Feasibility Study - City of North Bay

North Bay Tourism Commercial
Attraction Feasibility Study
Public Open House > December 17 2013
Welcome to this public open house for the North Bay
Tourism Commercial Attraction Feasibility Study. This is an
opportunity to engage the team led by the City of North
Bay as the overall project moves forward.
This evening we will introduce the project, review the work
to date and discuss next steps.
Feedback
We welcome your feedback on our work to date. Please
ask for a worksheet from the registration table to record
your comments. You can leave it at the registration table
tonight or send your feedback by e-mail or mail by Friday
January 10, 2013.
Paul Mitchell
Consultant Study Lead
Mitchell Architects
Beverley Hillier
Manager, Planning Services
City of North Bay
T: 705.474.3250
T. 705-474-0626 x 2403
mail@mitchellarchitects.ca
beverley.hillier@cityofnorthbay.ca
http://www.northbay.ca
1
North Bay Waterfront Tourism Commercial Attraction Feasibility Study Public Open House > December 17 2013
Project Purpose,
Objectives & Process
The overall purpose
of the study is identify
opportuntities to improve
the North Bay waterfront.
This first phase of the study:
•
assesses the current condition
of the Kings Landing Wharf
•
analyzes the North Bay resident
and visitor markets and how
they make use of the waterfront
•
identifies the strengths,
weaknesses and opportunities
for growth
•
Image credit: Denis Dubois, http://www.panoramio.com/photos/32515982
identifies guiding principles
based on best practises
learned from three comparable
waterfronts in Ontario.
The study team developed three
concept alternatives. Each concept
considers marina infrastructure
requirements and capital cost
estimates, site service and
ecological considerations, potential
private/public development
opportunities, potential design
considerations, and linkages to the
downtown.
Input from the public engagement
activities will assist the study team
to refine the draft recommendations
to help guide the future of North
Bay’s waterfront.
2
North Bay Waterfront Tourism Commercial Attraction Feasibility Study Public Open House > December 17 2013
Wharf Condition Assessment
The King’s Landing
Municipal Wharf is in poor
condition.
If the City is to rehabilitate
the wharf, what other
projects could happen
with those necessary
improvements to further
enhance the waterfront as a
destination?
The wharf facilities have effectively
reached the end of their useful
serviceable life, except for the rubble
mound breakwater protection at the
outer end of the wharf and the steel
sheet piling walls on the north and
south side of the main wharf.
In comparison, relatively minor work
is required to integrate the existing
breakwater section at the end of the
wharf and the existing steel sheet
pile section of the main wharf with
the reconstructed sections.
Rehabilitation of the approach, inner
pier and outer pier structures will
require complete reconstruction in
order to restore a 50 year service.
Approach Causeway
Needs to be replaced with a
new rubble mound and asphalt
roadway
Main Wharf
Needs minor repair
Inner Pier
Outer Pier
Breakwater
Needs to be replaced with a
new steel sheet-piled wharf
Needs to be replaced with a
new steel sheet-piled inner
face with improved rubble
Needs to be repaired
Mitchell Architects
DTAH
PKF Consulting
Genivar
EXP
3
North Bay Waterfront Tourism Commercial Attraction Feasibility Study Public Open House > December 17 2013
Qualities of a Great Waterfront
A Great Waterfront...
Making great
waterfronts that
improve urban
quality and reinforce
sustainability in
changing city contexts
is a challenge
for communities
everywhere.
Successful initiatives that
open up waterfronts for
everyone to access and
experience can be seen
in many cities across the
world. North Bay is no
exception, as it works to
reinforce its character where
the downtown meets Lake
Nipissing.
The following principles are
drawn from regional and
international examples to
serve as a framework for
components of what a Great
Waterfront Place means for
North Bay.
Green Bay,
Wisconsin
B001
Malmo, Sweden
Bengbu, China
...is embraced by the community
St-Francois
Quebec
Thunder Bay
Charlottetown
Wilkes-Barre
Pennsylvania
Thessaloniki,
Greece
Halifax
Bregenz
Austria
... is a place to live, work and play
Green Bay,
Wisconsin
... has multi-use destinations
... reinforces the relationship to the water
Mitchell Architects
DTAH
PKF Consulting
Genivar
EXP
Victoria
... is active and alive
Swift Current
Saskatchewan
4
North Bay Waterfront Tourism Commercial Attraction Feasibility Study Public Open House > December 17 2013
Best Practices
Comparable Ontario Waterfronts
During the 1960s and 70s, many
struggling waterfront communities
tried to “go big” and replicate
“festival marketplaces” and
fisherman’s wharfs, which may
have experienced short term
success but in the long run were
not sustainable or economically
viable.
