waterfront commercial development opportunity

Transcription

1 the city of north vancouver request for expression of interest the shipyards - lot 5 waterfront commercial development opportunity

2 table of contents PROJECT VISION INTRODUCTION BACKGROUND THE SETTING THE SHIPYARDS THE SITE - LOT DESCRIPTION OF REQUIRED SERVICES/PROJECT SUBMISSION REQUIREMENTS SELECTION PROCESS TERMS AND CONDITIONS...14 ATTACHMENTS Source: Central Waterfront Development Plan - Visioning Image (Roger Brooks International) 2

3 PROJECT VISION The City of North Vancouver is excited to present a unique opportunity for an experienced commercial developer to partner with the City in the commercial development of the 1.6-acre City-owned Lot 5 in the heart of The Shipyards on the North Vancouver waterfront. The Shipyards precinct has already experienced dramatic transformation over the past decade and is well on its way to becoming a major regional destination. Lot 5 is a key piece in the overall evolution of The Shipyards as a year-round gathering place for local and regional residents, as well as tourists and visitors, as it offers the potential for up to 64,000 sq. ft. of new commercial development surrounding significant animated public space. The vision for Lot 5 is to create a dynamic people place that fully leverages its spectacular waterfront setting and shipbuilding history, supporting the year-round enjoyment of desired public spaces with a unique array of commercial (retail, restaurant, recreational, service and office) uses that round out The Shipyards appeal as a unique social/gathering place to residents and visitors alike. The City is seeking a development partner to: build and operate the commercial / retail component; help finalize a vision of an animated public destination supported by vibrant commercial / retail space; add any value added contribution to the physical construction or capital cost for public amenities; add any value added on-going contributions to public space maintenance and programming; add additional underground parking if desired / required. Source: Central Waterfront Development Plan - Visioning Image (Roger Brooks International) 3

4 1.0 introduction The City of North Vancouver is ready to embark on the next stage of its waterfront redevelopment of The Shipyards the heart of the city s spectacular waterfront and is therefore requesting responses from the development community to this Request for Expression of Interest (RFEI) for a Commercial Development on Lot 5 a 1.6 acre development site which will be The Shipyards new social and commercial anchor. The City s ideal commercial development partner will be one with comparable waterfront or other relevant commercial development experience, who understands how to build on the area s redevelopment momentum and to unlock the full potential of this site for retail, restaurant, recreation, public gathering and event/entertainment uses. Experienced commercial developer proponents interested in becoming a vital part of The Shipyards future as the heart of the City s revitalized waterfront are invited to submit their interest to the City of North Vancouver. The intent of this RFEI is to explore the level and range of interest in Lot 5 and to set the stage for selection of a preferred developer to undertake the commercial components and associated public amenity of Lot 5 development. To Horseshoe Bay Ferry Terminal and Whistler Capilano Suspension Bridge Grouse Mountain district of north vancouver west vancouver city of north vancouver Central Lonsdale Lion s Gate Bridge Squamish Nation Lonsdale Quay regional town centre Lower Lonsdale Commercial District Stanley Park downtown vancouver 13 minutes The Shipyards - LOT 5 To Burnaby Surrey, Coquitlam, Langley, etc. Second Narrows Bridge 4

5 2.0 background Since 2005, the City of North Vancouver has been focused on the development of a highly accessible and dynamic waterfront that will benefit current and future generations for years to come. A key focus for the City has been the transformation of the western waterfront, which extends from Harbourside Waterfront to The Shipyards, into a dynamic community amenity and tourist attraction. The western waterfront will support economic development with animated commercial uses, programmed piers, parks and open spaces, public attractions and amenities, the Spirit Trail and water transportation connections. Lonsdale Avenue SeaBus Terminal Lonsdale Quay LOT 5 Future Residential (Pinnacle) The Shipyards Significant achievements have been made over the past decade in realizing this vision for the City s waterfront which include the development of the North Shore Spirit Trail; the rezoning approval for the mixed use Harbourside Waterfront Development by Concert Properties; ongoing success of Lonsdale Quay Market and Hotel; redevelopment of the Foot of Lonsdale in partnership with the Presentation House Gallery; reinvention of The Shipyards site; and an overall visioning process for the City s waterfront. lonsdale quay market and hotel / seabus Located just west of The Shipyards is the Lonsdale Quay Market and Hotel, which have been popular destinations for tourists and local shoppers for decades. Within a short walk west is also the SeaBus terminal, which provides regular 15-minute service across the Burrard Inlet to downtown Vancouver and handles over 12 million passengers annually. Roughly one in 6 SeaBus passengers are visitors to the City testament to the area s current appeal as a tourist and visitor destination. The redevelopment of Lot 5 and The Shipyards will complement these existing amenities, rounding out the area s overall appeal. 5

