DISTRICT OF SQUAMISH REPORT TO: Council FOR: Regular Council PRESENTED: March 6, 2007 FILE: FROM: Chief Administrative Officer SUBJECT: Squamish-Lillooet Regional District Zoning By-law No. 540, 1994,

Amendment By-law No 933, 2005. (Porteau) referral Recommendation: That the District of Squamish fundamentally objects to the proposed development permitted by Squamish-Lillooet Regional District Zoning By-law No. 540, 1994, Amendment By-law No 933, 2005 as outlined in the July 2005 correspondence, however if the development proceeds, it should be one whereby a complete and compact community is created with measures taken to mitigate adverse impacts to the District of Squamish. That prior to adoption of this bylaw the SLRD, through collaboration with south Howe Sound settlements, identify those infrastructure commitments appropriate for the aggregate population. That community infrastructure of schools, fire halls, policing contribution, relocation of governance to population base, clear definition of community amenities each be identified; AND further, that a schedule of the implementation of each be identified with an accelerated implementation of "build it first" so as not to tax the service provision of neighbouring municipalities 1. Purpose: To establish a Council response to the attached referral from the Squamish Lillooet Regional District regarding the "Squamish-Lillooet Regional District Zoning By-law No. 540, 1994, Amendment By-law No 933, 2005".

2. Time Critical: Yes, The SLRD requested response date is February 2. Other demands on staff impede the ability to respond in the short period of time allotted. The SLRD have agreed to accept a delayed response. 3. Background: The referral documents are attached to this report. They include a background report prepared by the SLRD staff. A few highlights of this project are as follows:

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The Porteau Cove development application (OCP amendment and rezoning) was submitted to the Squamish-Lillooet Regional District in December, 2004. The applicant is Mathew Meehan of Pacific Place Development Corp. Ltd. (Concord Pacific) as agent for the owners, the Squamish Nation. The proposed development consists of 1,400 housing units on a 471 hectare site area, with a projected long-term population of some 3,500 residents. The current Resource Use (RU) zoning at Porteau Cove is proposed to be changed to a new Porteau Cove Comprehensive Development (CD1) zone. Bylaw 933 has been prepared in a similar manner to the Britannia Bay and Furry Creek zoning bylaws, in that it creates a specific zone for the Porteau Cove community. An amenity contribution to the District of Squamish recreation and cultural services has been included as part of the density bonus provisions of the bylaw. Porteau Cove – Unit Count Phase 1 Phase 2 Compact Single Family 8 Single Family 68 Townhouse 80 240 Duplex 28 460 Apartments 510 Live/Work 6 0 TOTAL 700 700 This referral was originally circulated to Technical Planning Committee (Staff) on June 16, 2005. The SLRD Regional Growth Strategy was in process and a Memorandum of Understanding was proposed to guide local government during the RGS development process. The following response to the SLRD was sent in July of 2005.

“Please be advised that the District of Squamish fundamentally objects to the proposed bylaws for the following reasons: 1. The project contravenes the essence of the Regional Growth Strategy and the proposed Memorandum of Understanding, which is founded on smart growth principles. On a regional basis this can only mean concentration of development in urban centers rather than large-scale sprawl beyond those centers. This project cannot be considered sustainable in a regional context. 2. A project of this scale will have significant economic and sustainable growth impacts on the District as it will jeopardize many if not all major projects being undertaken within and adjoining our existing serviced urban areas.

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In summary, it is considered irresponsible to proceed with this approval as it ensures the creation of an unsustainable community while destabilizing the expansion of a sustainable community.”

The Squamish Lillooet Regional District concluded an OCP amendment Bylaw 946 in November, 2005. 4. Project Information: Staff are consistent in their observations regarding the rezoning of this land as proposed by the SLRD. The TPC committee met on January 25, 2007 to discuss the rezoning with the following staff comments and concerns: The development will likely rely on other communities for certain services including schools, hospitals, fire protection, health services and recreation. There should be financial contributions to the District of Squamish to offset service impacts. The Porteau development can undermine the District of Squamish economic viability and fundamentally hurt the quality and sustainability of development in Squamish. This development can adversely impact growth and absorption in the District of Squamish. It has the potential to capture markets intended for Squamish particularly those that work in the city. This development is not consistent with smart growth principles and the Regional Growth Strategy. The RGS intends to direct urban development towards existing communities (avoiding urban and rural sprawl). The phasing of this development must be tied to on-site amenities. If this development is to take place it should be one whereby a complete community is created including employment opportunities for those who reside within the development. The governance model of a complete community ultimately translates to the creation of a new municipality. A more palatable development would be self-sustaining including governance. The SLRD staff report indicates that recent meetings have been held between the proponents, SLRD and District of Squamish in the summer and fall 2006 resulting in a general agreement on amenity contributions, which are reflected in the zoning bylaw. Our staff cannot confirm such an agreement.

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In summary the approval of this zoning bylaw ensures the creation of an unsustainable community while destabilizing the expansion of a sustainable community. If this development is to take place it should be one whereby a complete and compact community is created including employment opportunities, local services, and governance for those who reside within the development with measures taken to mitigate adverse impacts to the District of Squamish. The SLRD staff report includes comment that “The application also notes that “The project is an important precedent-setting project for the Squamish Nations that will include job shadowing and skills transfer for the Squamish people. K Anema, CAO

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SQUAMISH-LILLOOET REGIONAL DISTRICT BY-LAW NO. 933, 2005

A by-law of the Squamish-Lillooet Regional District to amend Squamish- Lillooet Regional District Zoning By-law No.540, 1994.

The Board of Directors of the Squamish-Lillooet Regional District, in open meeting assembled, enacts as follows: 1. This by-law may be cited for all purposes as "Squamish-Lillooet Regional District

Zoning By-law No. 540, 1994, Amendment By-law No 933, 2005". 2. The Squamish-Lillooet Regional District Zoning By-law No. 540, 1994, is amended as

follows:

(a) Section 5.1 is amended by adding the zone classifications “CD1” and “Porteau Cove Comprehensive Development” to Column I and II respectively after the zone classification “Rural Residential”.

(b) Section 5.2 (Zoning Map) is amended by adding the words “and the lands outlined

on Schedule A to Bylaw No.933, 2005, which are zoned CD1” after the words “New Westminster District”;

(c) Section 2.1 DEFINITIONS is amended by amending the definition of “bed and

breakfast” by replacing the word “residence” with the words “single family dwelling” and by adding the following definitions:

“APARTMENT” means a residential building, other than a townhouse, containing three or more dwelling units, each of which has its principal access from a common entrance; “ASSEMBLY” means a gathering of persons for civic, cultural, charitable, entertainment, social, religious, education, recreation or philanthropic purposes in a building; “COMMUNITY WATERSHED” means all or part of the drainage area above the most downstream point of diversion for a water use that is for human consumption and that is licensed under the Water Act for a domestic purpose or a waterworks purpose as defined under the Forest Practices Code of British Columbia Act; “COMPACT RESIDENTIAL” means intensive residential use consisting of one single family dwelling unit on a single parcel; “FAMILY” means

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(a) two or more persons who, by reason of heredity, blood, marriage, common-law marriage, foster parenthood, or adoption, share one dwelling; or

(b) not more than five unrelated persons living together in a dwelling as a single household;

“HEALTH ENHANCEMENT CENTRE” means a facility for the enhancement of health and well-being, including physical, creative and social activities, counselling, group meetings and other similar activities, but excludes a hospital, doctor’s office or a medical clinic. “NATURE CONSERVATION AREA” means land that is retained in its natural state for the purpose of protecting and preserving natural ecosystems, biological diversity and steeply sloped lands, and may include passive recreation; “NEIGHBOURHOOD PUB” means premises licensed by the Liquor Control and Licensing Branch as a liquor primary establishment; “PARCEL COVERAGE” means the horizontal area within the extreme outer limits of all structures on a parcel expressed as a percentage of the parcel area; “PASSIVE RECREATION: means the use of land for informal recreation activities such as hiking, walking and wildlife viewing; “PERSONAL SERVICE” means a business catering to the needs of the general public including, but not limited to barber shop or beauty salon, dry cleaner or spa, including sale of goods auxiliary to the personal service; “RAVINE” means a narrow, steep-sided valley that is commonly eroded by running water and has a slope greater than 3:1; “RECREATION FACILITY” means a building or structure for the purpose of active recreation, and may include meeting rooms, library, swimming pool, ice skating rink, fitness centre and similar uses; “RETAINING WALL” means a wall or series of walls constructed for the purpose of supporting or containing earth or other materials; “RIPARIAN AREA” means an area adjacent to a stream that links aquatic to terrestrial ecosystems and includes both existing and potential riparian vegetation and existing and potential adjacent upland vegetation that exerts an influence on the stream “SERVICE STATION” means a building used principally for the retail sale of fuels, lubricating oils and accessories for motor vehicles and may include a retail

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convenience store and the servicing, excluding body repairs and painting, of motor vehicles; “SITE AREA” means a parcel, a portion of a parcel, contiguous parcels or a defined area of land set apart for a specific use permitted within a zone; “STORMWATER MANAGEMENT” means the use of land and infrastructure for collection, retention or management of stormwater flows; "STREAM" includes any of the following that provides fish habitat as defined in the Fish Protection Act:

(a) a watercourse, whether it usually contains water or not; (b) a pond, lake, river, creek or brook; (c) a ditch, spring or wetland that is connected by surface flow to something

referred to in clause (a) or (b); “TOP OF RAVINE BANK” means the first significant break in a ravine slope where the break occurs such that the grade beyond the break is flatter than 3:1 for a minimum distance of 15 metres measured perpendicularly from the break, as determined by a British Columbia Land Surveyor, and for that purpose a bench within a ravine does not constitute a significant break;

“TOWNHOUSE” means at least three attached dwelling units on one lot where

each unit has its own entrance from ground level, and may include detached dwelling units as part of the development plan; “VILLAGE COMMERCIAL USE” includes but is not limited to retail, restaurant, personal service, neighbourhood pub, office, professional, medical, insurance agency, financial institution, pet shop or pet grooming, travel agency, studio, service station, assembly, health enhancement centre and similar uses that serve the needs of the residential community, specifically excluding drive-through restaurants, escort service, adult entertainment, casino or other gambling use.

(d) Section 4.5 – Home Occupations is amended to read as follows:

Home occupations, where permitted, shall comply with the following regulations: .1 The home occupation shall be wholly contained within a dwelling unit or

accessory building; .2 No person other than residents of the dwelling unit with which the home

occupation is associated shall be engaged in such occupation; .3 No goods or commodities shall be offered for retail sale or wholesale other

than those produced on the premises; .4 The home occupation shall not involve any outside storage of materials,

equipment, containers or finished products;

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.5 The home occupation shall not use materials or products that produce flammable or explosive vapours or gases under ordinary temperatures;

.6 No home occupation shall generate vibration, smoke, dust, toxic or noxious matter, odour, heat glare or radiation, excessive noise levels or electrical interference beyond the parcel lines of the parcel containing the home occupation.

