The Government is now making a major effort to expand and improve the water supply and sewerage services in Amman. In this context, the IDA-assisted Second Amman Water and Sewerage project currently under implementaLtion will provide piped water supply to approximately 92,000 persons and extend the sewerage system to more than 121,000 residents. Plans are also being final- ized to resolve the overall water shortage problem by introducing a new supply to Amman from the Azraq oasis and, in the long term, from the proposed Maqarin dam. 1.16 Solid waste management in Amman, for which the Municipality is responsible, is relatively satisfactory with house-to-house collec:tion of solid waste and free distribution of polythene bags to households.. However, dwellings in inaccessible areas with no vehicular access receive little of this service and substantial quantities of refuse go uncollected, especially in the low income areas generally located in "wadis" (river beds) where the water extraction points are located. Besides contributing to the pollution of water sources, uncollected refuse represents a health hazard due to the attraction of vermin and flies. The city of Zerqa has a more organized col- lection system where in settlements like Jena'a the residents carry the refuse to vehicular roads on appointed days. 1.17 Power generation throughout Jordan is the responsibility of the Jordan Electricity Authority. The distribution and sale of power, in the larger cities, is carried out by private companies. One such company, the Jordan Electric Power Company (JEPCO) operates in the Amman region. It is estimated that 98% of the population of Amman and Zerqa have individual connections which include most dwellings in the poorer areas; however, the provision of street lighting in these areas is inadequate. 1.18 Jordan is served by a good network of roads. In Amman City, where responsibility for new road construction lies with the Municipality, standards are high, although the maintenance of the older roads is inadequate and access roads to low-income areas are often only tortuous dirt tracks. The munici- pality does, however, construct and maintain roads in new subdivisions where construction charges for the roads are levied. 1.19 Education and Health Services. The provision of education and health services is good in the urban areas. There are nine grades of com- pulsory education. School attendance is high even in the low-income areas.  Schools are often overcrowded, work on a two-shift system and are frequently sited in unsuitable rented premises. Health centers are less widespread but coverage is growing, and, in the Amman area, 5 of the 7 existing health centers serve the poorer eastern part of the city. Studies of health condi- tions in the Amman slums carried out during project preparation indicated that gastro-intestinal diseases were the highest cause of morbidity in the slum communities and that health conditions could be improved by increasing the quantity of safe water available, improving excreta disposal, reducing room occupancy rates and extending public health education. 1.20 Employment and Vocational Training: As mentioned earlier, the major employment problems relate to underemployment, low productivity and the low level of female participation in the labor force. Access to credit by small-scale enterprises is restricted by the cautious approach of commercial banks to lending to this sector, although good progress has been made by the Industrial Development Bank's successful establishment, with Bank Group assistance, of a Small-Scale Industry and Handicraft Loan Program. Vocational training facilities and female access to marketable training are limited. There is considerable scope for, and interest in, developing more jobs for women and increasing their low (4%) level of participation in the labor force. Improved female access to relevant training facilities is a pre- requisite of this increased participation. New Responses to Urban Needs 1.21 The 1970s have seen a steady evolution of Government policy in the urban sector and a growing concern to find solutions to the problems of urban poverty. Progress in developing a coherent policy to address these problems has been gradual, due to preoccupation with the overriding needs of other sectors, the magnitude of the problem in relation to limited resources and the political sensitivity of some of the issues such as land ownership, water supply and refugees. An important step in initiating a new response was the establishment in 1976 of the Amman Urban Region Planning Group (AURPG) which has been formulating an overall development plan for the Amman Region with USAID assistance. The work of the AURPG has generated considerable interest among the authorities and a series of seminars to discuss planning issues, including housing, was held in 1979 under the chairmanship of the Prime Minister. The recommendations of the AURPG were presented to Government at the end of 1979 and are currently being reviewed for inclusion in the next five vear plan, 1981-85. These recommendations include changes in the insti- tutional and legal framework to improve planning and resource allocation in the region and to improve delivery of basic urban services through such actions as extension of municipal boundaries and legalization of tenure. 1.22 In terms of spatial planning, Government policy is to promote growth outside the Amman urban region through the implementation of large- scale development projects, such as the Potash Project in the Dead Sea area, the Jordan Valley Irrigation Project (Stage II), the phosphatic fertilizer complex in Wadi II near the Port of Aqaba and the expansion of the port itself. The improvement of services and employment opportunities in the  - 7 - smaller towns and villages Is also a key component of Government plans to slow migration to the major cities, one aspect of which is the recent establish- ment, with Bank assistance, of the Cities and Villages Development Bank as an instrument to promote investment in infrastructure and small-scale industry outside the Amman region. But these policies will take time to haLve an appreciable impact on the growth of the Amman region and population of the region is expected to reach 1.9 million in 1985 (or 65% of the total East Bank population of 3.0 million forecast for that year). 