6 north shore spirit trail A unifying element along the City of North Vancouver s waterfront (and the entire North Shore) is the Spirit Trail, a waterfrontoriented multi-use trail envisioned to connect Horseshoe Bay to Deep Cove a route of approximately 43 kilometers. By 2016 the Spirit Trail will be fully completed between Ambleside in West Vancouver and Park and Tilford in the City of North Vancouver, connecting the significant regional destinations of Ambleside, Park Royal Shopping Centre, Lions Gate Bridge, Harbourside Waterfront, Lower Lonsdale, SeaBus Terminal, The Shipyards and Park and Tilford Shopping Centre. harbourside waterfront development by concert properties The Spirit Trail Harbourside Waterfront, a four phased, mixed use community with approximately 800 residential units and 370,000 square feet of commercial use, was approved in The development consists of 18 buildings that vary in height from 4 to 9 stories. The four phases will built over a period of 10 to 15 years and will provide a dynamic destination that anchors the western end of the City s waterfront. foot of lonsdale / presentation house gallery Directly west to The Shipyards is the area known as the Foot of Lonsdale, which is currently being redeveloped to provide new public open space, as well as the Presentation House Gallery an internationally renowned media arts gallery supported by approximately 3,200 sq. ft of planned ground floor retail and restaurant space. Construction is currently underway and is anticipated for completion by Presentation House Gallery and Foot of Lonsdale Plaza 6

7 waterfront visioning process A visioning exercise undertaken in 2014 by Roger Brooks International for the City s Central Waterfront area, extending from Waterfront Park to The Shipyards, established a clear vision for the Central Waterfront and Lot 5 in particular as an animated and dynamic people place, strongly supported and framed by a range of complementary commercial uses. This visioning exercise, which included and built upon significant public input, has informed the Lot 5 vision and Site Planning Principles outlined in Attachment #2. With the significant developments occurring across the City s waterfront over the past decade, the City- owned 1.6-acre Lot 5 offers great potential. Building on the success of the surrounding site, the prominent waterfront location and proximity to new and existing residential as well as commercial-retail development (including nearby Lonsdale Quay Market and the Lower Lonsdale retail district), Lot 5 offers a rare opportunity to bring both creativity and economic-generating uses to a vitally important piece of the North Vancouver waterfront. Pier7 Restaurant located within The Shipyards 7

8 3.0 the setting Lot 5 is centrally located within the heart of the The Shipyards precinct. The Shipyards, a reinvented historic shipyard site on Burrard Inlet, is quickly being established as a major regional destination for residents and tourists alike. Lot 5 and The Shipyards precinct occupy a high profile and easily accessible location on Burrard Inlet, at the heart of Canada s largest and busiest port Port Metro Vancouver and are just 3.2 kilometers from downtown Vancouver by SeaBus, a passenger-only ferry service that runs on a 15-minute turn-around schedule. Directly across Burrard Inlet in Downtown Vancouver is the cruise ship terminal which welcomes more than 810,000 passengers annually and is located just a short walk away from the SeaBus terminal. In total, the municipalities of the Vancouver Census Metropolitan Area were home to 2.28 million residents in The City of North Vancouver itself contained 47,685 residents and its neighbour, the District of North Vancouver, contained 83,550 residents. The Lower Lonsdale neighbourhood surrounding Lot 5 has, over the last decade, become a hugely popular place of residence for singles, couples and families seeking an urban lifestyle with easy access to both the great outdoors and the greater employment and entertainment opportunities offered by downtown Vancouver. The population of the Lower Lonsdale area grew by 22 percent between 2001 and 2014, from 14,027 to 17,107 residents. Total households in the area grew from 7,864 to 9,950 during this period. Further residential and commercial redevelopment is expected within the Lower Lonsdale neighbourhood over the next 5 to 10 years, with between 800 and 1,000 residential units and over 100,000 sq. ft. of new commercial space expected to materialize. The community s evolution as a diverse and vibrant community mirrors the growth experienced by the City of North Vancouver since 2001, with increased incomes, education levels, ethnic diversity and public transit use all pointing to a very bright future for The Shipyards as one of the premiere social gathering places and waterfront restaurant and lifestyle shopping destinations in the region. Friday Night Market (May - October) 8

