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Request for Proposals
Capstone at RiverlandsMixed Use Development Project
March 2, 2018
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I.Invitation
The City invites experienced developers to submit proposals for the Capstone at Riverlands Residential
Development Project. The Capstone at Riverlands community offers an extraordinarily rare opportunity of
undeveloped riverfront land in a city’s downtown core.
The City’s intention is to partner with a developer to develop a fiscally, socially and environmentally responsible
project which adds to Red Deer’s quality of life and architectural landscape, and which contributes to the overall
vision for Capstone at Riverlands. This RFP invites respondents to submit a non‐binding proposal for the
purchase of land, with the intent of completing design and construction of medium density residential and
mixed‐use development in the Capstone at Riverlands neighbourhood. The selected respondent will be invited
to enter into negotiations for the first phase of development in Capstone at Riverlands.
II.TheCapstoneatRiverlandsProject
Vision
The Capstone at Riverlands redevelopment project will create a unique and vibrant mixed‐use urban district in
Red Deer’s Greater Downtown core. Bordered by the Red Deer River and positioned to be the urban interface of
an extensive trail system, this development has potential to change the context of development in the Red Deer
community. Capstone at Riverlands will feature higher‐density housing, complimentary commercial
opportunities, beautiful riverfront gathering areas, pedestrian‐friendly trail connections, public art and unique
green spaces. Additional background information and discussion on key principles related to the vision is
included in Appendix A.
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Context
The catalyst for redevelopment was the relocation of Civic Yards in spring 2009, as it left a large amount of
prime, riverfront real estate vacant in the greater downtown area. Today, Capstone at Riverlands is a diverse,
mixed‐use community with over 100 businesses and about 300 residents living in the area. A grass roots
revitalization effort has echoed the City’s investments, as existing businesses have upgraded their buildings, and
new, decidedly urban businesses have moved into the neighbourhood, developing a natural, authentic
community identity.
Capstone is well‐poised to offer commercial spaces that harmonize with the nearby Red Deer Regional Hospital
and its complimentary medical services sector. Additionally, with its proximity to downtown, abundant
opportunity exists to create new, urban living spaces for the large number of daily workers in the area.
Lastly, Capstone is well connected and highly visible along the major arterial Taylor Drive roadway, and to
pedestrians via an extensive trail system that is highly used and well‐loved by Red Deerians. With the excellent
Bower Ponds and Great Chief Park recreational area just across the river, the possibility of a future pedestrian
bridge will certainly add to the walkability and connectivity of Capstone at Riverlands. The map shown in Figure
1 below provides visual context.
The vision for Capstone at Riverlands starts with the recognition that The City of Red Deer owns an outstanding
piece of real estate within this area and has a once in a lifetime opportunity to direct the development of a
master planned downtown riverfront community. The City owns approximately 25 of the 91 acres in the
northwest section of the district, bordered by the river.
FIGURE 1
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Public Investment
The City has invested in upgrading and developing new major public amenities, such as the Riverwalk which
spans the entire riverfront of the community, and Capstone at Riverlands’ main street, which is the gateway into
Capstone and acts as the main conduit from a major arterial road to the riverfront and Riverwalk. To date,
infrastructure dollars have been invested in the demolition of the old civic buildings, burying the overhead
transmission line, environmental testing and remediation, and the construction of a new intersection to improve
access into the neighbourhood.
The City is currently working on infrastructure improvements within the community to upgrade servicing,
landscaping, parking and roadways. In 2018 the City will continue these improvements, focusing on items such
as sidewalks, bike trails, public parks, plaza spaces, community amenities and the extension of new servicing into
undeveloped areas. A graphic of major milestones and work being completed in 2018 is shown below in Figure
2.
FIGURE 2
Ideally, a site developer will be selected for the first new mixed‐use or residential development project in
Capstone at Riverlands by mid‐2018. This would allow for construction to commence in the fall of 2018, if
desired.
LandUse&DevelopmentPriorities
In December of 2016, Council approved the new community vision for Capstone at Riverlands, which is
described in the 2016 Riverlands Area Redevelopment Plan (ARP) and Part Ten of The City’s Land Use Bylaw
(LUB). These documents are available on our Publications page at www.LiveInCapstone.ca/publications/ and we
strongly encourage proponents to review these documents.
To highlight some of the key features of the land use requirements, we have provided the Capstone at
Riverlands Land Use Bylaw Fact Sheet, which is available in Appendix B.
