DISTRICT OF SQUAMISH REPORT TO: Council FOR: Regular PRESENTED: April 15, 2008 FILE: DP No. 273/2007-26 FROM: SUBJECT: Planning Department Development Permit No. 273 40126 Government Road Townhomes Recommendation THAT the Council of the District of Squamish authorize issuance of Development Permit No. 273, issued to the North America Homes on lands located at 40126 Government Road and legally described as Lot 2, Block B, southwest ¼ of Section 11, Township 50, Plan 8438 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 $27,617.00. CAO Recommendation Concur with the Planning Department report and recommendations. K. Anema, CAO 1. Purpose To provide a development permit to allow the development of a 4 unit townhouse project at 40126 Government Road. The development is subject to DP Area #7 Guidelines for siting, massing, form and character. 2. Timeline The applicant has indicated a desire to undertake construction immediately. 3. Background A Development Permit application has been received proposing the development of townhouse dwelling at 40126 Government Road. A single family home currently occupies the site. The site is bound by Government Road to the west, an eight unit multi-family development to the north, a single-family home to the south and a small public open space to the east.
Figure 1 40126 Government 4. Project Information This development permit proposal is for a 4-unit townhouse project located on the east side of Government Road, a main arterial road and transit route in the community. The site is zoned RM-2 and therefore permits the intended use of multi-family. Access to the site is via Government Road. The site area is 1.14 acres (15,196 square feet) in area and the total site coverage is 4,124 square feet (approximately 27%). Unit sizes range from 2,263 square feet to 2,495 square feet (excluding the enclosed garages). Garages are parallel design and there are an additional 2 surface stalls for visitors. A 20-foot road dedication has been provided in line with District of Squamish policy for future road improvements along Government Road. DP No. 273 North American Homes 40126 Government Road Townhouses
5. Zoning The zoning of the property is Multiple Family Residential 1(RM-1). The proposal for a 4- unit townhouse project conforms to the RM-1 zoning. A comparison table for the project is shown as Table 1. Table 1. Regulation RM-2 DP 273 Proposal Density 42 units per hectare (17 units per acre) 4 units (site size permits up to 5.93 units) Lot Coverage Max 40% +/- 27% Building Height Maximum 10.68 meters 10.60 metres (34-9 ) Required Setbacks (35-0 ) Front 7.6 metres Sides 4.57 metres Rear 9.15 metres Front (west) >13 metres Side (north) > 6.0 metres Side (south) > 5.6 metres Rear (east) > 9.15 metres Parking 2 spaces per unit 2 enclosed spaces per unit 2 visitor stalls Parking Secure private parking is provided underneath each unit and a further two stalls are provided on the common property for visitors. Additionally and as required, one of the exterior visitor stalls is designated and dimensioned as an accessible stall. 6. Policy Relevant Municipal Policy Documents Official Community Plan Designations Environmentally Sensitive Lands: Flood Hazard: Development Permit Area: No Yes DP Area No. 7 Multi-Family Development Permit Area No. 7 Multi-Family Residential The Official Community Plan designates the lands as Development Permit Area No. 7 Multi-Family Residential. This designation has been established to regulate the form and character of multi-family developments outside of Downtown Squamish. DP No. 273 North American Homes 40126 Government Road Townhouses
DP Area No. 7 Guidelines: Building materials indigenous to Squamish such as granite and wood will be encouraged. Building materials which do not convey a feeling of quality or permanence or which will not withstand extensive rain and wind should be avoided. This latter category generally includes stucco finishes and concrete construction block as opposed to architecturally faced block. DP Area No.7 Objectives: ensure that character and design are compatible with the surrounding neighbourhood; and to improve the design quality of multiple family uses. 7. Form and Character The three story town homes (vehicle garage plus two full living floors) are ground oriented with individual front entries. The rear of the units has a developed patio and private yard space that is also accessible from each unit. Screens between patio areas are provided for privacy. Elevated decks are provided on southern side of the building and smaller decks are provided on the northern side of the development. The single building has a combination of gable and hip roofs with overhangs and small balconies. The building design is articulated to provide a typical residential scale and character. Each entry is accented with columns and gable to form a protected walk. Front doors have glazing panels to provide animation and light. Stone is proposed for the base of the building on the north and west elevations. Materials Materials proposed include Hardi board horizontal, vertical and shingle siding, Hardi Board window and door trim, painted steel garage and entry doors, natural stone veneer and fiberglass asphalt shingle roofing. Decks are finished with 60-mil waterproof vinyl. Hand railings are aluminum. All stairs are constructed of treated lumber. The proposed colour palette is a combination of earth tones found in the area and intended to blend with both the landscape plan and the adjacent developments in the neighbourhood. 8. Landscape The landscape plan is in keeping with a development of this nature. It is intended to provide privacy by placing tightly spaced vegetation and trees along the south, east and north property lines. This landscaping is further augmented by constructed privacy screens made of lattice between unit patios. DP No. 273 North American Homes 40126 Government Road Townhouses