9 3.1 the shipyards Over the past decade, The Shipyards precinct has been thoroughly reimagined with the development of a range of residential, commercial and public amenities. A key part of the area s growth has been the development of the Pinnacle International mixed-use development, including the Phase 1 and 2 residential towers (681 units), the Pinnacle Hotel (a 104- room hotel, 500 delegate capacity convention centre and underground parking) and public space improvements. In addition there has been development of offices, retail shops and restaurants, including the Pier 7 waterfront restaurant. Phase 3 of Pinnacle s development is currently under construction, with an expected 333 residential units and additional public gathering areas and pathways. W Esplanade St George's Ave Rogers Ave Lonsdale Ave E Esplanade Pinnacle Hotel Victory Ship Way Pipe Shop Carrie Cates Ct LOT 5 Presentation House Gallery Tap & Barrel Restaurant Pinnacle Phase 3 (Current Residential Construction) Wallace Mews Lonsdale Quay Market and Hotel ck C t Pier7 Restaurant St. Roch Dock SeaBus Terminal Burrard Dry Dock Pier 9

10 Within the larger Shipyards precinct, and arising out of the City of North Vancouver s overall retail strategy for the Central Waterfront, the Tap & Barrel Restaurant is currently retrofitting the refurbished Coppersmith Shop building for an 8,500 sq. ft. restaurant, with seating for 700 patrons including 328 outdoor patio seats. Future use of the refurbished 8,981 sq. ft. Pipe Shop building, immediately west of Lot 5, is to be confirmed by the City by December 2015 and will either be: The future home of the North Vancouver Museum and Archives; or Leased out as an event and/or retail space The Shipyards precinct currently includes the following public amenities: Shipbuilders Square: an outdoor plaza with a raised performance stage, power and lighting facilities Burrard Dry Dock Pier: a 700-foot deep-water pier available for moorage of large visiting vessels (moorage agreement required) St. Roch Dock: a 100 foot floating dock offering temporary 3 hour public moorage Water access and spectacular views of Downtown Vancouver Historic shipyard artifacts, as well as an identifiable shipyard industrial architectural character Connection to the Spirit Trail a key waterfront recreational route for residents and visitors alike 166 general public parking spaces (31 street level, 85 underground for Lot 5, 50 underground for general public use) The Shipyards is actively programmed, with the increasingly popular Friday Night Markets attracting between 3,000 and 5,000 people per event throughout the May to October period, the Saturday Night Concert series (July-August) attracting 1,000 to 2,000 visitors per night, and a wide variety of additional public events running throughout the calendar year. The development of Lot 5 is intended to complement and expand upon this already successful range of programming. The two Piers in The Shipyards, the St. Roch Dock and the Burrard Dry Dock Pier attract visiting recreational boaters as well as large ocean going ships for few hour to multi-day visits. The Burrard Dry Dock Pier serves as a port of call for Navy ships from around the world bringing hundreds of seamen to The Shipyards annually - for example 2015 will see visits from seven navy ships. The St. Roch Dock is also used by harbour tour companies for embarking passengers. Friday Night Market (May - October) 10