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The ARP provides many overall objectives for this redevelopment project, and below we have listed a few of the
key priorities for this first phase of development:
Focus on Sustainable Development: Infrastructure and buildings alike will integrate green construction and
design practices, sustainable building materials and building system technologies to reduce the environmental
impacts of the development. For new development in Capstone, we want to ensure we maximize the usefulness
of roof space, which could mean rooftop patios or gardens, photo voltaic installations, or other creative and
sustainable use of this space.
Activate the Street: To help bring life to the streets, most buildings in the development will have active
commercial uses on the main floor, at the street frontage. In order to add richness to the development, edge
zones have been carefully planned to allow for smoother transition between inside and outside realms. For
commercial areas, edge zones add life to the street by blending business space into the public realm, such as a
bistro with a patio for patrons. In residential areas, edge zones provide private outdoor space within an urban
setting. Creative use of landscaping and materials provides privacy while defining the private from the public.
Pedestrian‐friendly streets: Streets within Capstone range from main corridors accessing commercial areas to
intimate streets that offer semipublic spaces for residents. Pedestrian friendliness is a key element to the street
scape, with signs, bollards and architectural design giving wayfinding cues throughout the neighbourhood.
Traffic calming measures, as well as bicycle‐friendly streets help create a safe environment for vehicles and
pedestrians alike. The public can quickly access the extensive trail network via direct walkway connections from
both residential and commercial buildings. Well‐lit trails create safety and encourage use throughout the day
and seasons.
Design beautiful, useable places and spaces: Buildings incorporate architectural elements and enhanced
facades to create dimension and a comfortable, walkable neighbourhood. Beautifully designed entrances
emphasize the building’s arrival point, and mixed‐use buildings architecturally differentiate residential and
commercial entrances to avoid confusion. Entrance lighting incorporated into the building’s entrances also
encourages pedestrian traffic.
Transparent fronts and non‐tinted glass windows activate the commercial space with passers‐by, creating a
more inviting, comfortable community experience. To create beautiful buildings full of ornamentation and
character, design elements such as windows, vertical accents, canopies, signage, and high quality building
materials of various colours are encouraged. Residential buildings offer community amenity spaces for the
residents to enjoy, such as gazebos, barbeque areas with tables, play structures and seating areas.
Develop green in an urban setting: Despite its density, Capstone offers a lush, natural setting with enhanced
landscaping (20% total site area minimum), with such things as trees and shrubs, sod, raised planters, vertical
greenery on facades, beautified rooftops, decorative stonework, retaining walls, and courtyards. These
enhanced landscapes are made of native, drought tolerant or low‐maintenance materials, and suitable to
healthy growth in Red Deer.
Purpose
The purpose of this RFP is to provide the opportunity for respondents to:
Identify the type of residential development they are interested and experienced in producing
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Identify the parcel which best suits their development proposal,
Showcase past projects and development innovation
Create opportunities to work with The City on a residential or mixed‐use development project;
There are two areas of focus for this RFP, the first area being the riverfront region adjacent to the Canada 150 Plaza, where Alexander Way (47 Street) meets the River, and the second area is the former Electric, Light and Power (ELP) site, where 45 Street meets the River. See Appendix C for maps of these areas.
Please note that the parcel boundaries are flexible for these sites as we have not subdivided these parcels. Subdivision will be coordinated with development. Also note that The City is currently processing an amendment to the LUB and ARP to allow hotel use in addition to the current uses on Lot 1, for flexibility.
The City wishes to work with a Developer who shares our vision for a development that is sustainable, vibrant and enhances the fabric of the community. The RFP evaluation will include an assessment of: The Respondents experience and capabilities for completing the development, the purchase price, and the proposed purchase and development schedule.
III. SubmissionFormatandInstructions
A) Submission Instructions
Two hard copies and one (1) electronic copy single file PDF version (on a USB drive) of the submission should be
received in a sealed envelope clearly marked “Capstone at Riverlands Residential Development Project” on or
before 4:00:59 p.m. Alberta Time, on April 26, 2018 at:
The City of Red Deer
Box 5008
4914 48th Avenue,
Red Deer, AB T4N 3T4
Attention: Land & Economic Development Department
For practical purposes, submissions received after the closing deadline will not be considered.
