a june 2, 2015 report into the mackenzie village development proposed for arrow heights

City of Revelstoke Council Report

Date: June 2, 2015 File No: 3360-20, ZON2014-16

To: Mayor and Council

From: Dean Strachan, MCIP, RPP Manager of Development Services

Subject: Zoning Bylaw Text Amendment and Rezoning Applications 1750, 1800 &1816 Nichol Road

1. ISSUE

The City has received and is processing a Zoning Bylaw Text Amendment and Rezoning applications for three properties at 1750, 1800 & 1816 Nichol Road to allow for a development including a variety of residential formats and an area of mixed use with residential units above commercial units.

2. RECOMMENDATION

THAT the Community Consultation Summary for the Zoning Bylaw Text Amendment and Rezoning applications be received.

AND THAT the applicant be required to provide the following items prior to Councils consideration of Bylaw Readings and scheduling of a Public Hearing:

Financial Impact Assessment

Traffic Study

Preliminary Infrastructure and Servicing Study

Environmental Report

Parks and Trails Plan

Waste Management Plan

Housing Agreements Strategy Affordable / Attainable Housing.

3. CAO COMMENTS

Reviewed. GDI.

4. BACKGROUND

4.1 The applicant is proposing to amend the Zoning Bylaw to add a Comprehensive Development Zoning District (CD17) and rezone the properties at 1750, 1800 & 1816 Nichol Road (see Figure 1) to the new CD17 zone. The proposal was to develop the subject properties with approximately 1580 residential units and limited commercial

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uses adjacent to Nichol Road. The applicant has revised their development plans to reduce the number of proposed units from 1580 to 1200 units.

4.2 The subject properties have an Official Community Plan (OCP) designation of Future Growth (see Figure 2) and are currently zoned Single Family Residential District (R1) and Rural Residential 60 Hectare District (RR60)(see Figure 3).

4.3 The applicant has provided a project goals and objectives letter and a rezoning planning document as part of their application outlining the proposed development formats, densities, uses, parks and infrastructure (see Figure 4).

4.4 At their meeting of February 24, 2015, Council approved a Community Consultation Plan for the subject application that included communication and consultation above and beyond the required standard statutory consultation process. Due to the scale and complexity of the subject application, additional communication and consultation was undertaken to ensure the community was engaged and given an opportunity to provide input.

4.5 The Community Consultation Plan included letters sent to all Revelstoke properties on the south side of the bridge informing them of the subject development application, ways to provide input and inviting them to a Public Open House. In addition to the letter, communication notifications on the proposed development were posted on the City website, posted on the City Facebook page and a press release was sent to local media outlets.

4.6 The Public Open House was held on Thursday, April 30, 2015 at Arrow Heights Elementary School from 6:00 8:00 pm. The format of the open house included an introductory presentation from City Staff on the proposal followed by an opportunity for the public to review a series of panel drawings, maps and designs for the proposed development and ask questions of staff. Comment / Input forms were available for attendees to provide their input. The number of people who attended the open house was 154, of which two-thirds (105) were from the Arrow Heights neighbourhood. As of May 29, 2015 comments have been received from 87 people. A summary of the community consultation including copies of the open house sign in sheets and comment / input form are attached as Figure 5.

4.7 The applicant has reviewed the public input received and has provided a letter in response to the input (see Figure 6)

5. FINANCIAL IMPLICATIONS

5.1. The additional consultation and communication within the proposed Community Consultation Plan resulted in additional Staff time, postage and facility rental not normally required for Zoning Bylaw Text Amendment and Rezoning applications. These costs are not anticipated to exceed $1500 and would not adversely impact the proposed 2015 Budget for Development Services.

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6. DISCUSSION

6.1. The subject application was originally proposed to include approximately 1580 residential units, the applicant has reduced the number of proposed units by 25% to ~1200 units through a reduction in the number of subzones including apartments. No further density reduction has been recommended at this time. Following the review of the additional information requested additional recommendation may be made on this item.

6.2. The implementation of the Community Consultation Plan resulted in good community engagement and a significant number of public input submissions. As a result of the community consultation to date an expansion of the plan is not proposed at this time. However, an expansion of the consultation plan may be considered as the application progresses and if the assessments, reports and plans proposed result in additional issues needing more detailed consultation than that offered through the Public Hearing process.

6.3. The public consultation submissions included a mix of support and concerns with the subject applications. The input received included a wide range of comments but generally followed six main themes:

Support for variety and size of proposed residential units.

Concerns about the number of residential units proposed.

Support for the greenspace and trials proposed.

Concerns about infrastructure capacity (roads, water, sewer etc.).

Support for the concept of limited neighbourhood commercial uses being included.

Concerns about impacts of short term rental of units.

6.4. As a result of referrals to internal and external agencies and public input received through the consultation process to date it is recommended that the applicant be requested to provide seven additional items. It is further recommended that these items be provided by the applicant, presented to Council, and made available to the community in advance of the scheduling of a Public Hearing.

6.5. As the subject application would include the addition of a significant number of residential units to the community the financial impact to the City should be reviewed. This Financial Analysis is proposed to look at the site development in two formats, as a standard single family subdivision and as the proposed mixed use / mixed format development.