11 3.2 the site - lot 5 The site which is the subject of this RFEI is Lot 5, a 1.6-acre (71,000 sq. ft.) site with 219 feet of water-oriented frontage and 329 feet of depth. As shown in the map below, current zoning for the site allows for approximately 64,000 sq. ft. of commercial uses and a height allowance of 75 feet on Parcel 9 and 52 feet on Parcel 10. Please see Attachment #1 for a description of the site s current zoning and height allowance. The overall City vision for Lot 5 is to create a dynamic, year-round people place, the enjoyment of which will be actively supported by a mix of on-site commercial uses, as well as programming and public space components. The commercial use, retail mix and building form will help define the character and function of Lot 5 and provide a base for long-term economic viability and site vitality. It is envisioned that the commercial uses will be oriented along the north, east and potentially a portion of the southern perimeter of Lot 5. Commercial uses will reflect the unique and local character of The lonsdale ave PIPE SHOP future museum or commercial/ retail Wallace Mews (Parcel 9) 75 Height Allowance LOT 5 (Parcel 10) 52 Height Allowance Wallace Mews tap & barrel restaurant Shipbuilders Square Wallace Mews pier7 restaurant st. roch dock burrard dry dock pier 11

12 Shipyards site, contribute to overall placemaking with the animated ground floor well integrated with the public space. The public space is envisioned to be located in the southwest portion of the site and will be essential to achieving the character and function envisioned for Lot 5. This will be the place to go. The public open space will include: an outdoor public skating rink for the winter season; a water play feature for the summer season; integration of the Spirit Trail; an event and gathering area with an iconic covered structure ensuring year round use; and unique character which reflects and embraces the current identifiable Shipyards character. Details related to Council-endorsed Site Planning Principles for Lot 5, which will help to guide development of the site, are outlined in full in Attachment 2 to this RFEI. With respect to parking, there are an existing 85 parking stalls located within the Pinnacle Hotel parkade which have been specifically provided for the benefit of Lot 5 development. This provision fulfills the parking requirements based on current zoning. In addition, there are 50 parking stalls located within the Pinnacle Hotel parkade for general public use. If additional parking requirements are desired, underground parking is preferred and this should be accounted for and outlined in the proponents response. The subject site currently has a Heritage Designation for the Machine Shop, a heritage building original to the site which is currently dismantled and stored on-site. Consideration of integrating the structure (partial or in full) on the site is encouraged. Lot 5 is in the process of being remediated and will continue in coordination with the overall site development scope and timeline. Though the vision for Lot 5 as a key component in The Shipyards is well evolved, the City of North Vancouver acknowledges the following: That other configurations of land for access around the Lot 5 subject site will be considered (i.e. Wallace Mews/ Victory Ship Way) where it positively impacts project viability or access requirements. (This consideration is for site access, gathering areas and public space only.) While RFEI respondents are encouraged to work within the existing zoning for their submissions, where a proposal requires a rezoning and is assessed as reasonable to pursue by Council, all City-required processes would be followed. Any proposed site uses falling outside of the existing zoning requirements would need to reflect and achieve the Site Planning Principles as listed in Attachment 2. 12

