CSRD

TO:

SUBJECT:

DESCRIPTION:

RECOMMENDATION#1:

SHORT SUMMARY:

BOARD REPORT

Chair and Directors File No: DP 725-121PL20170187

Electoral Area C: Form and Character Development Permit DP 725-121(Shuswap Lake Estates)

Report from Dan Passmore, Senior Planner, dated September 22,2017.Golf Course Drive, Blind Bay, BC.

THAT: in accordance with Section 490 of the Local Government ActDevelopment Permit No. 725-121 for subdivision of Lot A, Section 8,Township 22, Range 10, West of the 6th Meridian, Kamloops DivisionYale District, Plan EPP74639 (PID: 030-217-679)/ be issued this 19th dayof October, 2017.

The applicant is proposing to subdivide the subject property located in Blind Bay. The subdivisionconsists of 36 bare land strata lots. Since the property is within a Secondary Settlement Area there is arequirement for a Secondary Settlement Area Form and Character Development Permit, wheresubdivision creates 5 or more single family residential lots. The Development Permit area containsguidelines for form and character.

VOTING:UnweightedCorporate

LGA Part 14(Unweighted)

WeightedCorporate

Stakeholder D(Weighted)

BACKGROUND:

APPLICANT:Terry Barker

PROPERTY OWNER:Shuswap Lake Estates Ltd.

ELECTORAL AREA:'C (Blind Bay)

CIVIC ADDRESS:No Address Assigned/Vacant Land

LEGAL DESCRIPTION:Lot A, Section 8, Township 22, Range 10, West of the 6th Meridian, Kamloops Division Yale District,Plan EPP74639 (PID: 030-217-679)

SIZE OF PROPERTY:2.61 ha (6.45 ac)

SURROUNDING LAND USE PATTERN:

North: Residential, Treed

Page 1 of 6

Board Report DP 725-121 October 19, 2017

South: Residential/Golf CourseWest: ResidentialEast: Residential

CURRENT USE:Vacant

PROPOSED USE:36 lot bare land strata subdivision

OCP DESIGNATION:MD - Medium Density Residential Secondary Settlement Area

ZONING:CDC3 Comprehensive Development 3

POLICY:

The area of the subject property proposed to be subdivided is designated Medium Density Residential(MD within a Secondary Settlement Area (Blind Bay). The proposed subdivision complies with MDpolicies.

Section 12.5 of the Electoral Area '*C' OCP designates all proposed commercial, industrial and multi-family development and intensive residential (defined as a 5 or more single family residentialsubdivision) in the Secondary Settlement Areas of the plan as a form and character Development PermitArea. The Village Centre and Secondary Settlement Area (VCSSA) will experience the most increaseddensity and commercial development over time. Therefore the primary objective of the VCSSA DPA isto promote a high level of building and site design in the most densely populated areas of ElectoralArea 'C', which take into consideration pedestrian movement, public space, mixed use, and designingin harmony with site conditions, neighbourhood character and the existing built environment.

A Development Permit may be issued when the following guidelines have been met:

1. New development in the form of pedestrian-oriented mainstreet building types or infill thatcreates enclosed nodes/courtyards is strongly encouraged;

2. New development that relies on multiple, short automobile trips to access different retail spaceson the same site (i.e. re-parking the car) are strongly discouraged;

3. New development should be of a form and character that relate to local climate and topography,and that take into consideration the form and character of surrounding buildings. When buildingon peaks or slopes, natural silhouettes should be maintained;

4. The primary pedestrian entrance to all units and all buildings should be from the street; if fromthe parking area, a pedestrian sidewalk should be provided. Entries should be visible andprominent;

5. Buildings on comers should have entries, windows and an active street presence on the twopublic facades to avoid the creation of blank walls in prominent locations, public facades to avoidthe creation of blank walls in prominent locations;

Page 2 of 6

Board Report DP 725-121 October 19, 2017

6. Natural exterior building and landscaping materials, such as wood, rock or stone, or those thatappear natural, are encouraged. Metal roofs are acceptable;

7. Weather protection in the form of awnings or canopies should be provided overall grade levelentries to residential and retail units;

8. Design of signage and lighting should be integrated with the building facade and with anycanopies or awnings;

9. Non retail commercial and industrial facilities including outside storage, garbage and recyclingareas should be screened with fencing or landsa6caping or both;

10. Visible long blank walls should be avoided;

11. Driveways that intrude into the pedestrian realm are discouraged. Shared parking and accessare encouraged;

12. Front parking is only supported in cases where landscaping provides a buffer between theparking and the street. All parking should be screened;

