INVESTOR PRESENTATION

STAR TOWER

DELTA TOWER INVESTMENT CORPORATION

Delta Mixed Use Commercial Tower Opportunity

PRIVATE AND CONFIDENTIAL D1 is pure sculpture.

It stands on its own.
A monument soaring storeys.
Some will call it art.
Others will call it home.
Everyone will be captivated by its evocative form.
A Delta landmark.
 MISSION STATEMENT
To build community focused landmark mixed use infrastructure projects that benefit the
immediate neighbourhood, community and region.

To enhance the city’s attraction for residents, visitors, tourists and business

To create a new central business district to help attract interest from major corporations

To enhance the visual, aesthetic character, brand, diversity and distinctiveness of the City

To help create a more affordable housing supply

To assist in the fight against climate change by utilizing sustainable best practices, building
materials and energy use methods

To create jobs and value-add partnerships

To create value and assets for our investors

 The Beginning of a New Era
A Family Based Real Estate Start-Up Investment Company
Mission and Purpose
Community Focused
Community Based
For Us By Us
We are the Community
To become #1 Local Investment Vehicle
We will build a legacy creating Master Planned communities
 Build Assets Together for our Future
Create and build attractive landmark assets
Offset costs via residential sales and leases
Aggressive Pre-Sales/Pre-Lease Campaigns
Attract Local and Foreign Capital
City Building
Be a responsible Developer
What’s best for our investors
What's best for the City
Utilize contacts in local, provincial and federal government
 SITE LOCATION:
South West Corner Nordel/Scott Road

Wescana Center
Address:
8737 120 Street, Delta BC
Size: 36,381 sq ft
Building/Net Leasable:
6,706 sq ft
Current Zoning: CD
Existing Land Use: Commercial
OCP:
Mixed Use 1 (North Delta MU 1)
Private Commercial Landmark Opportunity
Premiere Syndicate Investment Placement
Anchor Tenants
 Current Land Use: CD
Mixed-Use (North Delta) 1 (MU(ND)1)

This designation is intended for a mix

of uses including retail and office
commercial, multiple-family residential,
recreation, cultural, public, and open
space. Retail commercial uses are
required on the ground floor on fronting
streets. Cultural, recreational and
public uses may also be permitted on
the ground floor on fronting streets if
they contribute to pedestrian interest.
Density Up to 4.0 floor space ratio and
no more than 600 units per hectare
(242 units per acre)

Current Maximum Height

32 storeys
Policy A.13: High Density
Mixed-Use Nodes

Create four high density

mixed-use nodes at Townline
(96th to 92nd Avenue), Kennedy
(focused on 88th Avenue), 80th
Avenue, and at Scottsdale
focused on 72nd Avenue.

The areas designated Mixed-Use

(North Delta) 1 (MU(ND)1) in the
center of these nodes would
accommodate mixed-use
buildings up to 32 storeys in
height.

Retail uses would be required on

the ground level in this
designation in order to
encourage a concentration of
commercial activity which would
create vibrant, inviting places for
people.
Dimensions - Delta Maps - Current Land Use: CD
Google Maps Looking South
Looking South East
Site Images - South West Corner Nordel/120
Site Images - South West Corner Nordel/120
Site Images - South West Corner Nordel/120
SITE OF STAR TOWER

STAR TOWER
BC Hydro ROW/Dimensions/Footprint

Due Diligence/Initial Engagement

BC Hydro: Responded.

Fortis BC: Responded.

Max Footprint: 17,000 Sq Ft

Current Footprint: 6,700 Sq Ft

Current Rent Roll 2022
 INCOME
1. The Yellow Chili - $8,589.17 per month Lease to Feb 28 2025 (Renewal Feb 28 2035)
2. KFC/Taco Bell - $10,771.50 per month Lease to Dec 31 2023 (Renewal Dec 31 2028)

Total Monthly Income: $22,899 - Total Yearly Income: $274,788

 The Deal (Subject to Change)
Purchase Price: $14.55M + PPT
Initial Deposit: $250,000 (upon acceptance)
Deposit: $727,500 (total upon subject removal)
Acceptance Date: Nov 16 2022
Subject Removal: Feb 16 2023
Completion: June 17 2023