13 4.0 description of required services/project The City of North Vancouver is calling for Expressions of Interest for commercial development as the focal point for The Shipyards site. As a destination for residents and tourists alike, Lot 5 within The Shipyards is intended to offer a variety of public activities supported by an active commercial component. The City is seeking a development partner to: build and operate the commercial / retail component; help finalize a vision of an animated public destination supported by vibrant commercial / retail space; add any value added contribution to: physical construction or capital contribution for public amenities as outlined in Site Planning Principles (Attachment #2) On-going contributions to public space maintenance and programming add additional parking if desired / required. If additional parking is desired, underground parking is preferred. Underground parking would have the ability to utilize the full Lot 5 site. Parking requirements should be defined in proposal. What the City will provide (subject to negotiation): Ground lease for development of commercial component of site; Environmental remediation of the site. General criteria: Site Planning Principles as outlined in Attachment #2 must be reflected in submission. Residential development or gaming / casino facilities are not in keeping with Site Planning Principles and will not be supported by the City. 5.0 submission requirements Section A Corporate History Letter of introduction, including name and address of respondent, number of years in business, associated or affiliated companies. Section B - Staffing / Project Team List each professional / senior staff member, including title, who will be engaged on the project team, and their qualifications, experience and proposed function within the team. Any Staff changes during the project must be approved by the City. Section C Proposed Concept and Previous Work Generally describe the proposed commercial development and any business terms as well as any expectations you would have of the City to make your proposal feasible (the proposed deal). Describe why you believe the proposed concept will be successful on the North Vancouver waterfront. Include written statement on how proposal reflects the Site Planning Principles. Provide illustrative examples of similar past projects in which the listed staff has played a significant role, and which are relevant to the proposed project. Section D - Reference Checks Provide a client reference list for past projects of a similar nature for which the designated professional staff (as listed in A or B) has assumed responsibility. References will be asked to comment on the proponent s adherence to the original Terms of Reference, their ability to stay within budget and on schedule, and the quality and thoroughness of the proponent s work as well as the ongoing success of the project. The City is interested in achieving the best possible outcome for the project and invites respondents to include in their submissions commentaries on opportunities and challenges related to the project. 13

14 6.0 selection process Proponents will be evaluated and short-listed on the basis of the qualifications submitted using, but not limited to, the following criteria: 1. The respondent s overall vision and ability to meet the criteria and requirements set out in this RFEI 2. An assessment of the proposal and the associated benefits, financial complexity, and risk to the City 3. The respondents business and technical reputation 4. Assessment of capabilities of personnel to be assigned to the project 5. Demonstrated record of success on previous projects 6. Demonstrated ability to complete assignments on time, and within budget 7. Reference checks Short-listed respondents may be interviewed to clarify material submitted in the RFEI documents. Following a review of responses to this Request for Expression of Interest, the City may proceed with any one of the following options: Select the proponent offering the most interesting concept and request more detailed information or a proposal. Select a number of proponents of interest to engage in a competition via a select Request for Proposal process. Determine not to proceed and no proponent will be invited to submit a proposal. The short-listed proponent(s) will be selected by the City on the basis of this Request for Expression of Interest. A detailed proposal is not being requested as part of this RFEI. The City reserves the right to reject all Expressions of Interest submitted and form an agreement with the proponent of its choice. 7.0 terms and conditions 7.1 Responses will be received until: 4:00PM (Local Time) Thursday June 25, The City prefers electronic submission of responses. Submissions should be in the form of a single pdf file. Submissions are to be uploaded through Sendit, the City s file transfer service accessed at: 1. In the Competition Title field enter: Lot 5 Commercial Development Opportunity 2. Attach the file in.pdf format and Send (ensure you receive an confirmation from Sendit to confirm upload is complete) Submissions shall be deemed to be successfully received when displayed as new in the in-box of the City address. The City will not be liable for any delay for any reason including technological delays, or issues by either party s network or program, and the City will not be liable for any damages associated with submissions not received. If there is no ability to submit electronically a paper copy of the response may be submitted, on or before the closing time to: Mr. Wolfgang Beier Purchasing Manager, City of North Vancouver, 141 West 14th Street, North Vancouver, BC V7M 1H9. All responses received will become the property of the City of North Vancouver and will not be returned. 14

15 7.2 The City will not accept any responsibility for costs incurred in responding to this Request for Expression of Interest and, if short-listed, for the preparation of a detailed proposal. 7.3 Submitting a response, and its receipt by the City, does not present a commitment on the part of the City to proceed further in this process or plan with any respondent. 7.4 The City may at its discretion, enter into discussions or negotiations with any respondent, request further information from the marketplace, or pursue other options. 7.5 All amendments or changes will be published at the City of North Vancouver website and the BC Bid website. It is the responsibility of the proponent to monitor the City of North Vancouver website to check for updates or changes. 7.6 Questions regarding this Request for Expression of Interest should be directed to: Mr. Wolfgang Beier, Purchasing Manager Finance Department City of North Vancouver 141 West 14th Street North Vancouver, BC V7M 1H9 Ph: Fax: wbeier@cnv.org 15

