Why is Port Moody allowing a restaurant to be built at Rocky Point Park?
The idea for a restaurant in Rocky Point Park has been under discussion for more than a decade. It was recommended in 1999 by the Rocky Point Multi Use Facility Task Force established by Council, and subsequently supported by other city committees including the Parks and Recreation Commission in 2003.
This fine dining restaurant will bring food and beverage alternatives to the existing park concessions (fish & chips, ice cream, etc.). The restaurant will also feature a casual dining patio. It also brings economic benefits to the community through jobs, and enhanced tourism opportunities.
Why didnft I hear about this proposal before now?
The idea of a restaurant in the park has been debated over the past several years in many public forums including public discussions at council meetings and by various committees. Significant local media coverage has been given to this issue, particularly since 2004. The rezoning process was discussed and approved at the September 14, 2004 public hearing. The public hearing was advertised in the local newspaper and site signage according to Community Charter regulations.
Link: Public Hearing September 14, 2004
Link: Public Hearing Ad
How was Spectra chosen as the restauranteur?
In 2004, the city issued a Call for Expressions of Interest (EOI) which was advertised in local (Tri-City News, May 22, 2004) and regional newspapers (Vancouver Sun, May 21, 2004; The Province, May 23, 2004) and sent to various restaurant operators.
Link: Expression of Interest May, 2004 Tri City News ad, Sun & Province ad
Four formal responses were received. The city then issued a more detailed Request for Proposals (RFP) which outlined the cityfs requirements in some detail.
The Request for Proposals was issued March 4, 2005. A copy can be viewed at City Clerkfs office, City Hall.
We requested proponents to demonstrate their ability to complete a project of this complexity, and to explain their proposed restaurant concept. This RFP was sent to the four restaurant operators who had responded to the initial EOI.
Three responses to the RFP were received. Following their public presentations, Port Moody Council selected a preferred proponent and detailed negotiations commenced in July, 2005. Unable to conclude negotiations satisfactorily with that proponent, council directed that negotiations commence with The Spectra Group of Great Restaurants, who operate The Boathouse restaurants.
Link: Boathouse Restaurants website
During this part of the process, The Spectra Group advertised and held a public open house to receive feedback from the community on how to better integrate their concept into the park. Negotiations with Spectra concluded in November 2005 with a signed Letter of Intent to lease.
Council then authorized staff to negotiate and execute a final lease consistent with the terms of the Letter of Intent. A public notification of Port Moodyfs intent to lease land for this purpose was then published in two consecutive editions of the local newspaper, as required by the Community Charter legislation that governs the city.
Link: Notice of Intent advertisement (The Now: April 28, 2006; May 3, 2006)
The final lease agreement was signed on June 1, 2006. This document will be publicly available once filed in the Land Titles Office later in the summer.
What are the terms of the agreement? How does the city benefit financially?
The lessee (Spectra) will pay a basic rent and additional rent for the 30-year term of the lease. Basic rent is $45,000 annually for years one to ten, $60,000 annually for years 11 to 20 and $75,000 annually for years 21 to 30, payable in equal monthly instalments. Additional rent is 3.5% of gross food sales over a sales threshold of $3,000,000 annually as determined by audited financial statements. The lessee is entitled to two 10-year options to renew.
In other locations, a typical Boathouse restaurant generates well in excess of $4M in annual sales. This will result in a minimum of $30,000 in additional revenues for the city. The Boathouse will also be paying municipal taxes and other fees. It is expected that city revenues will exceed $160,000 per year in their second year of operation.
The cityfs finance department estimates that over the 30-year term of this lease, Port Moody could earn $4.7M based on base rent and sales volume projections.
Spectra will also address a range of park amenity issues as part of their construction. These include:
- a continuous trail around the water side of the restaurant
- access to the patio fireplace in an outdoor landscaped picnic area
- a small secondary building that will be turned over entirely to the city for rental or other park related purposes
- reconfiguration of the parking lot to add environmental protection features, and
- additional vehicle parking spaces for park users
- In addition, the existing walkway between the Old Mill Boathouse and pier will be enhanced to provide safe access by non-power boaters (dragon boats, sailboats, rowing clubs, etc.).
Spectra's total investment will be about $5M.
Where will the restaurant be located?
The restaurant will be built on a portion of the existing boat launch parking lot, at the most north-westerly city property boundary. It is sited in this way to set it as far to the west as possible, minimizing view impacts from other areas in the park, and to set it back from the waterfs edge out of consideration for environmental impacts. The site plan will be posted here once details are finalized.
What will the restaurant look like?
