Development Permit No. 250 Solterra Development (Squamish Holdings) Corporation

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1 DISTRICT OF SQUAMISH REPORT TO: Council FOR: Regular PRESENTED: July 11 th, 2006 FILE: FROM: SUBJECT: Planning Department Development Permit No. 250 Solterra Development (Squamish Holdings) Corporation Recommendation: THAT the Council of the District of Squamish authorize issuance of Development Permit No. 250 issued to Solterra Development (Squamish Holdings) Corp. on land legally described as That Portion of Block R, Except portions in Plans 12135, 12458, 14447, 15959, 18750, VAP23209, Reference Plan 9110 and Part subdivided by Plan LMP27719 and Plan BCP1612 District Lot 4261 Group 1 New Westminster District Plan and located at1211 Village Green Way, Squamish, British Columbia; SUBJECT TO the provision of bonding for landscaping works in the form of cash, certified cheque or an Irrevocable Letter of Credit in the amount of $235, AND THAT the requirement of Section 40.8 (Off-street parking requirements) be varied from 188 parking stalls to 164 stalls. AND FURTHER THAT the Mayor and Director of Administrative Services be authorized to execute the Development Permit 1. Purpose: The proponent has made an application to the District of Squamish for a Development Permit (No. 250), which if approved by Squamish Council would permit the construction of approximately 80 multifamily residential (apartment) units, 573 square metres (6,165 sq ft) of commercial floor space and 929 square metres (10,000 sq ft) of community amenity space ( Senior s Centre ) within a 6 level (plus parking) building. The Development Permit includes reductions to parking requirements for the multiple residential uses proposed as a part of the development. 2. Time Critical: The proponents would like to proceed with the development as soon as possible.

2 3. Background: The applicant has submitted an application (No ) to the Planning Department for a Development Permit (No. 250) to facilitate construction of a 6 level mixed use building consisting of 80 apartment residential units, 573 square metres (6,165 sq ft) of commercial floor space and a 929 square metres (10,000 sq ft) community amenity facility ( Senior s Centre ). The proposed development represents the second of a multiphased development involving the Block R lands located in the Squamish downtown precinct. The proposed development involves the approximate.4 hectares (1.0 ac) of the original Block R site that is proposed to be subdivided into smaller parcels to accommodate future strata multifamily developments and a large community park at the west side of the parent lot. The subject site is located in the central portion of the Block R site at the terminus of the main site access road north of Pemberton Avenue. The subject site is currently zoned Comprehensive Development Zone No. 2 (CD 2) which permits the following land uses: 1. Commercial (maximum 10,000 sq. ft.); 2. Family/Group daycare; 3. Parking; 4. Park/public open space; 5. Townhouse/Apartment Dwellings (maximum 660 units); and 6. Accessory Uses. The District of Squamish adopted CD-2 on November 27, The bylaw included a land use plan (included as Attachment 2) that generally identified uses and density on an overall site plan. Since the adoption of the CD-2 Zone, portions of the original site along Pemberton Avenue have been developed as multiple residential, seniors housing. More recently, the District of Squamish approved the Phase I Development Permit (No. 238) that facilitated the development of 67 residential (townhouse) units plus 287 square metres (3,088 square ft) of commercial floor space. The Phase I portion of the site is located at the south side of the Block R lands and is currently under development. With the approval of the Phase I subdivision plan involving the Block R site, the proponent will dedicate the western 4.5 hectares (11 ac) of the site for open space. Phase I landscaping described the provision of landscaping and public open space amenities such as tennis courts and pathways to be installed at the developer s cost with construction of the overall development. Bonding for the improvements to the community park was secured through the Phase 1 Development Permit (No. 238)