.7 No external indication shall exist that a building is used for any purpose other than that normally associated with a dwelling except for a single sign not exceeding .2 square metres in area;

.8 No home occupation shall occupy more than 20 percent or 45 square metres of the gross floor area of the dwelling unit, whichever is lesser.

(e) The following sections are added after Section 9.1.6

PORTEAU COVE COMPREHENSIVE DEVELOPMENT (CD1) ZONE

Intent 10.1.1 This zone is intended to provide for an integrated mix of residential uses, local

commercial uses, parks, open spaces and riparian areas based on a comprehensive plan in conformity with the Official Community Plan policies and guidelines.

“Areas” within the CD1 zone 10.1.2 Pursuant to Section 903(3)(c) of the Local Government Act the area covered by the

Porteau Cove Comprehensive Development (CD1) zone is comprised of the following Areas shown on Schedule A1:

OS1 Open Space Area OS2 Riparian Area P1 Park and Community Use Area P2 Utilities and Community Administration Area R1 Residential One (Single Family) Area R2 Residential Two (Mixed Housing) Area R3 Residential Three (Apartment) Area C1 Village Commercial Area

Uses Permitted in all Areas 10.1.3 The following uses are permitted in all Areas of the CD1 Zone except the Riparian

Area:

(1) Accessory use, building or structure subject to the provisions of section 10.1.10;

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(2) Community care facilities licensed under the Community Care and Assisted Living Act where the building or structure to be used by the community care facility will be used

(a) to provide day care for no more than 8 persons, or (b) as a residence for no more than 10 persons, not more than 6 of

whom are persons in care;

(3) Park, trail including interpretive signs and trailhead parking, and playground, including buildings and structures to a maximum of 50m2 for picnic shelter, maintenance and other park use;

(4) Building and structure, to a maximum of 50m2, housing telecommunications

equipment, waterworks pump stations, sewer system lift stations and similar unattended utility equipment and machinery, with no exterior storage of any kind;

(5) Fire hall and ambulance station; (6) Off street motor vehicle parking as an accessory use in accordance with section

10.1.12.

Principal Uses 10.1.4 In the CD1 zone land, buildings and structures shall be used for the following uses

only:

(1) Within the Open Space Area (OS1): (a) Nature conservation area; (b) Stormwater management; (c) Passive recreation; (d) Community watershed protection for protection of domestic water supply.

(2) Within the Riparian Area (OS2)

(a) Nature conservation area; (b) Riparian management.

(3) Within the Park and Community Use Area (P1) (a) Nature conservation area; (b) Assembly use; (c) Recreation facility on parcel 2F as shown on Appendix C.

(4) Within the Utilities and Community Administration Area (P2)

(a) Sewage treatment plant; (b) Water supply and treatment facilities, reservoirs and pump stations; (c) Wellhead protection;

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(d) Works yard in conjunction with utilities operations; (e) Recycling and waste transfer station; (f) Police station and first aid station; (g) Office; (h) Assembly use.

(5) Within the Residential One Area (Single Family)

(a) Single family dwelling; (b) Secondary suite; (Note: pending input on water supply) (c) Bed and breakfast; (d) Home occupation.

(6) Within the Residential Two Area (Mixed Housing)

(a) Single family dwelling; (b) Two family dwelling; (c) Compact residential; (d) Townhouse; (d) Bed and breakfast in single family dwelling; (e) Home occupation.

(7) Within the Residential Three Area (Apartment) (a) Apartment; (b) Townhouse; (c) Two family dwelling; (d) Compact residential; (e) Single family dwelling; (f) Bed and breakfast in single family dwelling; (g) Home occupation.

(8) Within the Village Commercial Area (C1) (a) Village commercial use; (b) Apartment; (c) Townhouse; (d) Service station on parcel 2G as shown on Appendix C; (e) Assembly use (f) Police station; (g) Ambulance station.

Minimum Site Area 10.1.5 (1) The minimum site area for uses in the CD1 zone shall be as follows:

(a) Compact residential – 500m2

(b) Single family dwelling – 600m2

(c) Two family dwelling – 700m2

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(d) Townhouse - 2000m2

(e) Apartment – 2500m2

(2) Each single family, two-family or compact residential parcel created by

subdivision shall have a minimum usable site area of not less than 200m2.

Standards 10.1.6 (1) Despite section 4.5.2, a home occupation in a single family dwelling in a

Residential One Area (Single Family) or Residential Two Area (Mixed Housing) may include one non-resident employee.

(2) In the Village Commercial Area a residential occupancy may be combined with a

commercial occupancy in the same premises on parcels 2C and 2D as shown on Appendix C only, as long as the commercial use is a retail, personal service, office, professional, studio or health enhancement centre use, and the commercial use is located on the ground level only.

(3) The storage and display of all goods and products in the Village Commercial Area

must be completely enclosed within a building, except for outside seating and the display of goods for sale at retail stores.

(4) A maximum of one neighbourhood pub is permitted in the Village Commercial

Area on parcel 2H as shown on Appendix C only, with a maximum person capacity of 65 persons.

Density of Development in the CD1 Zone 10.1.7 (1) No more than one single family dwelling may be located on a parcel except where

otherwise permitted in this bylaw.

(2) A maximum of 700 dwelling units are permitted in each of Phase 1 and Phase 2 of the CD1 zone in accordance with the overall development phasing shown on Appendix A to Bylaw 540, except as approved in accordance with section 10.1.8(5).

(3) The maximum permitted density for residential uses is as follows except as

otherwise allocated to specific parcels in accordance with section 10.1.8(5):

(a) Compact residential – 20 units per hectare; (b) Two family dwelling – 20 units per hectare; (c) Townhouse –40units per hectare; (d) Apartment – 60 units per hectare. (e) Village Commercial – 125 units per hectare

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Conditions Relating to the Conservation or Provision of Amenities 10.1.8 (1) The maximum permitted residential density for all lands zoned CD1 is 1 dwelling

unit per 15 hectares. (2) Despite section 10.1.8(1), the number of residential dwelling units in the CD1

zone may be increased to a maximum of 700 dwelling units if all of the following community amenities are provided prior to the registration of a plan of subdivision creating parcels on which this bylaw permits the construction of dwellings in excess of 1 per 15 hectares in the CD1 zone or issuance of a Building Permit for a dwelling in excess of 1 per 15 hectares in the CD1 zone by the Squamish-Lillooet Regional District, whichever occurs first:

(a) Consolidation of existing parcels into a single parcel; (b) The transfer to the Squamish-Lillooet Regional District in fee simple

ownership for the purpose of utilities including, but not limited to, water supply, sewage treatment, storm water management, stream protection structures, trailhead parking areas, works yard, fire hall, police station, ambulance, first aid station, office use and community administration on the lands zoned as Utilities and Community Administration Area as shown on Schedule A1 to Bylaw 540;

(c) The transfer to the Squamish-Lillooet Regional District in fee simple

ownership for park purposes a minimum of 1.33 hectares of land in addition to the dedication of 23.82 hectares of land pursuant to Section 941 of the Local Government Act, for a minimum total park area of 25.15 hectares of land as shown generally on Appendix A to Bylaw 540 and listed in Appendix B to Bylaw 540;

(d) The transfer to the Squamish-Lillooet Regional District in fee simple

ownership for future school and/or park purposes a minimum of 2.3 hectares of land labelled “future park/school” as shown on Appendix A to Bylaw 540;

(e) The transfer to the Squamish-Lillooet Regional District in fee simple

ownership the lands zoned on Schedule A1 to Bylaw 540 as Riparian Area and Open Space Area, for the purpose of maintaining, protecting and enhancing the riparian areas and open spaces, provided that the Regional District grants a covenant registered under Section 219 of the Land Title Act to the Squamish Nation providing the option to the Squamish Nation to purchase the Open Space lands for the nominal sum of one dollar if the zoning, permitted uses or density of the Open Space lands is altered so as to permit additional development of the lands;

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(f) Construction of the Phase 1 parks, trails and trailhead parking areas in accordance with the facilities listed in Appendix B to Bylaw 540 and the standards indicated in Appendix D to Bylaw 540, with detailed design to be approved by the Squamish-Lillooet Regional District prior to construction;

(g) Construction of a multipurpose community facility of not less than 500

square metres gross floor area on parcel 2F as shown on Appendix C;

(h) The registration of a right-of-way agreement in favour of the Squamish-Lillooet Regional District to secure public use of the recreational trails and trail head parking amenities shown on Appendix A to Bylaw 540;

(i) The payment to the Squamish-Lillooet Regional District of $50,000 plus

$500 per dwelling unit, all to be placed in reserve funds established for the provision of cultural and recreation services to be located within the District of Squamish.

(3) Despite section 10.1.8(1), the number of residential units in the CD1 zone may be

increased from 700 to a maximum of 1400 residential units if the owner provides all of the following community amenities:

(a) Provision of at least 1000 square metres of total combined commercial

floor area for Village Commercial use, excluding service station use;

(b) Construction of the Phase 2 parks, trails and trailhead parking areas in accordance with the standards and facilities listed in Appendix B and Appendix D to Bylaw 540, with detailed designs to be approved by the Squamish-Lillooet Regional District prior to construction;

(c) _______________(list any other amenities when finalized)

(4) Prior to issuance of a building permit for the dwelling units provided for under section 10.1.8(2) or 10.1.8(3), the owner must either:

(a) wholly and completely satisfy the conditions under section 10.1.8(2) and

10.1.8(3) prior to achieving the density bonuses; or (b) grant to the Squamish-Lillooet Regional District covenants pursuant to

Section 219 of the Land Title Act, including negative and positive obligations to fully perform and completely satisfy the conditions by providing the amenities in the sequence and within the time of the covenant. All such covenants must be registered in priority to all financial charges and encumbrances and in priority to all leases, options to purchase and rights of first refusal.

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(5) The lands in the CD1 zone must not be subdivided, except so as to consolidate the lands into a single parcel, unless the density permitted under sections 10.1.8(2) and (3), and the obligations related to that density in relation to the provision of amenities, are allocated among the parcels being created in a manner satisfactory to the Squamish-Lillooet Regional District, by means of an amendment of this bylaw or a covenant registered under s.219 of the Land Title Act against the parcels being created, in priority to all charges of a financial nature.