13. Dedicated pedestrian linkages (i.e. sidewalks and marked crosswalks across road) should beprovided throughout parking lot(s) to access vehicles without the need to walk on the road,provided throughout parking lot(s) to access vehicles without the need to walk on the road,except marked crosswalks;

14. Provision for semces and deliveries should be at the rear yards with appropriate screening toadjacent properties and public space. Where service entries are required at the fronts ofbuildings, care should be taken not to compromise the pedestrian environment;

15. Residential dwelling units in mixed use buildings may be located either above or behind acommercial unit, and may be accessed from the front, rear or side(s) of the building. This formof residential development is intended to contribute to variety in housing size and affordability;

and,

16. Development of civic public spaces with gathering spots, benches, lighting, ornaments(sculptures, fountains, etc.) and landscaping are encouraged where none exist within a shortwalking distance.

None of these guidelines specifically apply to subdivision.

South Shuswap Zoning Bylaw No. 701The portion of the subject property impacted by the development proposal is zoned CDC3 -Comprehensive Development 3 pursuant to South Shuswap Zoning Bylaw No. 701. The subdivisionproposal complies with all applicable regulations of the CDC3 zone.

FINANCIAL:

There are no financial implications to the CSRD with regard to this application.

Page 3 of 6

Board Report DP 725-121 October 19, 2017

KEY ISSUES/CONCEPTS:

Sewage DisposalThe proposed subdivision will be serviced by the Shuswap Lake Estates community sewage treatmentsystem.

Water SupplyThe proposed subdivision will be serviced by the Shuswap Lake Estates community water systemsupplied by surface water drawn from Shuswap Lake. The owner is in the process of amending thecurrent Certificate of Public Convenience and Necessity (CPCN) for the overall Shuswap Lake Estatesdevelopment to accommodate this new development area.

AccessAccess to the subdivision will be from Golf Course Drive.

Form and Character GuidelinesThe guidelines specifically address new building projects but do not provide guidance regardingintensive residential development in the form of subdivision. Staff has advised the Board previously thatstaff will be bringing forward an amendment to the OCP in the near future to address the lack ofguidelines for the subdivision process; until then a VCSSA DP will continue to be required prior tosubdivision for some proposed land uses. Alternatively, in the future the requirement for buildingpermits in Electoral Area C would require a form and character Development Permit for this type ofresidential development to be issued by the Board before a building permit could be issued. The formand character Development Permit application would include building elevations and site plans to besubmitted by the applicant.

SUMMARY:

This application is for a Development Permit for a subdivision proposal that meets the guidelines forform and character as required in Electoral Area 'C' Official Community Plan No. 725. The proposed lotlayout, streetscape, open space, landscaping and common parking areas are appropriate for this typeof intensive residential development. Staff are therefore recommending that the Board can considerissuing this Development Permit.

IMPLEMENTATION:

If the Board issues DP 725-121, the applicant will be notified of the decision in writing, anddocumentation will be forwarded to the Land Titles Office for registration against the title of theproperty. The Development Permit for form and character must be issued before the applicant canobtain approval to complete the subdivision.

COMMUNICATIONS:

Property owners and tenants in occupation within 100 m of the subject property were given notificationa minimum of 10 days prior to the October 19, 2017, CSRD Board Meeting. All interested parties havehad the opportunity to provide comments regarding this application prior to the Board Meeting.

DESIRED OUTCOMES:

Page 4 of 6

Board Report DP 725-121 October 19, 2017

That the Board endorse staff recommendation.

BOARD'S OPTIONS:

1. Endorse the Recommendation.

2. Deny the Recommendation.

3. Defer.

4. Any other action deemed appropriate by the Board.

LIST NAME OF REPORT(S) / DOCUMENT(S) AVAILABLE FROM STAFF:

1. Electoral Area C Official Community Plan Bylaw No. 7252. South Shuswap Zoning Bylaw No.7013. South Shuswap Zoning Amendment (Shuswap Lake Estates) Bylaw No. 701-874. Application

Page 5 of 6

Board Report DP 725-121 October 19, 2017

Report Approval Details

Document Title:

Attachments:

Final Approval Date:

2017-10-19_Board_DS_DP725-121_ShuswapLakeEstates.docx

- DP 725-121 Permit and Schedules.pdf- MapsJ31ans_DP725-121.pdf

Oct 6, 2017

This report and all of its attachments were approved and signed as outlined below:

cCorey Paiement - Oct 3, 2017 - 3:40 PM

Gerald Christie - Oct 5, 2017 - 7:58 AM

Mm u WM6!)