3 The proposal submitted by the applicant appears to reflect much of the original land use and site planning principles implicit in the CD-2 Zone. As originally envisioned, the higher densities and commercial uses are proposed within the central portion of the subject site with public access via a large landscaped boulevard that extends off Pemberton Avenue. Moreover, the proposed development is consistent with the general Block R site plan developed in conjunction with the Phase I Development Permit. The Phase II site plan differs slightly with the substitution of a short north-south road with a pedestrian-only greenway linkage at the north side of the proposed Phase II building. Staff has reviewed this minor site plan adjustment and support the proposed change. The design proposal was presented at the Advisory Design Panel (ADP) meeting on May 18 th, The design proposal was generally well received and the applicant took the Panel s comments into consideration and changes to the design have been made to the satisfaction of staff. Land Use Context and Development Issues On-site construction related to the Phase I Development Permit No. 238 is presently underway. A full review of environmental and soil contamination issues was also undertaken on behalf of the proponent and the results reviewed by staff and other agencies. The proponent continues to work with District and outside agencies towards the completion of on and off site habitat compensation works previously agreed to in-principle. The subject site is located at the northern edge of the downtown core, but is not subject to Downtown Parking Schedule regulations. The site interfaces with an existing commercial shopping plaza located on the east side of Third Avenue and multiple residential dwellings to the south. Lands to the west are impacted by a portion of the Cattermole Slough drainage system. The site is bound to the north by Bailey Street and the BC Rail right-of-way. The Phase II site is situated in the centre of the Block R lands and will be surrounded with future development phases on the balance of the Block R site. As a development requirement negotiated between the proponent (Solterra) and the original owner (District of Squamish) of the Block R site, the proponent is required to provide a Senior s Centre having 929 square metres (10,000 sq ft) of floor area. The proponent has had on-going discussions with the Squamish Senior s Select Committee. The proponent and the Senior s Committee have committed to a process, which is expected to result in the creation of functional, and appropriately designed Senior s Centre. The results of the on-going design review impacting the interior programming and design of the Senior s Centre space is not expected to have an impact on the exterior form and character being

4 contemplated as a part of Development Permit No Accordingly, the details of the Seniors Centre will be dealt with as a tenant improvement project once all of the outstanding issues have been resolved. 4. Project Information Site Plan The proposed site plan includes a single 6 level building on a one-level parking podium. The main level of the building is intended to serve the Senior s Centre, commercial space and the apartment entry/foyer areas. The proposed building is accessed on internal private roads off the Fourth Avenue road extension. Entry to the underground parking level is via the west side of the building. Internal pedestrian and open space connectivity is designed around a central open space area that connects to a 4.5 hectare (11 acre) public open space at the west side of the site. Due to the site elevation and proximity to the Cattermole Slough system, the internal open space and public park space will also be designed to serve a stormwater/flood management function. As a result, the proposed landscape plan pertaining to common areas includes various water features and interconnected ponds as part of the overall landscape design. Building Design/Materials The proposed building is oriented in an L configuration with the primary entry point at the south side of the building. The building is six levels or 19.8 metres (65 ft) in height above a parking level that is fully or partially below grade at all elevations. The dominant view elevation is the south elevation that opens onto a large open plaza area. Access to the Senior s Centre, commercial units and residential levels are all separate and oriented towards this plaza area, which forms a key focal point to the overall Block R Development. Unit sizes are split between one and two bedroom units with and without dens. The average floor areas of units range between 58 square metres to 121square metres (625 sq ft to 1300 sq ft). The proposal also includes a significant clock tower element. Located at the central portion of the Block R lands, the significance of the vertical tower element is that it defines the centre of the development site. Exterior materials consist of the following: Major Elements: Hardi panel

5 Minor Trim Elements: Brick, concrete Roofing Materials: Standing seam metal roof Proposed Colours: Charcoal metal roof colour, Greenbrier Beige hardi panel with Alexandria Beige and Midsummer Night trim colours Natural brick colour (light red/brown) Landscaping The proposed landscape plan identifies a variety of active and passive landscape spaces characterized by a significant quantity of on-site tree plantings and hard-landscaping features. Additional landscape elements include: Completion of the community plaza with water features, decorative paving and stone benches; A bus/shuttle shelter structure; Treed interior roads and laneways; Extension of on-site pedestrian network connections; and Contrasting concrete and coloured pavers within the central plaza area. A copy of the Development Permit No. 250 design is included as Attachment 3. Proposed Variances Parking A total of 164 parking are proposed with 146 stalls underground and 18 surface parking. The applicant proposes a minor reduction in the amount of parking allocated to the 80 residential units. Based on the District Zoning Bylaw requirements, the development would be required to provide an additional 24 stalls for the residential portion of the site. If the site were to be included within the downtown parking schedule, the provision of residential parking would be significantly in excess of the bylaw requirement. In support of their proposed minor reduction in parking, the applicant provided a Parking Study (Bunt & Associates), which concluded that the rate of car ownership parking utilization in the downtown core of Squamish was substantially lower than the Zoning Bylaw requirements. The conclusion of the study suggested that the parking proposed would be adequate to accommodate the parking needs of the future residents.

