development application referral

604 885 1986

PO Box 129, 5797 Cowrie St,

2nd Floor

Sechelt, BC V0N 3A0

www.sechelt.ca

DEVELOPMENT APPLICATION REFERRAL Please send your reply to [email protected]

APPLICATION NO: 3360-2020-01 (Community Services) DATE: April 15, 2020 OCP

FILE MANAGER: Sven Koberwitz, Planner EMAIL: [email protected] X Zoning

APPLICANT: M'akola Development Services for Sunshine Coast Community Services Subdivision

APPLICANT ADDRESS: 102-550 Goldstream Ave, Victoria BC Dev. Variance

SITE ADDRESS: 5638 Inlet Avenue Dev. Permit

LEGAL: Lot 37 Block G District Lot 303 & 304 Plan 15854, PID: 007-614-454 Lot A Block P District Lot 303 Plan 14919, PID: 029-743-567

OTHER: Agricultural Land Reserve ZONING: EXISTING C-2 PROPOSED No change

OCP DESIGNATION: EXISTING Downtown PROPOSED No change

Please comment on the attached referral for potential effect on your agency’s interest. We would appreciate your response within 30 days. If no response is received within that time, it will be assumed that your agency’s interests are unaffected. PLEASE RESPOND TO THIS REFERRAL BY MAY 16, 2020

PURPOSE OF APPLICATION: M'akola Development Services has applied on behalf of Sunshine Coast Community Services Society (SCCSS) to allow a six-storey mixed-use building. The proposal includes 34 residential units for women and women with children impacted by violence, two-floors of office space for SCCSS, and potentially a new building for additional community programs on the northern part of the site. The application seeks to allow a site-specific increase to maximum building height to 22.0 m or six storeys due to the building footprint constraints related to the BC Hydro transmission lines located on the property.

GENERAL LOCATION: 5638 Inlet Avenue, Downtown Sechelt

OTHER INFORMATION: If your agency’s interests are “Unaffected” no further information is necessary. In all other cases, we would appreciate receiving additional information to substantiate your position and, if necessary, outline any conditions related to your position. Please note any legislation or official government policy which would affect our consideration of this bylaw.

ATTACHMENTS: Staff Report Bylaw No. 25-306 Application Documents

This referral has also been sent to the following agencies: X Sunshine Coast Regional District X Sechelt Volunteer Fire Department

X Sechelt Indian Government District X FortisBC Energy / Energy Services Advisor

X Vancouver Coastal Health Authority X Telus

X Ministry of Transportation & Infrastructure X B.C. Hydro / BC Transmission Co

Agriculture Land Commission X Coast Cable - Eastlink

Archaeology Branch of SIB & BC X Canada Post

X School District #46 Transportation Choices Sunshine Coast

Council X District of Sechelt Engineering Department

Other:

Community Associations and Groups: East Porpoise Bay X Downtown Village West Sechelt Tuwanek

Selma Park/Davis Bay/Wilson Creek Sandy Hook S.H.O.R.A. X S.D.B.A.

X Advisory Planning Commission X Chamber of Commerce

REQUEST FOR DECISION

TO: Council MEETING DATE: April 1, 2020

FROM: Planner

SUBJECT: Rezoning Application for 5638 Inlet Avenue (Sunshine Coast Community Services), Zoning Amendment Bylaw No. 25-304

FILE NO: 3360-2020-01

RECOMMENDATION(S)

1. THAT the report from the Planner regarding Rezoning Application for 5638 Inlet Avenue (Sunshine Coast Community Services) be received.

2. THAT Council give First reading to Zoning Amendment Bylaw No. 25-304, 2020.

3. THAT staff refer the application to relevant stakeholders, agencies, and the Advisory Planning Commission for comment.

4. THAT the applicant host a public information meeting pertaining to the proposed development.

PURPOSE

The purpose of this report is to present for Council consideration of a rezoning application for 5638 Inlet Avenue.

M'akola Development Services has applied on behalf of Sunshine Coast Community Services Society (SCCSS) to rezone Block P District Lot 303 Plan 14919 and Lot 36 Block G District Lot 303/304 Plan 15854 to allow a six-storey mixed-use building. The proposal includes 34 residential units for women and women with children impacted by violence, two-floors of office space for SCCSS, and potentially a Youth Centre on the northern portion of the site.

The application seeks to allow a site-specific increase to maximum building height to 22.0 m or six storeys due to the building footprint constraints imposed by the BC Hydro transmission lines located on the property.

OPTIONS

1. That Council adopts the recommendations presented above and give the proposed bylaw First reading.

2. That Council defers the application pending additional information as directed.

3. That Council rejects the application.

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BACKGROUND

Table 1: Site Information

Applicant M'akola Development Services

Owner Sunshine Coast Community Services Society

Civic Address 5638 Inlet Avenue

Legal Description To be Consolidated: Block P District Lot 303 Plan 14919

Lot 36 Block G District Lot 303/304 Plan 15854

Size of Property After Consolidation: 5910 m2

DP Areas DPA 6 - Downtown Sechelt

DPA 7 - Multiple Family Residential

Zoning Designation Existing: Commercial 2 (C-2) Proposed: Same zone with a site-specific permitted height of 22.0 m or six-storeys.

OCP Designation Downtown Sechelt

Site and Surrounding Area

The site consists of two properties located in downtown Sechelt between Inlet Avenue and Hightide Avenue. Lamprey Lane is adjacent to the east side of the property. The primary civic address for SCCSS is 5638 Inlet Avenue and the north property is assigned 5657 Lamprey Lane, as the Sechelt Food Bank is located there (Figure 1: Location Map).

A significant portion of the site is occupied by BC Hydro transmission lines. This area is being used as a community garden and open green space. Permission has been granted by BC Hydro to locate temporary buildings in this area for the Sechelt Food Bank.

The site topography is flat and there is no vegetation or large mature trees that would be subject to protection.

Surrounding land uses are varied and include Capilano College, RainCity Housing and Support Services, multi-family residential, automotive repair (non-conforming), building supply, storage, office and service businesses (Figure 3: Zoning Map).

Table 2: Surrounding Land Uses

OCP Designation Zoning Current Use

North Multifamily Mixed Residential R-2 and CD-43 BC Housing (Rain City)

South Civic Institutional, Downtown Centre

PA-1, C-2 Capilano College and commercial uses including office, non-conforming automotive repair, car wash and service businesses

East Downtown Centre C-4 Service, food business and automotive repair.

West Downtown Centre, Multifamily Mixed Residential

C-4, C2, R-4 Storage, mixed-use and multi-family residential

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The location of the proposed building is limited to the southern portion of the property along Inlet Avenue due to the restrictions associated with the BC Hydro transmission lines. This is the only area that is unencumbered and large enough to accommodate the proposed building. To maximize the available footprint, the applicant is proposing a six-storey building. Six storeys are the maximum height supported by policies in the Official Community Plan (OCP) under certain conditions.

There are four-storey mixed-use and multi-family buildings located nearby at 5631 and 5604 Inlet Avenue, within the cul-de-sac area. Several undeveloped properties are located to the northwest and east. These properties are designated multi-family mixed residential and may be the subject of future development proposals for similar uses.