Lynda Shykora - Oct 6, 2017 -12:25 PM

Charles Hamilton - Oct 6, 2017 - 3:18 PM

Page 6 of 6

rCSRD'COLUMBIA SHUSWAP REGIONAL DISTRICT

DEVELOPMENT PERMIT NO. 725-121

OWNERS: Shuswap Lake Estates Ltd., c/o Terry BarkerBox 150 2405 Centennial DriveBLIND BAY, BCVOE1HO

1. This Village Centre and Secondary Settlement Area Form and Character DevelopmentPermit is issued subject to compliance with all the Bylaws of the Regional District applicablethereto, except as specifically varied or supplemented by this Permit.

2. This Permit applies only to the lands described below:

Lot A, Section 8, Townshipi22,Jianfle 10, West of the 6th Meridian, Kamloops Division YaleDistrict, Plan EPP74639,

PIP: 030-217-679

which property is more particularly shown outlined in bold and hatched on the LocationMap attached hereto as Schedule A.

3. This Permit is issued pursuant to Section 12.5 of the "Electoral Area 'C' Official CommunityPlan Bylaw No. 725, as amended" for a proposed subdivision as more particularly shownon the Subdivision Plan attached hereto as Schedule B (Proposed Subdivision Plan).

4. An amendment to the Permit will be required if development is not in substantial compliancewith this Permit.

5. This Permit is issued based on the plans attached hereto as Schedule B (ProposedSubdivision Plan), and Schedule C (Proposed Subdivision Concept Plan) which satisfiesthe requirements of the Village Centre and Secondary Settlement Area Form and CharacterDevelopment Permit as set out in Electoral Area 'C' Official Community Plan Bylaw No.725, as amended.

6. It is understood and agreed that the Regional District has made no representation,covenants, warranties, guarantees, promises or agreement (verbal or otherwise) with the

developers other than those in the permit.

7. This Permit shall inure to the benefit of and be binding upon the parties hereto and theirrespective heirs, executors, administrators, successors and assigns.

Page 1 of 6

8. This Permit is NOT a building permit.

AUTHORIZED AND ISSUED BY the Columbia Shuswap Regional District Board on the 19th day ofOctober, 2017.

Corporate Officer

PLEASE NOTE:

1) Pursuant to Section 504(1) of the Local Government Act, if the development of the subjectproperty authorized by this permit is not substantially commenced within two years after theissuance of this permit, the permit automatically lapses.

Page 2 of 6

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Filed KA EPP74639 EPP74639 150-117-8242 RCVD:2017-08-03 RQST:2017-08-18 03:04 Columbia Shuswap Regional District

Subdivision Plan ofLot 1, Sec 8 and Part ofLot 2, Sec 7 and 8,Tp 22, R 10, W6M, KDYD,Plan KAP79111BCGS 82L084

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NOVEUBER 201G2017-OB-Ot

CONCEPT FLAM

Dan Passmore

From: Jane Stephenson <jsteph4@hotmail.com>

Sent: Frid ay, October 13, 2017 10:17 AM

To: Dan Passmore

Cc: Director Demenok

Subject: Notice of Intent to Issue Development Permit No. 725-121

DEVELOPMENT PERMIT SUBMISSION

ATTN: Dan Passmore

Since receiving a mailout notification of the aforementioned 'intent to issue' development permit 725-121,1ponder daily the sequencing of events.

Meetings have been held to promote the development, discuss its pros/cons, and allow people the opportunity toexpress any concerns. I have attended these meetings, listened to both sides of said development, and voiced

my concerns. I should be on record stating that I am not against development; otherwise, I would not be livingwhere I live. However, I am for safety in the neighbourhood in which I reside. I have spoken to the issues oftraffic flow, increased amounts of traffic, and the speed in which people travel along Golf Course Drive. Myconcerns, along with those of others in attendance, fell on deaf ears, and the project is moving forward withoutany regard to the safety of the area's residents.

This brings me to the point in hand. The notice of intent to issue a permit communicates a message to me thatthe project will soon be receiving an actual permit. I've watched the project daily for the past month as it hasunfolded in front of me. Surveying, clearing of trees, heavy equipment arrivals, digging in of sewer lines, etc,all say to me that the permit should have been issued. Does this mean that the project has commenced withoutthe necessary permits? Does the CSRD condone this type of activity? If proceeding without a permit, would itbe correct to assume that no inspection of the work being done has taken place?

I sincerely hope you can help me understand the process by which things appear to be operating; especially withanother plan to remove a portion of land from Agricultural Zoning (near Golf Course Drive and BalmoralRoad).

Thank you.

Sincerely,

Jane Stephenson