Siting , Size and Height Regulations 10.1.9 No principal building or structure or part thereof shall exceed the maximum floor

space ratio, parcel coverage, building height or building setbacks indicated in the following table except where exempted under sections 4.3 and 4.4, or where building heights are indicated for specific development parcels on Appendix C to Bylaw 540, or where otherwise modified through a Development Permit issued in accordance with the design guidelines referenced in section 10.1.16:

Single

Family Dwellings

Compact Residential

Two family Townhouse Apartment Commercial

Maximum Floor Space Ratio (FSR)

.35 .40 .45 .60 2.5 1.0

Maximum Parcel Coverage (including accessory buildings)

35% 40% 45% 50% 75% 80%

Maximum Building Height

8.5 metres 8.5 metres 9.0 metres 11.0 metres As shown on Appendix C to Bylaw 540

As shown on Appendix C to Bylaw 540

Front parcel line setback

6.0 metres 5.5 metres 5.5 metres 5.5 metres 3.0 metres 0.0 metres

Rear parcel line setback

7.0 metres 6.0 metres 6.0 metres 6.0 metres 6.0 metres 0.0 metres

Side parcel line setback

1.5 metres 1.5 metres 1.5 metres 3.0 metres 6.0 metres 0.0 metres

Exterior side parcel line setback

3.0 metres 3.0 metres 3.0 metres 4.5 metres 6.0 metres 0.0 metres

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Accessory Buildings 10.1.10 Accessory buildings and structures shall:

(1) not include a dwelling unit or a structure providing overnight accommodation; (2) be located to the rear of the building accommodating the principal use; (3) be sited not less than 1.5 metres from a side or rear parcel line or 3 metres

from an exterior side parcel line; (4) not exceed a height of 4.5 metres; (5) not exceed the combined gross floor area outlined in the following table:

Parcel Area Maximum Permitted Combined Gross

Floor Area of All Accessory Buildings

(a) less than 1000m2 40m2

(b) 1000m2-2000m2 75m2

(c) over 2000m2 125m2

Siting Adjacent to Waterbodies and Watercourses 10.1.11 Despite any other provision of this bylaw, no building or structure or any part thereof

shall be constructed, reconstructed, moved, located or extended:

(a) Within the OS2 Riparian Area as shown on Schedule A1 to Bylaw 540; (b) Within 30 metres of the natural boundary of Howe Sound.

Parking and Loading 10.1.12 (1) Off-street motor vehicle parking spaces are required as follows:

Use

Required Parking Spaces

Single and two family dwelling

2 per dwelling unit

Townhouse 1.5 spaces per dwelling unit, plus 1 visitor space per 5 units

Apartment 1.25 spaces per dwelling unit, plus 1 visitor space per 5 units

Village Commercial Apartment 1.0 spaces per dwelling unit, plus 1 visitor space per 5 dwelling units

Village Commercial 1 space per 50m2 of gross commercial floor area, or 1 space per 5 restaurant seats or

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neighbourhood pub person capacity, whichever is greater, except that retail sales of liquor require 1 space per 20m2 of gross commercial floor area

Secondary suite 1 space

(2) All residential off-street parking spaces shall meet the following minimum

dimensions:

Type of Parking Space

Width Length Clear Height

Standard Space 2.5 metres 5.5 metres 2.0 metres Standard Parallel Parking Space

2.6 metres 7.3 meters 2.0 metres

Small Car Space 2.3 metres 4.6 metres 2.0 metres Disabled Space 4.0 metres 5.5 metres 2.1 metres Loading Space 3.0 metres 9.0 metres 4.0 metres

(3) For any residential use except a single family dwelling or two family dwelling,

each off-street parking space and required loading space shall have access from a manoeuvring aisle as indicated in the following table:

Minimum Aisle Width

90 degrees 60 degrees 45 degrees Two-Way Traffic 6.6 metres 6.4 metres 6.1 metres One-Way Traffic 6.1 metres 4.9 metres 4.6 metres

(4) For any commercial use the off-street parking spaces and manoeuvring aisles

shall meet the following minimum dimensions:

Type of Parking Space

Width Length Clear Height

Standard Space 2.8 metres 5.8 metres 2.1 metres Standard Parallel Parking Space

2.6 metres 7.3 meters 2.1 metres

Small Car Space 2.7 metres 5.5 metres 2.1 metres Disabled Space 3.7 metres 5.8 metres 2.1 metres Loading Space 3.0 metres 9.0 metres 4.0 metres Minimum Aisle Width 90 degrees 60 degrees 45 degrees Two-Way Traffic 7.0 metres 6.4 metres 6.1 metres One-Way Traffic 7.0 metres 4.9 metres 4.6 metres

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(5) Up to 25% of parking spaces may be small car spaces provided each such

space is identified and signed with the words “Small Car Only”. (6) All required visitor parking spaces shall be clearly identified and signed with

the words “Visitor Parking Only”. (7) One parking space for disabled persons shall be provided for every 50

required parking spaces and must be clearly marked and located so as to provide convenient access to the entrance of the principal use for which the space is required.

(8) Where the calculation of required parking spaces results in a fraction, any fraction less than 0.5 shall be disregarded and one space shall be provided in respect of any fraction of 0.5 or greater.

(9) The width of parking stalls shall be measured between the centre lines of painted stripes or between the centre line of a painted stripe and the nearest edge of an abutting curb, fence, wall or landscaped area.

(10) The width of parking spaces abutting a wall or fence shall be increased by at least 0.2m for the entire length of the space.

(11) Required off street parking areas shall be located on the same parcel as the principal use for which the space is required except where off site parking is secured by easement or covenant.

(12) Off street loading spaces are not required, except that one off-street loading space is required for a restaurant or pub use and shall be located on the same parcel as the principal use for which the space is required.

Landscaping and Screening 10.1.13 Pursuant to Section 909 of the Local Government Act, the regulations in this

subsection apply to the provision and maintenance of screening and landscaping to mask and separate uses, or to enhance the natural environment within the CD1 zone as follows: (1) Where a landscape plan is required to be submitted as part of development

permit application, the provisions of this bylaw will apply in addition to those contained in the applicable development permit guidelines.

(2) Parking areas must be screened from any abutting residential, park or community use by a landscape screen of not less than 1.2 metres in height;

(3) All planted areas shall be protected from intrusion by motor vehicles with a curb;

(4) All land uses adjacent to the Sea-to-Sky highway shall have a landscape screen of sufficient height and density to provide a buffer from the noise and visual impact of the highway with a minimum height of 1.5metres

(5) All utility kiosks, garbage and recycling containers or dumpsters shall be stored in an enclosed area which is located to the rear or side of a principal building and is fully screened from view by a fence, solid wall or landscaping of at least 1.8 metres in height

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(6) A landscape screen of at least 1.5 metres height at time of planting must be provided for pumping stations, reservoirs, storm drainage retention facilities and similar utility, mechanical or electrical structures

(7) A landscape screen of at least 1.5 metres height for transmission structures and accessory buildings and sewage treatment plant;

(8) Existing trees and shrubs should be retained where possible during site development and native species shall be used for landscape plans as much as possible in accordance with this bylaw and with the design guidelines attached as Appendix D, and in accordance with the Development Permit Area guidelines of the Electoral Area D Official Community Plan for Environmentally Sensitive Areas (#4) and for the form and character of Intensive Residential, Multifamily Residential and Commercial Development (#3), and with the recommendations of the Environmental Management Plan submitted in accordance with OCP policies;

(9) At the time of application for a Development Permit detailed landscape plans prepared by a professional Landscape Architect shall be submitted, including detailed plant lists, planting plans, vegetation retention plans, with an itemized cost estimate for the landscape construction, hard and soft landscape materials, irrigation systems and labour costs;

(10) A security deposit in the form of an Irrevocable Letter of Credit, cash or certified cheque in a form satisfactory to the Squamish-Lillooet Regional District shall be provided at the time of application for a Building Permit for 100% of the estimated value of the landscape works required in section 10.1.13(9).

Riparian Areas 10.1.14 In cases where a development permit applicant has provided a riparian area

assessment report by a qualified environmental professional in accordance with the standards for such reports in the Riparian Areas Regulation, the development permit may contain conditions recommended by the professional as being required to ensure that the development does not result in harmful alteration of riparian fish habitat, and the applicant must provide security in relation to such conditions to be applied by the Regional District in the circumstances contemplated by s.925(2)(c) of the Local Government Act.

Retaining Walls

10.1.15 (1) Retaining walls 1.8 metres (6.0 feet) or less in height may be constructed on any portion of the lot, except in the case of a retaining wall or fence upon a retaining wall within the required setback area of a lot in which case the height of the fence or retaining wall shall not extend more than 1.2 metres (4.0 feet) above the maximum allowable height for a retaining wall alone as regulated by sub-section 10.1.15(2);

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(2) Retaining walls may be constructed within the required setback area of a lot if the wall or walls do not extend above a plane commencing 1.2 metres (4.0 feet) above the lower of natural grade and finished grade at the outer face of the outermost wall and projected upward and inward on the lot at an angle of 45o as illustrated by the following diagram;

(3) Fences and free-standing walls over 1.8 metres in height shall conform to the size, shape and siting regulations for buildings within the zone;

(4) The height of a fence or retaining wall shall be determined by measurement from the ground level at the average grade level within 1 metre on both sides of such fence or wall;

(5) For retaining walls greater than 1.2 metres (4 feet) in height above finished ground elevation, and for wall slopes greater than 45o, a registered professional shall supervise the design and supervision of a retaining wall and provide a geotechnical report and engineer’s Letter of Assurance.

Design Guidelines 10.1.16 The design guidelines attached as Appendix D to Bylaw 540shall apply to the form

and character of buildings for all Compact Residential, Two Family Dwellings, Townhouse, Apartment, and Village Commercial uses designated as Development Permit Area No.3 in the Electoral Area D Official Community Plan.

Temporary Commercial and Industrial Use 10.1.17 Pursuant to Section 920.2 of the Local Government Act, land in the CD1 Zone except

the Open Space Area and Riparian Area is designated as a temporary commercial and industrial use permit area.

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(f) The following appendices A through D are attached to and form part of this bylaw:

Appendix A Park and Trail Plan Appendix B Park and Trail Improvements Appendix C Building Heights Appendix D Design Guidelines

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APPENDIX A – PARK AND TRAIL PLAN

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APPENDIX B – PARK AND TRAIL IMPROVEMENTS

Park Program/Uses Size

(hectares) Size (acres)

A. Waterfront Park Picnic Shelter(s) & Fire Pit Internal Trail Informal Trail to Porteau Cove Provincial

Park Informal Waterfront Access Passive Recreation 7-10 Parking Spaces, plus on-street pkg.