Additional program space in a building on the north portion of the property is also part of the proposal, subject to funding. The location of this building must be approved by BC Hydro, as it is located within the right-of-way area. The existing Sechelt Food Bank will be relocated into the main Community Services building.

Figure 1: Location Map

Vehicular access to the site will be primarily provided via Lamprey Lane, as the off-street parking will be located beneath the BC Hydro transmission lines. It may be possible to maintain some on-street parking within the cul-de-sac at the end of Inlet Avenue subject to Engineering and Fire Department review. The front of the building (south) as observed from Inlet Avenue would be the primary focal point of the building.

Food Bank

SCCS

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A 3.0 m easement for a water main is located along the southwest parcel line. The easement has been used as pedestrian access between Lamprey Lane and Inlet Avenue and will continue to be used for pedestrian access should the development proceed.

Figure 3: Zoning Map

DISCUSSION

Official Community Plan

Land Use

The Official Community Plan (OCP) Bylaw No. 492 designates the subject property as "Downtown Centre". This land use designation supports a mix of uses including retail, office, tourist commercial, cultural, institutional, and residential uses.

In particular, policy 6.2 provides direct support for locating community services and social services in the downtown area:

6.2 Downtown Sechelt will continue to serve as the institutional and community services centre for the Sunshine Coast. Council will actively support initiatives to strengthen these public sectors (education, health care, justice, government and social services).

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Part 10: Social Well Being; Community Services speaks to the importance of community services and facilities that support a broad spectrum of age and income groups with services being provided in the downtown centre.

Height

Policy 6.13 provides direction to limit building heights within the Downtown Centre to a height of three storeys or 12.0 metres. Further, Policy 6.14 states that additional height, up to six storeys in non-waterfront locations, may be considered in special circumstances where:

• The building is no more than four storeys in waterfront locations or six storeys in locations where views are not affected (i.e. against hillsides);

• The building can be sensitively integrated into the neighbourhood and the increased height does not significantly affect views or overshadow adjacent uses;

• Upper storeys are terraced back from the first floor at street level and/or from the waterfront, public park or open space areas;

• Additional park or public open space is provided that creates significant benefit to the downtown. As a general guide, a minimum of 10% of the lot area should be dedicated for each additional floor above a building elevation of 12 metres (39.4 feet);

• The District has the ability to provide the necessary fire protection; and

• The site is geotechnically suitable for the construction of the building.

The site is not located in a waterfront location. View impacts would generally be limited to views from the public realm, particularly north along Inlet Avenue to Mt. Richardson. View impacts analysis has been included in the application documents, which show the building in relation to its surroundings and including Mt. Richardson.

Shadowing does not appear to impact adjacent residential uses according to the shadow study included in the application documents.

Terracing from the open space areas has not been proposed. Terracing generally results in more lot coverage to make up for lost floor area. The siting constraints caused by the BC Hydro right-of-way limit the potential coverage of the site making terracing difficult without impact to floor area.

The applicant has proposed that 30% of the total site area be publicly accessible open space. A right-of-way must be registered to secure public access to the site. This would be a condition of adoption of the bylaw adoption.

Should the application proceed, comments from the Sechelt Fire Department and the results of the ongoing geotechnical assessment will be presented to Council after the referral stage.

Staff consider this application to meet the intent of Policy 6.14 and that the proposed building is in a location where a height of six storeys can be considered.

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Affordable and Special Needs Housing

All 34 residential units are proposed to be affordable two to three-bedroom units. To secure these units as affordable in the long-term a housing agreement, per Section 483 of the Local Government Act (LGA), should be required. A housing agreement would allow the District to control the tenure, qualification criteria, and rents of residential units for particular groups in need. The housing agreement can be agreed upon before consideration of approval.

The OCP contains several policies supporting the provision of affordable housing for groups in need. The provision of affordable housing is a central part of this proposal and invokes density bonusing provisions in the C-2 zone that require the provision of affordable housing.

Figure 2: View to the north from Inlet Avenue

Zoning

The property is zoned Commercial 2 (C-2) under Zoning Bylaw No. 25. The C-2 zone applies to most of the downtown centre area and allows for a wide variety of commercial uses, as well as residential uses on the upper floors.

Density Bonus

The C-2 zone also contains density bonusing provisions authorized by Section 482 of the LGA. Density bonusing allows developers to provide defined amenities, including affordable housing, in exchange for additional density.

Base Density 1 residential unit per 200 m2 of lot area Bonus Density 1 residential unit per 100 m2 of lot area Base Density Permitted Lot Area 5910 m2 / 200 m2 = 29 residential units Bonus Density Permitted Lot Area 5910 m2 / 100 m2 = 59 residential units Proposed Density 34 residential units (5 bonus density units)

Community Services

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The proposed density of 34 residential is well below the maximum theoretical density permitted. The main constraint to achieving a greater number of units is the lot area available for development in addition to parking.

To achieve the bonus density the C-2 zone provides several amenity contribution options that can be used in combination:

a) 2% density bonus of units for every 10% of the total number of units built adaptable and accessible;

b) 10% density bonus of units for every 5% of total site area as additional protected, publicly accessible open space in locations satisfactory to the District;

c) Up to 10% density bonus of units for providing cultural or recreational facilities in locations and forms satisfactory to the District;

d) 2% density bonus for every 10% of the total number of units built according to green standards (Built Green Gold or Ashrae 90.1 (2007) or better standards);

e) Up to 10% in density bonus of units for other amenities agreed to by Council; f) No less than 20% of any density bonus units (or density “lift”) will consist of

Affordable Housing for Groups in Need.

The current proposal includes 100% being accessible/adaptable, 30% of the site area is publicly accessible open space, and 100% of the units built to Step 3 of the BC Energy Step Code (exceeds Ashrae 90.1 [2007] standards for efficiency).

All 34 residential units will be affordable housing for groups in need, far above the single unit that would be required under the density bonusing provisions (20% of the 5 density bonus units).

Table 3: Zoning Analysis

Current Zoning Proposed Zoning

Permitted Uses Variety of commercial and assembly uses including office and drop-in centre.

No change

Minimum Lot Size 550 m2 No change

Lot Coverage 75% No change

Front Setback none No change

Rear Setback 3.0 m (6.0 m abutting R zone) No change

Internal Side Setback 1.5 m abutting R zone No change

External Side Setback 0 m No change

Building Height Principal: 10.5 m

Accessory: 6.0 m

Principal: 22.0 m (Increase of 11.5 m)

Accessory: No change

Parking 1.5 spaces per Apartment Unit

1 space per 35 m2 of Office Space

Site-specific parking provisions to be determined.

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Parking and Traffic

Part 11 of Zoning Bylaw No. 25 regulates parking standards and off-street parking space provisions. The total number of off-street spaces required has not yet been determined as it is a function of residential units and floor space for office space. The bylaw requires 1.5 spaces are required for each residential unit and 1 space per 35 m2 of office space. A total of 34 units require 51 off-street spaces, however, the current proposal only provides 40 off-street spaces. It is anticipated that a reduction in required parking spaces may need to be considered in conjunction with parking demand management options. Staff are continuing to work with the applicant to ensure adequate parking is provided.