Lessons Learned
Instead of leading to long-term reinvestment
in the waterfront, many of these initiatives
floundered and led to further decline.
We reviewed three comparable waterfronts
in Ontario to identify potential best practices
to suggest what is possible for North Bay.
•
Create a “campus” of
attractions and activities
that focus on a year round
destination
•
Focus on the unique
•
Ensure financial
sustainability through 3 P’s
•
Capital investment: Barrie
@ $40 M+; Brockville @ $50
M+; and Thunder Bay @
$125 M+
•
Include residential and
commercial opportunities
•
Integrate public and
stakeholder input
•
Create a dedicated
waterfront committee to
implement results and
maintain a unified vision
•
Create a signage and
wayfinding strategy for the
downtown and waterfront
•
Ensure connectivity and
overcome barriers between
the city and water’s edge
•
Ensure access to the water
is fully available and ensure
vistas of the waterfront can
be seen from downtown
Thunder Bay
Barrie
Mitchell Architects
DTAH
PKF Consulting
Genivar
EXP
Brockville
5
North Bay Waterfront Tourism Commercial Attraction Feasibility Study Public Open House > December 17 2013
Stakeholder Interviews
Strengths, Weaknesses, and Opportunities
Twenty-three stakeholder
interviews were conducted during
April and May 2013 to order
to gain input into the subject
study and future of North Bay’s
waterfront.
Stakeholder interviews focused on:
•
what individuals and organizations want
to see at North Bay’s waterfront
•
any fears and concerns
•
opportunities for future development
•
public and private components
•
markets that should be attracted
•
what has been seen elsewhere that
could be considered for North Bay’s
waterfront
Mitchell Architects
DTAH
PKF Consulting
Genivar
EXP
Key Themes and Observations
•
North Bay’s waterfront provides a social gathering place
for passive recreation and events – largely catering to local
residents from May to October
•
The watefrront is underutilized and not a primary tourist
attraction offering multiple activities
•
Length and width of marina slips are too small for newer, larger
boats. Also need for fully serviced slips.
•
Lack of protected covered and serviced space – amphitheatre,
picnic shelters, viewing and restaurant areas
•
More variety and quality of foodservice offerings and retail /
activities required
•
Current location of CCII is very disconnected to vehicular and
pedestrian traffic
•
CCI bad state of repair, long term implications of retaining CCI
on the site
•
Access to the waterfront is limited, with linkages between the
downtown and waterfront lacking
6
North Bay Waterfront Tourism Commercial Attraction Feasibility Study Public Open House > December 17 2013
Development Alternatives
Concept 1: Restore the Existing Wharf
•
Restore the structural integrity of the existing
Government Dock to the minimum “state of good
repair” level of improvement.
•
No other improvements or facilities are part of this
concept.
Mitchell Architects
DTAH
PKF Consulting
Genivar
EXP
The cost of marine infrastructure for
Concept 1 is in the order of $2.5M.
7
North Bay Waterfront Tourism Commercial Attraction Feasibility Study Public Open House > December 17 2013
Development Alternatives
Concept 2: New Tour Boat Dock East of Marina/
New West Breakwater
•
Demolish the existing Government Dock and
replace with a new stone breakwater to shelter the
marina.
•
Create new docking facilities for the Chief
Commanda II Tour Boat operation, east of the
marina.
•
Construct a new multi-purpose building with other
associated facilities and amenties.
Mitchell Architects
DTAH
PKF Consulting
Genivar
EXP
The cost of marine infrastructure for
Concept 2 is in the order of $5.5M.
8
North Bay Waterfront Tourism Commercial Attraction Feasibility Study Public Open House > December 17 2013
Development Alternatives
Concept 3: New East Wharf/Expanded Boardwalk/
Landscaped Western Spit
•
Replace the existing wharf west of the marina with a
publicly accessible naturalized rubble spit. Relocate
the boat launch to the west side of marina and add
trailer parking.
•
Construct a new larger wharf east of the Marina to
provide docking for the Chief Commanda II Tour
Boat and relocate Chief Command I. Include a new
multipurpose building with associated amenities
and attractions.
•
This option would also provide an expanded marina,
extended boardwalk, more upland park space and
potentially sheltered water for watersports.
Mitchell Architects
DTAH
PKF Consulting
Genivar
EXP
The cost of marine infrastructure for
Concept 3 is in the order of $13.5M.
9
North Bay Waterfront Tourism Commercial Attraction Feasibility Study Public Open House > December 17 2013
Potential Development Features
What Would You Like To See On North Bay’s Waterfront?