1.9 ha

4.7 acres

B. Waterfront Neighbourhood Viewpoint Park

Picnic Shelter Trail to Village Core

1.35 ha 3.3 acres

C. Community Facility Park (Not including Community Facility itself)

Outdoor Tennis Court Passive Recreation Natural Areas Parking

.40 ha 1 acre

D. Mountain Neighbourhood Park

Child Play Passive Recreation Natural Areas Trail Connections Interpretive Materials/ Signage Parking

.55 ha 1.3 acres

E. Mountain Neighbourhood Viewpoint Park

Viewpoint with lookout structure Trail Interpretive Materials/ Signage

2.75 ha 6.8 acres

F. Deeks Bluff Viewpoint Park

2 Viewpoints with lookout structures Trails connections Interpretive Materials/Signage

14.0 ha 34.6 ac

G. Mountain Neighbourhood Park 2

Child Play Passive Recreation Natural Areas Trail Connections

.9 ha 2.2 acres

H. Mountain Neighbourhood Viewpoint Park 2

Viewpoint with lookout structure Trail Interpretive Materials/ Signage

1.05 ha

2.6 acres

I. Plateau Neighbourhood Park & Potential School Site

Possible Picnic shelter & BBQ Pit Possible Playfield, depending on

development of school Playground Equipment Passive & Active Recreation Trail Connections On-street Parking

2.3 ha 5.7 acres

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J. Plateau

Neighbourhood Park Child Play Natural Areas On-street Parking Old Growth Preservation/ Habitat

Connection Trails

2.25 ha

5.6 acres

TOTAL PARKS 27.45 ha 67.8 acres TOTAL PARKS EXCLUDING SCHOOL/ PARK SITE

25.15 ha 62.1 acres

TRAILS (Locations to be verified in the field)

Type Length (Approximate) Phase I Phase II Total New Trails (Secondary and Major Mountain, including road connections)

5.5 km 7.5 km 13 km

Existing Trails to Remain

3 km 7.5 km 10.5 km

TOTAL TRAILS 8.5 km 15 km 23.5 km

TRAILS STANDARDS Type Standards Existing Trails to Remain

Will vary depending on existing conditions. To be upgraded to ensure safety and usability by residents.

Proposed Trails – Major Mountain Trail 1. Major Trail Routes

o On road o Off road

2. Proposed Emergency Access Routes

1. Maximum 2m wide, surfaced with crushed gravel, asphalt or other acceptable material. 2. For portions that constitute emergency access routes, 3m wide and surfaced in asphalt.

Proposed Trails – Secondary

o On road o Off road

1-2m wide, typical. Surfaced with wood chips on moderate slopes, and/or crushed gravel or other natural material.

Specialized Trails e.g., Mountain Bike Trails

Will vary depending on conditions.

Lookouts

1-2m wide typical, will vary depending on conditions.

Trailhead Parking

Crushed gravel, asphalt or other acceptable material.

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APPENDIX C –BUILDING HEIGHTS

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APPENDIX D –DESIGN GUIDELINES

(Document available from the SLRD Planning Department)

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Zoning Map 3. Zoning Map Schedule A to By-law No. 540 is amended by rezoning those parcels of land

in the Squamish-Lillooet Regional District, NWD, as shown in heavy outline on Schedule A , which is attached to and forms part of this bylaw, from Resource Use Zone to Porteau Cove Comprehensive Development (CD1) Zone, and by making such consequential alterations to the Zoning Map as are required to illustrate the CD1 designation.

4. Zoning Map Schedule A to By-law No. 540 is amended by the addition of Schedule A1

which is attached to and forms part of this bylaw, and indicates the sub areas within the Porteau Cove Comprehensive Development (CD1) zone.

READ A FIRST TIME this day of May, 2005. READ A SECOND TIME this day of 2006 PUBLIC HEARING held on the day of 2007. READ A THIRD TIME this day of 2007. APPROVED pursuant to Sec.52(3) of the Transportation Act this day of 2007 ADOPTED this day of , 2007. ___________________________ ____________________________ John Turner Paul R. Edgington Chair Administrator-Secretary I hereby certify the foregoing to be a true and correct copy of By-law No.933 cited as “Squamish-Lillooet Regional District Zoning By-law No. 540, 1994, Amendment By-law No. 933, 2005” as read a third time ______, 2007. Paul R. Edgington Administrator-Secretary

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SCHEDULE “A” ZONING MAP

FROM: Resource Use Zone TO: Porteau Cove Comprehensive Development (CD1) Zone

Chair

Secretary

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SCHEDULE A1 SUB AREAS (Sheet 1 of 2)

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SCHEDULE A1 SUB-AREAS (Sheet 2 of 2)

To: Regional Board

From: Susan Stratis, Planning Consultant

Steven Olmstead, Director of Planning and Development

Date: December 7, 2006

Re: Porteau Cove Development; Electoral Area D;

Zoning Amendment Bylaw 933

REPORT

Recommendation:

1. THAT the report from the Planning Consultant and Director of Planning and Development be received for information;

2. THAT Bylaw 933, cited as “Squamish-Lillooet Regional District Zoning Bylaw 540, Amendment Bylaw No. No.933, 2005" be read a second time as amended;

3. THAT Bylaw 933 be referred to agencies for comment. 4. THAT a public hearing be scheduled following receipt of a report to the Board on the

water and sanitary sewer system Master Plans.

Voting Rules Who Votes: All; Count: Directors; Decision: Majority Administrator’s Comments: Unavailable for comment. Purpose: To bring the Regional Board up to date on the proposed mixed use development at Porteau Cove, and to bring forward the revised zoning bylaw amendment for the Porteau Cove development.

Background The Porteau Cove development application (OCP amendment and rezoning) was submitted to the Squamish-Lillooet Regional District in December, 2004. The applicant is Mathew Meehan of Pacific Place Development Corp. Ltd. (Concord Pacific) as agent for the owners, the Squamish Nation. The proposed development consists of 1,400 housing units on a 471 hectare site area, with a projected long term population of some 3,500 residents. A project team headed by the PWL Partnership Landscape Architects (PWL) prepared the rezoning and OCP amendment applications, with specialized reports from:

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• Associated Engineering (sewage treatment plant design and creek crossing structural design) • CFT Engineering (fire protection study) • Hudema Consulting Group Ltd. (market analysis) • Northwest Hydraulic Consultants Ltd.(hydrotechnical assessment, hazard mitigation design) • Pottinger Gaherty Environmental Consultants Ltd. (environmental impact assessment) • Sussex Consultants (governance options) • Thurber Engineering Ltd. (geotechnical hazard assessment, groundwater supply and well

protection plans) • Ward Consulting (Traffic impact assessment) • Webster Engineering Ltd. (roads, stormwater management and civil engineering) • Worley Parsons Komex (sanitary sewer outfall evaluation)

Project Update The Regional Board received four major reports on the Porteau Cove development and OCP/rezoning bylaws in 2005, and OCP amendment Bylaw 946 was adopted by the Board in November, 2005. Since that time, the proponents have been completing further studies related to water and sewer servicing, and the Regional District staff and planning/engineering consultants have been reviewing additional submissions on the project. The overall development concept remains similar to the original submission, although some revisions to the housing mix, park areas and commercial area have been made. Key issues addressed in 2006 were the location of the sewage treatment plan, testing for water supply, new field survey and topographic information to verify main road grades and building sites, review of road grades with the Ministry of Transportation, detailed environmental assessment report and detailed design guidelines. The proponents also submitted a concurrent subdivision application to the Ministry of Transportation on April 6, 2006, which is under review. Discussions have also been held with the District of Squamish over the past year regarding Porteau Cove contributions to the District’s recreation and cultural services. These issues are discussed in more detail in the Appendix to this report. Proposed Zoning Amendment Bylaw 933 The current Resource Use (RU) zoning at Porteau Cove is proposed to be changed to a new Porteau Cove Comprehensive Development (CD1) zone. Bylaw 933 has been prepared in a similar manner to the Britannia Bay and Furry Creek zoning bylaws, in that it creates a specific zone for the Porteau Cove community. Bylaw 933 includes a second map schedule (A1) which outlines the subzones within the overall development. The bylaw establishes the permitted uses and development standards such building heights, density, floor space ratio and site coverage. A base density of 1 unit per 15 hectares is permitted, with provisions to allow additional density up to a maximum of 1400 units if specific amenities are provided. The amenities include transfer of all the riparian areas and open space lands to the SLRD (comprising some 284 ha of land), as well as transfer of park land (27.4 ha), transfer of lands for infrastructure and public works (6.4 ha) and construction of the parks and trails and multipurpose community centre building. The

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amenity contribution to the District of Squamish recreation and cultural services has also been included as part of the density bonus provisions of the bylaw. Two of the residential zones (R2 and R3) permit a mix of housing types to allow some future flexibility in the type of housing mix, although apartment buildings are permitted only in the R3 subzone. While no detailed building designs have been submitted for review, the proponents have submitted a plan indicating building heights and general form for Phase 1. These heights and form have been incorporated as Appendix C to the bylaw. Comprehensive Design Guidelines also form part of the bylaw (Appendix D) to ensure a high standard of design for commercial and multifamily development, and to follow through with a number of the “sustainable development” initiatives outlined in the OCP amendment. Summary - Planning Issues: The Porteau Cove project represents a major new community area for the south part of the SLRD, as well as a major opportunity for economic development for the Squamish Nation. The SLRD staff/consultants have worked with the proponents over the past year to review additional information and revisions to the project design. The following planning issues are identified: • Regional Growth Strategy –The issues of accommodating future housing demands, creating

more compact urban communities and affordable housing are some of the key issues emerging in the Regional Growth Strategy. The Porteau Cove development is an opportunity for the SLRD to respond to the considerable housing demands facing the region. The potential 1400 housing units proposed at Porteau Cove could eventually accommodate some 3,000 to 3,500 residents. The SLRD Board endorsed a Memorandum of Understanding on July 25, 2005 to guide decision-making on land use and other matters of regional significance until the Regional Growth Strategy is adopted. Overall, the Porteau Cove project is considered consistent with the majority of the MOU principles, with the exception of providing a balance of jobs and housing within the community, and securing a supply of affordable housing for local employees. The Porteau Cove development is primarily a residential community, and does not provide a major source of employment or commercial activity. Secondly, the Porteau Cove development does not include a specific commitment to structured affordable housing (such as a non-profit housing society). The SLRD does not currently have policies requiring developments to contribute a percentage of units or a cash contribution toward affordable housing, and there is no regional housing authority to administer housing programs. The proponents have noted that the range of housing types and focus on higher density housing will contribute to affordability, but this will be unlikely to meet the needs of low to medium income residents in the corridor.

• Sustainable Development - One of the May 19, 2005 Board resolutions was for the

development to be done according to sustainable development practices, as this is a new area and an opportunity to use best practices for site development. In response, the proponents provided a “Sustainability Strategy”, which was integrated into the OCP policies for Porteau Cove in Bylaw 946. The Sustainability Strategy outlines the commitments and approaches to

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design of the Porteau Cove community to develop in a sustainable or “green” manner, with a diversity of housing forms, focus on compact development in the Village centre, protection of sensitive natural areas, greener and smarter infrastructure, provision of transportation options to reduce dependence on vehicles and economic sustainability through commercial and home business provisions. As part of the rezoning process, the SLRD requested the proponents provide a “scorecard” to indicate the specific measures that have been taken to implement the principles of the Sustainability Strategy. The “scorecard” (contained in the Appendix) indicates that many of the project elements have met the objectives of the sustainability strategy, particularly with respect to preservation of environmental features, compact housing forms, parks and trails, transit/park & ride and site development techniques. Areas which are unknown or require further evaluation at the detailed design review stage are “green” building design elements such as energy use and building materials, which will be reviewed again prior to issuance of Development Permits.