It can be anticipated that Lamprey Lane will experience increased traffic as principal vehicle access is re-oriented from Inlet Avenue to Lamprey Lane. Potential parking and traffic impacts will be reviewed by the planning and engineering staff as part of the referral process to ensure that existing infrastructure has adequate capacity. The applicant may need to provide further analysis from a traffic engineering professional.

Development Permit

The development is subject to Development Permit Area (DPA) #6: Downtown Sechelt, and DPA #7: Multiple Family Residential. DPA #6 guides the form and character of commercial development in the downtown centre area and provides guidelines to achieve the following objectives:

• To create a strong sense of place and visual identity for the Downtown through high standards of urban design and development;

• To develop a high-quality public realm and streetscape;

• To use unifying design elements to visually and physically connect areas within the Downtown;

• To create continuous, pedestrian-oriented street-level façades that reflect a range of contemporary west coast designs (wood, glass, stone elements).

DPA #7 guides the form and character of multi-family residential development in the downtown centre area and provides guidelines to achieve the following objectives:

• To support a variety of housing forms that provide appropriate and affordable housing for all segments of the population.

• To ensure a high quality of urban design and livability for all higher-density housing.

• To use a distinctive design character to create identifiable neighbourhoods.

• To ensure that new development is compatible with surrounding uses.

A development permit must be issued before a building permit. Council may require preliminary approval of a development permit as a condition of bylaw adoption. This allows Council to have a greater degree of control over design elements of the development as they can be incorporated as conditions of the rezoning. Alternatively, the development permit may

9

be considered after bylaw adoption, however, issuance of a development permit at that stage is not discretionary, provided applicable guidelines have been met.

Subdivision

The subject site is currently comprised of two legal parcels. To achieve the desired density a consolidation of the two parcels into a single parcel is required. This consolidation requires approval by the District of Sechelt Approving Officer. Although not a subdivision in the conventional sense, it is an assembly of parcels from separately registered subdivision plans and, therefore, subdivision approval is required for the proposed parcel configuration.

Works and Services

Subdivision and Development Control Servicing Standards Bylaw No. 430 regulates the provision of works and services required at the time of development of land. Owners are required to provide works and services on the portion of the road adjacent to the site being developed, up to the centre line.

A preliminary servicing proposal has been provided by the applicant's consulting engineer. The Engineering Department will review the proposal and provide comments as part of the referral process.

Strategic Plan

The application supports the following Council strategic priorities:

Promoting Economic Prosperity

The construction of the development and the expansion of SCCSS program space provides short and long-term employment opportunities.

Enhancing Community Livability

The provision of affordable special needs housing directly supports priority 3.2:

Providing a mix of housing types throughout the District that provide options for a range of needs and incomes.

Policy Implications

Integrated Community Sustainability Plan (ICSP)

The development meets many of the sustainability objectives included in the ICSP particularly by providing affordable housing in the downtown centre and public open space for community food production.

Official Community Plan

As described previously in this report, this development meets the applicable goals and policies of the OCP.

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Financial Implications

Application Fees

Non-profit housing developments are subject to a maximum fee of $4,000. The applicants have paid this fee as required by Fees and Charges Bylaw No. 575. Subsequent fees concerning subdivision and building permit would be required as the development proposal progresses.

Development Cost Charges

All developments are required to pay DCCs at the time of subdivision or building permit as required by Development Cost Charges Bylaw No. 544.

In the case of non-profit housing rental housing, under Section 3(5) of Bylaw No. 544, the Director of Planning and Development may consider waiving or reducing DCCs. Only the residential use portion of the DCCs are eligible for waiver or reduction. The Director of Planning and Development will seek guidance from Council if a request for waiver or reduction is made by the applicant.

The following DCCs apply to the proposed development:

Table 4: Development Cost Charges

Use Drainage Sewer Roads Parks Total

Apartment (per unit) $1,667 $700 $9,245 $3,565 $15,177 per unit

Commercial (per m2) $6.18 $1.69 $42.67 - $50.54 per m2

DCCs for water services are paid to be paid in full and remitted to the Sunshine Coast Regional District.

Communications

Should First reading be given, the official referral process will be initiated. The applicant will also be requested to host a public information meeting pertaining to the proposed development.

Respectfully submitted,

Sven Koberwitz Planner

Attachments:

1 - Application Cover Letter 2 - Architectural Proposal

By Andrew Allen ([email protected]) at 2:09 pm, Mar 10, 2020

By David Douglas ([email protected]) at 1:50 pm, Mar 10, 2020

By Jo-Anne ([email protected]) at 4:52 pm, Mar 10, 2020

By Julie Rogers ([email protected]) at 12:54 pm, Mar 11, 2020

DISTRICT OF SECHELT

Bylaw No. 25-304, 2020 (Sunshine Coast Community Services)

Being a bylaw to amend District of Sechelt Zoning Bylaw No. 25, 1987

WHEREAS the Council of the District of Sechelt deems it necessary to amend the District of

Sechelt Zoning Bylaw No. 25, 1987;

AND WHEREAS the proposed rezoning is consistent with Official Community Plan Bylaw No.

492, 2010;

NOW THEREFORE the Council of the District of Sechelt in open meeting assembled enacts as

follows:

TITLE

This Bylaw may be cited for all purposes as “Zoning Amendment Bylaw No. 25-304, 2020

(Sunshine Coast Community Services)”.

PROVISIONS

1. That the provisions of this bylaw amendment only apply to the parcels listed in Section 2

and shown on the plan attached to and forming part of this bylaw as Schedule A.

2. That the following new item is added to SECTION 614 HEIGHT OF BUILDINGS within the C-2

COMMERCIAL 2 ZONE:

"c) Despite subsection a), no principal building shall exceed twenty-two (22.0) metres

or six-stories in height on LOT 36 BLOCK G DISTRICT LOT 303/304 VAP15854 (PID:

007-614-454), addressed as 5657 Lamprey Lane, and BLOCK P DISTRICT LOT 303

VAP14919 (PID: 029-743-567), addressed as 5638 Inlet Avenue.

READ A FIRST TIME THIS 1ST DAY OF APRIL, 2020

READ A SECOND TIME THIS DAY OF, 2020

PUBLIC HEARING HELD THIS DAY OF, 2020

READ A THIRD TIME THIS DAY OF, 2020

APPROVED BY THE MINISTRY OF

TRANSPORTATION AND INFRASTRUCTURE THIS DAY OF, 2020

ADOPTED THIS DAY OF, 2020

Mayor Corporate Officer

February 5, 2020 VIA ELECTRONIC DELIVERY Andrew Allen District of Sechelt – Planning & Development 5797 Cowrie Street Sechelt, BC V0N 3A0 Re: SCCSS Rezoning and Subdivision Application Dear Mr. Allen: On behalf of the Sunshine Coast Community Services (SCCSS), M’akola Development Services (MDS) is pleased to provide the attached application for rezoning and subdivision (to consolidate 5638 Inlet Ave and 5657 Lamprey Lane).

