PROPOSED REDEVELOPMENT OF RICHMOND ISLAND AND RICHMOND SLOUGH

Transcription

1 PROPOSED REDEVELOPMENT OF RICHMOND ISLAND AND RICHMOND SLOUGH From: THE MUSQUEAM INDIAN BAND In partnership with

2 TABLE OF CONTENTS TAB 1: PROJECT OVERVIEW TAB 2: ENVIRONMENTAL IMPACT ASSESMENT Musqueam Fisheries Commission January 2010, Enkon Environmental Report Project Permit Application to Port Metro Permit Application Disposal at Sea Sturgeon Study/Salinity Report TAB 3: Jan 29/10 Letter from Aplin Martin: Site Servicing Feb 1/10 Letter from Bunt Associates: Traffic Study

3 Project Overview Vancouver is at the doorstep to some of the best summertime boating in the Northern Hemisphere and along with that, the Greater Vancouver area is very short on available moorage for both sail and powerboats of any size. This proposal focuses on the provision of both an in water marina and dryland boat storage facility and boat works yard to provide moorage and services for those boats in arguably the most sizable of market categories, that being power and sail boats to 60ft in length. The preferred location for the proposed dryland storage and boatyard development is Richmond Island, accessed from 75th Ave and Bentley Street in the Marpole area of the City of Vancouver. These lands and adjacent waters are within the Musqueam people s territory as affirmed in the Musqueam Declaration of June Port Metro Vancouver presently owns the property and it's more recent history is that of being used as the storage area for finished lumber products produced by the now defunct Eburne Sawmill. The property is presently vacant other than some partial use for heavy equipment storage. The property is not connected to municipal services, however it does have good street access by a municipal width road recently constructed from Bentley Avenue to access a nearby loading ramp used for barge operations. Adjacent to the north side of Richmond Island is a protected body of water known as Richmond Slough. Through their ownership of its water lots, the Province controls this small inlet, which is the closest body of navigable water to the ancestral Musqueam Village, and it's archaeologically important midden, both estimated to be up to 9,000 years old. Through most of the last century it has been used for log boom storage with river tugs accessing the slough from the North Arm of the Fraser River. It's proximity to the Strait of Georgia and the physical characteristic of Richmond Island protecting it's waters from the wakes of river traffic, make Richmond Slough a very proper location for an in water marina.

4 Richmond Slough Nearby properties to Richmond Island along the riverfront are for the most part zoned M1, M2 and I2 for industrial use. B.C. Transit has expanded their Marpole Bus Terminal on an adjacent property, another adjacent property is being held for future development and there is a separate 2.8-acre parcel for sale nearby. This area is sometimes called the Eburne Lands. Port Metro Vancouver has autonomy over the development and uses of their properties. Notwithstanding, neighborhood support is always of interest to any proposed project. The proponent of this development proposal has read from time to time, the Marpole communities interest in the Eburne Lands area. Below is an excerpt from a published report setting out the neighboring communities resistance to a project they perceived to be in the works for Richmond Island in 2004.

5 Over recent years Marpole community groups have more systematically met to discuss and formalize their interests and objectives for the future development of the Marpole area. The prominent example of which was the "Marpole Gateway Community Ideas Exchange of January 8, 2005" and the "Marpole Gateway Information Exchange of January 12, 2005". Welcomed by the Musqueam Band, delegates to those well attended meetings, including Councilor Nicholas Charles of the Musqueam Nation, produced a document called the "Marpole Gateway Final Report; Feb 7, 2005, which detailed the objectives of the assembly for future development in the Marpole area. The information box below is an excerpt from page 6 of that report, wherein one of the community objectives is to develop a marina and shipyard for Richmond Slough. That development itself would also help meet some of the other stated objectives of the Marpole community group. *Page 6: Marpole Gateway Final Report, February 7, 2005 The development proposed for Richmond Island and the adjacent Richmond Slough explained over the following pages will also meet the objective of Port Metro Vancouver's published policy that it's lands be used for water dependent industry. In this case, commercial businesses servicing the needs of the recreational marine industry. Richmond Island is currently unserviced vacant land. Without connections to sewer, water and hydro the property may have limited economic value other than it's present day use as a storage lot. To transition to a property of higher value, sufficient economic activity will need to be achievable on Richmond Island to justify significant up front site servicing costs for this slightly remote site. The comprehensive project for Richmond Island & Richmond Slough that we are proposing will create this economic activity. A beneficiary of which will be Port Metro Vancouver through lease revenue and an increase in the value of Richmond Island through site servicing. And also, a beneficiary will be the neighboring community, through employment opportunities at the various marine based facilities. For Bastion Development Corporation, Captain Matthew Cote The development proposed for Richmond Island and the adjacent Richmond Slough explained over the following pages should also meet the objectives of the landowner Port Metro Vancouver, whose published policy states that it's land holdings be used for water dependent industry. In this case, commercial businesses servicing the needs of the recreational marine industry. Richmond Island is currently unserviced vacant land. Without connections to sewer, water and hydro the property may have limited economic value other than it's present day use as a storage lot. To transition to a property of higher value, sufficient economic activity will need to be achievable on Richmond Island to justify the significant up front site servicing costs for this slightly remote site. The comprehensive project for Richmond Island and Richmond Slough that we are proposing will create this economic activity. A beneficiary of which will be Port Metro Vancouver through lease revenue from the proponent and also an increase in the value of Richmond Island through site servicing. And also, a beneficiary will be the neighboring community, through employment opportunities at the various marine based facilities. For The Musqueam Indian Band For Bastion Development Corporation Howie Charters Matthew Cote Economic Development Manager Development Manager (604) Waterfront Projects (604) ext howie.charters@colliers.com mcote@bastiondevelopment.com