6.6. Traffic volume and flow resulting from the proposed development warrant the preparing of a Traffic Study by a Civil Engineer. Items requiring review include the access points to the proposed development site as well as the intersection of Nichol Road and Airport Way and the Illecillewaet River crossing.

6.7. The infrastructure and servicing for the proposed development includes a number of complex components requiring a Civil Engineer to review and plan. As the development

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is proposed to be constructed as a phased development extending over ten years, an over arching plan for what infrastructure is required and when its needed should be developed. The Preliminary Infrastructure and Servicing Study would provided the framework for a Development Servicing Agreement should the application proceed. The applicant has been requested to explore private onsite infrastructure with City and public access through statutory rights of way. The property owners through their stratas would be responsible for onsite servicing and infrastructure including roadways and trails.

6.8. Environmental conditions on the site should be reviewed and reported on by an Environmental Professional (Registered Professional Biologist). Items to be reviewed would include sensitive ecosystems and wildlife corridors.

6.9. Parks and Trails Plan would be needed to address the dedication of parks and trails or the provision of cash in lieu. This plan would form the guiding base for the Approving Officers approval of future subdivisions of the subject properties. The plan would be developed by the applicant in conjunction with City Staff.

6.10. The proposed development includes a variety of formats of multi-family development that facilitate centralized garbage and recycling, however, it has been recommended that the entire site utilize a centralized system of waste disposal developed through a Waste Management Plan. Of note the centralized system using structures enclosing bins addresses concerns with wildlife access to these materials.

6.11. Affordable and attainable housing has been a topic of significant community discussion for many years. Although the subject development includes a wide variety of residential unit formats that would include smaller units, it is recommended that the opportunity of Housing Agreements be incorporated into the proposed Zoning Districts. The format allows for additional density to be permitted subject to the establishment of a Housing Agreement for that development phase. As a tool Housing Agreements offer the greatest flexibility for addressing emerging community housing related issues. As the proposed development is scheduled to extend beyond ten years flexibility to shape initiatives to community changes over time is recommended. Of note the proposed Housing Agreement format would be based on the provision of bonus density, if an agreement could not be established the developer would be able to proceed with the development but would not be able to include the bonus density. The proposed Housing Agreement Strategy would include parameters for the types of Housing Agreements that would be available and the format and number of bonus residential units that would be attached to the Housing Agreements.

6.12. Staff are currently reviewing the proposed allocation of short term rentals within the proposed development as part of the Zoning District development.

7. RELEVANT LEGISLATION

7.1. Official Community Plan, Bylaw No. 1950

7.2. Zoning Bylaw No. 1264

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8. ATTACHMENTS

Figure 1 Context Map Figure 2 Official Community Plan Land Use Designation Map Figure 3 Current Zoning District Map Figure 4 Letter from Applicant and Rezoning Application Planning Package Figure 5 Public Consultation Summary Figure 6 Public Consultation Input Response from Applicant

9. RECOMMENDATION AND OPTIONS

9.1. Recommendation

THAT the Community Consultation Summary for the Zoning Bylaw Text Amendment and Rezoning applications be received.

AND THAT the applicant be required to provide the following items prior to Councils consideration of Bylaw Readings and scheduling of a Public Hearing:

Financial Impact Assessment

Traffic Study

Preliminary Infrastructure and Servicing Study

Environmental Report

Parks and Trails Plan

Waste Management Plan

Housing Agreements Strategy Affordable / Attainable Housing.

9.2. Option 1: Council may not support the application proceeding.

9.3. Option 2: Council may request Staff to conduct further consultation in advance of the application proceeding.

9.4. Option 3: Council may remove and/or add information requests to those recommended by Staff.

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OpenStreetMap (and) contributors, CC-BY-SA

Context Map

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Official Community PlanLand Use Designation Map

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0929468 BC Ltd.David Evans

3669 Catherwood RoadRevelstoke, BC V0E 2S3

1 (604) [email protected]

Mayor McKee & Revelstoke City Council,

Please accept this rezoning application for 14.4 hectares of land in the Arrow Heights neighbourhood of Revelstoke. The parcel of land is located on Nichol Road between Arrow Heights Elementary School and Hay Road (Map A - page 1). It is currently a greenfield site with little development and represents the best location for infill development in Arrow Heights.

I ask that you support the rezoning of R-1 (single-family residential) (Map B - page 2) to a mixed use CD-16 zone with 6 sub zones (Maps C & D - pages 3-4). This zone will provide a mix of multi-family housing made up of studio and 1 to 4-bedroom apartments, row houses, with some duplexes, single-family dwellings, and suites with a small neighbourhood commercial node. The variety of housing types makes this area attractive to first-time buyers, retir-ees, recreational property owners, and renters. My intent is to provide housing starting from under $99,999. I believe that this development represents a great opportunity for Revelstoke to provide a diversity of affordable housing for all types of residents, implement strong sustainable design policies found in the Official Community Plan, provide small neighbourhood commercial services, increase the municipal taxation base, and reduce long-term infrastructure costs.