PROJECT OVERVIEW SCCSS is proposing to build 34 apartments for women with children impacted by violence on the site located at 5638 Inlet Ave. This project will be beneficial to the community and region as it will provide safe, inclusive affordable housing for women and children. Further, the building will provide a new and healthy environment for SCCSS clients, visitors, and staff, and efficient utilization of a site that is highly impacted by a BC Hydro right of way (ROW).

REZONING SCCSS is requesting a zoning text amendment to the current C-2 Zone. As the BC Hydro ROW, registered on the properties severely limits the developable footprint of the site, the rezoning amendment would allow for the proposed development to proceed. An increase in building height gives SCCSS the ability to construct affordable 3-bedroom family units which are difficult to access on the Sunshine Coast. The additional height will also enable SCCSS to provide on-site community services. SCCSS is requesting the following amendments to facilitate the proposed development:

• the principal building height to be changed from 3 storeys to 6 storeys; • the maximum permitted height to be changed from 10.5 m to 22 m.

The proposed development complies with all other requirements of the C-2 Zone.

SUBDIVISION The attached consolidation plan identifies the proposal to join the two adjacent lots owned by SCCSS into one. By doing this, the site is large enough to support the intended 34 units of density proposed on the site.

Attachment 1

OCP CONSIDERATIONS The District of Sechelt Official Community Plan (OCP) has existing narrative and policies that support affordable housing options and community services programs:

• Affordable housing on the Sunshine Coast has become an increasingly important social andeconomic issue due to rises in real estate values combined with modest increases in incomelevels in recent years. Very little rental housing is being built, as senior government assistanceprograms have diminished (p. 38)

• To create affordable housing as part of new developments, and protect affordable housing inthe existing housing supply (p. 39)

• Support the retention and recruitment of businesses and employees by ensuring access toappropriate and affordable housing, childcare and other community services (p.61)

The request for a zoning text amendment for additional building height also complies with the following considerations noted in the OCP:

Additional height may be considered in special circumstances where:

• The building is no more than four storeys in waterfront locations or six storeys in locationswhere views are not affected (p. 52)

• The building can be sensitively integrated into the neighbourhood and the increased height doesnot significantly affect views or overshadow adjacent uses (p. 52)

• The District has the ability to provide the necessary fire protection (p. 52)

Please find attached the following documents to satisfy the requirements of the Rezoning and Subdivision (consolidation of lots) applications:

• Introductory Letter• Completed Application Form• Complete Architectural Rezoning package• Infrastructure Service Plan• Consolidation Plan• Topographic Survey• Title Search Certificates• Sustainability Checklist

Should you have any questions or comments, please do not hesitate to contact the undersigned,

Sincerely,

Jordan Brietzke Project Planner ph. 778-265-7489 e. [email protected]

cc: Catherine Leach, Executive Director, SCCSS

5638 Inlet Ave HousingRezoning Application

Architectural DrawingsFebruary 01, 2020

OWNER:SUNSHINE COAST COMMUNITY SERVICES5638 Inlet Ave Sechelt BC V0N 3A0t. 604 | 885-5881contact: Catherine Leache: [email protected]

DEVELOPMENT MANAGER:M’AKOLA DEVELOPMENT SERVICES102-550 Goldstream Ave.Victoria BC V9B 2W7t. 778 | 265.7489contact: Katy Fabrise: [email protected]

ARCHITECT:STUDIO 531 ARCHITECTS INC.531 Herald St.Victoria BC V8W 1S5t. 250 | 384.2131contact: Jesse Garlick,Architect AIBCe: [email protected]

CIVIL CONSULTANT:GWAII ENGINEERING LTD.623 Discovery StreetVictoria BC V8T 5G4t. 250 | 590.1200contact: Corey Browne: [email protected]

Attachment 2

5638 Inlet Ave Housing A-01Feb 01, 2020Design Rationale

Why a rezoning is necessary; and the benefits to the neighbourhood:

There is a housing crisis on the Coast, especially for single women, older women, and women with families. To meet the need for affordable housing in our community, Sunshine Coast Community Services (SCCSS) are looking to build 34 apartments for women and women with children on the Sunshine Coast. The design includes larger units that accommodate families (2 and 3 bedroom units) are a particular need in our community.

This project will provide several key benefits for the community and region:

safe, inclusive affordable housing for women and children

a new hub of activity at the end of Inlet Ave

a new, healthy and inclusive environment for SCCSS clients, visitors and staff

a community gathering place that all residents of the Sunshine Coast can be proud of

This application requests that the District of Sechelt create a new, Site Specific Development Zone for the property located at 5638 Inlet Avenue that will accommodate a 6-storey building. The proposal includes 4 floors of affordable housing atop 2 floors of offices and program space for Sunshine Coast Community Services Society.

The site is currently zoned C-2 commercial that limits building height to 3 storeys. This application requests that the allowable building height be increased to 6 storeys. The rest of the zoning criteria within the C-2 zone are compatible with the proposed project, including for density, use, setbacks and site coverage, and this application requests no changes to these items.

A key understanding for the design is that almost 75% of the site is impacted by a BC Hydro Right-of-Way (ROW)- a restriction that prevents permanent buildings constructed with the ROW. This severely limits the developable footprint and strategies for achieving an appropriate density for the site.

Another key understanding is the desperate need for larger, family friendly units. These larger units require more floor space, and therefore additional building height to fit the 34 units into the restricted footprint area.

A 4500 SF Youth Centre is also proposed for the north portion of the site, pending approval from BC Hydro. This building will be modular construction, and single storey in height. The location shown would require a site-specific siting request. This facility will also be operated by SCCSS.

Official Community Plan:

The design has been developed with consideration of the District of Sechelt Official Community Plan, adopted in 2010. The OCP designates the site as part of the Downtown Centre area. This designation is intended to bring a vibrant mix of uses and to increase the number of people living in Downtown and permits a wide mix of retail, office, tourist commercial, cultural, institutional and residential uses. Building heights up to 6 storeys are supported in this area where the views are not affected, and the district can provide the necessary fire protection. This project meets all of these criteria.

Zoning:

This application is compatible with ALL of criteria outlined in the C2 zone EXCEPT for height. We are requesting to change the building height limitation from 10.5m to 22m, from a 3 storey to 6 storey building.