6 In addition to the supporting documentation provided by the applicant, staff note the following considerations in support of a parking relaxation for the residential portion of the site: The site forms an integral part of the Squamish downtown core area and inclusion in the parking area appears to represent a logical extension of the downtown parking area catchment. The proponent has not reduced parking standards for the Senior s Centre and has increased the parking stall sizes to accommodate accessibility issues. The Block R lands are expected to provide additional parking opportunities for visitors and residential within on-site road systems. A copy of the Bunt & Associates report is included as Attachment 4. Staff Comments: The proposal substantially complies with the requirements of the Development Permit Area Guidelines and appropriately reflects the established design character of the Block R lands. Staff are supportive of the proposed minor reduction to the parking supply for the residential units based on the supporting documentation provided and in consideration of the development context of the site within the downtown core area. The applicant and staff will continue to work with the committees representing the Squamish seniors to finalize interior layout, programming and design issues 5. Alternatives to Staff Recommendation: Staff Recommendation: THAT the Council of the District of Squamish authorize issuance of Development Permit No. 250 issued to Solterra Development (Squamish Holdings) Corp. on land legally described as That Portion of Block R, Except portions in Plans 12135, 12458, 14447, 15959, 18750, VAP23209, Reference Plan 9110 and Part subdivided by Plan LMP27719 and Plan BCP1612 District Lot 4261 Group 1 New Westminster District Plan and located at 1211 Village Green Way, Squamish, British Columbia; SUBJECT TO the provision of bonding for landscaping works in the form of cash, certified cheque or an Irrevocable Letter of Credit in the amount of $235, AND THAT the requirement of Section 40.8 (Off-street parking requirements) be varied from 188 parking stalls to 164 stalls. AND FURTHER THAT the Mayor and Director of Administrative Services be authorized to execute the Development Permit

7 Implications: The recommendation supported by staff would authorize the approval and execution of Development Permit No Alternative 1: THAT the Council of the District of Squamish not authorize issuance of Development Permit No. 250 issued to Solterra Development (Squamish Holdings) Corp. on land legally described as That Portion of Block R, Except portions in Plans 12135, 12458, 14447, 15959, 18750, VAP23209, Reference Plan 9110 and Part subdivided by Plan LMP27719 and Plan BCP1612 District Lot 4261 Group 1 New Westminster District Plan and located at1211 Village Green Way, Squamish, British Columbia; Implications: This alternative would be appropriate if Council considered the proponents submission to be unacceptable with respect to design. The proposal would as a result fail to proceed. Alternative 2: Another direction/course of action as specified by Council with respect to the proposed design. Implications: The development proposal may be modified and re-submitted to Council at a future date for re-consideration. The proposal would be subject to additional delays. James Pernu, Planner McElhanney Consulting Services Ltd. Attachments Attachment 1 Site Location Map Attachment 2 CD-2 Land Use Plan Attachment 3 Development Permit No. 250 Attachment 4 - Bunt & Associates Report, May 11, 2006