1. Coffee Shop
5. Tour Boat Operations Office / Merchandising
Dark Horse
Toronto
Balzac`s
Toronto
2. Restaurant
Mount Pleasant
South Carolina
6. Crafts and Artisans
Amsterdam
Toronto
Quidi Vidi
Village Plantation
St John’s
Mill Street Beer Hall
Toronto
3. Event Space
7. Marina Boaters’ Washrooms / Showers
4. Pedestrian Pier Experience and Fishing
8. Multi-Use Shelters
Deep Water Bay
Marine Field
Station
Mitchell Architects
DTAH
PKF Consulting
Genivar
EXP
Muskoka Steamship
and Historical Society
Gravenhurst
Warming Huts
Winnipeg
10
North Bay Waterfront Tourism Commercial Attraction Feasibility Study Public Open House > December 17 2013
Potential Development Features
What Would You Like To See On North Bay’s Waterfront?
9. Relocated Boat Launch
13. Skateboard and BMX Plaza
Thunder Bay
Waterfront
14. Slacklining
10. Fishing Charters
Potential Development Features
11. Improved Marathon Beach Washrooms
Marathon Beach Washrooms
15. Picnic Shelters
MacNab Transit Terminal
Hamilton
12. Splash Pad / Skating Rink / Fountain
16. Small Craft and Bike Rentals
Prince Arthur`s
Landing
Thunder Bay
Mitchell Architects
DTAH
PKF Consulting
Genivar
EXP
Brooklyn Bridge Park
NYC
11
North Bay Waterfront Tourism Commercial Attraction Feasibility Study Public Open House > December 17 2013
Potential Development Features
What Would You Like To See On North Bay’s Waterfront?
17. Sailing Club and Sailboat Mast Crane
otential Development Features
overed Stage
21. Identity, Signage and Wayfinding
Armdale Yacht Club
Halifax
18. Covered Stage
22. A `Spectacular`
Maria Lankowitz
Austria
23. Larger Boat Slips
19. Public Art
Kalvebod Brygge
Copenhagen
20. Cable Wakeboard Park
Mitchell Architects
DTAH
PKF Consulting
Genivar
EXP
Water Fountain
Dubai
Opera on the Lake
Bregenz, Austria
6. Potential Development Features
Larger Boat Slips
Reykavik
Iceland
25. Enhanced Parking
12
North Bay Waterfront Tourism Commercial Attraction Feasibility Study Public Open House > December 17 2013
Phase 1
Draft Recommendations
Determine the ideal marine
infrastructure strategy
•
•
Determine the most
compatible and feasible
commercial opportunities
Re-position the Chief Commanda
II dock, to consolidate attraction Most Likely:
and economize operations
• Licensed coffee shop (70 seats
Convert wharf to breakwater, or
and 50 outdoor)
landscaped spit
• Small-craft and bike rentals
•
Artisan and craft retail outlets
•
Chief Commanda II operation
•
Marina operations
Define the infrastructure
required to facilitate the
commercial and partnership
opportunities; and determine
the ideal site location(s)
•
Determine the most-desirable
public activities and design
features for potential inclusion in
the design
•
Determine the disposition of the
Chief Commanda I
•
Determine the disposition of the
Boat Houses
•
Describe the broader Waterfront
vision
•
Divide the broader vision into
a logical series of projects and
provide cost estimates for each
project
Further consider :
Mitchell Architects
DTAH
PKF Consulting
Genivar
EXP
•
Wakeboard Park
•
Restaurant
13
North Bay Waterfront Tourism Commercial Attraction Feasibility Study Public Open House > December 17 2013
Phase 1
Public Open House Questions
1. Which of the three waterfront development alternative concepts
do you think would most benefit the City of North Bay and why?
2. What potential development features would you like to see as
part of North Bay’s waterfront? Name your top three.
3. Are there any other ideas you might have about how to improve
the waterfront not presented?
4. Which of the following commercial opportunities should be
considered:
•
Licensed casual coffee shop with
outdoor patio
•
Retail space for crafts and artisans
•
Small craft/ bike rentals
•
Full service Restaurant – Bistro,
Roadhouse or Upscale
•
Fishing Charters
•
Food Concessionaires
•
Cable / Wakeboard Park
•
Event space for banquets,
meetings, gatherings, etc
•
Chief Commanda II tour boat
•
Privatization of Marina
Image credits: https://stephangraveline.wordpress.com/tag-ontario
Mitchell Architects
DTAH
PKF Consulting
Genivar
EXP
14