PO Box 46915, STN D

Vancouver, BC, V6J 5M4

hallpacific.com

PROJECT RATIONALE

Date:
Re:

Prepared For:
Prepared By:

PROJECT OVERVIEW

Development Name:

Location:


Municipality:

Property:


Civic Address:

Site Size:


OCP Land Use:

Existing Zoning:

September 21st, 2015

Revelstoke Crossing Development
Mayor McKee & Members of Council
Hall Pacific

Revelstoke Crossing

Revelstoke, British Columbia

City of Revelstoke

See Legal Description Appendix A

1750 Trans-Canada Hwy; 1702 Bend Road

Approximately 9.48 acres (412, 949 SF)

Highway Commercial

CD 09

Development Program:

Tenants:

Highway Oriented Shopping Plaza

Grocery Store

Drug Store
Liquor
Financial (drive-through)
Restaurants
Coffee (drive-through)
Oil & Lube
CRU

GBA:

Parking:

Site Plan:

Approximately 63, 350 SF

307 spaces

See Appendix B


PO Box 46915, STN D
Vancouver, BC, V6J 5M4
hallpacific.com

PROJECT RATIONALE

PREAMBLE

The following project rationale employs fundamental elements found within the City of Revelstokes
Official Community Plan to better understand the objectives of the proposed retail-development to
be located at 1750 Trans Canada Highway and 1702 Bend Road. It also considers features from the
Revelstoke Retail Strategy Report that lend support to this development and highlight immediate and
long term benefits. Finally, this rationale attempts to align the project with municipal guidelines and
goals to ensure a positive integration into the community of Revelstoke.


OCP ELEMENTS

1. SITE CHOICE & EFFICIENT LAND USE

The proposed development would be located on the southern part of the highway corridor with
primary access to site off the Highway 1 / Highway 23 intersection. According to the City of
Revelstokes OCP, the lands are designated for Highway Commercial and provide an opportunity to
enhance a very prominent location in a manner this is representative of the form and character of
this alpine community and marketable to highway travelers. Moreover, this development could
provide an excellent means of engaging travellers who currently pass through Revelstoke without
stopping. Engagement could be achieved through information boards or pavilions that communicate
tourist attractions and direct traffic to the central business district. Finally, as the site is bare land
and fully serviced with both water and sewer, it allows for a new development of this scope to be
financially feasible from a land acquisition and construction standpoint, which could not be achieved
in areas of higher density.


2. LOCAL ECONOMY

Direct Investment and Expanded Tax Base
Revelstoke Crossing is expected to contribute over $20 million to the local economy through the
development process and increase the municipal property tax base by over $500,000 per year.


Capture Highway Traffic
The Retail Strategy Report indicates that between 3.8 to 5.2 million travelers pass through
Revelstoke on the Trans Canada Highway on an annual basis. These travelers have disposable
incomes but are often not stopping in Revelstoke due to the inefficient access to amenities or because
of the limited highway retail amenities currently offered. The Revelstoke Crossing development
would increase the percentage of retail dollars captured by pass through travelers by providing
convenient access to a variety of shopping amenities. This strategy is in-line with one of the key goals
of Revelstokes Official Community Plan, which is to expand retail and service capacity to meet the
needs of visitors.


PO Box 46915, STN D
Vancouver, BC, V6J 5M4
hallpacific.com

PROJECT RATIONALE

Reduction of sales outflow

The Retail Report indicates that by 2016, sales outflow out of Revelstoke will be approximately
$33.9 million. To counter this outflow, the report recommends the following increase in retail floor
space:
Over 30,000 sqf of new convenience / services, including Food and Health & Personal Care
Over 100,000 sqf of new food/beverage/entertainment, including Entertainment Services
and Restaurants & Cafes

Revelstoke Crossing will offer a variety of new retail and service options that will contribute to
reducing this outflow and help keep millions of dollars in the Revelstoke market.


