mackenzie landing development zone application

7/21/2019 Mackenzie Landing Development Zone Application

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ity of Revelstoke

Council Report

Date: February 17, 2014 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 &1816

Nichol Road

1. ISSUE

The City has received a Zoning Bylaw Text Amendment and Rezoning applications for

two properties at 1750 & 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 staff be requested to prepare a Comprehensive Development Zoning

District for the proposed development.

AND THAT staff be requested to prepare a community consultation plan for the

Zoning Bylaw Text Amendment and Rezoning applications.

AND THAT staff report back to Council with the proposed Comprehensive

Development Zoning District, the consultation plan and recommended

conditions.

3. CAO COMMENTS

Reviewed. GDI.

4. BACKGROUND

4.1 The applicant is proposing to amend the Zoning Bylaw to add a Comprehensive

Development (CD) Zone and rezone the properties at 1750 & 1816 Nichol Road (see

Figure 1) to the new CD zone. The proposal is to develop the subject properties with

approximately 1580 residential units and limited commercial uses adjacent to NicholRoad.

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)

(see Figure 3).

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4.3 The applicant has provided a detailed planning document as part of their application

outlining the proposed development formats, densities, uses, parks and infrastructure

(see Figure 4).

5. FINANCIAL IMPLICATIONS

5.1. There are no known financial implications arising from the recommendation.6. DISCUSSION

6.1. The proposed development is significant as it is proposed to include ~1580 residential

units. As such the application should likely involve a greater level of review, referral and

consultation than that required by legislation.

6.2. The proposed text amendment would result in the development of a new CD zone

including several subzones each with their own uses and densities. The applicant has

proposed uses and densities which require additional detailed review and may or may

not form part of the proposed CD zone developed by Staff.

6.3. The consultation plan would likely include open house sessions in addition to the formalPublic Hearing. It would also likely include an expanded area for letter notification than

the standard 100m notification area.

6.4. If Council instructs Staff to prepare a CD zone and consultation plan staff would report

back to Council with these two items along with recommendations for conditions. These

conditions would likely include several items such as park land dedication, trail locations

and Development Agreement.

7. RELEVANT LEGISLATION

7.1 Zoning Bylaw No. 1264

8. ATTACHMENTS

Figure 1 Context Map

Figure 2 Official Community Plan Land Use Designation Map

Figure 3 Current Zoning District Map

Figure 4 Rezoning Application Planning Package

9. RECOMMENDATION AND OPTIONS

9.1. Recommendation

THAT staff be requested to prepare a Comprehensive Development Zoning

District for the proposed development.

AND THAT staff be requested to prepare a community consultation plan for theZoning Bylaw Text Amendment and Rezoning applications.

AND THAT staff report back to Council with the proposed Comprehensive

Development Zoning District, the consultation plan and recommended

conditions.

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

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Context Map

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MacKenzie Landing

Nichol RoadRevelstoke, BC

Submitted: December 2nd, 2014

0929468 BC LtdDavid Evans

3669 Catherwood RoadRevelstoke, BC V0E 2S31 (604) 932-9835

[email protected]

Rezoning Application

Prepared by:

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

Letter by the owner to Council

PART 1: Mapping & Sustainable Development Principles

PART 2: Official Community Plan Support

Application Contents

Figure 4


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Page 1 of 3

0929468 BC Ltd.David Evans

3669 Catherwood RoadRevelstoke, BC V0E 2S3

1 (604) 932-9835

[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 greeneld site with little development and represents the best location for inll 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 rst-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 aordable housing for all

types of residents, implement strong sustainable design policies found in the Ocial Community Plan, provide small

neighbourhood commercial services, increase the municipal taxation base, and reduce long-term infrastructure

costs.

Main Goal Aordable & Attainable Housing

The main goal of this development is to make true aordable 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 aord the price of owning a house. Reasons for this include an

abundance of old housing, that while aordable at face value have several issues requiring more and more money

to maintain and x. 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

nancial and environmental costs of heating an inecient and leaky home makes a truly aordable home in Revel-

stoke hard to nd.

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 rm 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 Landing



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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 Ocial 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 asAppendix 1of 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 buered 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 trac volumes.

Sta Review and Support

We have reviewed the concepts and preliminary designs with the sta from the Department of Engineering, Building

& Planning and received support for this development. We have continued to work closely with City sta to ensure

that the development is consistent with Ocial 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 paying

for city services. This equates to lower costs for the City on infrastructure. Mixed use means that residents

of Arrow Heights and visitors going to or returning from Revelstoke Mountain Resort can stop to purchase

goods 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 OCP

emissions 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 benets:

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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Page 3 of 3

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 signicantly reduce the amount of money the City spends on road maintenance

and snow removal.

Sustainable Design & Technologies - This development integrates several standard sustainable design

elements, with a specic 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 o-the-grid neighbourhood and a net contributor to the provincial power grid. This

development will also include several ecological elements such as using native species to reduce water use

and reect a local sense of place, use storm water trenches rather than sewers to reduce infrastructure

costs and have cleaner storm water discharge, and maintain and protect slopes and existing large trees, to

better integrate the development into the landscape. Sustainability is also about building homes and public

spaces that will last a long time. This development will focus on high quality building and public spaces. See

the 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 exibility 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 ll the allotted space, buildings can still be lled for use by vacation rental. This exibility reduces emptybuildings and allows the neighbourhood to evolve naturally. This exibility 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 condent 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


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MacKenzie Landing



0929468 BC Ltd.David Evans

3669 Catherwood RoadRevelstoke, BC V0E 2S3

1 (604) [email protected]


Drawings Prepared by:


Part 1: Mapping & Design PrinciplesMaps A - G 1-7

Sustainable Development Principles 8

Neighbourhood Character Images 9-10 Flexible Building Types Diagram 11

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

Package Contents:


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C


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D


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E


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F


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G


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On-Site Environmental Development Principles

Create a diverse housing stock with a variety of building types that provide dierent types of residential

including ownership, timeshare, suites, and rental units for a wider range of people (elderly, young fami

seasonal workers, young retirees, etc.)