Main Goal Affordable & Attainable Housing

The main goal of this development is to make true affordable and attainable housing for the residents of Revelstoke, and attract new residents with a unique sustainable neighbourhood not found anywhere else in the world. I chose to move to Revelstoke because I think this is a great place to live. In my time living here I have seen and spoken with too many residents who want to stay, but cannot afford the price of owning a house. Reasons for this include an abundance of old housing, that while affordable at face value have several issues requiring more and more money to maintain and fix. Wooden foundations, asbestos, oil tanks, single pane windows, poor insulation, mould, can make it nearly impossible to attain a mortgage and may double the cost of owning a home in Revelstoke. Add in the financial and environmental costs of heating an inefficient and leaky home makes a truly affordable home in Revel-stoke hard to find.

Hiring Local Businesses

This project is focused on serving Revelstoke and its residents. It starts with a commitment to hire local businesses and people to work on the planning, design, and construction for this project. I have hired Selkirk Planning & Design (SPD), a local planning and urban design firm to work with me and the City to create a sustainable neighbourhood plan and work through the rezoning and subdivision. I have met with local building designers and builders to gauge their ability and willingness to work on this project. In previous construction projects here in Revelstoke I have hired local contractors,

MacKenzie LandingNichol RoadRevelstoke, BC

Figure 4

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construction workers, electricians, plumbers, etc. and am focused on hiring as many local people as possible.

Sustainable Development Principles

Working with SPD, before beginning the design we undertook several preliminary steps to ensure that this develop-ment will be done right. First, we developed a list of Sustainable Design Principles (page 7). These principles were developed by completing a thorough review of Revelstokes Official Community Plan (OCP), reviewing neighbour-hood designs and layouts from other communities, and integrating standard sustainable design practices. We have highlighted policies from the OCP that support this development and can be found as Appendix 1 of your submis-sion package. We also mapped steep slopes and other environmentally sensitive lands with the aim of preserving and protecting these areas throughout the construction phase (Map E - page 5). We also recognize that the devel-opment needs to be sensitive to its neighbours, so we have buffered existing single-family residential development by locating higher density residential away from the edges (Map F - page 6), towards the interior of the lot, and locating the mixed use commercial node along Nichol Road to take advantage of higher traffic volumes.

Staff Review and Support

We have reviewed the concepts and preliminary designs with the staff from the Department of Engineering, Building & Planning and received support for this development. We have continued to work closely with City staff to ensure that the development is consistent with Official Community Plan and the best interests of the City and residents. We have agreed to work with the City to create a safe cycling and walking route through the neighbourhood by provid-ing parks and greenway space to connect the recently constructed trail system running along Nichol Road to Arrow Heights school up the steep embankment, through this property and along Nichol to other areas of Arrow Heights and hopefully, eventually all the way to RMR.

Design Principles

There are several core design principles that make this development economically, environmentally, and socially sustainable. These key concepts include:

Higher density & mixed use - Providing higher density means there are more units per hectare payingfor city services. This equates to lower costs for the City on infrastructure. Mixed use means that residentsof Arrow Heights and visitors going to or returning from Revelstoke Mountain Resort can stop to purchasegoods from small neighbourhood commercial stores rather than having to drive downtown. These commer-cial spaces arent designed to attract big box stores, but is at a size that encourages locally-owned busi-nesses serving the immediate neighbourhood within a walkable distance. This helps the City meet its OCPemissions targets of 8% GHG reduction by 2020 and 15% by 2030 based on 2007 levels, by reducing thenumber of vehicular trips required.

Narrower and fewer roads - Narrower roads provide several benefits:

a. They reduce speeding, making streets safer for cyclists, pedestrians and children,b. They reduce City lifecycle maintenance costs by having less paved surface to replace as needed,c. They improve water quality with a smaller surface for pollutants, and less surface to heat and degrade water, and

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d. They reduce snow removal costs, by reducing the amount of snow that needs to be cleared.We will create a series of greenways for pedestrian, cycling and recreational use that will connect to sur-rounding pathways and parks and provide non-motorized access through the neighbourhood, while still al-lowing for Emergency Medical Services access (Map G - page 7). These greenways will be maintained by the strata groups and will significantly reduce the amount of money the City spends on road maintenance and snow removal.

Sustainable Design & Technologies - This development integrates several standard sustainable designelements, with a specific focus on Revelstoke. The buildings will be located and placed to best take advan-tage of solar gain and the use of passive solar energy, reducing heating requirements in buildings. For heat& power, this development will integrate district biomass heat & energy built on a phase by phase basis,making this a potentially off-the-grid neighbourhood and a net contributor to the provincial power grid. Thisdevelopment will also include several ecological elements such as using native species to reduce water useand reflect a local sense of place, use storm water trenches rather than sewers to reduce infrastructurecosts and have cleaner storm water discharge, and maintain and protect slopes and existing large trees, tobetter integrate the development into the landscape. Sustainability is also about building homes and publicspaces that will last a long time. This development will focus on high quality building and public spaces. Seethe character palette for examples of potential building and public space design (pages 9-10).

Flexibility & Intended Build-Out

The strength of this application is in the flexibility of uses allowed in the proposed CD zone. With the higher densi-ties proposed through this development absorption rates become an important consideration. Flexible land uses and adaptable building design allows for better absorption rates (Page 11). By allowing commercial, residential and vacation rental suites in the main commercial area it means that if demand for commercial or residential isnt yet high enough to fill the allotted space, buildings can still be filled for use by vacation rental. This flexibility reduces empty buildings and allows the neighbourhood to evolve naturally. This flexibility is built into the surrounding residential sub areas allowing the entire neighbourhood to better respond to market demands.