16 attachment 1 lot 5 the shipyards The following is a summary of pertinent facts related to the Lot 5 parcel of land. For detailed information please refer to the City of North Vancouver Zoning Bylaw CD Zone-393. Address: Victory Ship Way / Wallace Mews Legal Description: DL: 274 Block: 176 Lot: 5 Plan: BCP39824 Lot Size: M X 98.61M Lot Area: hectares Zoning: CD-393 Zone (2001/2002/2005/2006) Permitted Uses: 'Waterfront Commercial Use' shall mean any use providing for the sale at retail of personal or household goods or things, or for extending services to persons: includes food sales, clothing stores, drug stores, personal furnishings shops, hardware stores, variety stores, book shops, toy stores, camera shops, stationery stores, barbers, hairdressers, tailors, shoemakers, launderettes, dry cleaners, printers, restaurants ('B' Liquor License), cafes, coffee houses, dance and music studios, art galleries, museums, social or health clubs, billiard halls, bowling alleys, theatres, but excludes an Accessory Drive-Through Use; 'Secondary Waterfront Commercial Use' shall mean a Waterfront Commercial Use and professional and semi-professional offices, business offices, medical offices, finance offices, banks, trade / business / postsecondary schools; Note: not permitted on ground floor. Gross Floor Area: Commercial (see uses): Community Amenity Use: TOTAL 5,930 sq. metres / 63, 830 sq. feet 4,289 sq. metres / 46,168 sq. feet 10,219 sq. metres / 110,000 sq. feet Note: Community Amenity Space provided within designated heritage Buildings, or within new structures built on Parcels 9 and 10 shall be exempt from Gross Floor Area calculations up to a maximum additional Gross Floor Area of 46,168 square feet. For the purposes of this bylaw, a Community Amenity Space shall be defined as a Civic Use, daycare, museum, theatre, art gallery or an attraction that is open to the general public and may or may not be operated for profit; Residential use or a gaming facility is currently not permitted by the zoning bylaw and is inconsistent with the Site Planning Principles. Residential use or gaming would not be supported. Parking : Required: Available: 1/750 sq ft GFA 85 parking stalls have already been provided for the benefit of Lot 5 and are located within the Pinnacle Hotel parkade. The inclusion of these 85 parking stalls has fulfilled the parking requirements based on the current zoning. In addition to the 85 parking stalls, an additional 50 parking stalls for general public use has also been provided for in the Hotel parkade. Height: Parcel 9: Parcel 10: 75 feet 52 feet

17 attachment 2 the shipyards lot 5 site planning principles The Site Planning Principles for The Shipyards Lot 5 are defined by three main components: 1. Mission and Focus of RBI s Central Waterfront Development Plan; 2. Public Space Components; 3. Land Use and Built Form. 1. RBI s Central Waterfront Development Plan Mission and Focus : The Mission and Focus identified for the Central Waterfront Area is as follows: a. The focus must be on people and cater to a range of ages; b. It must be a year-round gathering place, meaning a covered space; c. It must be programmed; d. Primary hours would be from 4:00pm to 10:00pm six days a week, with shops generally open from 10:00 am to 10:00 pm; e. It has to be intimate with landscaping, seating and smaller spaces; f. It must be monetized with a mix of small vendors and businesses; g. It also must be culturally rich with a range of performances and activities; h. It needs to be historically rich, showcasing the history of North Vancouver; i. It must be void of vehicles yet be easy to access; j. It must be integrated with its neighbors as a single, outstanding destination. 2. Public Space Components: The vision for Lot 5 is focused on the creation of a place for PEOPLE. Through public feedback as part of the RBI visioning process, the desire for a significant people-oriented public space on the waterfront was consistently raised as the number one priority for Lot 5. The public space features outlined below are essential to achieve the character and function of the Lot 5 vision. The public space components may be arranged on site in a multitude of ways with layout and sizing to be further refined as part of a future design and consultation phase. 1. Covered Structure A covered structure is essential to establishing Lot 5 as a year round gathering area. The covering will define the significant public area, create a usable space for year round activity and offer an iconic landmark. The size of the covered structure must be significant enough to provide shelter over a flexible public gathering area which is adaptable for a variety of site uses as outlined below. The covered structure should support the integration of lighting and an audio system. The design and character of the covered structure itself can be refined through a future design process and could range in character from a tensile structure (RBI proposal) to a re-use / replica of a portion of the Machine Shop s building frame or an alternate design. 2. Outdoor Public Skating Rink The inclusion of an outdoor public skating rink is a fundamental feature for the vision to create a unique, people-oriented destination that offers activity and animation throughout the typically low attendance winter season. Based on the RBI proposal, subsequent conceptual site layout scenarios, as well as a comparative analysis of outdoor skating rinks within North America, an outdoor skating rink of significant size would be appropriate for the size of Lot 5 as well as the supporting population.