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10 DISTRICT OF SQUAMISH DEVELOPMENT PERMIT NO This Development Permit No. 250 is issued to SOLTERRA DEVELOPMENT (SQUAMISH HOLDINGS) CORP., as the owners (the Permittees ) and shall apply to ALL AND SINGULAR that certain parcel or tract of land and premises situate, lying and being in the District of Squamish, in the Province of British Columbia, and more particularly known and described as: Block R Except portions in Plans 12135, 12458, 14447, 15959, 18750, VAP23209, Reference Plan 9110 and Part subdivided by Plan LMP27719 and Plan BCP1612 District Lot 4261 Group 1 New Westminster District Plan to which the civic address of 1211 Village Greenway, Squamish, British Columbia has been assigned (hereinafter referred to as Lands ). 2. This Development Permit No. 250 is issued pursuant to the authority of the District of Squamish Official Community Plan No. 1536, 1998 as amended, and in conformity with the procedure prescribed by the District of Squamish Development Procedure Bylaw No. 1446, 1997 and the provisions, requirements, terms and conditions of the District of Squamish Zoning Bylaw No. 1342, 1995 and the District of Squamish Subdivision and Development Control Bylaw No. 1767, 2003, as the same relate to and regulate the use of the Lands, and shall not be in any way varied. 3. The following terms and conditions shall apply to the Lands. (a) Dimensions & Siting of Buildings & Structures All buildings and structures to be constructed on the Lands shall generally conform in every respect to the following plans: i) Site Plan, Drawing No. A-1.00, received June 22, 2006 and marked Schedule A; ii) Ground Floor Plans, Drawing No. A-1.01, received June 22, 2006 and marked Schedule B; iii) Parking Level Plan, Drawing No. A-1.02, received June 22, 2006 and marked Schedule C; iv) 2 nd to 4 th Floor Plans, Drawing No. A-1.03, received June 22, 2006 and marked Schedule D; v) 5 th Level Floor Plan, Drawing No. A-1.04 received June 22, 2006 and marked Schedule E; vi) 6 th Floor Plan, Drawing A-1.05 received June 22, 2006 and marked Schedule F; vii) Roof Plan, Drawing No. A-1.06, received June 22, 2006 and marked Schedule G; Development Permit No

11 Development Permit No. 250 viii) Elevations, Drawing Nos. A-1.07 and A-1.08 received June 22, 2006 and marked Schedule H; ix) Sections, Drawing No A-1.09 received June 22, 2006 and marked Schedule I; x) Typical Units & Project Data, Drawing No. A-1.10 received June 22, 2006 and marked Schedule J; xi) Landscape Site Plan Sheet L-1 of 2 received June 22, 2006 marked Schedule K; xii) Landscape Sections Sheet L2 of 2 received June 22, 2006 marked Schedule L; xiii) Colour Board marked Schedule M ; approved by the District of Squamish on July 18, 2006 and attached hereto. (b) Landscaping or Screening Landscaping or screening shall be established around different uses in conformity with Schedules K and L, approved by the District of Squamish and attached hereto. All landscaping is to be contained by curbing. 4. The following maps and plans are attached hereto and are made part of this Development Permit and notwithstanding any other provision, no works shall be performed upon the Lands, nor shall any building or structure be erected, constructed, repaired, renovated or sited, nor any use permitted on the Lands that is not in accordance therewith and with all terms and conditions of this Development Permit. Plans: i) Site Plan, Drawing No. A-1.00, received June 22, 2006 and marked Schedule A; ii) Ground Floor Plans, Drawing No. A-1.01, received June 22, 2006 and marked Schedule B; iii) Parking Level Plan, Drawing No. A-1.02, received June 22, 2006 and marked Schedule C; iv) 2 nd to 4 th Floor Plans, Drawing No. A-1.03, received June 22, 2006 and marked Schedule D; v) 5 th Level Floor Plan, Drawing No. A-1.04 received June 22, 2006 and marked Schedule E; vi) 6 th Floor Plan, Drawing A-1.05 received June 22, 2006 and marked Schedule F; vii) Roof Plan, Drawing No. A-1.06, received June 22, 2006 and marked Schedule G; Development Permit No