Funds Needed for Deposit: Nov 15 - Feb 15 2023

Funds Needed for Completion: June 1 2023

Total Raise: $17.5M

 Purchase Plan, Finance and Structure
Cash Buyout

No Financing Needed

GP Syndicate Purchase - Share based on $17.5M Cash Raise

$16.75M will cover Property Purchase included PPT and Legal Fees

Approx $875M Funds Left Over plus $40/Month =

Used for Architect, Engineers, Consultants, Sales Centre, City Development Fees
 Timeline - Subject to Change
October 17 2022 - Accepted Offer
-Complete Due Diligence -Organize Investment Group
-Proforma - Timeline - Leases - Technical - Political - Legal
Have Presentations with Investors

January 17 2023 - Subject Removal - Firm Deal

- Deposit $500,000 given to seller (from investors)

May 17 2023 - Completion - Property Acquired

- $16,000,000 plus PPT, Legal to be paid. (from investors)

January - June 2023

- Work with Tenants, Architect, City

Summer 2023
- Submit Development Proposal (18-24 months)
 Timeline - Subject to Change
Summer 2025 - Application Approved

Summer 2025 - Pre-Sales/Pre-Lease Campaign

- All deposits towards units go in trust

- Achieve construction financing

Spring 2026

- Construction begins

Fall 2028

- Building Complete
- Residents Moved in
- Developer Paid Out

Investment Exit 2028

 DEVELOPER INVESTOR EXPECTATION
We have assembled an all-star team to make sure we are prepared and ready to achieve our goal.

We are well organized and will be creating a machine for an investment and development group. .

This invitation is for immediate family and friends only.

- Regular Communications
- Monthly Updates
- State of Investment/Market Meetings
- Design/Development Milestones/Important Dates
- Pre-Sale Marketing Updates
- Construction Timelines/Milestones
- Events
- News
 Purchase Structure
Form holding company which will be owner of Commercial property and you will be a director/owner based on the % of
ownership for the property. Risk spread out - cash buy out.

Exit Strategy
1. Opportunity to exit via share sale to existing shareholders at Development Permit Stage through new value
which will be appraised at that time. Value likely to be close to $35-40M based on Initial Proposal

2. Opportunity to stay on as owner exiting at building completion. Pre-Sale/Marketing Campaign to sell all residential
units and pre-lease to major anchor tenants for long term agreements and leverage relationships with potential
joint venture and/or P3 partners for possible commercial/hotel uses of the building to maximize value. Construction
Company/General Contractor, design, tender, build, manage model. This will help achieve construction financing.
The plan is to maximize the floor space ratio as well as possibly create commercial/office/hotel/retail space which
will be owned by the holding company after the project is sold out. We want to make sure we have ownership of
the building being the first true mixed use building in the North Delta area/region as there will be more
opportunities in the future as owning the building will make for a great asset. This landmark building will become an
attractive asset to major global investment firms including private equity, pension and sovereign wealth funds. We
will have monthly updates for our investor group and the project.
LANDMARK SITE STUDY
 Property Upside
Surrounded by 1 storey commercial plaza (south-south east)
Major arterial roads to north and west
Nordel and 120th Street
Major N/S and E/W connectors
One of the most attractive and busiest corners in region
No residential homes in close proximity
Property already has 4.0 FSR and has been identified Mixed Use High Density
Current Maximum Height 32 stories
Who are the anchor tenants/partners?
 Who are the anchor tenants/partners?
-Medical
-Healthcare Sciences
-Technology
-Community
-Long Term Clientele
-iOT/AI
-University/Municipal/BC/Federal Government Partners
-Delta Police
-Entertainment
-Dinner/Banquet/Reception/Convention Venue
-Office/Hotel
-Residential
Interested Anchor Tenants
 Potential Value Add Partners
There has been interest from Gateway to
become a partner if a Hotel and/or a
Sportsbook Bar Opportunity became
available for this particular location. There are
no hotels between King George Blvd and
South Delta as Gateway owns the South
Delta Hotel which is also a Marriott. They
would be interested in a boutique hotel with
90-120 rooms as this Hotel would be a leisure
hotel.
Marriott International has shown interest in
providing a new brand that we would help
create for this particular location and region.
They are interested in the site and cultural
opportunities in partnering with local
developers who live, work and play in the
area. They agreed that having a banquet hall
to compliment the Hotel Brand makes sense.
This would be a leisure hotel brand focused
on celebration, community and culture.
 Potential Interested Value Add Partners

Question: Would you look at investing and being involved in a project that is outside of your territory
but in your traditional territory?
 Political Support and
Development Approval Process
Who will be the proponents?
Meet with and garner support from community organizations including
Delta Chamber of Commerce, Surrey Board of Trade, Community
Associations, Business owners, ect.