With regard to absorption rates this is a bit of an unknown as there is no accommodation or subdivision in Revel-stoke to compare with our proposal in front of you today. That said we are extremely confident that there is a need for high quality, lower maintenance, lower cost accommodation. Our intention is to start with subzone D and look to build in year one up to 25% of this area, if sales of these homes are good we would look to start immediately with another similar size build in subzone D followed after that by subzone A&B. We would then probably look to com-plete subzone D before moving into subzone C. Based on our expectations and knowledge from other similar plans we would expect total build out to happen over the course of 10 years.

Regards,

David Evans

MacKenzie LandingNichol RoadRevelstoke, BC

Submitted: December 2nd, 2014

0929468 BC Ltd.David Evans

3669 Catherwood RoadRevelstoke, BC V0E 2S3

1 (604) [email protected]

Rezoning Application

Drawings Prepared by:

Box 1994Revelstoke, BC V0E 2S0(250) [email protected]

Part 1: Mapping & Design Principles Maps A - G 1-7 Sustainable Development Principles 8

Neighbourhood Character Images 9-10Flexible Building Types Diagram 11

Part 2: Official Community Plan Support Highlighted Goals & Policies (Selected pages only)

Package Contents:

On-Site Environmental Development Principles

Create a diverse housing stock with a variety of building types that provide different types of residential types,including ownership, timeshare, suites, and rental units for a wider range of people (elderly, young families,seasonal workers, young retirees, etc.)

Develop higher density housing to take advantage of municipal cost sharing for infrastructure (i.e. more peoplepaying for the same amount of pipe)

Reduce the number and width of roads throughout the neighbourhood to save on municipal maintenancecosts and create natural traffic calming

Link the road network to surrounding neighbourhoods where feasible

Consider snow removal and storage in laying out roads

Preserve existing trees where possible

Re-establish the native forest ecology by planting native species and reducing lawn, water and pesticide use

Treat stormwater on-site through infiltration with storm trenches along roads and pathways and storm pondswhere appropriate

Make solar access a priority in building layout to take advantage of passive solar and maximize daylight inwinter

Consider shade and solar access in laying out trails and parks to encourage use during non-summer months

Use biomass to provide heat, hot water, and electricity for the entire neighbourhood

Building Development Principles

Create buildings with High Environmental Performance standards (Passive House, LEED, etc.)

Create adaptable buildings that are designed to be flexible enough to house both residential and commercialuses (to be located strategically)

Create sustainable buildings are designed to last for centuries, considering lifecycle, deconstruction, sustain-able and non-toxic materials

Use local materials and climatic architecture to develop a Revelstoke Vernacular

Give every unit semi-private outdoor space (porches, patios, decks, etc.)

MacKenzie Landing Sustainable Development Principles

City-Wide

Infill new development within established neighbourhoods rather than new development on the outer edges of the City

Neighbourhood-Wide

Protect steep slopes by maintaining vegetation, minimizing soil compaction and creating minimal disturbances(cut & fill) to slopes

Transition surrounding neighbourhood single-family densities to higher densities towards the middle of the sitewith adequate buffering

Allow for small neighbourhood mixed use commercial development to service the Arrow Heights neighbour-hood and reduce vehicle trips to downtown

Locate higher densities & mixed use commercial buildings along the Nichol Road transportation corridor

Create a diversity of parks using greenways, trails, open space and public space, and link to existing pathways& parks in the Arrow Heights neighbourhood

MacKenzie Landing Development ConceptRezoning Application Package 8

Main Com

mercial Street

Driving Lane SidewalkCycling Lane

Road Width

Road & Parking Width

Road Right-of-Way

Boulevard & Parking

Stormwater, Boulevard &

Parking

5.0 m 2.7 m 4.3 m 2.7 m 3.0 m

4.3 m

9.7 m

17.7 m

Private PropertyNichol Road

Nichol Road Right-of-Way

One-Way Tra

c - Parking on Both Sides

DRAFT - Road SectionsSeptember 8, 2014 Nichol Road, Revelstoke, BC

Selkirk Planning & DesignRevelstoke, BC

A 02

Neighbourhood Character


Neighbourhood Character


Flexible Building Types Allow for Higher Absorption Rates & Healthier Neighbourhoods

Mixed Use CD Zones (A & B)

A variety of building and unit sizes configurable at each phase as the market demands

Residential CD Zones (C-F)

Flexible Unit configurations allow for different housing types

Adaptable Buildings allowing for transition to ground-floor commercial or toresidential as demand changes

Variable Unit Sizes and configurations

Potential Setback Fourth Storey

Walk-up apartments with standard unit sizes to mimic singlefamily housing and buffer higher density from surroundingsingle-family housing

Row houses with standard unit sizes to mimic single family housing and buffer higher densi-ty from surrounding single-family housing

Suites may be built

Walk-Up Apartments with a variety of unit sizesand configurations

Row house units with a variety of unit sizes and configurations


File: 3360-20, ZON2014-16

Community Consultation Plan Summary

Zoning Bylaw Text Amendment and Rezoning Applications

1750, 1800 & 1816 Nichol Road Proposed Development Project:

The applicant is proposing to amend the Zoning Bylaw to add a Comprehensive Development Zoning District (CD17) and rezone the properties at 1750, 1800 & 1816 Nichol Road to the new CD17 zone. The proposal is to develop the subject properties original with approximately 1580 residential units (now reduced to approximately 1200 units) and limited commercial uses adjacent to Nichol Road.