Develop higher density housing to take advantage of municipal cost sharing for infrastructure (i.e. more

paying for the same amount of pipe)

Reduce the number and width of roads throughout the neighbourhood to save on municipal maintenan

costs and create natural trac 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 pesticid

Treat stormwater on-site through inltration with storm trenches along roads and pathways and storm p

where appropriate

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

winter

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

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 exible enough to house both residential and comm

uses (to be located strategically)

Create sustainable buildings are designed to last for centuries, considering lifecycle, deconstruction, su

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

ity-Wide

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

eighbourhood-Wide

Protect steep slopes by maintaining vegetation, minimizing soil compaction and creating minimal disturbances

(cut & ll) to slopes

Transition surrounding neighbourhood single-family densities to higher densities towards the middle of the site

with adequate buering

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


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Neighbourhood Character



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Neighbourhood Character



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lexible Building Types Allow for Higher Absorption Rates & Healthier Neighbourhoods

Mixed Use CD Zones (A & B)

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

esidential CD Zones (C-F)

Flexible Unit congurations allow for dierent housing types

Adaptable Buildings allowing for transition to ground-oor commercial or to

residential as demand changes

Variable Unit Sizes and congurations

Potential Setback Fourth Storey

Walk-up apartments with standard unit sizes to mim ic single

family housing and buer higher density from surrounding

single-family housing

Row houses with standard unit sizes to mimic single family housing and buer higher densi -

ty from surrounding single-family housing

Suites may be built

Walk-Up Apartments with a variety of unit sizes

and congurations

Row house units with a variety of unit sizes and congurations



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MacKenzie Landing



0929468 BC LtdDavid Evans

3669 Catherwood RoadRevelstoke, BC V0E 2S31 (604) 932-9835

[email protected]


Prepared by:


This section contains pages from Revelstokes OfficialCommunity Plan (OCP).

Goals and policies from the OCP that support this rezoning anddevelopment concept are highlighted in green.

Only the pages with supporting statements are included in thispackage.

Pages with no relevant information regarding the project havebeen deleted for readability.

Part 2: Official Community Plan Support


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Official Community Plan Bylaw No. 1950 Page 13

incorporated in to the 1996 Revelstoke Official Community Plan. In recent years over 20strategic plans have been prepared and implemented through broad communityinvolvement and commitment to action using the Vision as the over arching guide. In the

2008 review of the Vision for the new OCP, over 85% of the respondents of a communitysurvey reaffirmed that the current Vision reflects their aspirations for the future and that itstill recognized the main community values and priorities relevant to the residents ofRevelstoke today. However, to strengthen its relevance, a series of additional community

priorities were suggested.

Community Vision Statement

The possible additional community priorities that were identified during the OCP processare listed below. Community members strongly urged a grassroots visioning process beinitiated to consider these priorities, and if they are appropriate, decide how toincorporate them into the Community Vision Statement.

Affordability

Environmental protection (in addition to citizenship)

Inclusive and supportive of all citizens and their diversity (i.e. old, veryyoung, poor, rich, etc)

Architectural heritage conservation

Act locally/think globally

This Vision and the suggested additions are the foundation for community planning inRevelstoke, including the creation of our new OCP.

Community Vision Statement

Revelstoke will be a leader in achieving a sustainable community by balancing

environmental, social and economic values within a local, regional and global

context.

Building on its rich heritage and natural beauty this historic mountain community will

pursue quality and excellence. Revelstoke is seen as vibrant, healthy, clean,

hospitable, resilient and forward thinking. It will be committed to exercising its rightswith respect to decisions affecting the North Columbia Mountain region.

Community priorities include: Opportunities for youth; economic growth and

stability; environmental citizenship; personal safety and security; a responsible and

caring social support system; a first-class education system and local access to life-long learning; spiritual and cultural values, and diverse forms of recreation.

All residents and visitors shall have access to the opportunities afforded by this

community.


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4. The OCP implementation plan should annually evaluate the sustainabilityframework, based on tools like the "Ecological Footprint"1 or LEED

Neighborhood Development (ND), so that the plan continues to reflect the City's

strategic planning and the long term needs of the Community.5. Develop smart growth regulations, policies and principles that specifically reduce

GHG impacts through land use, zoning, transportation, parks and recreation,energy use, and other elements of the OCP.

6. Revelstoke should be a leader in achieving a sustainable community by balancingenvironmental, social, and economic values within a local, regional and globalcontext (current City Vision statement).

7. Reduce greenhouse gas emissions from City operations, consistent with the Cityof Revelstoke Corporate Energy and Greenhouse Gas Emissions Inventory andReduction Strategy. Consider tree planting programs, more fuel efficient oralternatively-powered vehicles, multi-modal transportation, passive or alternative

power and heating sources, and green buildings8. The City should facilitate partnerships with interested community groups, parties,

agencies and others that fosters sustainability, helps measure impacts andformulates implementation strategies.

9. The City should develop funding mechanisms to offset traditional fundingimpacts of GHG policies and effects.

10.The City should develop incentive based programs that promote GHG reduction;and demonstrates a win/win for economic, social and environmentalcollaboration.

11.Encourage community-wide greenhouse gas emission reduction through theCommunity Energy and Emissions Plan. Promote and support compactdevelopment, transportation alternatives and community gardens/urban forestry.

Consider demonstration projects for green development projectsthrough proactive development planning and visualization.

Support innovative infrastructure, and built-form through educated

and supportive staff, and cost effective energy system managementstrategies.

Consider energy efficiency and emission reduction in alldevelopment decision making through collaborative permitting and

policies. Foster educational programs to model best practices andengage builders, developers, businesses, educational practitioners,and entrepreneurs.

1The Ecological footprint process follows the University of British Columbia's applied research model and

includes the following planning elements:prepare GHG baseline and risk assessment; define a vision for

climate change and sustainability; prepare unit based strategies; and update action plan framework -reference http://www.sustain.ubc.ca/climate.html.

Comment [DL8]: Amend Bylaw

Comment [DL9]: Amend Bylaw

Comment [DL10]: Amend Byla


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Support the development of low impact alternative and renewable energysources, such as wind power, hydro, solar, biomass or geothermal

projects having:o minimal impacts on natural ecosystems;o minimal impacts on community water supplies;o minimal impacts on recreational amenities;o limited visual impacts from infrastructure and transmission

lines; ando meaningful community consultation.

Focus new development within the planned neighbourhoods of districtenergy expansion.

Encourage all new high-density development to be district energy ready(e.g. hydronic systems).

Support centralization or clustered development that supports nodes ofdensity that will support district energy.

Develop district energy service area bylaws and policies with mandatoryhook-ups based on sound business plans and market strategies.

Formulate parking strategies that reduce the need for on-site parking andpromote options for transportation.


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b. Economic master plan (p) that includesopportunities mapping; urban growthopportunities; local business support; skills

needs analysis and strengthening; resortimpacts; all season resort; social and economic

barriers; worker safety; climate change; sitesafety including wildfire management and bearaware; local wood use; tourism opportunities,including eco-tourism; and retail andentertainment management and planning.