Who will be the opponents?

Case Studies:
Applications 75A/120 denied - RISE 119/80 passed
93A/120 - Walker House
Kennedy Historical Densities
 Local, Provincial and Federal Funding Streams
Both local MLA/MP are provincial and federal ministers.

Federal Ministry of Employment Workforce Development and Disability Inclusion

Provincial Ministry of Jobs, Economic Recovery and Innovation

Both are aware that there are no federal or provincial jobs in Delta.

Both constituency offices showed interest in being tenants in landmark building.

Both ministers were involved in the $105M announcement for BC Clean Energy Centre of which approx $70M will be put
towards infrastructure and building the centre.

UBC, Shell Canada, Provincial and Federal Government involved.

Permanent location still to be selected.

BC Hydro, Fortis BC and other major crown corporations may also show interest.
Supporters
City Building
Case Study - Delta Rise, Delta BC, Canada
Case Study - Walker House, Delta BC, Canada
Case Study - Central City, Surrey BC, Canada
Case Study - Central City, Surrey BC, Canada
Case Study - Trump Tower, New York, USA
Case Study - The Shard, London UK
Case Study - Hudson Yards, New York, USA
Market Intelligence Partners - Subject to Change
Project Partners
 Project Architect
Tony Gill is Global Director, P3 Buildings. He is an
architect and member of the Architectural Institute of
BC, the Royal Architectural Institute of Canada,
National Council of Architectural Registration Board,
and the American Institute of Architects. He has
extensive experience in the design and management
of specialized institutional, high-tech facilities,
protective services, and healthcare facilities. His
focus has been on designing facilities with complex
functional and building system requirements; in
particular, he specializes in healthcare master
planning, programming, medical planning, and
strategic planning. He has managed facilities
procured as design-bid-build, design-build, and
design-bid-maintain-finance-operate (Public-Private
Partnerships).

Tony has a Master of Science degree in architecture

and urban design from Columbia University.

Tony Gill, Global Director, P3 Buildings IBI Group

 Key Initial Steps

1. Color Tower Rendering (art work presentation)

2. Footprint (landscape architect)

3. Feasibility Study (needs of community/traffic/jobs)

4. Sales Study (what needs to be sold and how much to cover costs and what it takes to break even)

5. Financial Study
Cost of construction, budget/sales study included

6. Sales Video - Design/Site Video

7. Create Elite Board to overlook project

8. Meet with Delta Planning Department Staff, Mayor and Council for initial feedback

9. Make changes to plan and submit for application.

 Feasibility Study Report
Lease
Environmental
Financial
Legal
Technical
Sales
Demand
City
Returns
 Initial Proposed Design
Footprint

Parking

ROW

Design
 THE TALLEST OBSERVATION DECK N THE WEST
ONLY AT THE STAR TOWER ON THE 72ND AND 73RD FLOOR

DELTA BC
CULTURAL SIGNIFICANCE OF DOME
 BUSINESS CASE: OBSERVATION DECK

400 people a day including Schools, Universities, Corporate Group at $25/admission ($10K/day)
300 days of the year.

125,000 people a year - @ $25 per person

$3,000,000 Revenue a year - Ticket Sales

Programs/presentations designed for kids, schools, colleges, universities, planners, photographers, wedding
photos, birthday parties, ect. Kids 5 and under are Free

Ticket Sales: $3,000,000 = 300 days x $10,000 = $25/admission x 400 people

Private Room Rentals: $100,000 = 100 days $1000 = $200 x 5 events/day
Fundraisers: $150,000 = 300 days = 1000 people x $5 per person = $5,000 (4 per week)
Bar Sales: $100,000 = 100 days x $1000/day

Total Income/Revenue: $3,350,000 M per year

Did you know there is no hotel between King George Boulevard and South Delta?
 BUSINESS CASE: HOTEL-HALL

A big winner in the community in the last 20 years has been the rise of the banquet hall in Surrey/Delta.
As the population grows there is more and more demand for halls especially ones in landmark locations
within mixed use building south of fraser river.