• Servicing -The urban densities and land uses proposed will require water, sanitary sewer and storm water servicing, as well as related services such as fire protection. Review of servicing is on-going and is discussed in more detail in the Appendix. It is noted that water supply must be confirmed prior to adoption of the zoning bylaw (an OCP policy requirement and previous Board resolution). To date, well test results have been positive and final modeling results are expected in late December. The Planning Department has recommended that the public hearing for Zoning Bylaw 933 be held off until the water supply Master Plan is brought to the Board, expected in early 2007.

Next Steps The Porteau Cove development is a complex project requiring land use planning and regulation by the SLRD, as well as in-depth review of servicing infrastructure and subdivision design by the SLRD, Ministry of Transportation and other provincial agencies. The OCP amendment bylaw provides a comprehensive policy framework to guide future land use and development for Porteau Cove Zoning Bylaw 933 provides regulations for permitted land uses, density, design guidelines and development standards specific to the Porteau Cove community. The following major next steps are as follows:

1. Zoning Bylaw • Second reading of Bylaw 933 • Agency referrals • Public hearing • Third reading • Bylaw adoption (when all outstanding items complete)

2. Legal Agreements - Numerous legal agreements regarding rights-of-way, easements, trails,

public land dedications etc. will be required as part of the development process. These

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agreements, or letters of undertaking where appropriate, will be required prior to completion of the rezoning process to secure transfers of land and other commitments made by the proponents.

3. Development Permits – To date the project review has been based on conceptual design

plans, not specific or detailed building/site plans. Development Permits are required for all commercial and multifamily development, allowing the SLRD to review and approve future phases of development and buildings on a site specific basis. Detailed design, landscaping, signage and other important design elements will be considered through DP’s. Development Permits are also required to protect development from hazardous conditions and for protection of the natural environment, and will incorporate recommendations from the environmental assessment and detailed geotechnical recommendations.

4. Subdivision Application – Preliminary Layout Approval (PLA) - The Ministry of

Transportation is reviewing the subdivision application. The MOT subdivision process involves issuance of Preliminary Layout Approval, which will outline all conditions to be met before final subdivision approval. MOT requires that rezoning be completed prior to issuance of PLA.

5. Approval of Subdivision Servicing - SLRD Bylaw No.741 regulates the requirements for

subdivision servicing. The Regional Board will be receiving a report regarding the water, sanitary sewer and storm sewer Master Plans once they have been reviewed to the satisfaction of the SLRD staff and engineering consultant. The next stage of servicing review involves conceptual design, followed by detailed servicing (construction) design, anticipated to take place following issuance of PLA by the Ministry of Transportation in 2007. Future requests for variance of servicing standards (DVP process) may also be brought to the Regional Board if necessary.

6. Establish Service Areas - Bylaw No.741 requires that Service Areas be established before

any water, sewer or drainage systems are installed. Engineering design and costs are not yet sufficiently advanced to move forward with this step, but this will be required prior to completion of rezoning.

7. Servicing Agreements/Construction of Services - Once the detailed servicing plans have

been approved by the SLRD, the owners are required under Bylaw No.741 (and the Local Government Act) to either construct the services or enter into an engineering Servicing Agreement with the SLRD. A servicing agreement requires provision of security in the form of cash or a letter of credit for the value of the servicing infrastructure. With the Servicing Agreement is in place, the owners can begin construction of the infrastructure and draw down on the Letter of Credit as phases of the works are completed and approved by the SLRD. The servicing agreement may also include any details with respect to phasing of development.

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Implications: General:

Organizational: The review of the Porteau Cove development places demands on planning, building and public works staff. In the long-term, management of utility services and issuance of building permits will place demands on administrative, public works and building department staff. Ownership of major public land areas (parks, open space, utilities sites) will also become an SLRD management responsibility. Financial: The Porteau Cove development will provide additional tax base to the SLRD ass well as revenues related to future planning approvals (Development Permits) and building permits. The development is also expected to contribute the local area economy during site and building construction through job creation) and create long-term financial benefits to the Squamish Nation. Legal: The SLRD will need to enter into a development agreement with the proponent to transfer public land areas prior to the registration of the final subdivision plan. This agreement will also provide more details on the parcel allocations for density and the specific timing for delivering amenities such as the community centre and contribution to Squamish recreation services. Additional right of way and/or covenants will be required as part of the subdivision process. Board Policy: Zoning Bylaw 933 is consistent with the Electoral Area D OCP and Howe Sound East Sub-Area Plan which designate the site as a Planned Community and allow up to 1400 residential units subject to detailed OCP policies. Strategic Plan: The Porteau Cove development and Bylaw 933 are generally consistent with the Memorandum of Understanding for the Regional Growth Strategy with some limitations as discussed in this report.

Recommendations It is recommended that Bylaw 933 be given second reading. Once the SLRD has received the required report on water supply and servicing, it is recommended that a public hearing be scheduled in early 2007. Respectfully submitted ______________________ ____________________ Susan Stratis Steven Olmstead Planning Consultant Manager of Planning

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APPENDIX Project Information 1) Project Objectives / Vision

The rezoning application identifies the following objectives and vision for the Porteau Cove Development:

1) Work together to form a strong working relationship between Concord Pacific and

the Squamish Nation. 2) Create a viable residential community at Porteau Cove that enhances the SLRD

vision for this part of the Sea to Sky Corridor. 3) Provide small-scale sustainable retail and commercial development opportunities

with a community focus within walking distance of the higher density sites. 4) Provide vehicle and public access to the waterfront and a pedestrian connection to

Porteau Cove Provincial Park. 5) Provide a mix of housing types and densities including fee simple single family

housing sites, stacked townhouses, and apartment type housing over commercial. 6) Enhance the existing trail networks within the project site. 7) Retain undeveloped areas as open space / natural habitat areas.

The application also notes that “The project is an important precedent-setting project for the Squamish Nations that will include job shadowing and skills transfer for the Squamish people. Above all it is important that this new planned community maintain a sense of place derived from its history, location and exceptional geography. The proposal is to develop a primarily residential community at Porteau Cove that respects and enhances the planning principles set out in the SLRD Official Community Plan for Howe Sound East.”

2) Subject Properties

The Porteau Cove rezoning application includes a total of 476.3 ha (1,177 acres) as shown on the attached zoning bylaw map Schedule A. The site consists of nine legal parcels, which will require consolidation prior to development. The CN Rail line forms the south boundary of the site, and the waterfront is owned by CN, not the proponents. A major B.C. Hydro transmission line corridor is located on the upper side of the highway through the site. The Porteau Cove site is located at the south boundary of the SLRD, directly adjacent to GVRD jurisdiction. Porteau Cove Provincial Park is located on the north and west of the property, and Cypress Bowl Provincial Park is located directly east.

3) Site Conditions

Much of the overall site consists of steep terrain that is not readily developed or serviced due to steep slopes (defined as areas over 40% slope), streams/wetlands and riparian setbacks.

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Most of the site will have open views of Howe Sound and/or mountains to the north. The site includes a number of permanent and ephemeral creeks and potential geotechnical hazards, which are discussed in more detail in the Environmental Assessment Report (available in the Planning Department). Mitigation of hazards prior to development is required by OCP policy. Some small areas of old growth or mature growth forest are also identified, and the site plan avoids these sensitive areas as much as possible. Development Permits are required prior to site development to ensure impacts to trees, vegetation and natural site grades are minimized as much as possible within development sites. Overall, a total of 295 ha or 62% of the total site will remain undeveloped, and protected by Open Space or Riparian Area zoning, and transferred to SLRD ownership. The remaining lands are shown as development nodes where areas of flatter developable terrain exist (areas from 0-40% slope).

4) Environmental Assessment

A detailed Environmental Impact Assessment (Pottinger Gaherty Environmental Consultants Ltd., September 2006) was submitted to the SLRD and the Ministry of Environment and Department of Fisheries and Oceans on September 15, 2006. This report supplements the previous Overview Environmental Inventory report with additional information on the environmental attributes of the site and surrounding area, and an effects assessment of the proposed project. (The summary effects tables are attached to this report). Three maps from the Environmental Assessment are attached to this report, and the full report is available in the Planning Department. A key section of the report is the Riparian Area Assessment to determine creek setbacks and additional measures for streamside protection. None of the watercourses on the Porteau site are believed to be accessible to andronomous fish due to steep terrain, the CPR railbed and extreme flow variations. However, cutthroat and rainbow trout have been reported in portions of Deeks, Bertram and Kallahne Creeks. The riparian areas shown on the zoning maps are based on the results of the Riparian Area Assessment completed by Pottinger Gaherty. The assessment notes a number of potential impacts including:

• Several creek crossings are required to provide road access to the developable parts of the site, and five clear span bridges are planned along with a variety of smaller crossing structures. Several culverts currently onsite under the gravel access road will be upgraded.

• Creek hazard mitigation structures are required for Kallahne Creek, Bertram Creek and Deeks Creek where potential for creek avulsion exists.

• Small patches of old growth forest at the base of the Deeks Creek fan. • Areas of red or blue listed plant communities, with the most significant located on the

rocky slopes of the bluffs. • Potential suitable habitat for a number of species requiring an effects assessment.

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Overall, the Porteau development appears to have avoided impacts to many of the sensitive areas, most of which have been preserved as Open Space or Riparian Areas. A number of specific and “best practices” management recommendations are contained in the impact assessment report and Environmental Management Plan where avoidance is not possible. It will be important to incorporate these provisions in any future Development Permits issued by the SLRD for prior to subdivision or development approval. It is noted that an addendum to the Environmental Impact Assessment report may be required as additional information on the proposed water supply and stormwater management plan is expected in the near future. Also, a detailed Archaeological Impact Assessment is currently underway and results are not yet complete. Concord and the Squamish Nation are reviewing initial results that indicate potential for culturally significant areas such as modified trees and rock shelters, all located within the Open Space lands.

The assessment also includes an Environmental Management Plan which prescribes measures to mitigate any potentially significant effects. The report also includes a sustainability assessment to evaluate how the project elements integrated environmental, social and economic value. The report is structured to meet the requirements for a future CEAA screening review, which is anticipated at the project construction stage, triggered by construction of the sewage outfall and stream crossings in the development. The EA report will also support future applications to DFO (for habitat authorizations under the Fisheries Act and Transport Canada (for approval under the Navigable Waters Act).