12 Development Permit No. 250 viii) Elevations, Drawing Nos. A-1.07 and A-1.08 received June 22, 2006 and marked Schedule H; ix) Sections, Drawing No A-1.09 received June 22, 2006 and marked Schedule I; x) Typical Units & Project Data, Drawing No. A-1.10 received June 22, 2006 and marked Schedule J; xi) Landscape Site Plan Sheet L-1 of 2 received June 22, 2006 marked Schedule K; xii) Landscape Sections Sheet L2 of 2 received June 22, 2006 marked Schedule L; xiii) Colour Board marked Schedule M ; all as approved by the District of Squamish on July 18 th 2006; PROVIDED HOWEVER that nothing herein contained shall be construed to authorize the owner of the Lands to develop them other than in accordance with the provisions of the District of Squamish Zoning Bylaw, except to the extent that they are expressly varied by this Development Permit. 5. Prior to issuance of the Permit, the Applicant is to provide security in the form of Cash, Certified Cheque or an Irrevocable Letter of Credit in the amount of $235, to secure provision of landscaping. The Letter of Credit shall be received and kept in force until all the landscaping work is completed. 6. District of Squamish Zoning Bylaw No. 1342, 1995 is hereby varied as follows: (a) That the requirement of Section 40.8 (Off-street parking requirements) be varied from 188 parking stalls to 164 stalls. 7. The renewal of any Letter of Credit shall be in such amount as the District of Squamish shall specify, having regard to any change in the estimated cost of undertaking the works, construction or other activities secured by the Letter of Credit that may have occurred since the Letter of Credit was originally issued. 8. All landscaping to be prepared in conjunction with development should use as a guideline The British Columbia Landscape Standard, as per the British Columbia Society of Landscape Architects. A maintenance bond for landscaping for a period of one (1) year in conjunction with developments is required, and will be in the amount of 10% of the original bond amount (January 3 rd, 1995 Council Policy). 9. All landscaping is to be installed on the subject property and contained by curbing. Landscaping within the abutting road right-of-way is to consist of grass sod or small shrubs. Development Permit No

13 Development Permit No The Permittee shall complete all landscaping to the satisfaction of the Municipality within twenty-four (24) months from the date the Municipal Council authorized issuance of this Permit. 11. If the Permittee does not commence the development permitted by the Permit within TWO YEARS from the date of the issuance of the Permit, this Permit shall lapse. 12. This Permit is not a building permit or a development variance permit. While development on the Lands is subject to the conditions and requirements set out in this Permit, the Permit does not authorize development or any construction. Council reserves the right at any time prior to issuance of a building permit to alter the permitted use, density or conditions of use that affect the Lands. IN WITNESS WHEREOF this permit has been executed under seal of the District of Squamish on the day of The Corporate Seal of the District of ) Squamish was hereunto affixed in the ) presence of: ) ) ) ) Ian Sutherland, Mayor ) ) ) ) ) Trudy M. Coates, ) Director of Administrative Services STATEMENT OF INTENT I, Johnathan Silcock having read and understood the terms and conditions of this Development Permit hereby agree to abide by such terms and conditions and to complete all of the works and services and all other requirements under the Development Permit in accordance with the District Bylaws. Johnathan Silcock Solterra Development (Squamish Holdings) Corp. Development Permit No