B) Key Dates
RFP Release March 2, 2018
Deadline for Respondents’ Questions March 29, 2018
Deadline for Responses to Questions April 12, 2018
RFP Submission Deadline April 26, 2018
C) Addenda
To ensure you receive an addenda issued during the RFP process, please register your contact information with:
Wade Martens, Land Marketing Team Lead / Land Coordinator
Email: [email protected]
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D) Inquiries
Any questions related to this RFP are to be directed in writing to:
Wade Martens, Land Marketing Team Lead / Land Coordinator
Email: [email protected]
IV.SubmissionRequirements
A) General Requirements:
Proposals should indicate the respondent understands and will adhere to the Capstone at Riverlands Development Concept and Land Use Bylaw principles and guidelines during the development Permit approval process.
Submissions should include a preliminary site concept, site layout, preliminary design drawings and renderings.
Submissions should be ten to fifteen (10‐15) pages, excluding appendices.
Proposals, rather than tenders or offers, have been requested in part to afford respondents a more flexible opportunity to employ their expertise and innovations, and thereby satisfy the City’s needs in a more cost‐effective manner. However, respondents need to be aware that Proposals shall be evaluated for compliance and rated based on the Evaluation Criteria listed in the following section.
Proposals should include relative information the Respondent may feel is essential: awards, accolades and special certifications.
Respondents must fully describe any existing business relationships, ownership interests or conflicts of interest – direct or indirect – that could affect it or its team members doing business with the City of Red Deer. Failure to disclose this information may result in disqualification and termination from the process.
B) Transmittal Letter: signed by the Respondent or authorized representative, which includes:
A brief summary of your submission;
Statement that all information contained in the proposal is true and correct;
Statement that the Respondent agrees to all other terms and conditions, reservations, and stipulations contained in this RFP;
Lead Respondents contact information – including name, address, email address and telephone number(s) of designated point person for all notices and correspondence pertaining to the RFP submission.
C) Developer Capabilities and Suitability:
Company profile including headquarters location and description of core business strengths;
Number of years the firm has been in the property development business;
Provide organizational chart of the Respondent’s development team, specifying roles and reporting relationships of each member;
Description of strategic partnerships which provide a comprehensive solution and full range of products and services;
A description of expertise in the provision of various residential and mixed‐use developments;
Profiles of past projects (three to five) similar in size and scope to Capstone at Riverlands that have been built in municipalities of similar demographics as Red Deer. Projects should highlight elements such as:
o Form (type and style of development); o Scale (height, density, floor area ratio, square footage by type); o Key features;
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o Environmental and Sustainability features (photo voltaic, green roofs, vertical gardens, low impact development, energy efficiency, etc.);
o Social and Cultural features (artistic elements or displays, event space, public space, etc.); and o Economic benefits (employment opportunities, economic diversification, ability to attract
additional investment, etc.); o The City reserves the right to request references and contact information to assist in evaluation;
Brief resumes for key personnel assigned to the past projects profiled including identification of sub‐consultants and length of relationship.
D) Alignment with Capstone Vision:
Narrative demonstrating the understanding and implementation of the Vision;
Identify where consideration has been provided in the proposal relative to the Area Redevelopment Plan
and the Land Use Bylaw;
Identify the size and area of interest for development;
Details on elements, form and scale, features and functionality, options & add‐ons, technical
requirements, elevations, site plans, etc.;
Illustration or examples of proposed elements such as edge zones, landscape treatments or other
significant features that will form part of the development proposal.
E) Environmental Sustainability:
Provide information and a description of sustainable features and initiatives proposed, considering:
a. Water and Air (ex. Low Impact Development, reduced water usage, reduced GHG emissions,
etc.);
b. Site design (ex. Landscaping, natural features, xeriscaping, green roofs, photo voltaics, etc.);
c. Integration of adjacent green spaces, plazas, and public realm;
d. Green Building design and construction (LEED or other demonstrated equivalent);
e. Other creative features that promotes sustainability.
F) Social and Cultural Features:
Public art, amenities and spaces;
Architectural features;
Quality of edge zone development;
Providing key connections;
Promoting active transportation.
G) Financial:
Price (per square foot) on the land before GST. The City will not consider any vendor financing. The City
has received a recent appraisal of the lands with a range of values with an average of $40/square foot;
Estimated increase to City Tax revenue;
Business diversification, employment opportunities, ability to attract new investment;
Upon execution of an agreement, The City will require a deposit in the amount of 5% of total purchase
price.
H) Development Plan:
Size and scale of project, including development timelines and phasing;
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Outline your typical marketing plan for this type of project, incorporating ideas for joint marketing
partnership with The City;
Identify the target end consumer market;
Identify infrastructure requirements to support the proposed development;
Any requirements for due diligence or any other conditions precedent the Respondent intends to incorporate into a Land Sale Agreement.