Land Use

1. Current OCP objectives - compact community; integrated use; cooperativeregional planning; unique neighborhoods; and heritage preservation;

2. Proposed or current policies and action plans:

a. UDB adoption (p) that regulates smart growth principles; walkablity;integrated land use elements such as commercial, residential and office uses;

parking and transportation demand management system that reducesdependence on the single occupant vehicle; complete streets withlandscaping, pedestrian and bicycle integration; green building principles and

processing; sustainability checklist for all development permit areas; streetand building design standards; open space and environmental lands

preservation; transfer of development rights for reducing GHG (and others);density and parking bonusing for reducing GHG (and others); and urbangrowth provisions;

Community Infrastructure and Services

1. Current OCP objectives - multi-modal transportation; parks and recreationmaster plan; sewer, water and storm master planning; City energymanagement and Climate Change Charter strategic plan; and Informationtechnology to improve public access;

2. Proposed or current policies and action plans:a. Liquid waste management plan (p) - includes reduced septic usage; recycling

of septage; long range infrastructure and capacity planning; Local serviceareas designation and planning;

b. Water usage master plan (p) - may include a mandatory water meteringprogram; cross connection control program; demand management; xeriscapelandscaping;

c. Solid waste management plan (p) - includes reduce, reuse, and recycleprograms; regional composting; bear aware garbage disposal;

d. Transportation master plan (p) - includes parking and transportation demandmanagement; traffic calming; street standards; enhanced non-motorizedmobility standards; and passenger rail;


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RESIDENTIAL LAND INVENTORY2

1 Assumes all single-wide movable dwellings.2 Calculated by extending development at existing density in Arrow Heights to Cashato

Bench area and other large vacant parcels east of Airport Way, including ALR lands.

Based on this inventory of vacant land, there is clearly sufficient land to satisfy demandfor various types of residential use over the next 5 years.

The information collected to date on the current housing supply and forecasts provides aninitial first step in fully addressing housing requirements. The City should continue theseefforts, identifying the key challenges and possible solutions for housing that will attractand retain a high quality workforce and involved community.

This future work should be flexible in its implementation, recognizing that during the

planning, construction and even occupancy of the units, the housing needs of an emergingresort may rapidly change. In particular the City and the community will need to:

Maintain a strong commitment to address the growing rental market and non-market housing challenges.

Engage in and plan for property acquisition, operations, funding sources,policies and regulations for maintaining affordable rental, market and non-market housing stock.

Reconsider the traditional zoning standards and housing forms, in particularembracing concepts such as Smart Growth by infilling and densification ofexisting and proposed neighbourhoods.

Establish an inventory of bed units, commercial space and industrial spacethat is updated annually to reflect new development.

1Single family lots equate to 6 bed units, multi-family units 4 bed units, and condominiums to 4 bed units.Mobile homes should likely be assigned a value of 2 bed units.

AREA OF CITYPOTENTIAL RESIDENTIAL DEVELOPMENTSingle-Family Multi-Family Moveable

Dwelling1

Columbia ParkClearview Heights/Northeast RevelstokeSouth RevelstokeCentral RevelstokeArrow HeightsBig Eddy

20 lots85 lots

60 lots100 lots650 lots

250 lots

50 units

50 units

15 pads

30 pads

20 pads

TOTALS 965 lots 100 units 65 pads


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Cooperatively manage and annually evaluate the effectiveness of regionalpublic safety systems, including the Emergency Response Plan.

Conduct a fire prevention inventory and risk analysis in conformance with theFire and BC Building Codes.

Mitigate hazards to heritage structures consistent with the Downtown HeritageStrategic Plan.

Encourage a wide range of policing options including, bike patrols, storefrontpolicing and neighbourhood policing in all parts of the community.

Support a Citizens on Patrol/Blockwatch program.

Support initiatives to reduce violence and abuse.

Support initiatives to educate the community on safety issues.

Affordable Housing

In 2006 there were 3,275 private dwellings in the City, with 75% of all dwellings ownedand 72% being single family dwellings, which is higher than the provincial average.Almost 30% of this housing stock was built before 1960 with slightly over 10% builtsince 1991. Manufactured homes are prevalent in some areas of the City, reflecting

previous times of rapid growth, and providing affordable housing options. There are 130seniors housing units and 50 units for seniors and people with disabilities in thecommunity, all with waiting lists. Additional social, special needs, rental housing,emergency and seniors housing is needed.

Anticipation of the RMR development brought extreme increases in housing prices andrents in recent years. Between 2004 and 2006 house prices increased by 62%, then by66% from 2006 to 2007. Prices fell slightly in 2008. Rental rates also soared, increasing

by 20 to 50% annually to $500/month for a bachelor suite and $850/month for a two-bedroom apartment in 2008. Rental vacancies declined to just over 1% in 2008.

Affordable housing remains a high priority community issue. Analysis of the selectedscenario for the RMR development forecasts the need for approximately 285 more bedunits by 2015 and a total of 525 by 2026 to house the expected increase in the localworkforce. This does not account for the housing needs of the forecast increase in the

base population, which may require almost the same number of units. RMR is requiredto provide 1,660 bed units (10-20% of total bed units) for resort employees over 20 years.One-half of those may be provided off-site. For more information see Part 2 FutureGrowth and Development.

The City has taken several steps to support affordable housing options in the community:Designating City owned lands for community-based housing, funding and facilitating thecreation of the Revelstoke Community Housing Society with a paid manager, andapproved bylaws to permit secondary suites and a Manufactured (Mobile) HomeRedevelopment Procedure. A Strategic Community Housing Plan is needed to coalescethe recent housing studies and projected needs analysis into a forward looking strategicdirection for the community.

Community Goal

Affordable rental, market, and non-market housing for the community.

Affordable housing is:

Safe, appropriate housing that is affordable for the income levels of all community

residents. Revelstoke Community Housing Society


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Policies

Expand and enhance the diversity of residential, non-market ownership andrental housing types consistent with a Strategic Community Housing Plan tomeet the needs of all residents and the workforce across every stage of life,while delivering on affordability, livability, and special needs priorities.

Increase acceptance and implement a range of funding sources, marketincentives and/or government initiatives to create a long-term supply ofaffordable housing for residents that is integrated throughout the community.

Educate the community about infill, compact, and mixed use development andstrengthen the understanding that affordable ownership and rental housing is acommunity-wide issue shared by all Revelstoke residents and businesses.

