OGDEN POINT MASTER PLAN PART A - FOUNDatiON FOR GROWTH, VIABILITY & DEVELOPMENT TECHNICAL REPORT Prepared for: Greater Victoria Harbour Authority FEBRUARY 2012 In collaboration with: Merrick Architecture Borowski Sakumoto Fligg Limited Banjar Management Inc. TBG121510152344VBC This document is produced on 100% recycled paper Final Ogden Point Master Plan Part A—Foundation for Growth, Viability & Development (Technical Report) Prepared for Greater Victoria Harbour Authority February 2012 In collaboration with: Merrick Architecture ■ Borowski Sakumoto Fligg Limited and Banjar Management Inc. Metrotower II, Suite 2100 4720 Kingsway Burnaby, BC V5H 4N2 Copyright 2012 by CH2M HILL Canada Limited Reproduction and distribution in whole or in part beyond the intended scope of the contract without the written consent of CH2M HILL Canada Limited is prohibited. Contents 1. Executive Summary ............................................................................................................ 1-1 2. Background .......................................................................................................................... 2-1 2.1 Process ...................................................................................................................... 2-1 2.1.1 Project Advisory Committee.................................................................... 2-2 2.1.2 GVHA Board Ad-hoc Committee ........................................................... 2-2 2.1.3 Consultation Process and Stakeholders ................................................. 2-7 2.1.4 Use of Consultation Feedback and Rezoning Process ......................... 2-8 2.2 Vision ....................................................................................................................... 2-8 2.3 Governance .............................................................................................................. 2-9 2.4 Goals ......................................................................................................................... 2-9 3. Current Situation and Financial Overview ................................................................... 3-1 3.1 Situation ................................................................................................................... 3-1 3.1.1 Cruise Passengers ...................................................................................... 3-2 3.2 Financial Overview ................................................................................................ 3-3 3.2.1 GVHA Operating Income ........................................................................ 3-5 3.3 Diversifying Revenue Sources .............................................................................. 3-6 3.4 Economic Evaluation ............................................................................................. 3-7 4. Site Description and Current Operations ...................................................................... 4-1 4.1 Ogden Point History .............................................................................................. 4-1 4.2 Ogden Point-at-a-Glance ....................................................................................... 4-3 4.2.1 Ogden Point Current Situation ................................................................ 4-3 4.2.2 Other Land Uses ........................................................................................ 4-4 4.2.3 Opportunities and Constraints ................................................................ 4-4 4.2.4 Site Characterization ................................................................................. 4-5 5. Proposed Site Sub-zones ................................................................................................... 5-1 5.1 Proposed Delineation of Sub-zones ..................................................................... 5-1 5.2 Overview of Each Proposed Sub-zone ................................................................ 5-1 5.2.1 Sub-zone A: Flexible Marine-based Zone .............................................. 5-2 5.2.2 Sub-zone B: Enhanced Semi-public Marine Zone ................................. 5-7 5.2.3 Sub-zone C: Air Transport and Flexible Marine Zone ......................... 5-7 5.2.4 Sub-zone D: Diverse Non-residential Mixed-use Zone ....................... 5-8 5.2.5 Sub-zone E: Transitional Non-residential Mixed-use Zone ................ 5-8 5.2.6 Sub-zone F: Semi-public Community Zone ........................................... 5-8 396153_TBG121510152344VBC i COPYRIGHT 2012 BY CH2M HILL CANADA LIMITED • ALL RIGHTS RESERVED • COMPANY CONFIDENTIAL CONTENTS FINAL 6. Flexible Marine-based Zone: Case Studies ................................................................... 6-1 6.1 Introduction ............................................................................................................ 6-1 6.2 Options Generation for Future Marine-Based Land Uses ................................ 6-1 6.3 Screening of Options ............................................................................................. 6-4 6.4 Short List of Marine-based Land Uses for Analysis .......................................... 6-5 6.5 Economic Viability of Options ............................................................................. 6-6 6.6 Marine-based Land-use Case Studies ................................................................. 6-8 6.6.1 Case Study 1: Passenger Cruise Vessel Port of Call/Niche Homeport ................................................................................................. 6-10 6.6.2 Case Study 2: Boat Yard/Boat Storage and Yacht Transfer .............. 6-12 6.6.3 Case Study 3: Coastal Shipping/Ro-Ro Cargoes/Vehicle Ferry ..... 6-16 6.6.4 Case Study 4: Berthage (including Cable Ships Berthage and Storage) and Marine Technology Research and Development Vessels and Support Facilities ............................................................... 6-21 6.6.5 Case Study 5: Liquid Bulk Products Terminal .................................... 6-24 6.6.6 Case Study 6: Module Assembly Facility (including Ship- Building Support) ................................................................................... 6-26 7. Implementation Strategy .................................................................................................. 7-1 7.1 Rezoning .................................................................................................................. 7-1 7.2 Ogden Point Redevelopment ............................................................................... 7-1 7.3 Timeline of Potential Development ..................................................................... 7-3 8. Site Access and Transportation Management .............................................................. 8-1 8.1 Transportation Management ................................................................................ 8-1 8.2 Current Access and Constraints .......................................................................... 8-1 8.3 Transportation Management Principles for Future Development Considerations ........................................................................................................ 8-2 8.3.1 Safety .......................................................................................................... 8-2 8.3.2 Efficiency .................................................................................................... 8-2 8.3.3 Effectiveness .............................................................................................. 8-2 8.3.4 Equity .......................................................................................................... 8-3 9. Mitigation of Current Impacts ......................................................................................... 9-1 10. Conclusions and Recommendations ............................................................................ 10-1 11. References ......................................................................................................................... 11-1 ii 396153_TBG121510152344VBC COPYRIGHT 2012 BY CH2M HILL CANADA LIMITED • ALL RIGHTS RESERVED • COMPANY CONFIDENTIAL FINAL CONTENTS Exhibits Exhibit 2-1 Overview Map of Ogden Point and the Victoria Harbour .............................. 2-3 Exhibit 2-2 Ogden Point Access Layout ................................................................................. 2-5 Exhibit 3-1 GVHA Revenue Source Breakdown for Year 2010 ($6.1 million) .................. 3-1 Exhibit 3-2 2010 Cruise Passenger Volumes for Canadian Ports ........................................ 3-2 Exhibit 3-3 Cruise Passengers at Ogden Point ...................................................................... 3-3 Exhibit 3-4 Vancouver Island Public Ports Financial Overview in 2009 ($000) ................ 3-4 Exhibit 3-5 Net Income and assets Key Points ...................................................................... 3-5 Exhibit 3-6 GVHA Ogden Point Operating Income ($000) ................................................. 3-6 Exhibit 3-7 GVHA Other Marine Properties Operating Income ($000) ............................. 3-6 Exhibit 3-8 Ogden Point Future Cash Flows (Present Value) 2010-2030 ........................... 3-7 Exhibit 5-1 Ogden Point Sub-zones ........................................................................................ 5-3 Exhibit 5-2 Listing of Potential Uses by Contemplated