DESIGN RATIONALE

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10.0

3

9.97

9.96

9.93

9.91

9.89

9.87

9.85

9.87

9.89

9.92

9.98

TRAIL8.8

18.70

99.7

3

9.66

9.63

9.64

9.63

9.73

9.84

9.95

9.93

9.85

9.80

9.76 9.8

0 9.84

9.89 9.9

59.9

4

9.29

DEC

9.60

0.10Ø DEC

9.14

0.07Ø DEC

9.14

0.03Ø DEC

9.46

0.05Ø DEC

9.74

0.04Ø DEC

9.35

0.06Ø DEC

9.31

0.08Ø DEC

9.29

0.25Ø CON

8.92

0.1Ø DEC

9.51

0.10Ø DEC

9.50

0.10Ø DEC

9.76

0.10Ø DEC

9.12

0.15Ø DEC

8.59

0.12Ø DEC

8.64

0.69Ø DEC

8.61

0.69Ø DEC

8.77

0.20Ø DEC

8.68

0.20Ø DEC

9.18

0.15Ø DEC

8.97

Ø CON

9.04

8.92

8.89

8.91

8.90

0.20Ø DEC

8.90

0.50Ø DEC

8.87

0.15Ø DEC

8.95

0.15Ø DEC

8.94

0.15Ø DEC

9.18

0.25Ø CON

CEDAR CLUSTER

10.0

3

9.54

9.24

9.14

9.02

9.04

9.09 9.5

3

9.05

9.10

9.12

9.15

9.04

8.99

9.38

9.30

9.47

9.44

9.45

9.18

9.38

9.59

9.75

9.60

9.92

9.92

9.95

9.92

9.89

9.89

9.07

8.95

9.09

9.24

9.57

9.57

9.53

9.53

9.72

9.13

9.22

9.40

9.18

9.18

9.01

8.98

8.26

8.32

8.33

8.39

8.43

8.10

8.07

8.26

8.24

8.84

8.78

8.75

8.87

10.1

6

TO

E O

F B

AN

K

TOE OF BANK

9.29

9.04

9.29

9.23

9.13

9.02

8.99

8.90

8.96

9.68

9.619.6

2

9.65

9.65

9.75

9.90

9.949.9

3

9.93

9.95

10.0

2

9.87

9.83

9.81

9.74

9.62

9.57

9.55

9.51

9.54

9.53

9.54

9.50

9.45

9.37

9.36

9.35

9.21

9.01

8.94

8.89

8.99

9.02

9.06

9.04

9.039.0

4

9.07

9.04

9.06

9.05

8.96

8.96

8.96

8.92

8.82 8.8

9

8.97

9.03

9.05

9.11

9.17

9.22

9.11

9.01

8.968.94

8.95

8.94

8.87

8.89

8.90

8.96

8.99

9.11

9.16

9.27

9.35

9.41

9.28

9.25

9.22

9.13

8.91

9.07

9.19

9.31

9.47

9.57

9.67

9.68

9

9.38

9.52

9.55

9.58

9.50

9.46

9.45

ED

GE

OF A

SP

HA

LT

ED

GE

OF

AS

PH

ALT

ED

GE

OF

AS

PH

AL

T

-89.8

2

EDGE OF ASPHALT

8.77

8.92

8.58

9.57

10.7

0

9.14

9.17

9.10

9.82

8.68

8.84

LETDOWN

WATERMAIN

CONCRETEPAD

10.01

10.0

010.0

0

10.01

10.0

110

.00

10.0

110

.00

9.27

9.28

9.28

9.28

9.99

9.94

9.91

9.899.8

99.93

9.95

9.98

10.0

1

10.0

3

10.0

6

GU

TTER

GU

TT

ER

GU

TT

ER

GUTTER

GU

TTER

GUTTER

GUTTER

9.23

8.98

8.60

9.91

9.909.9

09.889.8

79.8

59.8

4

8.68

8.32

8.29

8.29

8.24

8.23

8.22

8.23

7.85

7.82

7.81

7.81

7.81

7.73

7.67

8.13

8.09

8.06

8.04

7.95

7.85

8.24

8.25

8.27

8.298.30

8.32

8.32

8.32

8.33

8.34

8.27

8.24

8.30

8.30

8.32

8.31

8.34

9.88

9.84

9.81

9.79

9.77

9.75

9.73

9.71

9.71

9.74

9.77

9.82

CLEAROUT

9.65

9.79

BR

EA

K L

INE

BR

EA

K L

INE

SPEEDBUM

P

9.26

9.11

9.01

9.06 9.0

5

8.97

9.05

9.26

8.87

8.88

8.93

8.96

9.01

8.98

9.08

9.03

8.99

8.96

8.99

8.96

9.00

9.05

9.11

9.07

9.15

9.15

9.04

9.13

9.26

9.299.3

0

9.34

9.27 9.2

7 9.34

9.37

8.658.6

6

8.27

7.95

7.83

8.36

8.34

8.52

8.54

8.79

8.82

8.79

8.70

8.52

8.67

8.61

8.46

8.42

8.52

8.58

8.46

8.25

8.12

8.09

8.19

8.17

8.08

8.04

8.13

8.82

SPEEDBUM

P

PROPERTYA RC=15.254

PROPERTY LINE=15.240


PR

OP

ER

TY

LIN

E=

20.1

78

PRO

PERTY

LIN

E=61.

969


PR

OP

ER

TY

LIN

E=45.1

56


PR

OP

ER

TY

LIN

E=45.2

72

RAINSHELTER

SHED

PLANTER

TRELLIS

3057

3058

3059

WOODEN ARBOUR

PLANTERBOXES

TRELLIS

U

U

U

SRW

PLA

N L

MP49

645

SRW

PLA

N L

MP49

645

SRW

PLA

N L

MP49

645

SOUTH BOUNDARY OF SRW PLAN LMP11609

NORTH BOUNDARY OF SRW PLAN LMP11609

LOT DETAILS CURRENT ZONING C-2 PROPOSED ZONING

ZONING ANALYSIS TABLE

Lot Area (m2)

Lot Width (m)

Lot Depth (m)

Lot Coverage of buildings (%) Primary & Accessory

Lot Coverage of buildings, driveways and parking (%)

Min. 550 m2

Min. 15 m

-

-

75%

no change

no change

no change

no change

no change

DEVELOPMENT REGULATIONSNumber of units

Floor Area (Gross)

Floor Area Ratio (FAR)

Building Height (Storeys/metres)

Building Setbacks (m)

Front

Side (include direction)


Rear

Base: Lot Area / 200 m2Bonus: upto Lot Area / 100m2

-

-

Principal: 10.5m in HeightAccessory 6.0m in Height

None

(West) None

(East) None

3 m

no change

-

-

Principal : 22m in Building HeightAccessory : no change

no change

no change

no change

no change

ADDRESS

LEGAL DESCRIPTION

Lot 1 : 5657 Lamprey Ln. Sechelt

Lot 2 : 5638 Inlet Ave. Sechelt

LEGAL DESCRIPTIONLot 36, Block G, District Lots 303 and 304, Plan 15854

Parcel A (Consolidation of Lots 12 and 13), Block P, Block 303, Group 1 New Westminster District, Plan 14919

PID007-614-454

029-743-567

NOTESLots to be consolidated.Lot area after consolidation: 5910 m2

Why a rezoning is necessary; and the benefits to the neighbourhood:There is a housing crisis on the Coast, especially for single women, older women, and women with families. To meet the need for affordable housing in our community, Sunshine Coast Community Services (SCCSS) are looking to build 34 apartments for women and women with children on the Sunshine Coast. The design includes larger units that accommodate families (2 and 3 bedroom units) are a particular need in our community.This project will provide several key benefits for the community and region:safe, inclusive affordable housing for women and children a new hub of activity at the end of Inlet Avea new, healthy and inclusive environment for SCCSS clients, visitors and staffa community gathering place that all residents of the Sunshine Coast can be proud of