Initiate a housing market analysis for all forms of housing.

Health and Wellness

The stunning natural setting and broad choice of outdoor recreational activities supportshealthy lifestyles. Over 90% of respondents to the community surveys over the past 10years have felt the well-being of the people in their households was stable or improving.

However, there are indicators of increasing hardship for portions of the population suchas increased food bank use and growing waiting lists for subsidized housing. Single

people who are renting, with many paying more than 50% of their income on housing,are the most frequent food bank users and are most at risk for health and wellnesschallenges.

A wide selection of health services are available in the community. The Interior HealthAuthority manages Queen Victoria Hospital, public health services, a mental health clinicand substance abuse counseling. Private providers include a medical clinic, dentists,chiropractors, and optometrist, hearing specialist and physiotherapist. Residents musttravel over an hour to neighbouring communities for many specialized services.

The RMR development has already impacted health services through increased traumaincidents. The hospital is actively planning future space use and service needs as theresort expands.

Community Goals

A healthy community with adequate health and wellness facilities and servicesincluding outreach and emergency supports.

Provide senior residents with the means to live a life as full as possible, bypromoting access to safe and affordable housing; physical and social mobility;and social engagement in the community.

Policies

Meet the needs of a growing and changing population with appropriateoutreach and emergency supports and health and wellness facilities andservices, including access to out-of-town health care.

Promote alternative transportation methods to encourage physical activity andhealthy lifestyles.

Promote and encourage healthy lifestyle choices for all residents.

Citizens must have equal access to resources, employment, services, lowincome rental housing and opportunities they need to meet their basic needs.

Work with all levels of government to ensure all citizens (including ourseniors) maintain incomes above the Poverty Line.


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The City has adopted the Provincial Riparian Areas Regulation of the Fish Protection Actto protect aquatic areas and has recently signed on to the BC Climate Change Charterwith the provincial government and the Union of BC Municipalities.

An Environmental Advisory Committee has been appointed by the City to supportcooperative implementation of priority environmental actions and provide advice onenvironmental topics. The City facilitates an Air Quality Committee (that will soon comeunder the auspices of the Environmental Advisory Committee). The Mountain CaribouRecovery Task Force, under Provincial auspices, included membership of local residents.The community also supports a Bear Management Committee to address bear/humanconflicts. Parks Canada and the City are developing a close working relationship tocooperate on management of the lands along the City border with Mount Revelstoke

National Park.

BC Hydro implements the Columbia River Water Use Plan and the Upper ArrowReservoir Drawdown Zone Management Plans as the landowner in the reservoirdrawdown zone and the operator of the hydroelectric dams. Both plans were createdthrough consultative processes including the City and local residents.

Columbia Basin Trust initiatives encourage citizen involvement and education.

The provincial government manages the lands adjacent to the community in accordancewith the Revelstoke and Area Land Use Plan which was the result of a local initiative toenhance land use planning for the area.

Stewardship

Community Goals

Collaborate to achieve excellence in environmental stewardship through Cityand partnership efforts.

Working with partners focus stewardship in areas such as ecological integrity;urban-wildland fire interface; encroachment and uncontrolled access anddomestic animals; wildlife/human conflicts and public safety; urban forestry,visitor experience and species at risk.

Consider future climate change impacts in all development decision making.

Policies

Be involved in collaborative efforts across jurisdictions to coordinate interestsand initiatives for the improved understanding and ongoing protection andenhancement of the natural environment.

Incorporate environmental best practices in all municipal bylaws, regulationsand guidelines.

Reduce the use of toxic substances in public and private practices.

Identify and support rehabilitation of contaminated lands consistent with aDistressed Lands Inventory.

Environmental Hazard Lands

Steep slopes, areas with unstable soils and flood plains are recognized as environmentallyhazardous areas where development is restricted through a Development Permit Area.Almost 25% of the City area is within the steep slope/unstable soil classification.Approximately 5% of the land within the City is within floodplains outside the ReservoirDrawdown Zone, which occupies almost 20% of the landscape.


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Community Goal

Prevent development in environmentally hazardous areas and requiremeasures to address hazards.

Policies

Protect the natural environment and prevent development within designatedEnvironmental Hazard Lands (Schedule B) including steep slopes greater than30%, unless suitably mitigated, and lands subject to geological or floodingconcerns through Development Permit Guidelines (See Appendix 4 -Development Permit Area J).

Assess soils and slope conditions in the City through a City Wide geotechnicaland buildable lands analysis.

Environmentally Sensitive Areas

The south slopes of Mount Revelstoke, the airport wetlands/reservoir drawdown zone,other wetlands, riparian areas next to streams and floodplains are recognized asenvironmentally sensitive areas where development is restricted through a DevelopmentPermit Area. Eighteen percent of the lands in the City are designated as environmentallysensitive areas.

Community Goals

Protect and enhance environmentally sensitive areas.

Policies

Achieve no net loss of wetlands, riparian habitats or sensitive species.

Promote the value of environmentally sensitive areas through education.

Restrict development and encourage compatible recreation, dust control andwildfire protection in the Reservoir Drawdown zone consistent with the

policies for this land use designation (See the Land Use section).

Require all development and municipal operations to be in compliance with

the provincial Riparian Areas Regulation (BC Reg. 376/2004) and encourageactions that exceed the regulation.

Formally designate Environmentally Sensitive Areas based on defined criteriaand up-to-date inventories and mapping prepared using best practices. Partnerwith government agencies, community organizations and others to continuallyrefine the information base for these designations.

Protect and enhance the natural environment, its ecosystems and biologicaldiversity within designated Environmentally Sensitive Areas (Schedule C)through Development Permit Guidelines (See Appendix 4 - DevelopmentPermit Area J). These guidelines will be based on recognized ecologicalstandards and practices and will limit the level of use and development ofthese areas.

All new development that includes or may impact Environmentally SensitiveAreas will be subject to a Municipal Environmental Review Process, that mayinvolve specific regulations.

Secure protection of Environmentally Sensitive Areas through legalmechanisms such as land donation, conservation covenants or long-termleases to Land Trust or conservation organizations.


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Ecosystems

Community Goals

Retain and, where possible, enhance the ecosystems and biodiversity withinthe community and in the North Columbia area.

Policies

Conserve the functioning, connectivity, habitat conditions, fish and wildlifepopulations and natural heritage of ecosystems.

Educate the public, to the importance of ecosystem goods and servicesprovided by the natural environment.

Actively support recovery of threatened and endangered wildlife andvegetation species.