The proposed development is significant as it is proposed to include a significant number of residential units and is complex in it is to include multiple sub zones a consultation plan was developed to allow for a greater level of review, referral and consultation than that required by legislation.

Public Consultation:

The consultation plan included an expanded area for notification. Letters were sent to all Revelstoke properties on the south side of the bridge informing them of the subject development application, ways to provide input and inviting them to the Public Open House. In addition to the letter, communication notifications on the proposed development were posted on the City website, posted on the City Facebook page and a press release was sent to local media outlets.

The Public Open House was held on Thursday, April 30, 2015 at Arrow Heights Elementary School from 6:00 p.m. 8:00 p.m. The format of the open house included an introductory presentation from City Staff followed by an opportunity for the public to review a series of panel drawings, maps and designs for the proposed development and ask questions of staff. Comment / Input forms were available for attendees to provide their input. The number of people who attended the open house was 154, of which two-thirds (105) were from the Arrow Heights neighbourhood (see attached Open House Sign In Sheets). Comment / Input sheets were available at City Hall following the Public Open House and e-mail and letter submissions were also received that were added to the input. As of May 29, 2015 we had received comments from 87 people, the comment sheets have been attached for reference.

The public input received included six main themes:

1. Support for variety and size of proposed residential units.

2. Concerns about the number of residential units proposed.

3. Support for the greenspace and trials proposed.

4. Concerns about infrastructure capacity (roads, water, sewer etc).

5. Support for the concept of limited neighbourhood commercial uses being included.

6. Concerns about impacts of short term rental of units.

Figure 5

Conclusion:

The consultation process to date has successfully engaged the community in providing input on the subject development proposal. An expansion of the current consultation plan is not recommended at this time. It is recommended that the formal Bylaw process proceed and that the applicant provide additional studies related to the public input received. The additional studies are to be completed in advance of the Public Hearing. It is further recommended by Staff that notification for the Public Hearing be expanded from the standard 100m radius to include all Revelstoke properties on the south side of the bridge.

City of RevelstokeP.O. Box 170, Revelstoke, British Columbia VOE 2S0

revelstoke.ca

PLEASE SIGN INPIJBLIC OPEN

HOTJSEZonittg Byla\M Text

Amendment 8.Re-ZoningApplication

1750 8. 1816 Nichol Rd

DEVELOPMENTSERVICES

PUBLIC WORKS FINANCE FIRE RESCUESERVICES

PARKS,RECREATION CORPORATE COMMUNITY&CULTURE ADMINISTRATION ECONOMICDEVELOPMENT

(2sol [email protected]

(250) [email protected]


(2501 837-28A4file@levelstokqe

(250) 837-9351prc@revelstoke. ca

(250) 837-2911 (2s0) [email protected] [email protected]

City of RevelstokeP.O. Box 170, Revelstoke, British Columbia VOE 2S0

revelstoke.ca

PLEASE SIGN INPUBLIC OPE,N HOUSE

Zoning Bylaw Text Amendment & Re-Zoning Application 1750 & 1816 Nichol Rd

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ffiRevelstoke Bear Aware Society

P.O. Box 674Revelstoke, BC VOE 2S0


www. reve lstoke bea raware. org

May 12th,2015

Office of the MayorP.O. Box 170,216 Mackenzie AvenueRevelstoke, BC VOE 2S0

To His Worship Mayor Mark McKee and City Council,

Regarding: Secure garbage handling for new Nichol Road development

Garbage is the number one attractant that brings bears into human neighbourhoodsand creates human-bear conflict and concern for public safety.

For many years now Bear Aware has been educating the people of Revelstokeabout locking up their garbage in a bear-resistant secure area to reduce conflict withbears. This requires an ongoing education program and is particularly difficult toachieve in areas with a high population turnover or in areas without access tosecure garbage storage.

The proposed new development on Nichol Road is likely to house a significantproportion of renters and thus have a high population turnover. ln addition to thedifficulties of ongoing education of a population with high turnover, there are alsoissues of people not being present on garbage day (particularly if they only live atthe residence part-time) and therefore opting to leave their garbage out for severaldays before collection.

To avoid these problems Bear Aware suggests that a bear-resistant neighbourhoodbin system similar to that in Whistler is implemented. This system would require abear-resistant transfer bin area placed at the main Nichol Road entrance to thedevelopment, in which residents could place their garbage on a daily basis.

We understand that there has been resistance to centralised community binsystems in Revelstoke due to the difficulty of placement of the bins as a retrofit toexisting communities, and the issues of people dumping large items near the bins.

However, in this instance the bin area could be designed into the development, andwith just one transfer bin area, a security camera could significantly reduce the costof large items dumped illegally.

Regardless of the collection system that is used in the new development on NicholRoad, secure garbage storage and collection is a must in any new development inRevelstoke in order to reduce future conflict with bears and to provide for improvedpublic safety in our town.