This application requests that the District of Sechelt create a new, Site Specific Development Zone for the property located at 5638 Inlet Avenue that will accommodate a 6-storey building. The proposal includes 4 floors of affordable housing atop 2 floors of offices and program space for Sunshine Coast Community Services Society.The site current zone is C-2 commercial that limits building height to 3 storeys. This application requests that the allowable building height be increased to 6 storeys. The rest of the zoning criteria within the C-2 zone are compatible with the proposed project, including for density, use, setbacks and site coverage, and this application requests no changes to these items. A key understanding for the design is that almost 75% of the site is impacted by a BC Hydro Right-of-Way (ROW)- a restriction that prevents permanent buildings constructed with the ROW. This severely limits the developable footprint and strategies for achieving an appropriate density for the site.Another key understanding is the desperate need for larger, family friendly units. These larger units require more floor space, and therefore additional building height to fit the 34 units into the restricted footprint area.A 4500 SF Youth Centre is also proposed for the north portion of the site, pending approval from BC Hydro. This building will be modular construction, and single storey in height. The location shown would require a site-specific siting request. This facility will also be operated by SCCSS.Official Community Plan: The design has been developed with consideration of the District of Sechelt Official Community Plan, adopted in 2010. The OCP designates the site as part of the Downtown Centre area. This designation is intended to bring a vibrant mix of uses and to increase the number of people living in Downtown and permits a wide mix of retail, office, tourist commercial, cultural, institutional and residential uses. Building heights up to 6 storeys are supported in this area where the views are not affected, and the district can provide the necessary fire protection. This project meets all of these criteria.Zoning:This application is compatible with ALL of criteria outlined in the C2 zone EXCEPT for height. We are requesting to change the building height limitation from 10.5m to 22m, from a 3 storey to 6 storey building. Fire Department:Fire safety has been carefully considered and the project team met with the Sechelt Fire Department staff to review access for firefighting. The fire department confirmed their ability to provide necessary fire protection to a 6 storey building that is fully-sprinkled and includes for pressurized stairwells and standpipes. The department prefers that the primary response point be located on Inlet Avenue with secondary access available from the North.Servicing:This application includes a conceptual servicing report and plan by Gwaii Engineering. The report demonstrates that the existing municipal services for sanitary and water supply on inlet avenue may be sufficient for the development. The report also addresses stormwater management, and includes strategies for managing water on site using an combination of infiltration tanks, cisterns, and swales.Geotechnical:The OCP requires that this application demonstrate that the geotechnical conditions of the site are sufficient to support a 6-storey building. This report is underway and will be forwarded to the District once available. Based on other buildings constructed in the region, the suitability of the site to support 6 storey structures seems very likely. View and Shadow:View & shadow are important factors for the Sechelt neighborhood. We have looked at the effect of the building on the site. Because of the location of the site at the northern terminus of Inlet Avenue and the significant setback created by BC Hydro ROW on the north, a 6 storey building on this site will have a very limited impact on both view and the shadow. A view from adjacent properties to the waterfront will not be interrupted. Also, the view from downtown toward Mt Richardson will not be blocked. The view from the sunshine coast highway shows that a 6 storey building on site will easily blend into the cityscape. The shadow analysis shows that a 6 storey building on the site will cast a shadow on the site itself for most of the time. The view and shadow studies are attached to this document.Site Consolidation:The project site is composed of 2 legal parcels that will be consolidated when the development approvals are complete. All of the project calculations are based on the combined lot area of 5910m2

DESIGN RATIONALE

Property Line Property Line

BC Hydro ROW

Existing 4 Storey Residential

Existing Home Care Services

Existing Body Shop

Existing Restaurant

Pro

pert

y Lin

e

Pro

pert

y Lin

e

22300

Build

ing H

eig

ht*

20800

40003

000 3

0003

000 3

000

6300


Existing Restaurant

Existing Industrial

P.L

.

P.L

.

P.L

.

P.L

.

22300

Build

ing H

eig

ht*

20800


Existing Body Shop

Existing industrial

P.L

.

P.L

.

P.L

.

P.L

.

22300

Build

ing H

eig

ht*

20800

6300

3000

3000

3000

3000

4000

RZ01

4

RZ012

RZ01

3

RZ01 5

APPROX. EXISTING SURROUND BUILDING LOCATIONS

EXISTING SIDEWALK ENDS HERE

LANDSCAPE FEATURE W/

ARTWORK

NEW PEDESTRIAN ACCESS

ROW

- Water

3000

Fire A

cc e

ss C

leara

nce

6000

CO

MM

ER

CIA

L

LO

AD

ING

COMMUNITY GARDEN ZONE

PARKING(40)

RESIDENTIAL ENTRANCE

SCCSS ENTRANCE

F.D. ENTRY

WELCOME ZONE

Setb

ack (

Rear

Lot Lin

e)

3000

APPROX. OUTLINES OF HYDRO LINES, 230 KV


HC

HC

PMT

GAS ROW

NEW PARKING

BC

HY

DR

O R

OW

GARBAGE

LOADING

PEDESTR

IAN R

OUTE

BIK

E S

TO

RA

GE

(3

6)

COVERED BIKE PARKING (14)

DROP OFF

58.63m

45.1

6m

15.24m

61.9

7m

ARC15.25m

20.1

8m

45.2

7m

59.7

4m

10.22m

INLE

T A

VE

.

LAMPREY LANE.LOT 1

LOT 2

APPROX. OUTLINE OF GAS LINES

CO

VERED W

ALK

WAY B

ELO

W

YOUTH CENTRE ENTRANCE

RAMP

RAMP

RESIDENTIAL

STAFF

GREEN HOUSE18M2

KID'S ZONE

YOUTHZONE

EDUCATIONZONE

NOTE. 1. LOT 1 & LOT 2 TO BE CONSOLIDATED

COMBINED LOT SIZE: 5910M22: UNO, ALL ACCESSORY BUILDING &

STRUCTURE IS ONE STORY, MAXIMUM HEIGHT 5M

3: LANDSCAPE PLAN IN DEVELOPMENT

YOUTH CENTRE416M2 (4480SF)

TOOL SHED12M2

COVERED STRUCTURE

6 STORY BUILDING

1 STORY MODULAR


DEVELOPMENT MANAGER:M'AKOLA DEVELOPMENT SERVICES102-550 Goldstream Ave. Victoria BC V9B 2W7t. 778 | 265.7489contact: Katy Fabrise: [email protected]

ARCHITECT:STUDIO 531 ARCHITECTS INC.531 Herald St.Victoria BC V8W 1S5t. 250 | 384.2131contact: Jesse Garlick, Architect AIBCe: [email protected]