Encourage the use of native plant species in both private and publiclandscaping while limiting bear hazards, prohibit the use of invasive speciesand support eradication of existing invasive plants.

Retain and augment trees and treed areas within developed areas whilelimiting bear hazards and wildfire risk.

Minimize human/wildlife conflicts in all municipal activities anddevelopments.

Recognize wildlife corridors and incorporate them in land use planning anddevelopment (see preliminary mapping on Schedule C).

Eliminate bear deaths and relocations resulting from human attractants.

Encourage the Regional District and provincial agencies to effectively managefront country and backcountry recreational opportunities to sustain healthyecosystems as the basis for high quality experiences.

Water

Community Goals

Protect the water quality and quantity from local water sources, watercoursesand groundwater flows.

Policies

Maintain natural stream morphology during development to sustain thehydrologic functions of water courses.

Eliminate the use of pesticides and herbicides.

Utilize green infrastructure to provide a natural filtration system, decreasingpollutant discharge, and decreasing long term maintenance cost of the stormwater system.

Encourage xeriscaping, and water conservation technologies.

Restrict the placement of fill or debris in natural watercourses or on lands thatcould lead to the discharge of deleterious materials into waterways or aquifers.

Conserve water in municipal operations and facilities, industry, communityorganizations, businesses and homes.

Promote regulations and policies to protect Riparian areas.


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Air Quality and Emissions

Community Goal

Improving air quality.

Policies

Reduce the amount of particulate and other emissions from transportation,industry, open burning and home heating.

Take actions to reduce greenhouse gas emissions from City operations to meetthe BC Climate Charter target of carbon neutrality by 2012, consistent with aCity Greenhouse Gas Emission Inventory and Reduction Action Plan.Consider tree planting programs, more fuel efficient or alternatively-poweredvehicles, multi-modal transportation, passive or alternative power and heatingsources, and green buildings.

Encourage community-wide greenhouse gas emission reduction through aCommunity Greenhouse Gas Emission Reduction Action development,transportation alternatives and community gardens/urban forestry andconsider fast tacking 'green' developments projects.

Promote idling-reduction education/awareness so as to suitably addressemissions.

Natural Feature Views

Community Goal

Safeguard public view corridors to significant natural features.

Policies

Preserve and, where possible, improve public view corridors to significantnatural features in accordance with Schedule D.

Dark Skies

Community Goal

Visual impacts are managed through dark sky policies and regulations.

Policies

Reduce lighting to retain the quality of the dark sky.

Encourage developments to use directional lighting that minimizes unneededlights during the day and night.

Noise

Community Goal

Prohibit excessive noise and ensure new developments mitigate for noise

impacts such as transportation and industry.

Policies

Proactively enforce an updated noise bylaw that defines excessive noise,maximum permitted sound levels for day and night and exceptions to the

permitted sound levels.

Assess future land use proposals through noise impact studies and landscape


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makes a significant contribution to community income.

Revelstoke is widely known for its innovative Community Forest Corporation, a Cityowned company which manages a 100,000 hectare tree farm.

Community Goal

Retain a vibrant, flexible forestry and wood products sector within thecommunity.

Policies

Encourage use of local wood products in local construction projects.

Assist the forest sector in exploring opportunities to increase local processingof hemlock and other under-utilized materials.

Encourage and accommodate value-added wood manufacturing enterprises.

Support forest management certification to improve access to markets.

Tourism Sector

The natural environment, summer and winter recreational activities, history and heritageof the area, and its location on the Trans-Canada Highway next to two National Parks

provide opportunities for a significant and growing tourism sector. Sports events, musicand cultural festivals, and four museums augment outdoor recreation activities.

Tourism has been a growing sector for the last decade. In 2007 this sector included 50roofed accommodation properties with 1,355 beds/rooms, 20 campgrounds with 978sites, and 35 food and beverage establishments.

In 2006 accommodation and food services in Revelstoke accounted for 13% ofemployment. As these jobs are often seasonal with relatively low wages, the tourismsector contribution to community income has been lower than the employment level.Tourism is now the growth sector that is driving the economy. RMR will significantlyexpand the communitys tourism offerings. Visitation and visitor expenditures inservices and retail purchases will become more substantial as the resort develops.

Since the mid-1990's this sector has collaborated to create and update a TourismDevelopment Strategy. In 2007 the City was designated as a Resort Municipality and

now receives a portion of the additional hotel taxes which are earmarked for communitytourism infrastructure.

Community Goal

Expanded community tourism capacity to attract, host and satisfy visitorsfrom many parts of the world.

Policies

Facilitate joint funding for cooperative tourism marketing including exploringjoint promotion activities with the resort.

Enhance existing directional signage to entice travelers into the communityand promote community amenities.

Retain, enhance and celebrate Revelstokes natural and cultural character and

unique history as important community and tourism attractions.

Encourage enhancement of community facilities that also augment the visitorexperience (see Community Infrastructure section).

Allocate hotel tax revenues and implement projects consistent with a FiveYear Community Infrastructure Development Strategy.


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In conjunction with the Columbia Shuswap Regional District (CSRD), exploreopportunities for development of tourism infrastructure on Lake Revelstokeand on Westside Road, where appropriate, and update the Lake RevelstokeReservoir Integrated Recreation Plan (1996).

Promote early spring/late fall opening of local provincial and national parks.

Retail Sector

There are three distinct retail and commercial areas in the community: The downtowncore and its vicinity where most activity is currently concentrated, the gateway areasituated along Highway #1 at the western entrance, and the industrial park near theeastern access. The resort development at Mount McKenzie will create a fourth area,with the need to create balance amongst commercial areas. The 2006Retail SectorStrategyaddressed this need. Small scale neighbourhood commercial centres will benecessary as the community grows.

Although the retail sector is a significant employer, lower wages and intermittent workleads to a lower contribution to community income.

There is currently an oversupply of retail floor space in the community. Visitor marketshave the greatest potential to support additional retail development within the City,though not for three to five years. The appropriate retail size, tenant mix, location and

presentation will ensure the needs of residents are met, healthy retail environments areestablished and sustained, and the authenticity and individuality of the resort experienceis maintained.

Community Goals

Create a retail/entertainment experience that is authentic and unique,capitalizing on the rich heritage and truly spectacular natural setting ofRevelstoke.

Expand community retail and service capacity to meet the needs of residentsand various types of visitors.

Proactively support the ongoing promotion, improvement and intensificationof the downtown business area as Revelstokes primary focal point anddestination.