There is no boutique hotel that compliments a predominantly South Asian banquet hall. Having a 90-120
room hotel in a mixed use building to compliment the banquet hall will become a major hit and will be the
place to create memories. As South Asian people are known to spend a lot of money on parties and
festivities, you can expect a leisure hotel which ranges in the $120-$180 range, a hit for the local
community. It only makes sense to get rooms for your relatives from the UK, USA, Canada, India when
they come to town for the big celebrations. This will also create an opportunity to have some limited High
Class suites for the lovely couple and host VIPs.
 Initial Proposal

Rezone from CD to MUHD

Build 30 Storey Mixed Use

Building with
Restaurant/Coffee Shop on
ground floor.

A 6 storey rental apartment

building would also be a
part of the site.

OCP Amendment:

4.0 FSR to 8.0 FSR

 Construction Partners
Tender Process Bid Opportunity

Save Costs on Windows, Doors, Steel, Concrete, Glass

Speed, Efficiency and Targeted Milestone Deadline

Mixed Use Construction Experience

 Construction Plan, Finance and Structure

Pre-Sale Deposit Funds: 20% of Total Residential Sellable

For Example: $150M in Condos x 20% Deposits = $30M Cash in Trust
Pre-Lease Deposit and Terms: Used as a form of Finance
For Example: $60,000/Month in Leasable Area x 12 months x 25 years
Options: BC Housing, CMHC, Big Banks, Private Financial Firms
More Options: Limited Partners, Foreign Investors, Immigrant Investor Programs,
Joint Venture Partners, Sovereign Wealth Funds, Other sources of capital
 Construction Plan, Finance and Structure
Joint Venture Opportunities with qualified/experienced builder/developers/funds

Sovereign Wealth Funds looking to invest in Canada

QIA ADIA ICD PIF MIC AIMS

Must Present: High Level Master Plan for Multiple Towers

Phase 2: Masterplan Tower Community

Building 1 - Mixed Use 30-80 stories

Building 2 - Residential 30-60 stories
Building 3 - Residential 30-60 stories

Building 4 - 16-21 Floors

Office Development

30,000 - 40,000 sq ft per floor

Large Floor Plate

Central Business District

World Class Training Facility

Penthouse Basketball Court

Phase 2: Masterplan Tower Community
 Phase 2: Masterplan Theme
Central Business District
Entertainment
Mixed Use
Sustainability
Smart Buildings
Transit Oriented
Climate Change
Life Sciences
Health-Tech
Wellness
Create Plaza for Public Events
Location: Centre of Metro Vancouver

NORDEL AND SCOTT ROAD

Transit Upgrades
R6 Scott Road Rapid Bus

As part of the Mayors' 10-Year Vision, the R6 Rapid Bus

will bring faster, more frequent, and reliable service to
the Scott Rd corridor. In partnership with the cities of
Surrey and Delta, we look forward to working with local
communities, businesses, and residents to bring
Rapid-Bus and significant safety improvements to the
one of the busiest transit corridors in the region.

Faster, more frequent, and reliable bus service is here.

Rapid Bus is at least 20% faster than local buses.
 Transit Upgrades

The R6 Scott Rd Rapid Bus is

anticipated to be launched in
late 2023.

TransLink $20 million capital

investment Scott Road.
 Proforma - Professional Estimated Building Costs

Proforma

Altus Group

Construction Costing

Sales

Walker House

Investors

Based on Initial Design

 Proforma - Professional Estimated Development Profits
Key Items

City Fees

Development Fees

Contractors

Project Manager

Construction Manager

Programming
 Risk Assessment and Mitigation Strategies

What are the possible risks?

What will our mitigation strategy be?

How can we reduce this risk?

How can we use it to our advantage?

What is our standard operating procedure if such risks occur?

What best practices will we have to sustain any risks?

 Return On Investment
Invest $500,000 - approx returns - $2M

Asset - 2 storey ground floor commercial retail - Mixed Use Building

Asset - 6 storey rental building - 90 Units

Investment Pension - Income Producing Property

Timeline
High Level Thesis
Projected Summary
 Proposal
Joint Venture partnership with newly formed Real Estate Development Corporation which will undertake a
feasibility study, masterplan, development and construction at 8737 120 street, Delta BC.

The following are some key points in relation to the proposed Joint Venture.

1. Capital Contributions
2. Distribution of profits
3. Management and Control
4. Exit Mechanism
5. GP Investor/Developer 90/10 Profit Split

All agreements will be in writing and reviewed and prepared by legal professionals.
Designed by The IBI Group, M3 Mississauga
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