1.23 A number of studies of urban infrastructure services have recently been commissioned. In Amman, a study of the system of garbage collection and distribution has been completed and, in Zerqa, USAID are examlLning the possibilities for improving the sewerage network. Amman Water ancl Sewerage Authority (AWSA) and its consultants are studying alternative potential water sources and a national water resorces master plan is being prepared with Bank assistance. The transportation needs of the Amman urban region are also being studied by consultants hired by the Government and their interim proposals for improvements are expected in mid-1980. An organisation study of Amman munici- pality, completed in 1979, has made recommendations for improving municipal services. 1.24 The latest step towards formulating a policy for the urban poor was taken in 1979 when Government commissioned the preparation study for the project under consideration. The development of low cost replicable solutions for the provision of infrastructure and shelter services was specifically dealt with in the study. The issues involved in dealing with the problem were extensively debated during project preparation by the Steering Committee set up to supervise the study, which included representatives of all the public agencies concerned with urban development. The adoption by Government of the study's recommendations and their embodiment in the proposed project marks continued progress towards the development of an overall strategy for the resolution of pressing urban needs, which the project will assist in develop- ing further through practical demonstration of the effectiveness of low cost sites and services and upgrading schemes and through the studies to be carried out under the project on planning and building regulations, land tenure arrangements, collection of social statistics and advice to Government on shelter serviices policy. II. THE PROJECT A. ObJectives 2.01 The primary objective of the project is to provide shelter and related infrastructure and community facilities to the lower income groups at prices wh:Lch they can afford with a minimum of subsidies to ensure replicability. The project would also provide for improvements in produc- tivity among the urban poor through the provision of loans to viable small  - 8 - enterprises and vocational and commercial training to their employees. It aims at increasing the low level of female participation in the labor force through the provision of specialized and locally sited female training facili- ties. This project is seen by the Government and the Bank as the beginning of a longer term program to provide for shelter- and employment-related needs of the poorer urban dwellers. Through studies of planning and building regula- tions it seeks to regularise land tenure arrangements in areas of uncontrolled housing so that residents of these areas may gain access to basic urban ser- vices. Through the provision of consultant and advisory services to the public agencies responsible for the development of low cost housing and infrastructure services, the project aims to strengthen their institutional and organizational framework and assist Government in developing policies to meet these needs. B. Main Features 2.02 To achieve the above objectives the project will comprise the following components (see Table II-1 for summary cost estimates): (a) Sites and Services (US$36.5 million; 63% of project costs). 1/ Provision of 5,000 serviced plots with on-site infrastructure, a variety of on-plot development options and building material loans on three sites in Amman and its periphery, covering in total about 90 hectares and benefitting a population of 41,000 people. Off-site infrastructure, health centers and schools would also be provided to serve the project sites and neighboring communities, together with municipal services equipment for the project sites. (b) Upgrading (US$10.0 million; 18% of project costs). The upgrading of four low-income settlements in Amman city--Jofeh, Wadi Haddadah, East Wahdat and Wadi Umm er Rimam--covering 21 ha and with a total population of 15,000 people, through provision of secure tenure, access and circulation roads, water supply, sanitation, electricity, refuse collection equipment, health and community centers; and building material loans. (c) Small Business Assistance and Manpower Training (US$5.3 million; 9% of project costs). Provision at the above sites of shop and workshop plots, some with core units; loans and technical assistance to small businessmen; vocational training for youths, accelerated training for existing employees and specialized vocational training for women. (d) Project Management, Design, SuDervision and Studies (US$5.8 million; 10% of project costs). Provision firstly of equipment and of local staff to be recruited by the project agency and, secondly, of consultant and advisory services for (i) project design, supervision of construction works and assistance to the project agency; (ii) development of a longer term strategy for dealing with the problems of inadequate urban housing and infrastructure; and (iii) preparation of any future projects that may form part of this strategy. 1/ Costs include physical and price contingencies.  JORDAN URBAN DEVELOPMENT PROJECT TABLE II-1: SUMMARY COST ESTIMATES Percent _____-- JD 000 ------- -------- 'uS$ 0u ----------- Foreign Local Foreign Total Local Foreign Total Exchange I. Land Acquisition 3,286.8 - 3,286.8 11,142.3 - 11,142.3 - II. Sites & Services Quweismeh 1,825.5 871.0 2,696.5 6,188.4 2,952.7 9,141.1 32.3 Marka 1,133.6 545.8 1,679.4 3,842.9 1,850.3 5,693.2 32.5 Ruseifa 1,482.9 720.5 2,203.4 5,027.0 2,442.5 7,469.5 32.7 III. Upgrading East Wadhat 334.9 156.2 491.1 1,135.3 529.5 1,664.8 31.8 Jofeh 162.2 56.4 218.6 549.9 191.2 741.1 25.8 Wadi Umm er-Rimam 148.9 59.0 207.9 504.8 200.0 704.8 28.4 Wadi Haddadah/Nuzha 186.9 65.0 251.9 633.6 220.4 854.0 25.8 IV. Assistance to Small Business 652.1 321.2 973.3 2,210.6 1,088.9 3,299.5 33.0 V. Municipal Services Equipment - 150.0 150.0 - 508.5 508.5 100.0 VI. Technical Assistance 91.2 273.8 365.0 309.2 928.2 1,237.4 75.0 VII. Design & Supervision 444.2 78.4 522.6 1,505.8 265.8 1,771.6 15.0 VIII. Project Management 383.7 255.8 639.5 1,300.7 867.2 2,167.9 40.0 TOTAL BASE COST 10,132.9 3,553.1 13,686.0 34,350.5 12,045.2 46,395.7 26.0 IX. Physical Contingencies 554.3 269.3 823.6 1,879.1 912.9 2,792.0 32.7 X. Price Contingencies 1,603.7 886.7 2,490.4 5,436.7 3,005.8 8,442.5 35.6 XI. SUB-TOTAL 2,158.0 1,156.0 3,314.0 7,315.8 3,918.7 11,234.5 34.9 XII. TOTAL PROJECT COSTS 12,290.9 4,709.1 17,000.0 41,666.3 15,963.9 57,630.2 27.7