5) Proposed Land Uses

The Porteau Cove community is proposed to be a mix of housing with a small commercial and community amenity area as shown on the illustrative plan and in the following table. The land between the highway and the ocean contains the village commercial centre and proposed community centre. In addition to Open Space and Riparian Areas, 27.8 hectares will be dedicated to the Regional District as active park area, and approximately 6.4 hectares will be dedicated for utilities and community administration. The land uses proposed are as follows:

Land Use Zoning Phase 1

(ha)Phase 2

(ha)Total

(ha) %

Single family residential R1 0 32.7 32.7 7.0%Mixed residential R2 28.8 72 100.8 21.4%Apartment R3 15.2 0 15.2 3.2%Village Commercial C1 2.9 0 2.9 .6%Park and Community Use P1 7.3 20.5 27.8 5.9%Utilities and Community Administration

P2 4.9 1.5 6.4 1.4%

Open Space Area OS1 54.1 105 159.1 33.8%Riparian Area OS2 50.8 75 125.8 26.7%Total 164.0 306.7 470.7 99.90%

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6) Housing Mix and Phasing

Porteau Cove is proposed to be developed in two major phases as shown on the Park Plan, attached as Appendix A to Bylaw 933. (Note: a more detailed site plan is attached to the Board agenda or available for viewing in the Planning Department due to large file size.) Approximately 700 housing units are proposed for each major development phase. Within each major phase, smaller phases of development are intended to be constructed as warranted by market demand. The proposed housing mix consists primarily of multi-family in Phase I (84% of Phase 1 units are townhouses/ apartments), with the majority of single family housing taking place in Phase II. The multifamily housing consists of several housing types, including duplex, townhouse, stacked townhouse, and apartments which range from 3-7 stories. Apartments are intended to “step down” with building grades, and will be reviewed in detail at the Development Permit stage. Overall, the housing mix is proposed to be approximately 60% multi-family and 40%single-family. It is noted that the unit types may vary somewhat as detailed design is still underway. The zoning bylaw is structured to allow a degree of flexibility in the numbers of each type of unit, provided the overall maximum is not exceeded.

Porteau Cove – Unit Count Phase 1 Phase 2 Compact Single Family 8 Single Family 68 Townhouse 80 240 Duplex 28 460 Apartments 510 Live/Work 6 SUB-TOTAL 700 700 TOTAL 1400

7) Commercial Village Centre

The development plan includes ground-oriented commercial use on three corners of the major intersection on the main street through the Village centre. Approximately 10-15,000 sq.ft. of commercial floor space is proposed, allowing for a number of small retail or service stores, restaurant, neighbourhood pub, plus a proposed gas bar. (Note: the zoning bylaw requires a minimum of 1000m2 of commercial space in order to achieve the density bonus). In addition, some 6 live/work units are indicated in the housing mix. The design details of the commercial land area and layout of commercial uses will be reviewed in future Development Permit application(s). Zoning Bylaw 933 also allows for home business activities throughout the community.

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8) Parks and Trails

The development plan includes a number of park areas throughout the site as shown on Appendix A and listed in Appendix B to Zoning Bylaw 933. A total of 27.45 hectares of park are to be provided (including a 2.4 ha park/school site), slightly exceeding the 5% minimum dedication of 23.82 ha the SLRD may obtain under S.941 of the Local Government Act. These parks are in addition to the extensive Open Space lands to be owned by the SLRD (approximately 159 ha) which contribute to the informal recreation opportunities on the site. Community parks include a waterfront (upland) park, community facility (in the Village), community park/school site and a number of neighbourhood parks and viewpoints. It is noted that no direct beach access is possible due to the rail tracks. Several trails are to be provided throughout the site as shown on Appendix A to Bylaw 933, consisting of both new trails and upgrades to existing trails. Trailhead parking areas are located in Phase 1 above the highway (approx.30 spaces), and at several locations in Phase 2 to ensure continued access to the Deeks Creek and Howe Sound Crest trails. Potential trail linkage to Porteau Cove Provincial Park requires further discussion with BC Parks (due to impacts on the caretaker residence).

9) Community Amenities

The proposed community amenities for the development are: • A multipurpose community centre (minimum of 500m2), with an adjoining park area in

the village centre. The size, design and functions of this community building will be specified in more detail in a development agreement prior to zoning bylaw adoption.

• A multipurpose site is provided above the Sea to Sky highway (approx. 2.0 ha) for the sewage treatment plant, potential public works yard and/or administration building, trailhead parking and park and ride parking. (Note: this is considered an amenity as dedication of land for these uses is not required in the Subdivision & Development Servicing Bylaw.)

• Financial contribution to recreation and cultural services in the District of Squamish, through a one-time direct payment of $50,000 plus $500 per dwelling unit. Further discussions are underway regarding service areas, taxation and amenity payments.

10) Servicing -Water Supply, Sewage Treatment and Stormwater

The subdivision servicing process involves detailed review of the proposed site servicing by the SLRD, including the new water and sewer systems, storm drainage, sidewalks, parks, and street lights that will be owned and operated by the SLRD. A Master Waterworks Plan, Master Sewage Collection and Disposal Plan and Integrated Stormwater Management Plan are required by SLRD Subdivision and Development Servicing Bylaw No.741, and Regional Board approval of the master plans is required. The master plans have been submitted by the proponents and reviewed by the SLRD and their engineering consultant (Dayton & Knight). Revisions to the master plans are underway and it is anticipated that a separate report on the

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master plans will be brought forward to the Regional Board in early 2007, prior to scheduling of a public hearing.

• Water Supply – Water supply for the development is proposed to be supplied from groundwater in the Deeks Creek fan. An interim report on groundwater supply was submitted to the SLRD, providing the test results from two test pumping operations (Thurber Engineering, September 13, 2005). The conclusion of that report was that the Deeks Creek fan aquifer had sufficient supply to serve the long term demand of 62.1 L/s required for the overall development, but recommended that at least one additional production well be drilled and test pumped, and that water quality, well protection plan and water modeling to study the relationship between the aquifer, wells and Deeks Creek be completed. The SLRD and Vancouver Coastal Health Authority raised a number of questions regarding the water supply results and modeling and requested further analysis. An update submitted by Thurber Engineering on November 16, 2006 indicates that four hydrology monitoring stations were installed and additional test pumping was completed in July/August. A third production well was drilled and tested in fall, 2006. Water sample results indicate the water meets the Guidelines for Canadian Drinking Water Quality. Modeling studies on the aquifer, springs and Deeks Creek are being completed with results expected by late December, 2006.

• Sanitary Sewer –The project proposes a centralized wastewater treatment facility to provide secondary treatment and disinfection of the treated effluent prior to discharge to Howe Sound via a marine outfall. The outfall will terminate approximately 100m from shore at a water depth of 50m. During early 2006 the SLRD reviewed a number of options for the location of the sanitary sewage treatment plant submitted by the proponents, and ultimately agreed on a site uphill of Highway 99 adjacent to the BCH right-of-way. Although this site requires pumping from lower portions of the site, it provides advantages of accessibility and combined public works yard and other uses on the 2.0 ha site, with less impact on the residential areas and Provincial Park in the lower portion of the site. The design process for the wastewater treatment facility is underway.

• Stormwater Management – An Integrated Stormwater Management Plan was submitted to the SLRD in May 2006 (Webster Engineering). The ISMP provides an overview of current watershed conditions and identifies measures to be used during site development to minimize and/or mitigate changes to hydrology, riparian corridors, aquatic habitat and water quality in the five major watersheds within the Porteau site. A conceptual stormwater plan was prepared and specific Best Management Practices identified to meet water quality, volume and rate control objectives. The SLRD has provided comments on the ISMP, and a revised plan is anticipated in early 2007.

11) Subdivision Application; Roads and Access

A subdivision application is being reviewed by the Ministry of Transportation concurrently with the rezoning process. The proponents have been working with MOT in the

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subdivision application process to reach agreement on road design criteria for grades, design speed, horizontal curve radius, road widths and other elements in order to reduce site impacts and respond to the hillside conditions. The proposed site access consists of a grade separated interchange on Highway 99. A concern of MOT and the SLRD is the lack of alternative access routes. The proponents are designing a number of emergency access “loops” to respond to this concern. The detailed interchange is design is currently being completed (an MOT requirement). The major internal roads are proposed to be public roads and are under review by MOT. Some of the internal roads serving multifamily sites will be strata roads. Of the approximately 10km length of collector road, approximately 4.4km is 0-8% grade, 3.9km is 8-12% grade, and 1.7km is 12-13%. Some variances to SLRD Bylaw 741 standards for sidewalks, trails or other services that are related to the road design may be required at the detailed design stage.

12) Fire Protection

The location and form of fire protection for Porteau Cove is part of a larger discussion on fire protection for the other Electoral Area D communities. The SLRD commissioned a report on this issue, and the Phase 1 report was received in March 2006 (Review of Fire Service Delivery Britannia Beach, Furry Creek and Porteau Cove, Dave Mitchell & Associates Ltd). The proponents had also provided a study on fire protection (CFT Engineering Inc. July 2005), which focused on sharing of services with Lions Bay. Discussions on fire protection are on-going, and a Phase 2 study is expected to be submitted to the SLRD. The proponents have been advised by the SLRD that a fire hall site may be required within the development, and the 2.0 hectare multipurpose site (which includes the sewage treatment plant) is considered suitable for a future fire hall. Other measures for fire protection are included in the project design, including sprinklering of all buildings and use of Fire Smart building and landscaping principles.

Referral Agency Review and Consultation The OCP and zoning amendment bylaws were referred to agencies, First Nations and adjacent local governments for comment on May 24, 2005. In addition, two interagency meetings were held on March 2, 2005 and June 2, 2005 with the proponents to identify any issues related to the Porteau Cove development. Details of the referral agency comments were included in the May 19 and August 22 Board reports. Issues raised include:

• BC Parks - SLRD staff and the proponents met with B.C. Parks following the initial rezoning application to review issues related to Porteau Cove Provincial Park, particularly trail linkage and visual impacts. The main visual impacts affect the walk-in campsite and viewpoint bluff, from which the new Porteau development will be very prominent. The proponents have revised the original project design by reducing housing density facing the park, and providing a larger waterfront park within the lower development area. However, it is difficult to prevent impacts altogether. The OCP

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policies and Development Permit guidelines require landscape buffers and modified lighting standards to reduce light impacts.

BC Parks also noted the need to provide trailhead parking areas and ensure long term use of Deeks and Howe Sound Crest Trails. This is included in the project design and zoning bylaw. The other key issue is a potential pedestrian link between the new community park and the provincial park, which is supported by BC Parks in principle, but affects a caretaker residence within the park. The SLRD will look for further direction from BC Parks on this issue.

• Vancouver Coastal Health Authority provided recommendations regarding support for a public governance structure such as the SLRD for the water system, need for detailed hydrogeological analysis, a wellhead protection plan, as well as specific comments on water quality monitoring and other design criteria for the water system. These recommendations are being addressed in the water studies, testing and design of the water system by the proponents.

• School District #48 - A meeting with School District #48 was held on June 6, 2005 to

review the overall future school requirements in the Britannia/Furry Creek/Porteau Cove communities. The referral response indicated that a school site may be required in Porteau Cove and requested that a school site be reserved within the development. The School District further notes that the potential school site on Crown land at Furry Creek may be sufficient to meet the needs of both Furry Creek and Porteau Cove, but the site has not yet been secured, and it is not known whether the site is suitable. The project design includes a 2.8 ha school/park site in the relatively flat plateau area in Phase 2.