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25 Parking Access Stairway Sodded Lawn Boulevard Raised Concrete Planter Broom Finished Concrete Sidewalk C Parallel Parking Stalls Broom Finished Concrete Sidewalk Underground Parking Driveway Sodded Lawn Area 0 10' 40' + bs 1.8m Extent of Slab Below DN 15R C General Legend + ts 4.2m Metal Guardrail Concrete Sidewalk Temporary Allan Block Wall Concrete Pavers (to match Central Round-about) Senior's Centre Amentiy Patio 24" x 24" Concrete Patio Slabs SENIORS CENTRE 6.36' 10,000 Sq.Ft. 12" x 12" Concrete Walkway Pavers 6.33' 4' 16.53' Sodded Lawn Areas Stone Slab Benches CIP Concrete Planter Walls Timber/ Metal Benches Seniors Housing Entry Covered Bench Shelter Bench Patio Furniture Curb Let-down Extent of Slab Below CIP Concrete Planter Walls Bu s D ro p- O Planting Legend N ff 01 no.: Flowering Multi-stemmed Ornamental Tree April 24, 2006 Issued fordevelopment Permit date: item: DURANTE KREUK LTD Public Art Note: en it -Public Art Location to be determined within Rockcliff Entry Plaza. -Art to be intigrated with proposed architectural and landscape design (water feature/ stone benches/ paving) -Art to promote naturalistic themes of the Squamish Area y Electrical Outlet mainland street vancouver bc v6b 4x2 canada ph: (604) fax (604) Residential Entry 13.5' Curb Let-down CIP Concrete Planter Wall Medium Single-Stem, Round-Crowned Deciduous Specimen Species - ±7cm cal. Heavy Timber Trellis on axis with Lobby Residential Amentiy Patio Wood Benches under Trellis Med-Large Single-Stem, Round-Crowned Deciduous Street Tree Species - ±7cm cal. Bike Rack Multi-Stem (min 3), Round-Crowned Ornamental Specimen Species - Size Varies. Large Specimen Tree CRV Project: Stone Slab Benches Medium - Large Size Shrubs Rockcliff at Eaglewind Sask. Serviceberry Strawberry Tree Meidiland Rose Wild Rose Evgrn. Huckleberry Raised Water Feature Squamish, BC Prunus s. 'Amanogawa' Extent of Slab Below Ceanothus Red-osier Dogwood Rock Daphne Escallonia Showy Jasmin Oregon Grape Heavenly Bamboo Mock Orange Potentilla Acer circinatum Raised Planter A A B CRV B Small - Groundcover Size Shrubs + ts 4.2m Limit of Cafe Patio Area Designation J.S. Date: April 21, 2006 Scale: 3/32" = 1' - 0" Metal Guardrail Electrical Outlet Curb Let-down Extent of Slab Below Health/ Wellness Centre Entry Parking Access Stairway CIP Concrete Bands CIP Concrete Stairs + bs 3.5m 19.45' Project No.: 6043 Extent of Slab Below Sheet No.: Parallel Parking Stalls Planted Boulevard Brdl. Wreath Spirea Checked by: 12.87' Health Club Patio The landscape treatment of the Squamish R Block utlizes mostly native plant material in soft landscape areas. The concept prescribes that the landscape design be ordered in the residential areas and revert back to more naturalized areas at its periphery into the natural areas. This progression of spaces is characterized by tighter, more deliberate plantings in the residential areas to larger, less defined groupings in the peripheral areas. Accordingly, the on-site experience is a progression from the rough to the refined. J.S./ B.B. Landscape Site Plan 22.47' Swordleaf Fern Drawn by: Drawing Title: Kinnikinnck Deer Fern Heather Wintergreen Longleaf Mahonia LANDSCAPE STATEMENT Viburnum burkwoodii June 09, 2006 DP May 18, 2006 ADP Revisions: Li Ar mit o ea f De Sen sig ior na 's A tio m n Handicap Parking Stall Artostayphylos uva-ursi Blechnum spicant Erica carnea Gaultheria procumbens Mahonia nervosa Ornamental Grass Species Polystichum munitum th Multi-stemmed Ornamental Tree Large Single-Stem, Round-Crowned Deciduous Species - ±10cm cal. Amelanchier alnifolia Arbutus unedo Azalea Species Ceanothus nutkana Cornus stolinifera Daphne cneorum Escallonia 'Newport Dawf' Jasmimum floridum Mahonia aquifolium Nandina domestica Philadelphus lewisii Potentilla fruticosa Rhododendron Varities Rosa meidiland Rosa nutkana Vaccinium ovatum or Broom Finished Concrete Sidewalk L-1 Curb Let-down Broom Finished Concrete Sidewalk Sodded Lawn Boulevard of 2

26 large shade tree 4" roll curb bollard to define sidewalk edge of pool/seatwall low rail surrounding cafe patio informal stone slab benches 18" building face North top of suspended slab top of suspended slab drive aisle parking sidewalk planter raised water feature plaza cafe patio building interior 03 June 9, 2006 DP 02 May 18, 2006 ADP 01 April 24, 2006 Issued for Development Permit no.: date: item: Revisions: Section A - A scale: 1/4" = 1'-0" DURANTE KREUK LTD mainland street vancouver bc v6b 4x2 canada ph: (604) fax (604) Project: Vine Maple Flowering Cherry Rockcliff at Eaglewind Squamish, BC Flowering Dogwood gravel bldg. face building face property line 4" roll curb main plaza level Drawn by: Checked by: J.S./ B.B. J.S. Date: April 21, ' 3.5' ht. Metal Guardrail parking garage Scale: 1/4" = 1'-0" 2' Drawing Title: architectural slab Temporary Allan Block Curb Landscape Sections building interior planter public pathway street parallel parking sidewalk planter Section B - B scale: 1/4" = 1'-0" Section C - C scale: 1/4" = 1'-0" Project No.: 6043 Sheet No.: L-2 of 2

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