We suggest that no new development is approved by council without dueconsideration being given to secure garbage storage and handling options

Kind Regards,

Sue Davies

Community CoordinatorRevelstoke Bear Aware

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Hello Chris Selvig

My nome is ond f own the property of the junction of Nichol ond Beruschi rood.Under the Design Principles section of the Mockenzie londing brochure thereore some serious design flaws withrespec'l tonorrower roods ond ewer roods.f. Anorrowroadwill notollowforosnowplowtotempororilyplowsnowintothe centerorside of astreet. Itwllreguire snow removolto be picked up immediotely every time it snows - this is jusl not goingto hoppen. The mostimportantthing is to keep roods open ond initiolly this is done with plows or groders - ond done multiple tmes o doy duringh*vy snowfolls. When people pork on both sides of thesenorrow roods - there will be 5orely room for o smoll cor to trovel down these streets when this hoppens. And withthe high density of this development there will not beenoughoff street porking considering two plus cars per unifond then visitors. And even i there wos enough off street porking there would be no ploce to shovel the snowexcept onto the porking spot of the person odjocent. Underground porking is out of the guesfion considering thelow cost estimote of these units. Nqrrow streetsarenot theqnswer foraheavy snowfall arealkeRevelstoke. Sellingguolityunitsfor$99.OOO.OOisopipedreom. This iso promise thot sounds good when it comes to of fordoble housing, but it is unrealistic. The city should put moreincentivesf or people integroting suites into new or exitsting housing - with odeguote off street porking. A ew yeors ogo thetrend wqsto eliminate suites from Cities, but now if is o very gteen ond low cost woy to more low cost housing.

2. Norrow streets willnot mokestreets sofer for bicycles. First of ollyou musf remember fhot Revelstoke hoso bylow that does not permit bicycles to ride on sidewolks. There is going to be two way troffic on these norrowroods - ond then porked cors all olong both sides of the street becouse of the high housing density - and thenbicyclesin thot mix. fn no woy is a norrow street moking t sofer for bicycles. f ride o bicycle o lot - do you? And thoruleof no bicycles on sidewolks is not safe. Mony times there is no one ot oll on o sidewalk for blocks ond it would bemuchsofer to ride on the sidewolk. Some cities hove an ordinonce thot stotes thot whenever o person is riding o bike ono

sidewolk this person must give right of woy to o pedestrion and give on oudible warning when overtoking or possing.

Do not let thedesire for unrealistic low cost housing,tobethegreen light for unsotisfactory development permit.

Stncerely

Wednesday, April22, 2015 12:46 PMdevelopmentzoning on Nichol road

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CommentsResidential Housing areas:The very attractive display placards at the Arrow heights school presentation did not

accurately portray the narrow spacing of the units at the premises.

Transportation/Roads/trail Network .

Assuming the residents-to-be are just like most of the rest of us, there will be L580/2000personal vehicles travelling on the premises and on the lllecillewaet Bridge and localroadways, (conservatively estimated, as there are proposed 2, 3, 4 bedroomresidences), is there enough room planned for these vehicles? My minivan's footprint is90 sq. feet and allowing for manoeuvering, door opening etc. another 90 sq. ft. pervehicle, is L80 sq. ft. times 1580 housing units = 284400 sq. ft. or there goes +/- 2.6hectares oufof the L4.4 ha. Minus of course the unspecified number of undergroundparking spaces.

Narrow roads will not lower accident rates as stated, or make snow removal easy.

Mixed Residential/Commercial areas: (see the above Residential Housing areas comments)

Other Comments:Our reasons for choosing Revelstoke and the Arrow heights area was because it is so quiet,

and spacious. Our son, visiting from Vancouver marvels at how he can talk in a normalvoice to a neighbour across the street.

A bonus for night sky gazers is that it's so naturally dark at night in Arrow Heights that theMilky Way is clearly visible from our property on Tillen road.

Please note:Present R-1 density in Arrow Heights: 6 homes/hectare, or 87 homes on 14.4 HectaresProposed project density: 109 units/hectare, or 1580 units on 14.4 HectaresThis wouldbe/r, repeat, % of Revelstoke's present population, on one housing project.

I realize that Revelstoke must grow, but I do not see how Revelstoke City Council can inany way be serious about allowing a project at even %this density to proceed and praythey are not seriously considering letting this development go forward.

Bigger does not equate to better. ln my humble opinion, Revelstoke isplace to live than Vernon or Kelowna. That is why we live here.

Thank you for asking for my thoughts on the proposed development



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Dean Strachan,Development Services,City of Revelstoke.

Question re PROPOSED ARROW HEIGHTS DEVELOPMENT

I am assuming that such a major development will receive the benefits of beingserviced by the new City Sewer infrastructure financed by City taxpayers.

I purchased a new home just off Airport way in Arrow Heights in 1974 and was given tounderstand, by the developer at that time, that within a few years I would likely be onCity Sewer. Needless to say I am stillwaiting and dealing with the inconvenience, costand maintenance of a septic system.

My question is ..as a long time taxpayer in Revelstoke... are there plans to offer methe benefits of City Sewer before giving that it to the new Nichol Road development ?

Comments

RE: Development Plan aspects for !750, L800 & 1-8L6 NicholRoad

Residential Housing

Multi housing Town house / Duplex done correct makes sense.Maybe include Guest houses

Right from start designate Vacation rental area ..get it overwith and up from the start as it should be, so ourneigh bou rhoods cqn be neigh bou rhoods.