• District of Squamish - A meeting with the District of Squamish managers of Planning and

Parks and Recreation was held on June 26, 2005 to discuss the issues of community amenities and possible demands placed on the District of Squamish facilities and services. More recent meetings have been held between the proponents, SLRD and District of Squamish in the summer and fall 2006 regarding contribution to Squamish facilities. This has resulted in a general agreement on amenity contributions, which are reflected in the zoning bylaw. Further discussions will be held in 2007 regarding amenity/taxation issues between Area D and the District of Squamish.

• Fisheries and Oceans Canada provided a response dated June 13, 2005 indicating a

number of issues for the proponents to address as part of the detailed site design, and listed a number of future approvals that will be required from DFO, including a CEAA screening. The letter also makes recommendations regarding riparian areas and leavestrips. These issues are addressed in the Environmental Impact Assessment submitted by the proponents.

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• Ministry of Transportation – MOT participated in interagency meetings and a special meeting with the SLRD and proponents to discuss road standards for this steep site. A number of issues were identified by MOT, including road grades and standards and need for alternative access to the upper portions of the site.

• Village of Lions Bay - The project proponents met with the Village of Lions Bay Council

on June 6, 2005 to review the project and respond to questions. The SLRD also met with the Council to discuss the proposed rezoning. No objections were made to the project, but a number of issues were raised including the potential for shared school and fire-fighting services, importance of bus transportation to the Village, potential conflicts between the community and recreational trail users, need to establish search and rescue services and concerns regarding the single access route to the upper part of the development.

No referral response was received from the GVRD, B.C. Ambulance Service or the health facility planners for the Vancouver Coastal Health Authority. However, the proponents have held discussions with B.C. Ambulance service and have been advised that the Lions Bay facility is considered adequate to serve the Porteau site. Public Consultation Two Open House ware on May 5, 2005 and August 2, 2005, each attended by some 20-25 members of the public. A number of development options were presented at the first meeting, and a preferred concept was presented at the second session. The Board received a record of the Open Houses as part of previous staff reports. The main issues raised at the Open Houses included questions and comments on:

• Need to accommodate future widening of the Sea-To-Sky Highway; capacity of Highway 99 to absorb growth

• Ensuring density limits are maintained and Open Space areas protected • Level of environmental assessment, need to preserve wildlife corridors • Demographic and housing projection • Whether a marina was proposed • Impacts on traffic volumes on the highway • Questions on the water supply source, geotechnical hazards • Provision of fire protection, emergency vehicle access and ambulance service • How does this project fit within the overall corridor plan and plans for the District of

Squamish • Impacts on the provincial park and trail connections, fragile marine environment • Market for the lots, price of the lots, and project timing; need for affordable housing • Commercial needed on the east side to encourage walking and meet Smart Growth

principles • Need for affordable housing for residents; Some comments were made that the site is too

dense, and the apartment development is not preferred.

Environmental Impact Assessment September 2006Concord Pacific Group Ltd. and Squamish Nation Page viiFile: 2464-01.02

Pottinger Gaherty Group

EnvironmentalComponent

Potential Effects MitigatedThrough Design

Potential SignificantAdverse and Likely Effects

Proposed Mitigation andEnhancement (more in the

Environmental ManagementPlan)

Overall ResidualEffect of the

Project

Water quality andquantity

Significant alterations tosurface and subsurface flowshave been avoided

Exposure of rock prone toML/ARD is unlikely, thoughmonitoring will continue

Stormwater impacts to waterquality are addressed throughimplementation of thestormwater management planand the ISMP

Analysis of the sewagetreatment and marine outfalldesign has shown that nowater quality impacts willoccur

Analysis of the plan to usegroundwater near DeeksCreek shows that the effecton creek hydrology will benegligible

Harm to water quality fromconstruction of creekcrossings and otherconstruction activities nearwater

Harm to water quality fromcommunity pesticide andherbicide use

Development andimplementation of aConstruction EnvironmentalManagement Plan (CEMP)including an erosion andsediment control plan, and SpillContingency Plan

Integrated Pest ManagementPlan should be developed tominimize use of chemicals

Neutral

Potential impactshave beenaddressed in projectdesign or throughthe EMP. Theproject will notsignificantly changewater quality orquantity.

Environmental Impact Assessment September 2006Concord Pacific Group Ltd. and Squamish Nation Page viiiFile: 2464-01.02

Pottinger Gaherty Group

EnvironmentalComponent

Potential Effects MitigatedThrough Design

Potential SignificantAdverse and Likely Effects

Proposed Mitigation andEnhancement (more in the

Environmental ManagementPlan)

Overall ResidualEffect of the

Project

Fish and fishhabitat

Proposed streamsideprotection areas meetRiparian Areas Regulation(RAR) benchmarks onrelevant creeks, and DFOguidelines on the other non-RAR creeks

Alteration of fish habitatfrom construction of creekcrossings, and otherconstruction activities infisheries sensitive areas

Disturbance to fish habitatfrom use of sensitive areasby people and pets

Alteration of fish habitatfrom construction ofmarine outfall

CEMP with specific approachesfor works in fisheries sensitiveareas

Adherence to reduced riskinstream work windows

Design of riparian access forresidents in accordance withDFO/provincial guidelines

Follow low impact workpractices for installation of themarine outfall, and restore alldisturbed foreshore and tidalareas to previous productivity

Habitat enhancement to include:

Replacement of at least fiveexisting culverts with clear spanbridges;

Removal of natural barriers tofish migration in Bertram Creektributaries to increase instreamhabitat available for fish inBertram Creek;

Replacement of existinginvasive vegetation at selectedareas with native plant species;and

Augmentation of riparianvegetation at selected locations

Neutral

Potential impactsexist, mainly byselect works infisheries sensitiveareas, thoughmitigation andenhancementmeasures willensure no net lossof fish habitat.

Environmental Impact Assessment September 2006Concord Pacific Group Ltd. and Squamish Nation Page ixFile: 2464-01.02

Pottinger Gaherty Group

EnvironmentalComponent

Potential Effects MitigatedThrough Design

Potential SignificantAdverse and Likely Effects

Proposed Mitigation andEnhancement (more in the

Environmental ManagementPlan)

Overall ResidualEffect of the

Project

with native plant species.

Vegetation,wildlife andspecies at risk

Project footprint has avoidedthe areas containing thehighest densities of rare plantcommunities, and the smallpatches of old growth forest

62% of the property will bepreserved in its natural state,providing suitable habitat fora diversity of wildlife andavoiding significant impacts toWestern Screech-owl, tworare bat species, andmigratory bird habitats.

Alteration of red-leggedfrog habitat, and habitatconnectivity

Alteration of tailed froghabitat

Fragmentation of habitatswill cause the loss ofwildlife corridors betweenhabitat types

Ensure protection of riparianarea around the known red-legged frog breeding pond, andcreate habitat connections

Apply strict construction BMPsduring works in known tailedfrog creek corridors

Ensure no net loss of tailed froghabitat in the detailed design ofthe Kallahne Creek debris basin

Conduct amphibian and otherwildlife salvages prior toconstruction works in or nearcreeks or wetlands

Install wildlife underpassesunder roads at specifiedlocations to create passage forsmall animals betweenproductive habitats

Neutral

The project will notsignificantly affectvalued vegetation,wildlife, or species atrisk.

First Nations andarchaeology

Archaeological impact studyis in process to identifysignificant archaeological orFirst Nation traditional useareas. It is anticipated thatthe detailed design of theproject layout will be able tobe altered as necessary toavoid any significant sites.

No adverse effects expected Should there be significant sitesthat are vulnerable to thedevelopment, an archaeologymanagement plan will beadopted to protect sensitivesites

Neutral

The project will notsignificantly affectarchaeological orFirst Nations values.

Environmental Impact Assessment September 2006Concord Pacific Group Ltd. and Squamish Nation Page xFile: 2464-01.02

Pottinger Gaherty Group

EnvironmentalComponent

Potential Effects MitigatedThrough Design

Potential SignificantAdverse and Likely Effects

Proposed Mitigation andEnhancement (more in the

Environmental ManagementPlan)

Overall ResidualEffect of the

Project

Community andrecreation

Effects to existing hiking trailsin the Porteau uplands havebeen avoided throughintegration with communitytrails, and enhancement withadditional lookouts andtrailhead parking.

Analysis of the marine outfalldesign shows that marinedischarge will not impactdivers or other users of theProvincial Park

Visual modelling ofcommunity shows nosignificant visual impact to thelandscape

No adverse effects expected No mitigation required Neutral

The project will notsignificantly affectcommunity orrecreational values.

Transportationand navigablewaters

Study on effects of futurevehicle traffic on Highway 99concludes that the highway iscapable of handling theincreased population

Marine outfall is not expectedto cause navigability issues

No adverse effects expected No mitigation required Neutral

The project will notsignificantly affectexistingtransportation andnavigable waters.

Local economy Effects of the project on thelocal economy throughconstruction activities andincreased District tax-base ispositive

Positive effects expected No mitigation required Positive

The project will havea net positive effecton the localeconomy.

PWL Partnership Page 1 October 23, 2006

PORTEAU COVE - SUSTAINABILITY STRATEGY SCORECARD 1. LIVABLE COMMUNITY PRINCIPAL/GOAL STRATEGY IMPLEMENTATION THROUGH DETAILS – HOW STRATEGY HAS

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Compact and walkable, mixed use Village Centre

Provide compact, walkable mixed use centre adjacent to the highway that includes housing, commercial, social and employment opportunities in close proximity

X X X X X X Zoning designations will detail uses and mix. Sidewalks and trails make village centre compact and walkable. Community and commercial uses in village centre.

Diverse Housing Opportunities

Provide range of housing types and sizes

X X X X Development plan and zoning bylaw includes mix of housing types – approximately 40% single family and 60 % multifamily (townhomes, stacked townhomes and apartments.)

Commercial Opportunities

Provide a range of retail and other commercial spaces

X X X X Zoning bylaw requires minimum of 1,000m2 of built commercial area as part of density bonus.

Community Spaces Provide a system of parks, community spaces, green corridors and trails

X X X X Comprehensive system shown in the Parks, Open Space and Trails Plan to be adopted as part of the Zoning Bylaw.

Pedestrian Friendly Village Centre

Provide wide sidewalks, spaces for interaction, trail connections and a pedestrian scale in the Village Centre

X X X X X Trails shown on Parks and Trails Plan. Pedestrian scale and wide sidewalks to be implemented at Development Permit and subdivision stage.

Minimize Outdoor Light Pollution

1. Specify cut-off fixtures 2. Minimize street lighting 3. Design to limit need for lighting

X

X X X

X X

X X X

1. Detailed in design guidelines, achieved through actual fixture selection at DP approval.

2,3. The proposed street lighting concept includes minimal lighting at key locations: signs, intersections, and where needed for safety. Location of street lighting to be determined at subdivision approval.