Useable open space in keeping with the RM-2 regulations is provided adjacent each unit and a larger, open space is located at the east end of the property (adjacent the public park space) and will consist of a grassed area for activities surrounded by a landscape buffer. 9. Advisory Design Panel This proposal was presented to the Squamish Advisory Design Panel at their October 18 meeting. The Panel supported the project and suggested a number of revisions to address the form and character of the building. The applicant and staff have worked to address these recommendations where possible. 10. Plans A full set of plans detailing the proposed development and landscaping is attached to Development Permit 273. Representative renderings are attached below (Figure 2 and Figure 3) for Council s information. Figure 2A 11. Policy implications None. The proposal is in concordance with District policies relative to such a development permit application. Further, the project is in compliance with the RM-2 zoning regulations. DP No. 273 North American Homes 40126 Government Road Townhouses
11. Staff Comments Staff is satisfied with the overall design intent, building siting, use of materials, landscape design and integration into the larger Garibaldi Estates neighbourhood and there are no issues that have been identified as problematic with the proposal. Consequently, as the form and character of the building meet the Development Permit Area 7 guidelines, staff supports issuance of Development Permit No. 273 for the development of the proposed 4-unit townhouse project. Figure 3 12. Staff Recommendation THAT the Council of the District of Squamish authorize issuance of Development Permit No. 273, issued to the North American Homes on lands located at 40126 Government Road and legally described as Lot 2, Block B, southwest ¼ of Section 11, Township 50, Plan 8438 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 $27,617.00. Alternative 1 THAT the Council of the District of Squamish not authorize issuance of Development Permit No. 273, DP No. 273 North American Homes 40126 Government Road Townhouses
Alternative 2 Another direction/course of action as specified by Council. Chris Bishop PLANNER Appendix A: Development Permit No. 273 DP No. 273 North American Homes 40126 Government Road Townhouses
DISTRICT OF SQUAMISH DEVELOPMENT PERMIT NO. 273 1. This Development Permit No. 273 is issued to NORTH AMERICA HOMES LTD. 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: Lot 2 Block B South West ¼ of Section 11 Township 50 Plan 8438 to which the civic address of 40126 Government Road, Squamish, British Columbia has been assigned (hereinafter referred to as Lands ). 2. This Development Permit No. 273 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) Sheet A-1 / A-2 / A-3 / A-4 / A-5 / A-6 / A-7 all dated stamped April 7, 2008 marked Schedule A ; (ii) Sheet L-1 and L-2 marked Schedule B ; (iii) Colour Board marked Schedule C ; approved by the District of Squamish on April 15, 2008 and attached hereto. (b) Landscaping or Screening Landscaping or screening shall be established around different uses in conformity with Schedule B, 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) Sheet A-1 / A-2 / A-3 / A-4 / A-5 / A-6 / A-7 all dated stamped April 7, 2008 marked Schedule A ; (ii) Sheet L-1 and L-2 marked Schedule B ; (iii) Colour Board marked Schedule C ; all as approved by the District of Squamish on April 15, 2008; 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 $27,617.00 to secure provision of landscaping. The Letter of Credit shall be received and kept in force until all the landscaping work is completed. 6. An application for a Site Alteration Permit is required to be made to the Community Development Department and written authorization received prior to any site alterations being undertaken. 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.
10. 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. Any and all playgrounds for the development must be constructed in accordance with CSA guidelines. 12. 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. 13. 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 2008. The Corporate Seal of the District of ) Squamish was hereunto affixed in the ) presence of: ) ) ) ) Ian Sutherland, Mayor ) ) ) ) ) Robin Arthurs, ) Director of Administrative Services STATEMENT OF INTENT North America Homes Ltd. 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. North America Homes Ltd. Per:
SCHEDULE "B"
SCHEDULE "B"