LOCATION MAP

Lamprey Ln

Wharf

Ave

Inle

t A

ve

Hig

htide A

ve

Ebbtide St

Medusa St

Sherlock Ln

Tra

il A

ve

Dolphine St

Mermaid St

Seahorse Ln

Starfish Ln

Sunshine Coast Hwy

Sechelt Hospital

ISSUED FOR REZONING 2020.02.01

SITE

5638 Inlet Ave Housing A-02Feb 01, 2020

1.513

1.271

ED

GE

OF

GR

AV

EL

PA

TH

PARKING LOT

PARKING LOT

PARKING LOT

PORCH

STAIRS

PORCH

STAIRS

CH

AIN

LIN

K F

EN

CE

8.84

8.87

WO

OD

FE

NC

E

CH

AIN

LIN

K F

EN

CE

CH

AIN

LIN

K F

EN

CE

CHAIN LINK FENCE

CH

AIN

LIN

K F

EN

CE

CH

AIN

LIN

K F

EN

CE

CHAIN LINK FENCE

GLS LINE

8.93

8.95

9.41

9.45

9.51

9.50

9.72

9.74

9.59

8.89

9.01

8.91

8.83

8.90

8.76

8.87


CB


CB

3.0 SHRUB

9.22

9.66

9.85

9.23

9.16

9.12

9.07

9.00

9.17

9.11

9.14

9.19

9.10

8.93

8.90 8.8

78.7

6

SHRUB 1.0∅

LILAC 0.5∅

SHRUB 1.5∅

SHRUB 2.0∅

SHRUB 0.8∅

SHRUB 1.0∅

SHRUB 1.0∅

SHRUB 1.0∅

SHRUB 1.0∅



GV

WV

WV

WV

WV

WV

WV

WV

WSWS

WV

WV

FH

WV

WV

RIM EL=7.85

MH

RIM EL=7.92

MH

RIM EL=8.26

MH

RIM EL=9.81

MH STORM





HYDRO KIOSK

GW

GW

PP

PP

PP

PP

PP

PP

PP

GW

GW

GW

GW

GW

GW

LS

LS PP

LSLS

SIGN

SIGN

SIGN

SIGN

B

SIGN

SIGN

SIGN

CURB

CURB CURB

9.04

9.16

9.33

9.99

10.0

09.8

8

9.90

10.0

2

9.92

10.0

3

9.97

9.96

9.93

9.91

9.89

9.87

9.85

9.87

9.89

9.92

9.98

TRAIL8.8

18.70

99.7

3

9.66

9.63

9.64

9.63

9.73

9.84

9.95

9.93

9.85

9.80

9.76 9.8

0 9.84

9.89 9.9

59.9

4

9.29

DEC

9.60

0.10Ø DEC

9.14

0.07Ø DEC

9.14

0.03Ø DEC

9.46

0.05Ø DEC

9.74

0.04Ø DEC

9.35

0.06Ø DEC

9.31

0.08Ø DEC

9.29

0.25Ø CON

8.92

0.1Ø DEC

9.51

0.10Ø DEC

9.50

0.10Ø DEC

9.76

0.10Ø DEC

9.12

0.15Ø DEC

8.59

0.12Ø DEC

8.64

0.69Ø DEC

8.61

0.69Ø DEC

8.77

0.20Ø DEC

8.68

0.20Ø DEC

9.18

0.15Ø DEC

8.97

Ø CON

9.04

8.92

8.89

8.91

8.90

0.20Ø DEC

8.90

0.50Ø DEC

8.87

0.15Ø DEC

8.95

0.15Ø DEC

8.94

0.15Ø DEC

9.18

0.25Ø CON

CEDAR CLUSTER

10.0

3

9.54

9.24

9.14

9.02

9.04

9.09 9.5

3

9.05

9.10

9.12

9.15

9.04

8.99

9.38

9.30

9.47

9.44

9.45

9.18

9.38

9.59

9.75

9.60

9.92

9.92

9.95

9.92

9.89

9.89

9.07

8.95

9.09

9.24

9.57

9.57

9.53

9.53

9.72

9.13

9.22

9.40

9.18

9.18

9.01

8.98

8.26

8.32

8.33

8.39

8.43

8.10

8.07

8.26

8.24

8.84

8.78

8.75

8.87

10.1

6

TO

E O

F B

AN

K

TOE OF BANK

9.29

9.04

9.29

9.23

9.13

9.02

8.99

8.90

8.96

9.68

9.619.6

2

9.65

9.65

9.75

9.90

9.949.9

3

9.93

9.95

10.0

2

9.87

9.83

9.81

9.74

9.62

9.57

9.55

9.51

9.54

9.53

9.54

9.50

9.45

9.37

9.36

9.35

9.21

9.01

8.94

8.89

8.99

9.02

9.06

9.04

9.039.0

4

9.07

9.04

9.06

9.05

8.96

8.96

8.96

8.92

8.82 8.8

9

8.97

9.03

9.05

9.11

9.17

9.22

9.11

9.01

8.968.94

8.95

8.94

8.87

8.89

8.90

8.96

8.99

9.11

9.16

9.27

9.35

9.41

9.28

9.25

9.22

9.13

8.91

9.07

9.19

9.31

9.47

9.57

9.67

9.68

9

9.38

9.52

9.55

9.58

9.50

9.46

9.45

ED

GE

OF A

SP

HA

LT

ED

GE

OF

AS

PH

ALT

ED

GE

OF

AS

PH

AL

T

-89.8

2

EDGE OF ASPHALT

8.77

8.92

8.58

9.57

10.7

0

9.14

9.17

9.10

9.82

8.68

8.84

LETDOWN

WATERMAIN

CONCRETEPAD

10.01

10.0

010.0

0

10.01

10.0

110

.00

10.0

110

.00

9.27

9.28

9.28

9.28

9.99

9.94

9.91

9.899.8

99.93

9.95

9.98

10.0

1

10.0

3

10.0

6

GU

TTER

GU

TT

ER

GU

TT

ER

GUTTER

GU

TTER

GUTTER

GUTTER

9.23

8.98

8.60

9.91

9.909.9

09.889.8

79.8

59.8

4

8.68

8.32

8.29

8.29

8.24

8.23

8.22

8.23

7.85

7.82

7.81

7.81

7.81

7.73

7.67

8.13

8.09

8.06

8.04

7.95

7.85

8.24

8.25

8.27

8.298.30

8.32

8.32

8.32

8.33

8.34

8.27

8.24

8.30

8.30

8.32

8.31

8.34

9.88

9.84

9.81

9.79

9.77

9.75

9.73

9.71

9.71

9.74

9.77

9.82

CLEAROUT

9.65

9.79

BR

EA

K L

INE

BR

EA

K L

INE

SPEEDBUM

P

9.26

9.11

9.01

9.06 9.0

5

8.97

9.05

9.26

8.87

8.88

8.93

8.96

9.01

8.98

9.08

9.03

8.99

8.96

8.99

8.96

9.00

9.05

9.11

9.07

9.15

9.15

9.04

9.13

9.26

9.299.3

0

9.34

9.27 9.2

7 9.34

9.37

8.658.6

6

8.27

7.95

7.83

8.36

8.34

8.52

8.54

8.79

8.82

8.79

8.70

8.52

8.67

8.61

8.46

8.42

8.52

8.58

8.46

8.25

8.12

8.09

8.19

8.17

8.08

8.04

8.13

8.82

SPEEDBUM

P

PROPERTYA RC=15.254



PR

OP

ER

TY

LIN

E=

20.1

78

PRO

PERTY

LIN

E=61.