Policies

Prepare vision statements, development permit areas, design guidelines(including permitted uses, parking requirements and maximum size of retailuses) and development regulations for each retail area, consistent with aCommercial Master Plan.

Encourage retail, personal service professional/business, office, bank andsimilar commercial uses as well as further development of public offices andother public and institutional uses in the downtown business area, consistentwith a secondary/neighbourhood plan for the Central Revelstoke area.

Establish a way finding system to direct visitors to attractions, retail andparking in the downtown core.

Consider tax incentives for downtown building owners and retailers toanimate building, storefront and signage to add to the sense of place.

Ensure retail and commercial uses at RMR are area specific and supportiveand do not detract from other City business centers.

Ensure that commercial developments outside of the downtown area arenecessary, convenience oriented and limited in size and scope such that theyact as neighbourhood commercial areas which complement existing and

potential developments and do not compromise the vitality and success of the


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downtown core.

Consider zoning regulations that limit or restrict the size and scale of retailand commercial development (big box retail stores, national chains,shopping malls and plazas, etc.) that, with their establishment, will draw from

and compromise the character and economic vitality of the downtown area.

Animate the retail environment and pedestrian routes within commercialareas.

Encourage experiential retail through design of facades, signage and interiors.

Construct an Adventure Centre on the Highway #1 to showcase commerce,retail and tourism activities available in Revelstoke.

3.4 LAND USE

Background

The City of Revelstoke covers more than 4,200 hectares, with several neighbourhoodareas ranging from a centralized downtown to rural areas.

The Columbia Shuswap Regional District and extensive tracts of forested Crown landsurround the community. Its north-eastern boundary directly abuts Mount Revelstoke

National Park, with Revelstoke Mountain Resort along the south east boundary. BCHydros Revelstoke Dam and Lake Revelstoke sit on its northern boundary and theUpper Arrow Reservoir runs through the City. Cooperative regional planning is essentialfor all jurisdictions to achieve their mandates in the boundary areas.

Through community planning and engagement the City is developing complementaryplans that will help integrate planning decisions, and help guide current and future publicprocesses. A Public Participation master plan will bring together decision making aroundall elements of the OCP and help elected officials proactively plan the City. Integrationof competing and collaborative interests will be vetted through an Integrated Community

Sustainability Plan and implementation strategy. These documents will take from andinform the development and evolution of the Unified Development Bylaw (UDB). TheUDB will reflect the social cultural, environmental, and economic goals described in thisOCP and set the framework for how we will achieve those goals.

Community Goals

Promote a well designed compact community by following smart growthprinciples (see next page).

Encourage compatible uses along the City boundaries, consistent with City,Regional District, Parks Canada, BC Hydro, RMR and provincial values.

Integrate compatible land uses within the City through specified study and actionplans.

Preserve the unique residential character of neighbourhoods.

Preserve our history and heritage.

Limit development in environmentally sensitive areas through specific landuse actions (e.g. conservancy; transfer of development rights; and trusts).

Increase and improve pedestrian connections to the rivers.

See the Land Use section for commercial and Industrial Land Designations and Policies

Comment [DL15]: 3.4 All of Land Use- Amend Bylaw 2010


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Maintain and enhance streetscaping standards, and develop a compact,sustainable, diverse, adaptable, mixed-use built form that encourageswalkability and supports multi-modal transportation.

Integrate all elements of the OCP to ensure they are complimentary and where

competing are suitably integrated (e.g. riparian buffer width averaging; trailsin riparian areas).

Maintain and enhance the local sense of place and identity by integrating naturalsystems and developing neighbourhood context-based design solutions that minimizeindependent parcels that do not reflect the overall neighbourhood character.

Use illustrative plans as guides to development (see Appendix 7).

Increase land use resilience by allowing and encouraging local foodproduction, local materials and services use, and protection of the local andregional agricultural lands.

Develop a means of regulating river use of the Columbia and IllicillewaetRivers that maintains the ecological integrity of the river and addresses noiseassociated with use of the river and consider zoning and land use over bothrivers.

Identify strategic locations for landmarks that aid wayfinding throughout theCity

Develop bylaws and policies to regulate height in all land use designations upto and including T4 (in all classes) to not exceed 3 stories.

Urban Growth Area

The City has undergone significant boundary extensions since the early 1980s when themunicipal boundaries encompassed Downtown Revelstoke, Columbia Park and some

portions of South Revelstoke. Lands from Big Eddy, the Revelstoke Dam, SouthRevelstoke, the east portion of CPR Hill (Clearview Heights) and Arrow Heights wereadded in 1981. In 1987 the municipal boundaries were further expanded to include theairport area. Revelstoke Mountain Resort was included in the City through boundary

extensions in 2005 and 2007.

Consistent with smart growth principles, preserve open space, farmland, natural beautyand critical environmental areas, and contain City infrastructure within the City withestablished Urban Growth Area Boundary.

Policies

Establish the Citys Urban Growth Area in accordance with the delineationindicated in Schedule E to prevent urban sprawl and promote a compactcommunity.

Establish an Urban holding area that preserves rural types of development andencourages them to locate around existing road networks so that these areascan easily link in to future service extensions as the City grows.

Strengthen and direct development towards existing neighbourhoods by

permitting intensified land uses and infill development within the UrbanGrowth Area supported by existing water and sanitary sewer services.

Encourage less intensive land uses which do not require communitysewerservices outside the Urban Growth Area.

Work co-operatively with the Columbia-Shuswap Regional District, ParksCanada, BC Hydro, RMR and provincial agencies to complete regional plan


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for fringe area development in the vicinity of the City of Revelstoke boundarywhich addresses City service extensions, failing water and septic systems,traffic, environmental values, housing and land use.

Work with Columbia-Shuswap Regional District to develop regional growthstrategies consistent with common land use policies that promote the

separation of rural and urban development practices.Do not extend community water and/or sanitary sewer services outside the Urban

Growth Area unless consistent with an adopted urban growth strategy, or forpublic safety reasons, as determined by City Council.

General Land Use Policies

The following policies are consistent with Revelstoke's sustainability framework andgoals as they relate to the Community Vision elements, and specific land planningintentions.

Integrated land use

Implement the land use designations in Schedule F to facilitate the social,environmental and economic priorities of the community and allow for usesdescribed in each respective land use designation.

Ensure all buildings incorporate good urban design and smart growth principles.

Encourage new development and redevelopment to be mixed use projectsincorporating complementary uses in a single development (i.e., considercombining more than one of the following uses: Residential, commercial,light industrial, recreation, open space, institutional or agricultural uses).