6 Economic Benefits & Job Creation A large part of the estimated $15+ million in development cost expenditures would be earned by local B.C Companies such as Fraser River Pile and Dredge, International Marine Floatation Systems, Mussell Crane Lt. and by local suppliers of building materials along with many local trades and consultants. The longer-term economic benefit of course is that of both full time and part time employment. Marinas and boatyards are active places with mid to entry-level jobs available in operating the marina and the Dryland storage facility. Skilled workers and mechanics are needed for the repair and maintenance of fiberglass and wood hulled boats or diesel and gasoline engine systems. Canvas shops need seamstresses; paint shops, painters. There will also be office administration and management jobs to fill. We estimate that once operational, the proposed development would support the following workforce Position Full time Part Time Total full & part time Marina Manager 1 1 Marina Administration Marina Maintenance Marina Dock Attendant Cafe Drystorage Foreman 1 1 Drystorage Staff Marine Trades: Mechanics Fiberglass Repair Paint Shop 3 3 Canvas Shop 2 2 Fabrication Shop 2 2 Electronics Shop 2 2 Design Studio 4 4 Boat Manufacturing 9 9 Brokerage Office Sales 2 2 Brokerage Office Administration 1 1 Total

7 Site Plan Discussions with the Department of Fisheries and Oceans regarding the riparian area on the edges of Richmond Island indicate we will be able to utilize the existing disturbed surface area for development. That being edge to edge and the length of the existing asphalt surface on the property. This yields 190,618 sq.ft of area on which to fit the proposed buildings, parking and provide for traffic circulation. The attached site plan shows the contemplated layout of the project within that boundary, with all buildings set back 6 feet from that perimeter. Buildings will be designed and constructed to meet the current B.C Building Code. This plan contemplates approximately 13,000 sq.ft. Of buildable commercial space plus covered storage for approximately 230 boats. Architectural Theme The proponent will endeavor to architecturally recognize the history and character of the Musqueam Lands through the installation and display of artwork and informative signage representative of the cultural heritage of the Musqueam Nation. And also recognize "Marpole's" more recent history as an industrial riverside community on the outskirts of a growing city where the primary industry was forestry, with several sawmills along the river and log towing and booming ground operations providing a backdrop to shore side activity. Marina Center Building

8 Marine Trades Building We plan a strong sense of entry to the development with perhaps a log structure supporting timberframed signage as one enters the site. The exteriors of the proposed buildings would feature cedar siding and corrugated metal roofs. The marina centre buildings on the eastern portion of the site include a marina office and bathrooms for marina patrons as well as an office for boat brokerage and a cafe overlooking the marina area. Above that on the second floor a naval architect office and caretakers apartment are proposed. The marine trades building the western portion would house a marine service and mechanics facility, storage and electrical room. On the Richmond Slough side of this area, an 8 foot wide covered boardwalk running parallel to the shoreline accesses the marina gangway. For these buildings and the walkway, we will accent entries and overhangs with heavy timber framing beam work, with the areas around them including landscaping features and exterior lighting fixtures reminiscent of an earlier time. Ample parking spaces have been provided for staff and moorage customers with a loading zone for marina use. Vehicle circulation within the development is laid out to provide access to all commercial buildings and is in keeping with the requirements of limiting distances for turning areas and for fire truck access.

9 Site Servicing Through meeting with the Vancouver City Engineering department and in the attached letter from our consultants Aplin Martin, we have confirmed that the City of Vancouver would be prepared to provide service connections for the the development. The preliminary servicing plan below shows the proposed connections to sanitary, hydro and water from 75th Avenue and Bentley Street. All services will be trenched. And as well a walking/bike path is proposed to connect Richmond Island to the foot of Bentley Street. Adjacent Roadway System

