B3. PURPOSE OF THE EXPRESSION OF INTEREST DOCUMENT
B3.1 The purpose of this Expression of Interest (EOI) is to solicit proposals from qualified Respondents to construct a residential building on 795 William Avenue.
B3.2 The subject Site includes a transit loop, which occupies approximately 40% of the land area. This transit loop is critical to the City’s public transportation network, providing a bus turnaround at the end of a route that connects to Health Sciences Centre. Proposals must accommodate this function and maintain transit operations. For the purposes of the EOI response, Respondents should consider, but not be limited to, one of the following scenarios:
(a) Scenario 1: Subdivision and Separate Development
(i) In this scenario, the Respondent may propose to subdivide the Site, creating a separate parcel for the residential development while ensuring that the portion
containing the transit loop remains undisturbed and fully operational.
(ii) The residential development must meet the requirement of at least 30% of the units be affordable housing.
(iii) The Respondent may submit a proposal for the purchase of the subdivided portion of the land, with the condition that the portion of the land containing the transit loop will remain owned by the City.
(iv) The transit loop must remain fully operational throughout the development process and after completion.
(v) The subdivision and residential development proposal should demonstrate how the residential building’s design and layout will not obstruct or impede the transit loop.
(b) Scenario 2: Integrated Development over the Transit Loop
(i) In this scenario, the Respondent may propose a design that integrates the residential development with the transit loop, potentially by cantilevering the building
structure over the bus loop, thereby preserving the functionality of the transit route below. The City must retain ownership of the land, as the bus loop is a critical part of the City’s transportation infrastructure.
(ii) The residential development must meet the requirement of at least 30% of the units be affordable housing.
(iii) The design must ensure that the transit loop is not obstructed or impeded in any way, after completion. During construction, the transit loop may be obstructed, but
disruption should be kept to a minimum.
(iv) Proposals should include an engineering solution that ensures the safety and operational integrity of the transit loop while supporting the residential development
above.
(v) Respondents are invited to propose a legal structure and rationale for the chosen structure, including how it meets the objectives of both parties. Potential models may include, but not be limited to:
(i) A long-term air rights lease or air space parcel allowing the Respondent to finance, construct and operate a residential building, while the City retains
ownership of the land.
(ii) A joint venture or limited partnership, where the City contributes and retains ownership of the land while partnering with a Respondent that will finance,
construct and operate a residential building.
(iii) Any other ownership structure which meets the City’s stated intentions.
B3.3 Council approval of this Site as part of the HAF Land Enhancement Office indicates the intention to see increased housing supply, including affordable housing units. Respondents will be expected to maximize housing units and affordable housing.
B3.4 According to the City of Winnipeg’s Zoning By-law No. 200/2006, more density is permitted for multi-family residential development in Scenario 2 versus Scenario 1 given the larger land area and the methodology for zoning district density calculations.
B3.5 The City encourages creative yet practical approaches that maximize development potential while ensuring the City’s long-term operational and ownership interests are maintained.
B3.6 The City invites qualified Persons to submit an Information Submission in response to this EOI.
B3.7 After receiving the Submissions to this EOI, the City will review all Submissions received and use the information to make an informed decision which may proceed to direct negotiations with one or more Respondents or the issuance of a Request for Proposal (RFP). Notwithstanding the above intentions, the City will have no obligation to enter into negotiations or a Contract with a Respondent or issue a subsequent RFP.