PWL Partnership Page 2 October 23, 2006

2. ECOLOGICAL INTEGRITY AND BIODIVERSITY PRINCIPAL/GOAL STRATEGY IMPLEMENTATION THROUGH DETAILS: HOW STRATEGY HAS

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Protect Environmentally Sensitive Areas

1. Protect sensitive areas and focus development in less vulnerable areas by:

a. Completing detailed environmental

impact assessment and building according to recommendations

b. Providing buffers around sensitive

areas 2. Design landscape and open space to

protect environmentally sensitive areas.

X

X

X

X

X

X

X

X

X

X

X

X

1. OCP policies and land use designations and DP areas provide framework for environmental protection

a. The Environmental Impact Assessment has been completed. The Master Plan is based on the environmenal assessment and avoids sensitive areas as much as possible. The Environmental Management Plan (EMP) and DP’s issued for the site will include measures to protect environmentally sensitive areas.

b. Buffers around sensitive areas are included in the Open Space I/II zones. Design guidelines and Development Permit review will address this at a site level.

2. Environmentally sensitive areas are designated and protected as Open Space I or II in the Zoning Bylaw. Additionally, Design Guidelines include specific requirements for tree retention/management, to be implemented through Development Permits or covenants

Minimize Site Disruption

Minimize site disruption through: 1. Sensitive building siting 2. Designing to match contours 3. Modulation in building form 4. Tree preservation where feasible 5. Maintaining existing vegetation as

possible

X X

X X X X X 1. To be evaluated at building DP stage.

2. Master Plan road layout based on existing contours, avoids large cuts and fills as much as possible. Building design to be further evaluated at DP stage.

3. To be evaluated at building DP stage.

PWL Partnership Page 3 October 23, 2006

PRINCIPAL/GOAL STRATEGY IMPLEMENTATION THROUGH DETAILS: HOW STRATEGY HAS BEEN ACHIEVED

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4. Large portions of site to remain undisturbed. Tree preservation in other areas to be further evaluated at subdivision approval; environmental DP and building DP stage; covenants may be required.

5. Same as #4.

Rehabilitation 1. Rehabilitate disturbed areas using native/native compatible plants

2. Reuse existing plants onsite where posssible.

X X X X 1. Areas disturbed due to roadwork and site clearing/ grading will be rehabilitated using native/native compatible plants through the subdivision or development permit process

An Environmental Management Plan (EMP) is expected to require a revegetation program that would include restoration of sites disturbed during construction, and would require storage and reuse of topsoil and native plants for the rehabilitation of degraded areas and site landscaping.

2. Plant salvage has already occurred on site as part of roadway clearing work. Plants were transplanted to GVRD’s Lower Seymour Conservation Reserve as part of the Resorex Natural Resource Exchange

Use Native Plants in New Landscaping

Specify use of native or native compatible plants in new landscape areas.

X X X X The Design Guidelines contain lists of recommended and prohibited plants, to be implemented with DP’s for commercial and multifamily development. A Building Scheme for single family areas will also include this list and similar requirements.

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PRINCIPAL/GOAL STRATEGY IMPLEMENTATION THROUGH DETAILS: HOW STRATEGY HAS BEEN ACHIEVED

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Environmental Management Plan

Prepare an Environmental Management Plan that includes mitigation measures to manage environmental impacts.

X An EMP will be submitted to DFO for approval as a product of the current EIA process.

Protect Slopes 1. Areas of the site over 40% slopes will not generally be built upon

2. Where slopes over 40% are disturbed, retaining walls and revegetation will be used to minimize risks.

3. Slope setbacks will be determined through geotechnical assessment.

X X

X X X

X

X

X

X

X

X

X

X

X

X

X

1. Areas over 40% slope are generally protected in the OpenSpace I or II zone.

2. To be managed through subdivision and DP process.

3. Detailed geotechnical reports may be required to establish appropriate setbacks for specific lots during subdivision and/or development permit process. Covenants may be required if appropriate.

Provide Creek Setbacks

1. Establish setbacks for creeks, wetlands and ponds that meet DFO requirements.

2. Incorporate such areas into the open space system in an ecologically responsible manner.

X X

X X

X

X

1. Riparian setbacks that meet benchmarks set out by the Regional District and DFO have been established and are awaiting DFO/Regional District approval as part of the EIA.

2. Riparian setback areas are designated as Open Space in the Zoning Bylaw. Covenants may be used.

Minimize Creek Crossings

Minimize crossings and limit/mitigate negative effects of necessary crossings through bridge/culvert design.

X X X The EIA has considered the effects of creek crossings, and the EMP will mitigate impacts from the installation of creek crossings. Clear span bridge crossings and other structures to meet DFO guidelines.

Provide Green Network and Trails

1. Provide green corridors and trails throughout site to connect internally and to larger system.

2. Provide trailhead parking.

X X X X X 1. Parks, Open Space and Trails provided to link throughout the site and to existing trails. Plan to be adopted as part of the Zoning Bylaw.

2. Trailhead parking provided as per BC

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PRINCIPAL/GOAL STRATEGY IMPLEMENTATION THROUGH DETAILS: HOW STRATEGY HAS BEEN ACHIEVED

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Parks requests.

Environmental Education

Work with residents and trail user groups to reinforce awareness of natural areas, watercourses, wetlands and the old growth forest through interpretive signage.

X X X An Environmental Management Plan (EMP) expected for the project will include commitments to environmental education, and specifies that environmentally sensitive areas will be identified by interpretive signs. Signage is addressed in the Design Guidelines. Concord will install interpretive signage as part of trail improvements.

Fire Smart Incorporate Fire Smart strategies in detail site design as appropriate, for example: • Buildings set back from slopes • Selective thinning and limbing up of

coniferous trees in development areas

• Limiting density of plantings in close proximity to buildings

X X Fire Smart principles will be reviewed by the SLRD as part of Development Permit review. Selective thinning and limbing up of trees and limiting density of plantings in proximilty to buildings are provided for in the Design Guidelines

Minimize Maintenance

Minimize formal lawn and maximize use of native and adaptive drought tolerant plantings

X X To be implemented as part of DP review for commercial and multifamily areas. (Note: no control of this in SF areas)

PWL Partnership Page 6 October 23, 2006

3. GREENER AND SMARTER INFRASTRUCTURE PRINCIPAL/GOAL STRATEGY IMPLEMENTATION THROUGH DETAILS: HOW STRATEGY HAS

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Alternative Energy Use alternative energy sources such as solar, geothermal and hydro, where feasible

X Concord has considered these options and will review at the Development Permit stage for physical and economic feasibility. Possible use of solar power for some outdoor lighting.

Solar Lighting Use solar lighting for trail signage where feasible

X X Concord has determined that this is not a physically feasible proposal.

Natural Drainage 1. Where possible, employ a surface runoff system that includes bioswales, on-site detention and percolation areas.

2. Address water quality and quantity entering watercourses.

X X X The Integrated Stormwater Management Plan (ISMP) for this project provides the details of this strategy.

Increase Permeability Minimize paved road widths, provide parallel parking and sidewalks on one side of the road, and use permeable paving for parking and trails.

X X X X X OCP supports alternative development standards, to be implemented at time of subdivision (public road widths) and in commercial and MF areas through DP process.

Rainwater Catchment Use public open spaces as rainwater catchment areas.

X Stormwater retention/detention ponds and bioswales are included in parks and within the road right of way, as per the Stormwater Master Plan and ISMP.

Reduce Water Demand

Reduce water demand through: • Specifying low flow fixtures • Individual water meters • Minimizing irrigation

X X X X Minimizing irrigation and capture and reuse of stormwater are included in the Design Guidelines and would be implemented through Development Permits for multi-family developments. These items can be

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PRINCIPAL/GOAL STRATEGY IMPLEMENTATION THROUGH DETAILS: HOW STRATEGY HAS BEEN ACHIEVED

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• Encouraging capture and reuse of rainwater

included in the Building Scheme for single family development.

Solid Waste Management

Support SLRD waste reduction, reuse and recycling initiatives

The Works Yard design currently includes a recycling station. Works Yard to be constructed by SLRD.

Recycling and Composting

• Make provisions for recycling and composting facilities

• Ensure they are bear smart

The Works Yard design currently includes a recycling station and could include composting. Works Yard to be constructed by SLRD.

4. GREENER AND SMARTER BUILDINGS PRINCIPAL/GOAL STRATEGY IMPLEMENTED THROUGH DETAILS: HOW STRATEGY HAS

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Green Building Strategy

Buildings shall incorporate green building standards, including: 1. Providing for rainwater harvesting,

green roofs, rooftop gardens; 2. Orienting buildings and structures to

maximize solar access; 3. Incorporating larger overhangs;

X X X X These measures are included in the Development Permit Area #3 Guidelines and the overall Design Guidelines, and would be implemented through subsequent Development Permit approvals.

PWL Partnership Page 8 October 23, 2006

4. Locating living spaces next to naturally lit areas;

5. Using materials with recycled content;

6. Using rapidly renewable materials where appropriate;

7. Using healthy materials; 8. Specifying low flow plumbing

fixtures and appliances, energy efficient lighting and other measures to reduce resource use;

9. Using roofing materials that are durable, fire retardant and supportive of rainwater harvesting systems.

10. Should fit with site character, sourced regionally, and include recycled content.

11. Select materials for durability and ease of maintenance.

Sustainable Site Design

1. Cluster housing to protect green space

2. Incorporate stepped and terraced forms for residential buildings

3. Use local materials where possible, incl. stone, topsoil, gravel, backfill and wood.

X X X X 1.. These measures are included in the site Master Plan, which focuses on higher density housing forms in Phase 1.

2. Included in the Development Permit Area #3 Guidelines and the overall Design Guidelines. To be implemented through subsequent Development Permit approvals.

3. Use of rock stack walls and on-site gravel resources are expected for roadway construction. It is most economical to use on-site materials for roadway and other construction, so wherever possible this will be done.

PWL Partnership Page 9 October 23, 2006

5. TRANSPORTATION OPTIONS PRINCIPAL/GOAL STRATEGY IMPLEMENTED THROUGH DETAILS: HOW STRATEGY HAS

BEEN ACHIEVED

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Transportation Alternatives

Incorporate transit stops at the highway interchange and a park & ride facility into the design.

X X Shown on Master Plan; will be incorporated into final subdivision approval

Trip Reduction Support programs such as car sharing, carpooling and vanpooling, and community shuttles and provide suitable site areas to accommodate these programs.

X Park and Ride area provided on Master Plan. Community to implement trip reduction initiatives as appopriate.

Integrated System Integrate roadway, sidewalks and trails so they operate as a system, providing options to residents

X X X X X X The Master Plan and Parks, Open Space and Trails Plan provided an integrated system of roads, sidewalks and trails. To be adopted as part of the Zoning Bylaw

Traffic Calming Traffic calming though minimized paving widths, steeper road grades and design.

X X Incorporated into the road design, requires approval by Ministry of Transportation through subdivision process. OCP policies support alternative standards.