18 attachment 2 Key related features that need to be incorporated to support an outdoor skating rink are an ancillary building for skate rental / maintenance storage as well as ample covered space for seating. 3. Water Play Feature Come summer, the outdoor winter skating rink transforms into a water play feature and completes Lot 5 as a year round destination. A water play feature can offer both an active spray park as well as subtle interactive water activities that appeal to a wide range of age groups. A water play feature of a size compatible with the skating rink and gathering/ event space area would provide a significant feature for the community. 4. Event / Gathering Area Integration of a flexible event / gathering area to provide adaptable space for programming of year round events is also a critical feature to achieve the vision. Current site activities have routinely demonstrated the demand and public excitement over event space on the waterfront through both the Friday Night Markets and various rentals of Shipbuilders Square. The Night Market is estimated at nightly attendance of 3,000 people and the summer concert series attendance is estimated at people. The gathering area should be significant enough to permit for regional events (3000 people) however the space needs to feel welcoming and usable on a day to day basis when not being used for large events. 5. Site Connectivity The Shipyards needs to be well connected to the Central Waterfront and surrounding community. Connections need to be enhanced for pedestrian, cyclist, marine and vehicular access. The main vehicular access is to be from St. Georges Avenue. A defining feature through the Shipyards site must be the integration of the Spirit Trail directly along the Waterfront. 6. Shipyards Identity In keeping with the surrounding site character of The Shipyards development, the design of the public open space and site features should reflect or compliment the overall established Shipyards character. In addition, site design should integrate artefacts from the site, including items from the Flamborough Head, propeller, and the Machine Shop (or portions thereof). Related to the overall public use of the site, requirements for site support will need to be further defined and must include site servicing and maintenance requirements as well as public washrooms. 3. Land Use and Built Form Critical to a successful public waterfront destination and achievement of the vision is the creation of a vibrant and sustainable commercial component. The commercial use, retail mix and building form will further define the character and function of Lot 5 and provide a base for long-term economic viability and site vitality. As learned from other successful waterfront destinations, a mix of public space, programming and vibrant retail uses is essential for a successful waterfront destination. 1. Economic Viability and Commercial Mix Following an extensive evaluation of trade area demographics, demand and case study benchmarks Colliers International is recommending a restaurant and active lifestyle retail mix for The Shipyards. The restaurant and active lifestyle retail mix was also identified through the RBI process. This approach builds on the existing and growing successful restaurant and retail uses in Lower Lonsdale, including the Lonsdale Quay. In addition to fulfilling a demand, these service type tenants have great potential to contribute to the vision for an animated, family-friendly and year round local destination. Tenants must reflect the unique and local character of The Shipyards site. The key for success of ground floor retail space will be the interface between spill out uses such as outdoor dining and patio space adjacent to the public realm. Colliers also believes the attraction of a vibrant waterfront destination and views will provide a market for upper floor uses. Other