Immediate Employment Opportunities
The construction of this 63,000 square foot development will require around 200 personnel. An
approximate breakdown of construction opportunities would be as follows:
Excavation

15 people
Forming

20-40 people
Framing

30-50 people
Paving

20-40 people
Electrical

5 people
Plumbing

5 people
Roofing

5 people
Masonry

5 people
Cladding

5 people
Landscapers

20 people
Offsite/Serving
20-30 people


Long-term Employment Opportunities
The development is expected to create over 200 new permanent jobs for the community. An
approximate breakdown of employment opportunities based on intended uses would be as follows:
Grocery

40-45 employees
Financial

12-15 employees
Liquor

8 -10 employees
Drug

20 -25 employees
Restaurant

45-50 employees
Restaurant

30-40 employees
Restaurant

20-25 employees
Oil & Lube

12-15 employees
CRUs

25-30


PO Box 46915, STN D
Vancouver, BC, V6J 5M4
hallpacific.com

PROJECT RATIONALE

3. COMMUNITY

Today, residents of Revelstoke are paying some of the highest prices on consumer goods in British
Columbia and based on The Revelstoke Retail Strategy Report, there is a strong indication that
residents desire more competitive retail pricing and improved quality of goods within the
community. The Revelstoke Crossing development is targeting national level tenants, which will
bring both competitive pricing and a high standard of quality for local residents to benefit from.

The OCP indicates that with stagnant Forest and Rail Transportation sectors expected over the next
decade, Revelstoke will increasingly rely on tourism as the major economic and population driver. In
order to ensure this growth in tourism is achieved, the City should allow for new retail opportunities
that embrace large visitor and tourism-based markets. A huge opportunity exists with the
development of Revelstoke Crossing to create a synergistic interaction with the rest of the business
community to draw in new visitors. Marketing mechanisms can be integrated on to the site to
provide exposure to tourist activities with the intent of extending the length of visits and the
expenditures per visit.


4. BUILDING FORM AND CHARACTER

The proposal is to build a highway oriented shopping plaza with a variety of commercial tenants. The
design will be a mix of traditional and contemporary, with each tenant space having its own unique
faade and character. The design will incorporate quality materials such as; cultured stone, acrylic
stucco, cement fiber siding, coloured metal roofing, and timberframe wood elements. The colours will
be varied on each space, but they will all draw from a common colour scheme to unify the unique
spaces. The colours and tones used are mainly earth tones and blue tones to relate to the tones of
Revelstokes Forests, Mountains, and the Columbia River. Accents of white and deep red will contrast
the cool tones and relate to Revelstokes heritage buildings and vibrant community. Metal roofing,
stone details, timberframe gables and columns, and a few shed roofs will add a rustic aesthetic that
pays homage to Revelstokes growing winter tourist attractions. The mix of styles complements
Downtown Revelstokes unique collection of modern and heritage buildings and will reinforce
Revelstokes identity.


TIMELINE

Zoning Amendment

July 2015 December 2016
Development Permit

January 2016
Building Permit

February 2016
Construction

April 2016 June 2017
Opening


July 2017


PO Box 46915, STN D
Vancouver, BC, V6J 5M4
hallpacific.com

PROJECT RATIONALE

SUMMARY

The Revelstoke Crossing development stands to provide substantial economic benefit to the City of
Revelstoke by complying with objectives found within the Official Community Plan and putting into
action recommendations laid out in the Retail Strategy Report. To recap the benefits associated with
this project:
Strategic location will allow the capture of existing pass through traffic and millions of
dollars of additional revenue
$20+ million direct investment with a $500,000 increase in the municipal tax base
A reduction in the millions of dollars that currently outflow out of Revelstoke
Over 200 immediate and long-term job opportunities created
Strengthening of the Revelstoke community as a whole by enlarging the towns retail trade
area and allowing existing businesses to capitalize on the increased volume of visitor traffic

The cumulative benefits derived from this development will assist Revelstoke in reaching its full
potential as a mountain resort community and elevate its position within the very competitive alpine
resort industry.

Any questions regarding this project rationale can be directed towards Michael Spaull, Development
Manager Hall Pacific at mike@hallpacific.com or 778-960-4878. We look forward to continued
discussions at the Public Hearing scheduled for September 29th at 3pm.