The Boathouse Restaurant will be constructed in distinctly West Coast style with heavy timber and stone and it is designed to blend with the natural surroundings of Rocky Point Park. A large outdoor deck will feature outdoor dining for restaurant patrons and a public portion which can be accessed by park visitors.
Link: Architect's Rendering
Will the restaurant spoil the beauty of the park?
Councilfs vision to enhance the park for all visitors is a guiding principle in the development of the restaurant. The building will be situated on an area currently paved in asphalt and used by boat trailers. Landscaping will increase the amount of green space in the vicinity of the pier and public waterfront walkways will not only be preserved but will be enhanced.
The project results in a net gain of green space while retaining full access to the waterfront by the public. Some of the existing parking that is closest to the water will become additional park space that will be landscaped at the developerfs expense.
As part of the agreement the developer will landscape the area and add trees. The parking will be broken up in rows separated by shallow swales that will improve drainage while helping to minimize outflow of surface water into the Inlet.
Parking is already a problem. Wonft this get worse with the restaurant?
The new restaurant will require a minimum of 81 car parking spaces in the parking lot that is currently available for boat trailer parking. This parking will not be designated as exclusive parking for the restaurant, but will be available for all park users. While the parking lot layout plan is not yet finalized, the number of boat trailer parking spots will be maximized, providing a minimum of 81 car spots.
The reconfigured parking lot will serve a significantly larger number of park visitors than are currently accommodated in boat trailer spaces.
The Rocky Point Park redevelopment, completed in 2006, also provides an additional parking lot on Murray Street for park users, adding 41 new parking stalls for vehicles to the existing 95 stalls for a total of 136 parking stalls.
Link: Rocky Point Park Redevelopment Project
Link: Rocky Point Park webpage
The typical use pattern of the boat ramp is early morning launch / evening retrieval, often on the following day. By contrast, the typical Rocky Point park visitor stays for about one to two hours. The reconfigured parking lot will enable a much greater number of park visitors continuous access to the parkfs many amenities.
The greatest direct impact on boaters is during a few peak days each year. The benefit to all park users with additional car parking spaces will be year round.
The city is currently exploring options for accommodating boat trailer parking within close proximity to the park.
Under the cityfs agreement with West Coast Express (WCE), additional parking is available at the West Coast Express parking lot on Saturdays, Sundays, and certain statutory holidays between April 1 and September 30, and before 5:00 a.m. and after 8:00 p.m. weekdays.
Link: Aerial view of area
The city will continue to explore alternatives for boat truck/trailer parking to accommodate boaters in the vicinity. Some opportunities may present themselves in conjunction with the Murray-Clarke Connector project, such as under the overpass that would be located just west of the park. Private sector solutions are also being encouraged.
Link: Murray-Clarke Connector transportation project
I launch my boat at Rocky Point Park. How will this affect me?
The boat launch at Rocky Point Park will not be affected. The launch ramp and dredged boat channel will continue to be an amenity of the park. Long-term truck-trailer parking, however, will no longer be available.
The large paved surface at the top of the boat ramp will be retained to facilitate manoeuvring of boat trailers during launch and retrieval.
The fee charged at the boat ramp is for boat launching, retrieval OR parking. The fees collected from boat ramp users are used to offset the cost of dredging the boat channel in our shallow inlet. Without dredging every few years the channel would slowly silt up.
Boat ramp fees are reviewed once a year by the Parks & Recreation Commission. Non-power boats with shallow draft, such as kayaks, canoes and small sailboats carried by hand, will continue to launch for free.
Dredging was last done in January, 2004 and is scheduled again for 2009. The cost is budgeted at $80,000, which includes dredging, survey, soil testing, material disposal and minor repairs to pilings.
How much will it cost to launch my boat?
There will be no change in fees in 2006. The daily launch, retrieval and/or parking fee is $16 per day. The launch fee is reviewed annually, and the season pass program for 2007 and subsequent years is currently under review.
There is no charge to launch car-top or non-powered boats.
Link: Boat launch information page
How will the potential loss in boat launch revenue affect Port Moody?
A boat ramp fee will continue to be charged. In 2005 $68,500 was raised through boat launch ticket sales and season passes. The restaurant will see revenue of $45,000 in rent plus approximately $30,000 in sales revenue in the first year, and a projected total of $4.7M over 30 years. In addition the restaurant will provide economic development and tourism opportunities for Port Moody. The restaurant is a long-term investment in Port Moodyfs waterfront for use by residents and visitors now and in the future.
Contact information:
Colleen Rohde, Director of Economic & Strategic Development, 604-469-4505
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