V.Evaluation
The City has established an Evaluation Committee (EC) to evaluate all Submissions based on the criteria listed below. The evaluation process will occur in the following stages:
A) Compliance The EC will review proposals and evaluate based on submission requirements. Proposals that do not comply with submission requirements may be subject to reduced scores, or disqualified and not evaluated further. B) Rating Consists of a review of all compliant proposals to determine the highest ranking respondent based on the rated
criteria and pricing evaluation set out below:
Rated Criteria Category Weighting (Points) Developer Capabilities and Suitability 20 Alignment with the Capstone Vision 10 Environmental Sustainability 20 Social and Cultural Initiatives 20 Financials 20 Development Plan 10
Total Points 100
C) Interview and Presentations The City may choose, in its sole discretion, to hold presentations or interviews as part of the evaluation process.
Should the City choose this option, all respondents invited for the interview and/or presentation shall be re‐
evaluated to determine the final rankings.
VI.ProceduralRules,TermsandConditions
The Respondent should clearly understand, and by submitting a proposal agrees, that any part of the submission
is subject to the following conditions, in addition to any other terms and conditions set out in the RFP:
1. Selection: The top‐ranked respondent, as identified above, will receive a written invitation to enter into
direct negotiations with the City.
2. Timeframe for Negotiation: The City intends to conclude negotiations with the top‐ranked respondent
within sixty (60) days, commencing from the date the City invites the top‐ranked respondent to enter
negotiations. A respondent invited to enter into direct contract negotiations should therefore be
prepared to provide requested information in a timely fashion and to conduct its negotiations
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expeditiously. If negotiations have not been completed within sixty (60) days, the City intends to cease
negotiations with that Respondent; however, the City may continue the negotiating if negotiations are
proceeding satisfactorily. If negotiations with the lead Respondent prove unsuccessful, the City intends
to commence negotiations with the second Respondent.
3. Process Rules for Negotiation: Any negotiations will be subject to the process rules contained in this RFP
and will not constitute a legally binding offer to enter into a contract on the part of the City or the
respondent. Negotiations may include requests by the City for supplementary information from the
respondent to verify, clarify or supplement the information provided in its proposal or to confirm the
conclusions reached in the evaluation, and may include requests by the City for improved pricing from
the respondent.
4. Disqualification: No submission will be considered which is received after the closing date and time. No
proposal will be considered from a Respondent where the City, in its sole discretion, determines that a
potential conflict of interest exists. No proposal will be considered that is in any way conditional or that
proposes to impose conditions on the City that are inconsistent with the requirements of this RFP and
the terms and conditions stipulated herein.
5. Committee Review and Requests: The City reserves the right to reject any or all submissions; to select
on or more Respondents; to void the RFP and the review process and/or terminate negotiations at any
time; to revise any conditions and stipulations contained herein, as convenient or necessary; to further
negotiate fees, rates and financial arrangements, etc.; to establish further criteria for selection; to ask
Respondents to submit additional information or evidence of their qualifications and experience; to
waive non‐compliance in the proposals and in the proposal process; to negotiate with successful
Respondents; and to reject any and/or all RFP submissions for any reason, in the City’s sole discretion.
6. Acceptance/Rejection of RFP: The City reserves the right to withdraw this RFP at any time, for any
reason. The City is under no obligation whatsoever to shortlist or accept any submission. This RFP is not
a legally binding bidding process and does not create any Contract A obligations under tendering law.
7. Right to Re‐issue RFP: The City reserves the right to re‐issue the RFP or undertake any other
competitive bid process where, in the City’s sole opinion, none of the submissions warrant acceptance
or where it would be in the best interest of the City to do so.
8. Ownership and Cost of RFP Submissions: All submissions through the RFP process become the property of the City and will not be returned to the Respondent. All costs and expenses incurred by any Respondent in the development, preparation, submission or presentation in response to the RFP will be borne by the Respondent. The selection of any submission, the rejection of any or all submissions, the termination of the RFP process, or initiation of a new RFP process shall no render the City liable to pay or reimburse any such costs or damages incurred by any Respondent or any partner or associate of such Respondent participating in this RFP process.