Complement the aesthetic qualities, character, image and established uses of areaswhen designing the size, shape and character of new development, andconsider forms-based bylaws to guide and help visualize future growth withinall areas of the City.

Promote an open community where subdivision approvals restrict private gateddevelopments.

Incorporate safety in land use and the built environment through a CrimePrevention through Environmental Design Program.

Encourage building design that facilitates eyes on the street and crime preventionthrough environmental design principles (e.g., balconies, porches, largeopening windows, a small street-frontage, etc.).

Smart Growth Principles

Create range of housing opportunities and choices

Create walkable neighborhoods

Encourage community and stakeholder collaboration

Foster distinctive, attractive communities with a strong sense of place

Make development decisions predictable, fair and cost effective

Mix compatible land uses

Preserve open space, farmland, natural beauty and critical environmental areas Provide a variety of transportation choices

Strengthen and direct development towards existing communities

Take advantage of compact building design


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Encourage all community and commercial planning processes to include an age-friendly component.

Develop a mobile home overlay that preserves zero net loss of mobile homes andfocuses on the transition of small parks to more suitable land uses, and

prohibit mobile homes outside of mobile home parks.

Encourage development that directs work toward existing communities (infill),and creates a compact, diverse adaptable mixed-use built form.

Develop a Snow Management Strategic Plan that attempts to minimize hauling byestablishing street and neighbourhood priorities; indicating where snowshould be stored and moved.

Develop a Wildfire Management Plan that reduces fire hazard by developing amaintenance plan, and implements Firesmart design standards for allneighbourhoods, especially those in the wildfire interface zones.

Develop context-based land, subdivision, site, landscaping, and building designstandards that integrate ecological systems, and enhance a local sense of placeand identity. Include in bylaw and policies updates.

Identify developable lands to minimize slope and soil stability intensity.

Make adaptable and accessible designs mandatory in all public areas of the City,by considering wheelchair friendly street standards, and mobility for allresidents including snowfall restrictions.

Amenities and affordable housing

Utilize 'Zoning for amenities and affordable housing' or 'Phased developmentagreements' to include affordable non-market housing as an integralcomponent in residential development.

Promote the use of a wide variety of housing options that encourage affordabilitysuch as secondary residential suites in all residential zones.

Develop parking bonusing through a Comprehensive Parking Strategy that

considers infill development, multi-modal transportation options and belowgrade or integrated parkades, including criteria listed on the next page fordensity bonusing.

Consider, on a site specific basis, bonus density up to the maximum bonus density(A) set out in Table 3: 'Provisions for Various Densities of ResidentialDevelopment' (see next page) if development meets the following criteria:

affordable non-market housing is provided in accordance with theCity's Inclusionary Zoning Policy; continuous, safe pedestrian walkwayscurrently link the site to the Downtown Core or the developer agrees to

provide continuous, safe pedestrian walkways to the Downtown.

the site meets all criteria listed in the Citys Residential Policies forapartments.

the site has adequate emergency ingress and egress.

the site is not designated as a Environmentally Sensitive Area(Schedule B).

the proposed development does not cause traffic safety impacts.

the development meets an acceptable development permit checklist


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score (see Appendix 6).

the proposed development does not diminish the heritage value of thearea.

the proposed development is well integrated into the existingneighbourhood.

Provide the maximum bonus density (B) set out in Table 3: 'Provisions forVarious Densities of Residential Development'to sites:

within a 15-minute walk (750 metres) to the Central Business District(C1).

along Victoria Road corridor.

within 400 metres of a designated commercial or neighbourhoodcommercial centre.

Consider additional bonus density for sites in close proximity to other amenitiessuch as schools, grocery stores, and transit.

Consider, on a site specific basis, additional bonus density up to the maximumbonus density (B) set out in Table 3: 'Provisions for Various Densities ofResidential Development" if development includes any of the followingadditional amenities:

the proposed development includes underground or below buildingparking for 75% or more of the required parking stalls.

the proposed development has a mean unit size for market and non-market units of 92.9 square metres (1,000 square feet) or less.

the proposed development is certified to Leadership in Energy andEnvironmental Design (LEED) Gold standards or equivalent.

the development satisfies the forms-based bylaw provisions forsetbacks, heights, and building orientation (street access, building

aesthetic, pedestrian engagement, and neighbourhood scale)

Table 3PROVISIONS FOR VARIOUS DENSITIES OF RESIDENTIAL DEVELOPMENT

Density of

Residential

Development

Types of

Residential UseMaximum

Density

Minimum Parcel Size

With Community

Water and Sewer

With Community

Water and On-

Site Sewerb

RuralResidential

Single-FamilyDwelling N/A

a 0.4 ha

0.4 ha

LowDensityResidential

Single-FamilyDwelling

Two Family

Dwelling

N/A

N/A

550 m2c

750 m2

930 m

2

1,700 m2

MediumDensityResidential

Single & TwoFamily Dwelling

Multiple FamilyDwellings includingtriplexes, fourplexes,townhouses &

N/A See Above

See Above


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rowhouses 30 per ha 1,000 m2d

1,400 m2d

Apartment

DensityResidential

Multiple FamilyDwellings, includingfourplexes,townhouses and

rowhouses

Apartment-stylemultiple familydwellings

30 per ha

60 per ha

See Above

1,000 m2

See Above

N/A

aN/A - Not ApplicablebParcel sizes where on-site sewer required may be larger subject to the requirement of the

provincial Ministry Health; also applies where water supply is on-sitecMinimum parcel size may reduced to 408 m2with special low density zoning designationdMultiple family dwellings containing five or more dwelling units must have a parcel area ofnot less than 240 m2per dwelling unit

the proposed development contains more than 25% of all residentialunits as residential units for rent.

the developer dedicates community amenity space to public use, suchas community gardens, playgrounds, trails and other recreational areas.

the developer enhances public cultural or recreational physicalamenities.

The developer guarantees to restore and designate heritage property.

Allow density or parking bonusing for any property designated Central BusinessDistrict for mixed-use developments with a residential component.

Permit conversion of previously occupied residential buildings to strata lotsconsistent with a defined policy.

Neighbourhoods

Promote a mix of uses in each neighbourhood so that each is complete with arange of residential densities, amenities, parks and commercial uses.

Preserve the social character of residential neighbourhoods and cultivate strongfocal points in the preparation of Secondary/Neighbourhood Plans (ScheduleI).

Permit development that is consistent with Secondary/Neighbourhood Plans(Schedule I).

Permit infill developments that are integrated into the surroundingneighbourhood.