19 attachment 2 compatible commercial uses that would be considered include fitness/dance studios, specialty offices and hotel use. 2. Built Form and Layout The buildings define the public open space and add to the animation, diversity and economic viability of the site development. Site buildings should wrap the north, east and potentially a portion of the south façade to: define and enhance the public space; ensure public views; maximize the waterfront experience; and to take economic advantage of the public open space and western sun exposure. From a leasing perspective, the commercial space that would be created is in high demand and would be marketable. The ground floor spaces with outdoor patio opportunities and views of either the water or the plaza areas offer the highest rent potential. 3. Revenue Generation The goal for Lot 5 development is to achieve the Site Planning Principles while minimizing the cost to the City. On-going financial contributions from tenants of Lots 3, 4 & 5, based on square footage, would support the maintenance and programming of the public areas as established by the Tap and Barrel lease. In creating a vibrant public space with sustainable commercial component, local spending will also be captured for the benefit of the local economy. 4. Parking The parking solution must be reflective of the scale and character of the development and the creation of a significant people-oriented destination. The provision of parking for Lot 5 based on current zoning has already been provided for within the hotel parkade. Parking has been identified as being an important consideration for attracting retail tenants and for securing their long term viability. A Lower Lonsdale parking study has provided additional context that while free parking is at capacity, pay parking is available. Two potential scenarios for providing additional parking are: maximizing surface parking; or the creation of underground parking (one level). A parking study will be required to further assess parking needs and existing parking availability. In addition, wherever infrastructure to support alternative transportation improvements, such as a bike parking valet, car share, electric charging stations, etc. can be included it is strongly encouraged. 5. Shipyards Identity As noted in the public open space principles, The Shipyards identity must be embraced. Building character and form should reflect or compliment the surrounding architecture and site features.

20 attachment 3 central waterfront lot 5 retail opportunity analysis In March 2015, Colliers International Consulting completed a detailed retail market opportunity analysis for Lot 5, building on previous analyses undertaken by Colliers for the Central Waterfront area as a whole. The purpose of this analysis was to gauge Lot 5 s commercial development potential, with the intent of complementing the Lower Lonsdale area s existing commercial amenities, including the Lonsdale Quay Market, Lower Lonsdale commercial district, the soon-to-be opened Tap & Barrel restaurant in the Coppersmith Building, and potential museum/event/retail/health & wellness (uses yet to be finalized) for the adjacent Pipe Shop Building. As a key facet of the larger Central Waterfront vision is to create a unique waterfront restaurant district that will attract local and regional residents and visitors alike, Colliers focused particular attention on the Central Waterfront and Lot 5 s potential to accommodate new restaurant facilities. Colliers findings indicated significant opportunity to accommodate potentially up to 15,500 sf of new restaurant food & beverage uses in addition to the 8,500 sf Tap & Barrel restaurant expected to open in the Summer of this year. This extent of floor area is sufficient to accommodate a range of future food & beverage establishments, including an additional destination-oriented waterfront restaurant with large south-facing patio area, a specialty restaurant (e.g. seafood, ethnic), and a range of smaller scale specialty restaurants, including fish and chips, coffee/tea, and ice cream/confectionery, among potentially other small grab & go food outlets. A summary of uses found by Colliers to be market-supportable on Lot 5 include the following: Destination waterfront restaurant with large patio area Fitness/health & wellness uses Day spa Specialty coffee/tea shop Ice cream/frozen yogurt shop Confectionery/cupcakes/chocolate Healthy grab and go foods Running store Bicycle sales, rental and repair Yoga/pilates/personal training studio Banquet hall/event rental space Boutique office space (2 nd level space) Colliers research and project benchmarking review supports the City of North Vancouver s vision to frame Lot 5 with a mix of commercial buildings with a mix of uses (as listed above) that complements the site s waterfront setting, connection with the Spirit Trail, and mix of on-site recreational amenities and public gathering areas. Colliers analysis also recommends exploration of both at-grade and above-grade patio spaces that allow Lot 5 businesses to fully leverage Lot 5 s spectacular south-facing waterfront setting.

21 attachment 4 relevant background documents Central Waterfront Development Plan July 2014 (Roger Brooks International) CentralWaterfrontDevelopmentPlan Spirit Trail Official Community Plan