Presented density makes no sense for this location of* Reve lstoke

lf Housing under 960 sq Ft is allowed, better have storage for alltheir outside toys certainly no room inside for anything housingis any smaller.

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Roadway may appear to work on paper will never convince meit will in practice at best hope a one way only.

Trail network .. great to see Once beyond the discussed areawhose responsibility will it be to put in proper sidewalks andbicycle paths to connect to main corridors both summer andwinte r.

Guest parking will be required as the roadway presented showzero space for road way parking.

Public transit will be required at best one very small vehiclepa rking.

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lf commercial is to be introduced suggest no one commercialspace over 1500 Sq ft. per retail location. Residence abovecommercial space should be encouraged. Located on the northside of Nichol road makes great sense as if fuel station wereallowed who refuels on their way into destination most dowhen they leave.

Other comments

Great to see someone would like to make develop happen. Yesencou rage

But please let's not sell out for short term brand spanking newAsk yourself council what would a super high density locationyou have presented ever seen look like 30 years later.

After when they purchased they knew what the zoning was.

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From:Sent:To:Subject:

Friday, May 01, 2015 L0:35 AMDean StrachanRE: Mackenzie Village

Hi Dean,

Thank you for your quick response and the information. Can you please also include my responses to yourinformation?

Thanks again,IFrom : DStracha n @revelstoke.caTo:Subject: RE: Mackenzie VillageDate: Fri, 1 May 2O!5 L7:!6:02 +0000

Your input will be included with our report to Council.

Please see below answers to your questions in Red

Dean Strachan, MCIP, RPPManager of Development Services

From:Sent: Friday, May 01, 2015To: developmentSubject: Mackenzie Village

Hello - sorry, I missed the open house last night, I was in Salmon Arm.

I am not in favour of the development. I have lived in Arrow Heights f or 37 years and enjoyed theneighbourhood very much. The flavor of the neighbourhood is family homes with relatively large lots. This isin extreme contrast to anything currently existing in the area. I live far enough down Hay Road that I wouldnot be right next to the development. However, the development would affect me.

Do you know how many residential units are in Revelstoke? I'm guessing about 3,500? Can you pleaseconfirm? To put t,2OO to 1,800 units in a field in a neighbourhood is putting half of Revelstoke in a corner of aneighbourhood. lt's too big, too much and too different.

Yes Revelstoke currently has -3500 residential units.

I would worry about the impact on the housing market if in the next couple of years the equivalent of half the existinghousing stock available in Revelstoke came on the market. The housing market in Revelstoke is slow right now, I don'tsee how it could accommodate this much stock.

: ; .,. tThe development density in comparison to what currently exists is alarming. This is literally half of the number of unitsthat exist in Revelstoke currently.

Where are the people going to come from to fill the units? ls there an influx of people moving to town? Morejobs coming because some major industry is coming to Revelstoke and there will be work? Or willthese mostlikely be vacation condos that are empty much of the year other than peak times? We already see enough ofthis in our neighbourhood with vacation homes and 6-Tvehicles being parked all overthe road in ahome. Much more traffic and difficulties with snow removal.

The developer has indicated their market would be 1,/3 retirees, 1/3 families and the remainder other residential usersand seasonal workers. The developer would be required to engineer the roads and would need to account for snowremovll in that process.

Does the developer have anything to back this up? Studies? Analysis? Where are retirees to fill 600 units comingfrom? I am surprised to hear that Revelstoke is a retirement destination. I find people often move to the south

workers are going to buy homes. I don't think those coming to live and work for the ski season are interested in homeownership or going to buy homes for the ski season.

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Are they going to be hooked up to our sewage plant? ls the traffic from allthese new residents going to be inaddition to the steady flow of traffic already on their way to the ski hill waiting to turn at the four way stop?

Yes the development would be connected to City Sewer and would be contributing to services through offsite works andDCC's. The developers engineer would need to provide design and analysis on infrastructure requirements for theproposed project. This would include a traffic study looking at not only access to the site but the four way stop throughto fourth street Victoria Road intersection.

ls this ilar to the Wa\ RMR played out with hooking up to City Sewer and then the money being recouped throughDCCs ad taxes? $

Thanks for your answers to my questions

2

Dean Strachan


Nikki BallMonday, May 04, 2015 11:18 AMDean StrachanFW: Development plans for 1750, 1800 and1816 Nichol Road.

Here are some comments from the Public Open house

I have emailed him confirmation of his emaill

Nikki Ball

City of RevelstokeAdministrative Receptionist250-837-291,LBox 170, Revelstoke BCVOE 2S0 revelstoke.caPlease note that this email is subject to the Freedom of lnformation and Protection of Privacy Act

-----Origina I Message-----FromSent: May-04-1-5 L0:54 AMTo: Nikki BallSubject: Development plans for 1-750,1800 and1816 Nichol Road

Hi Nikk,

We were at last Thursday's meeting and our comments are as follows

Residential housingThe proposed development would add approximately 35% more homes to the town in a tiny area set in a predominantlysingle family area. To us this seems to be totally wrong thinking and could lead to major problems in the future if not"managed rl{."

fl"rrmably many units would be rentals and not occupied year round?

$tr:tffi|*jir,r.,"n increase in this area ever happens there wil undoubtedly be improvements needed to existinginfrastructu( rhds, bridge, water and sewerage). Has the developer addressed these issues?