9. Confidentiality: The contents of the RFP and all information, data, or material obtained by the
Respondent in connection with the RFP process are the property of the City and must not be used for any other purpose than replying to the RFP. Upon request by the City, all such information shall be
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returned to the City, or the Respondent shall certify that the information, including copies and records thereof, is destroyed. All information, data, and material gained through the RFP process is to remain strictly confidential.
10. News Releases: News releases in any form of media shall not be permitted with respect to the terms
and conditions of the RFP or any ensuing contract without prior written approval from the City.
11. Amendments: A Respondent may amend its submission at any time prior to the Closing Time or withdraw its submission at any time. No alteration to a submission will be accepted after the Closing Time.
12. Decisions of the City: All decisions on the degree to which a submission meets the stated criteria, or the
score assigned to a Respondent or to part of a submission, will be determined solely by the City. The City determinations in the regard are final and may not be appealed by a Respondent.
13. Disclaimer: The City does not give any representation or warranty expressed or implied as to the accuracy or completeness of any information set out in this RFP, or any other background or reference information or document prepared by third parties and made available to Respondents, including all reference material made available to Respondents by the City, and the City shall have no liability whatsoever to any Respondent with respect to such information. Respondents will make an independent assessment of the accuracy and completeness of such information and will have no claim whatsoever against the City or its officials, employees agents or consultants with respect to, or as a result of any use of, such information.
Appendix A – Background Information
1.1AbouttheCityofRedDeerThe City of Red Deer is centrally located in Alberta between the two major cities of Calgary and
Edmonton. As Alberta’s third largest city, Red Deer is a commercial and industrial hub to an immediate
trade area of over 271,000 people.
1.2CapstoneatRiverlandsProjectHistoryThe concept for Capstone at Riverlands is deeply rooted in a community and Council vision, reflected in
the 2016 Riverlands Area Redevelopment Plan (ARP). The ARP is defined by 6 guiding principles.
GreatStreetsProvide lively streets – great streets with multiple types of use, and with people interacting amidst
bustling stores, offices, shops, restaurants, public buildings and open spaces. These ‘complete streets’
should place a greater emphasis on the needs of pedestrians, bicycle and transit users as compared to
typical suburban streets.
GreatPlacesDesign buildings, outdoor spaces, and informal spaces to enhance positive interaction among residents
and visitors. The great spaces of Capstone at Riverlands should be a first choice for community gatherings.
GreatConnectionsConnect Capstone at Riverlands through attractive natural and constructed pathways, to the Downtown
core, Waskasoo Park Trails and districts outside the core.
VitalityBuild a neighbourhood that is a place for all citizens, with a wide variety of buildings, facilities and indoor
and outdoor amenities – a place of innovation, new ideas, and exploration.
AuthenticityCelebrate the fact that Red Deer originated at its river crossings; Respond to the history that is embedded
in the layout, the buildings and natural areas in Capstone at Riverlands.
SustainabilityWith its existing natural and built infrastructure, Capstone at Riverlands is inherently sustainable. Higher
density and lower per‐capita resource use can be achieved through Smart Growth development.
1.3AvailableCityofRedDeerreferences;Visit our publications page at www.liveincapstone.ca/publications to find these relevant documents:
2016 Riverlands Area Redevelopment Plan
Riverlands Land Use Bylaw (Part Ten of the City’s Land Use Bylaw)
2009 2011 2013 2014 2015 2016 2017 2018 2019& BEYOND
Environmental testing begins
on the buildings and land
AltaLink transmission line
burial
Land Sales Process begins
New intersection at Alexander Way and Taylor Drive
Updated Area Redevelopment
Plan and Land Use Districts adopted
by Council
City’s former civic buildings
demolished
Taylor Drive and Ross Street
construction continues
Design of Alexander Way, Riverwalk and
developer driven infrastructure and
amenities
Realignment of Taylor Drive
and Ross Street intersection
begins
City’s Civic operations move from Riverlands
Area Redevelopment Plan adopted by
CouncilGreater
Downtown Action Plan approved
TODAY
Construction of Riverwalk starts
Private development
on City owned lands ongoing
Conceptual design and planning of Riverlands
Private development
on City owned lands begins
Alexander Way construction
Green Spine Phase 1
Construction
45 Street Construction
Canada 150 Square
Announcement
Underground utility
construction
Water Trunk Replacement
Capstone at Riverlands Name
Announced
liveincapstone.ca
2009-2019 TIMELINE
Appendix A
LAND USE BYLAW
TAYLOR DRIVE DISTRICT
COMMERCIAL DISTRICT
SEE MAP ON REVERSE >
BLUE AREAS
ORANGE AREAS
Capstone at Riverlands will be a visionary
new urban community, home to condos
and townhomes, hotels, offices and retail,
shopping and dining, arts and culture.