10 Vehicle Traffic Street access to the development is proposed to be on the existing road connecting Richmond Island to Bentley Ave. This road was built by Bel Contracting under an access easement registered on the neighboring property and is used for their materials loading ramp operations on the North Arm of the Fraser River. Bunt & Associates have conducted the attached traffic study and in it, report that the combined use of the existing road by Bell Contracting and the proposed development is suitable from a standpoint of efficiency and safety. To assist in this, traffic separation lanes will be marked on both the entry road off Bentley Avenue and the turning circle at the south end of this entry road, from which is accessed either the Bell Contracting launch ramp or Milltown Marina & Boatyard. Commercial Activity Dryland Storage The western end of Richmond Island allows for covered sheds with boats being racked on three levels accommodating in total approximately 230 powerboats to 30 feet in length. When a customer wishes to use his boat it is moved by staff from it's rack by the forklift to a gantry crane launch facility which runs it down to the holding dock in the marina. When the boater returns to the holding dock, the reverse procedure delivers the boat back into it's protected and secure storage. Between the dryland storage and marine trades building are 2 concrete surfaced work areas where trades can perform outdoor maintenance and repairs for both storage customer boats and the size range of boats that the gantry crane can accommodate up to the work area from the in water marina. These concrete aprons in the work areas will have water runoff collection swales with sand filters and oil accumulators. Gantry Crane Launch Facility

11 Marina There are long waiting lists for moorage in the Vancouver area. Heather Street Marina in False Creek, Burrard Civic, Granville Island, Thunderbird Marina in West Vancouver, Mosquito Creek Marina in North Vancouver, Vancouver Marina in Richmond, Coal Harbour Marina etc.; all report long lists of boaters wanting moorage. Depending on the size of the moorage slip needed, waiting times are often several years. The marina we propose for Richmond Slough is to be built to the highest standards, we are featuring wide durable and stable concrete docks with night lighting, electrical and water kiosks, holding tank pump out service and fire protection. We expect it to be a popular facility for the recreational boater. Lineal feet of moorage available will be between 7,000 lineal feet and 9,000 lineal feet. The final lineal footage will be determined through the detailed engineering process now underway by the dock manufacturer and dredging contractor. There will be no live aboard moorage offered. Ongoing Environmental operational practices for the activities of both the in water marina and land based boatyard facilities proposed, will follow the best environmental practices known for marina operations. Water Lots DL 6060 & DL 6209

12 Marina Layout 174 marina slips 35 ft. to 80 ft. Richmond Slough Historic Use: In the 1940's, Canfor acquired Eburne Sawmill and continued with the prior use of the adjacent Richmond Slough as a storage area for log booms for both Eburne Sawmill and for other mills on the North Arm of the Fraser River. This use continues to this day, with displacement river tugs regularly moving log booms in and out of Richmond Slough. Their access to this navigable waterway has become more limited over the years due to silt building up in Richmond Slough, particularly at the west end where this channel meets the North Arm of the Fraser River. Current Use: The "Google Image" photographs below show Richmond Slough as this log storage area for Canfor at various dates and at various tides. The surface coverage of Richmond Slough by the log booms in the attached images, ranges from approximately 160,000 sq.ft. To 196,000 sq.ft. In area. At low tides, log booms are regularly grounding on the foreshore of Richmond Island. The proposed marina, at full occupancy, will have a surface coverage of docks and boats totaling approximately 120,500 sq.ft. In area. Also with the benefit of nothing grounding on the foreshore. Richmond Slough, April 2009: Surface area coverage of log booms: Approximately 160,000 Sq. Ft.

13 Richmond Slough, Dec 2005: Surface area coverage of log booms: Approximately 196,000 Sq. Ft. Richmond Slough, Mar. 2005: Surface area coverage of log booms: Approximately 185,000 Sq. The photograph above shows a mid sized vessel tied to the existing dock on the north edge of Richmond Slough. As is the case with displacement river tugs with draughts of up to 11ft. using this waterway, this vessel's ability to move from the dock and access the North Arm channel is limited. Silting buildup over many years and a lack of maintenance dredging of the Slough has resulted in vessel access into and within this navigable waterway to now become limited to travel only at high tide. For vessel passage into and within Richmond Slough at other than high tide, dredging will be required to restore navigable depths. Preliminary discussions in that regard with DFO during their on-site review have been very

14 positive and there do not seem to be any habitat concerns for dredging in Richmond Slough and in fact there are opportunities to work with DFO on habitat improvements. Dredging will require the removal of 70,000 cubic metres of sediment from the water lots to accommodate the marina. Dredged material would be disposed at sea under permit. To that end, sampling of the sediments in the water lots has been completed and the results confirm that the material meets all the criteria for ocean disposal. Habitat FREMP mapping of the area shows habitat coding of Richmond Slough to be Red & Yellow. Following, are several recent examples of waterways with similar characteristics and similarly coded habitats to Richmond Slough where dredging was also required to maintain their utility as navigable waterways FREMP File: F016: River House Marine: Habitat Code Red & Yellow: Dredging approved to restore navigable depth: July 2009.

15 FREMP File: F026: Pitt River Boat Club: Habitat Code Red: Approved for maintenance dredging: July FREMP File: F034: Captains Cove Marina: Habitat Code Red: Maintenance dredging approved, June As in the above examples where regulatory permission for dredging has been given, our preliminary discussions with the Department of Fisheries indicate that dredging will be permitted for Richmond Slough in keeping with the needs of our marina design.