PO Box 46915, STN D
Vancouver, BC, V6J 5M4
hallpacific.com

PROJECT RATIONALE

APPENDIX

APPENDIX "A"

Legal Description of Property

1.

1750 Trans-Canada Hwy

Parcel Identifier: 015-943-194

Parcel A (See 35097I) of Parcel 3 (See Plan F-5) of Section 34
Township 23
Range 2 West of the 6th Meridian
Kootenay District
Except (1) That Part Included in Plan R257 and (2) Plans 4624 and NEP72429


2.
1702 Bend Road

Parcel Identifier: 013-066-145
Lot A
Section 34
Township 23
Range 2 West of the 6th Meridian
Kootenay District
Plan 4624
Except Part Included in Plan 8437

A
RO
ND
BE

CRU
10500 SF

LIQUOR
STORE
5000 SF

FINANCIAL
3598 SF

CRU
4552 SF

CRU
5200 SF

REST. RESTAURANT
2146 SF 4500 SF

ARCHITECTS

MQN

326 STALLS

TOTAL PARKING

SITE PLAN

6319 m
38346 m
0.16

4. PARKING

3. FLOOR SPACE RATIO

1.0 m
1.0 m
1.0 m
0.0 m

TOTAL FLOOR AREA

LOT AREA (NET)
FLOOR AREA RATIO

3.0 m
2.0 m
2.0 m
3.0 m

FRONT YARD (NORTH)

SIDE YARD (EAST)
SIDE YARD (WEST)
REAR YARD (SOUTH)

1. SETBACKS

18.0 m (MAX)
38346 m
1.0 (MAX)
50.0% (MAX)

HEIGHT
LOT AREA (GROSS)
FLOOR SPACE RATIO
BUILDING SITE COVERAGE

VALUE

2. LANDSCAPE BUFFERS

ITEM

CRU
21945 SF

FRONT YARD (NORTHEAST)

SIDE YARD (SOUTHEAST)
SIDE YARD (NORTHWEST)
REAR YARD (SOUTHWEST)

VALUE

CRU
4356 SF

ITEM

CRU
4224 SF

BEND ROAD

REVELSTOKE CROSSING - RETAIL SHOPPING VILLAGE

1750 TRANS-CANADA HIGHWAY & 1702 BEND ROAD, REVELSTOKE, BC

CD-09 - COMPREHENSIVE DEVELOPMENT ZONE

PROPOSED USES: (B) BANKS, (C) BEER/WINE STORES, (E) CAFES/RESTAURANTS, (H) LIQUOR/FOOD
ESTABLISHMENTS, (K) HIGHWAY RETAIL, O) AUTOMOTIVE MAINTENANCE
ALLOWABLE USES: (A) AUTOMOTIVE RENTALS, (B) BANKS, (C) BEER/WINE STORES, (D) OFFICES, (E)
CAFES/RESTAURANTS, (F) GAS STATIONS, (G) HOTELS/MOTELS, (H) LIQUOR/FOOD ESTABLISHMENTS, (I)
CONVENIENCE STORES, (J) BUS DEPOTS, (K) HIGHWAY RETAIL, (L) TRAVEL INFORMATION, (M) HEALTH CLUBS, (N)
DAYCARES, (O) AUTOMOTIVE MAINTENANCE, (P) R4 - HIGH DENSITY RESIDENTIAL ZONE USES

ZONING

1750 TRANS-CANADA HIGHWAY & 1702 BEND ROAD, REVELSTOKE, BC

ADDRESS

PROJECT STATISTICS

OIL &
LUBE
2000 SF

CAN
NSTRA

AY
HW
HIG
A
AD

CANADIAN PACIFIC RAIL

LINE

A101
15937
2015/09/18
1" = 100'-0"

DRAWING:
PROJECT:
DATE:
SCALE:

PO Box 46915, STN D

Vancouver, BC, V6J 5M4
hallpacific.com

PROJECT RATIONALE

APPENDIX "B"

P:\2015\15937 Revelstoke Crossing\7.0 Drawings\7.1 Current Working Drawing\15937.Revelstoke.Crossing.rvt

DRAWN BY: SV - CHECKED BY: CHK