To ensure this master planned community is developed into a lively district, Part 10 of the Land Use Bylaw (LUB) identifies building
types that cater to a variety of homeowners and recommends commercial spaces that will create destinations for special events, active living, and every day conveniences. The LUB aims to provide key guidelines for planning and development, not to be overly prescriptive on development.
The Capstone at Riverlands LUB identifies three distinct land use districts: the Taylor
Drive District, the Commercial District
and the Residential District. All three are mixed-use districts. To achieve the vibrant urban community envisioned for Capstone at Riverlands, movement corridors, public spaces and edge zones have been identified in strategic locations in the three districts.1
This area consists of the properties adjacent to Taylor drive east of 54th Avenue and 55th Avenue. The zoning in this district primarily recommends office and medical commercial uses, due to its proximity to Historic Downtown and the Red Deer Regional Hospital. Residential dwelling units can be incorporated above the ground floor, and active commercial uses are encouraged at the street level.
The following are a few examples of the
uses envisioned in this area:
The primarily commercial district of Capstone is located between 45th street and 47th street, and includes the current Cronquist Business Park. This area will consist of commercial and office uses. Residential dwelling units are also an option above the ground floor.
The following are a few examples of the
uses envisioned in this area:
1Definitions and more detailed information can be found at: http://www.reddeer.ca/media/reddeerca/city-government/bylaws/land-use-bylaws/3357-2006-Part-10-Riverlands-Districts-and-Development-Standards.pdf
FACT SHEET
Health and medical services, merchandise and retail, multi-media studios, restaurants, artist gallery and studios, grocery store, hotel, and home occupations.
Movie theatres and other entertainment venues, recreation facilities, hotels, market, microbrewery, grocery store, restaurants, specialty food stores, artist gallery and studios, business incubator, health and medical services, office, multi-media studios (radio, TV and recording).
Commercial entertainment and recreational facilities, gaming, lounges and pubs, parking, home occupation which would generate additional parking demands.
Lounges and pubs, parking, seasonal sales.
Permitted Uses(no further approvals needed)
Permitted Uses(no further approvals needed)
Discretionary Use(Municipal Planning Commission approvals possibly needed)
Discretionary Use(Municipal Planning Commission approvals possibly needed)
Appendix B
#seeyourselfhere
A VISIONARY RIVERSIDE COMMUNITY COMES TO RED DEER.
112
112
45 ST
54 AV
54 AV
55 AV
45 ST
43 ST
45 ST
TAY
LOR
DR
IVE
RED DEER RIV
ER
BOWER PONDS
RIVERW
ALK PROMENADE
B
A
C
PLAYGROUNDAM
PHITHEATRE
WO
ODEN BRIDGE
LANDING
FUTURE BRIDGE
LOO
KOUT
E
D
F
FLEX
LA
NE
PAR
KIN
G
NATIVE FLORA
47 ST
Riverwalk, Green Space, Green Spine, Parks & Recreation and Environmental Preservation
Boulevards
Movement Corridors
Riverlands Commercial District / Active Commercial Main Floors
Riverlands Taylor Drive District
Riverlands Primarily Residential District
Public Squares
RESIDENTIAL DISTRICT YELLOW AREAS
The residential district is located west of 54th avenue, peppered throughout the community to accommodate a mix of medium density residential unit types that are compatible with the commercial uses throughout the district. The types of living units that are permitted in this district include:
▪ Live-Work Units These spaces offer living units above, but separate from, a distinct workspace at street level below; perfect for the business owner interested in immediate, commute-free access to their work space.
▪ Mixed-Use Commercial or Office▪ High Density Towns▪ Condos and Apartments
Mixed use residential with commercial uses such as live-work units, retail, artist gallery and studios, business incubator, convenience food store.
Live-Work: Artist gallery/studio, hair salon, massage, tanning, fitness, counselling services, office, repair, crafts, jewelry, merchandise.
Commercial service facility, home music instructor, home occupation, restaurants, seasonal sales area.
Permitted Uses(no further approvals needed)
Discretionary Use(Municipal Planning Commission approvals possibly needed)
Ideally, most residential buildings in Capstone at Riverlands would include active main floor commercial spaces that offer commonly-needed services for the residents living above and contribute to vibrant, active streetscapes.
Appendix B
Appendix C