Enhance the existing historic character of Revelstoke's neighbourhoods.

Develop a local commercial/mixed use area for each central neighbourhood toprovide a better diversity of commercial services and building types, increase

walkability, reduce car use minimizing on-site parking, and encourage localemployment.

Develop parks, recreation and culture focal points and connectivity to enhancepublic space throughout each of the communities.

Encourage the maintenance of a healthy wildlife population by implementingBear Aware practices, waste management strategies and landscape design in


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every neighbourhood.

Consider the designation of vacation or short term rental uses (less than one-month term) within residentially zoned areas, such as on the fringe of resortlands. Ensure that vacation rental properties pay their fare share of

infrastructure (e.g. roads, sewer, parks, and tourism marketing) capital andoperating costs through fees, utility charges, and equitable taxes.

Minimize the use of special development contract zones such as comprehensivedevelopment areas.

Heritage and History

Encourage retention of heritage features throughout the community.

Take a pro-active and visionary approach toward the preservation of heritagefeatures.

Interpret heritage to include a broad spectrum of features including buildings,monuments, natural areas, landmarks, neighbourhoods and signage.

Coordinate a public safety risk analysis and prescribe funding options.

Support and encourage heritage and historic revitalization and enhancementinitiatives.

Reference Revelstokes heritage and history in the planning and design of publicplaces.

Utilize a variety of tools to protect and enhance heritage buildings includingidentifying possible heritage conservation areas, density and parking bonuses,and tax incentives.

Investigate mechanisms to encourage protection and conservation of heritagebuildings through special heritage zoning districts.

Support the Community Heritage Commission in the implementation of aHeritage Strategy.

Document all heritage features valued by the community.

Support education initiatives to raise awareness of documented heritage featuresand of heritage programs.

Partner with Parks Canada to highlight the historical value and preservation ofNational Parks lands.

Land Use Designations and Policies

Land uses include residential, commercial, industrial, agricultural, institutional,recreational, and a brief description of each land use designation is provided below, withthe relevant policies for this designation. The location of these designations is shown onSchedule F. Transect land uses reinforce smart growth principles implicit in completeneighborhood development of streets, multi-modal access, public and private spaces,

parks, and employment centres while respecting environmental values. Comprehensivedevelopment zones are subsumed within the land use descriptions but the zoning remainsin place for entitlement purposes.

T1 - Natural Ecosystems Land Use

The Natural Ecosystem Land Use applies to areas of the City designated to preserve theecological infrastructure provided by what is primarily natural landscapes. The land useshould not permit development of any kind. It includes wildlife habitat areas, habitat


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corridors and ecosystems, and lands unsuitable for settlement due to topography, soiltype, hydrology or vegetation. These lands promote the management and preservation ofhabitat types which form a part of the unique environmental values, and characteristics ofthe City that develops a sense of place, and connects The People to the natural world.

Existing parcels within this land use should be converted to Rural Ecosystem land use orCivic Space, provided a suitable mitigation plan is in place. This land use may include

parks, and trails identified within a conservancy plan, and may be used for theconservation of large agricultural land holdings.

This land use area is identified by large contiguous or connected wildlife habitat areas,corridors, and ecosystems that promote little to no human interaction and habitatfragmentation.

RE Rural Ecosystem Land Use (as designated within the T1 land use)

The Rural Ecosystem Land Use is the transition area from natural to semi-natural areaswith sparsely settled lands in natural or cultivated states on large (60 ha.) parcels of land.This land use may include such uses as large lot residential acreages, livestock, parks ,woodlands, grasslands, resource extraction, trails, storm water management features, andopen space areas with low impact footprints. Landscaping should be predominantlynatural with the preservation of natural and cultural landscapes a priority. Existing

buildings are typically residential or light industrial, but may be civic or recreational.Smaller parcel sizes should not be permitted unless they are a part of an urban growthstrategy. Recreational areas promote short-term use.

This land use supports wildlife in large contiguous wildlife habitat areas, corridors, andecosystems with some human interaction and landscape fragmentation. Mineralextraction and processing should be permitted when part of a regional strategy.

Residential and Mixed Use (see commercial policies and industrial forTSLR)

There are a series of residential land designations to reflect differences in density and usewithin the community.

T2 - Rural Residential Land Use

The Rural Residential Land Use is the transition area from natural to semi-natural areaswith single-family residential acreages. This land use may include acreages and largeundeveloped parcels of land on the periphery of residential areas. Landscaping should be

predominantly natural with the preservation of natural and cultural landscapes a priority.Smaller parcel sizes should not be permitted unless they are a part of an urban growthstrategy

This land use supports wildlife in moderate to large contiguous wildlife habitat areas,corridors, and ecosystems with some human interaction and landscape fragmentation.

T3 - Sub Urban Land Use

The Sub Urban Land Use applies to low density residential areas. The land use is a moredefined residential form, and representative of a neighbourhood, with buildings organizedaround an interior network of streets, and parks. Home occupations and accessory

buildings are allowed. Planting is naturalistic and setbacks are moderate to relativelydeep. Planting of large numbers of private trees should consider defensible space whilecontributing to a natural landscape aesthetic and character. Some areas are transitioned tomore compact development, especially near collector and arterial roads and outside ofenvironmentally sensitive areas. Urban services such as sewer and a graded road networkmay not be in place, but are anticipated.


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This area provides small wildlife habitat areas and corridors with a high level of humaninteraction and habitat fragmentation. This area connects the natural landscape around theCity, with the more managed landscape within the City. This landscape has the highest

per capita impact on the natural landscape. Landscaping and gardens can have a positivecontribution to the diversity of smaller species including birds and insects.

T4L - Duplex Residential Land Use

The Duplex Residential Land Use consists of moderately low-density residential areas.This area should have a more defined street, with buildings placed closer together than inthe Sub Urban Land Use. Home occupations and accessory buildings are allowed.Planting is naturalistic and setbacks are small to moderate in depth. Planting of privatetrees in combination with street trees contributes to a natural landscape feel. The urbanform consists of gridded streets and should have all urban services. Mixed use is more

predominant but is selectively located.

This area should have a high level of human interaction and habitat fragmentation. Thislandscape has a smaller per capita impact on the natural landscape that the sub urban landuse. This area represents the continuation of the natural landscape into the City, and thetransition to urban forest. Landscaping, urban forests, and gardens can have a positivecontribution to the diversity of smaller species including birds and insects.

T4 - Walk Up Residential Land Use

The Walk Up Residential Land Use consists of moderate density residential areas with awide ran

mackenzie landing development zone application

Documents