A scaled down, lower density, proposal would be more acceptable

Dean Strachan

From:Sent:To:

Thursday, Apdevelopment

n 30, 15 10:05 PM

Subject: Housing Project In Arrow Heights

My Opinion. I think building a huge complex in a nice quiet residential neighbourhood is wrong. 1500 units is alot of people. They'll all be trying to go over our tiny bridge, speeding thru my daughter's school zone, andputting strain on our systems. Can we actually supply them with water and sewer? I think no one has giventhis any proper thought. You say you're going to have narrower streets and ditches instead of storm drains.Are you stupid? We live in Revelstoke. lt's not going to work. We are a nice community up here and don't needa huge eye sore ruining it. Build a nice subdivision with nice homes that are different from one another. MakeRevelstoke unique and desirable to live in. The developers are being greedy and just trying to get as muchmoney as possible and not caring about the residents.Sent from my BlackBerry 10 smartphone on the TELUS network.

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Monday, 04,20157:23 AMdevelopmentMackenzie Village

To: Chris SelvigPlease accept this letter as an our notice of opposition to this development.Thank You.

Dean Strachan

From:Sent:To:Subiect:

Y, ay 01,20deelopment1-750 &1816 Nichol Road rezoning

Hi,

I was at the public open house last night about the rezoning for Mackenzie Landing. I have not had time toreview all the information that w3s available there yet and generally I am in favour of development. However, Ihve some concerns about this pperty that I would like to express to you.

The proposed number of housing units (1580) seems too large given the size of the property and also incomparison to the number of units in the whole rest of the city.Can our aging sewage system handle the future volume? If not, how will the city be able to pay for anew sewage system?Illecillawaet bridge issues - eventually the bridge will need replacing to handle traffic. How will the citybe able to pay for this?Other traffic/road issues.

I may have more or different opinions as I read through your online information and, if so, I will let you know. Iam interested to see how this development unfolds.

Thanks,

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Dean Strachan

From:Sent:lo:Subject:

Friday, May 0L, 2015 10:014MdevelopmentMackenzie Village

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Hello - sorry, I missed the open house last night, I was in Salmon Arm

I am not in favour of the development. I have lived in Arrow Heights for 37 years and enjoyed theneighbourhood very much. The flavor of the neighbourhood is family homes with relatively large lots. This isin extreme contrast to anything currently existing in the area. I live far enough down Hay Road that I wouldnot be right next to the development. However, the development would affect me.

Do you know how many residential units are in Revelstoke? I'm guessing about 3,500? Can you pleaseconfirm? Toput.l-,200tol,S00unitsinafieldinaneighbourhoodisputtinghalfof Revelstokeinacornerof aneighbourhood. lt's too big, too much and too different.

Where are the people going to come from to fill the units? ls there an influx of people moving to town? Morejobs coming because some major industry is coming to Revelstoke and there will be work? Or will these mostlikely be vacation condos that are empty much of the year other than peak times? We already see enough ofthis in our neighbourhood with vacation homes and 6-7 vehicles being parked all over the road in ahome. Much more traffic and difficulties with snow removal.

\re they gortg to be hooked up to our sewage plant? ls the traffic from all these new residents going to be iniddton to the steady flow of traffic already on their way to the ski hill waiting to turn at the four way stop?

Thanks for your answers to my questions.

Revelstoke

Dean Strachan


Thursday, April 30, 2015 l-1:16 PMDean StrachanRezoning applications for L750,1800 &. 1-816 Nichol Road

Hi Dean,I would like to submit my comments for rezoning applications for 1750, 1800 & L816 NicholRoad. Unfortunately I was unable to make it for the presentation so some of my comments may have alreadybeen addressed.

Will the property owners own or lease their property?

Will the single family lots be sold as vacant property, or will the developer construct allthe buildings?

What type of construction will be used? Wll t be stick frame, lCF, modular, perfab?

Are there measures in place to help mitigate the potential for increased crime in the area?

What willthe City be responsible for with respect to snow removal, garbage collection etc? Are thereappropriate areas for snow dumps? Has the developer considered a gated community style approach whereall these responsibilities would be borne by the development?

Will/how does the trail system link up to down town? Who will pay for the connection?

Thanks again Dean. I heard the turnout was excellent.

Regards,

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0929468 BC Ltd. David Evans

3669 Catherwood Road Revelstoke, BC V0E 2S3

1 (604) 932-9835 [email protected]

RE: NICHOL ROAD REZONING APPLICATIONResponse to Public Comments

Mayor & Council,

My team and I have reviewed the public comment sheets and the Department of Engineering and Development Services Summary from the April 30th open house regarding the Nichol Road rezoning application. We believe that the summary accurately captures the major themes from the comment sheets. We have begun the recommended studies and look forward to sharing their findings with Council, staff, and residents.

There were some valuable and constructive comments as well as some comments that we feel were a result of misunderstanding parts of our proposal. The comments below attempt to clarify our proposal and are organized around the 6 themes in the summary report.

1. SUPPORT FOR VARIETY AND SIZE OF PROPOSED RESIDENT

a june 2, 2015 report into the mackenzie village development proposed for arrow heights

Documents

subject properties

community consultation

residential units

subject application

zoning bylaw text amendment

development plans

proposed development

community consultation