969


PR

OP

ER

TY

LIN

E=45.1

56


PR

OP

ER

TY

LIN

E=45.2

72

RAINSHELTER

SHED

PLANTER

TRELLIS

3057

3058

3059

WOODEN ARBOUR

PLANTERBOXES

TRELLIS

U

U

U

SRW

PLA

N L

MP49

645

SRW

PLA

N L

MP49

645

SRW

PLA

N L

MP49

645





Lot Area (m2)

Lot Width (m)

Lot Depth (m)



Min. 550 m2

Min. 15 m

-

-

75%

no change

no change

no change

no change

no change


Floor Area (Gross)




Front



Rear


-

-


None

(West) None

(East) None

3 m

no change

-

-


no change

no change

no change

no change

ADDRESS

LEGAL DESCRIPTION





PID007-614-454

029-743-567




DESIGN RATIONALE


BC Hydro ROW



Existing Body Shop

Existing Restaurant

Pro

pert

y Lin

e

Pro

pert

y Lin

e

22300

Build

ing H

eig

ht*

20800

40003

000 3

0003

000 3

000

6300


Existing Restaurant

Existing Industrial

P.L

.

P.L

.

P.L

.

P.L

.

22300

Build

ing H

eig

ht*

20800


Existing Body Shop

Existing industrial

P.L

.

P.L

.

P.L

.

P.L

.

22300

Build

ing H

eig

ht*

20800

6300

3000

3000

3000

3000

4000

RZ01

4

RZ012

RZ01

3

RZ01 5




ARTWORK


ROW

- Water

3000

Fire A

cc e

ss C

leara

nce

6000

CO

MM

ER

CIA

L

LO

AD

ING


PARKING(40)


SCCSS ENTRANCE

F.D. ENTRY

WELCOME ZONE

Setb

ack (

Rear

Lot Lin

e)

3000



HC

HC

PMT

GAS ROW

NEW PARKING

BC

HY

DR

O R

OW

GARBAGE

LOADING

PEDESTR

IAN R

OUTE

BIK

E S

TO

RA

GE

(3

6)


DROP OFF

58.63m

45.1

6m

15.24m

61.9

7m

ARC15.25m

20.1

8m

45.2

7m

59.7

4m

10.22m

INLE

T A

VE

.

LAMPREY LANE.LOT 1

LOT 2


CO

VERED W

ALK

WAY B

ELO

W


RAMP

RAMP

RESIDENTIAL

STAFF

GREEN HOUSE18M2

KID'S ZONE

YOUTHZONE

EDUCATIONZONE






TOOL SHED12M2

COVERED STRUCTURE

6 STORY BUILDING

1 STORY MODULAR





LOCATION MAP

Lamprey Ln

Wharf

Ave

Inle

t A

ve

Hig

htide A

ve

Ebbtide St

Medusa St

Sherlock Ln

Tra

il A

ve

Dolphine St

Mermaid St

Seahorse Ln

Starfish Ln

Sunshine Coast Hwy

Sechelt Hospital


SITE

Concept Site Plan

Fire Department:

Fire safety has been carefully considered and the project team met with the Sechelt Fire Department staff to review access for firefighting. The fire department confirmed their ability to provide necessary fire protection to a 6 storey building that is fully-sprinkled and includes for pressurized stairwells and standpipes. The department prefers that the primary response point be located on Inlet Avenue with secondary access available from the North.

Servicing:

This application includes a conceptual servicing report and plan by Gwaii Engineering. The report demonstrates that the existing municipal services for sanitary and water supply on inlet avenue may be sufficient for the development. The report also addresses stormwater management, and includes strategies for managing water on site using an combination of infiltration tanks, cisterns, and swales.

Geotechnical:

The OCP requires that this application demonstrate that the geotechnical conditions of the site are sufficient to support a 6-storey building. This report is underway and will be forwarded to the District once available. Based on other buildings constructed in the region, the suitability of the site to support 6 storey structures seems very likely.

View and Shadow:

View & shadow are important factors for the neighborhood. We have looked at the effect of the building on the site. Because of the location of the site at the northern terminus of Inlet Avenue and the significant setback created by BC Hydro ROW on the north, a 6 storey building on this site will have a very limited impact on both view and shadow of the neighbouring properties.

The view from adjacent properties to the waterfront will not be interrupted. Also, the view from downtown toward Mt Richardson will not be blocked. The view from the sunshine coast highway shows that a 6 storey building on site will easily blend into the cityscape. The view and shadow studies are attached to this document.

Site Consolidation:

The project site is composed of 2 legal parcels that will be consolidated when the development approvals are complete. All of the project calculations are based on the combined lot area of 5910m2

1.513

1.271

ED

GE

OF

GR

AV

EL

PA

TH

PARKING LOT

PARKING LOT

PARKING LOT

PORCH

STAIRS

PORCH

STAIRS

CH

AIN

LIN

K F

EN

CE

8.84

8.87

WO

OD

FE

NC

E

CH

AIN

LIN

K F

EN

CE

CH

AIN

LIN

K F

EN

CE

CHAIN LINK FENCE

CH

AIN

LIN

K F

EN

CE

CH

AIN

LIN

K F

EN

CE

CHAIN LINK FENCE

GLS LINE

8.93

8.95

9.41

9.45

9.51

9.50

9.72

9.74

9.59

8.89

9.01

8.91

8.83

8.90

8.76

8.87


CB


CB

3.0 SHRUB

9.22

9.66

9.85

9.23

9.16

9.12

9.07

9.00

9.17

9.11

9.14

9.19

9.10

8.93

8.90 8.8

78.7

6

SHRUB 1.0∅

LILAC 0.5∅

SHRUB 1.5∅

SHRUB 2.0∅

SHRUB 0.8∅

SHRUB 1.0∅

SHRUB 1.0∅

SHRUB 1.0∅

SHRUB 1.0∅



GV

WV

WV

WV

WV

WV

WV

WV

WSWS

WV

WV

FH

WV

WV

RIM EL=7.85

MH

RIM EL=7.92

MH

RIM EL=8.26

MH

RIM EL=9.81

MH STORM





HYDRO KIOSK

GW

GW

PP

PP

PP

PP

PP

PP

PP

GW

GW

GW

GW

GW

GW

LS

LS PP

LSLS

SIGN

SIGN

SIGN

SIGN

B

SIGN

SIGN

SIGN

CURB

CURB CURB

9.04

9.16

9.33

9.99

10.0

09.8

8

9.90

10.0

2

9.92

10.0

3

9.97

9.96

9.93

9.91

9.89

9.87

9.85

9.87

9.89

9.92

9.98

TRAIL8.8

18.70

99.7

3

9.66

9.63

9.64

9.63

9.73

9.84

9.95

9.93

9.85

9.80

9.76 9.8

0 9.84

9.89 9.9

59.9

4

9.29

DEC

9.60

0.10Ø DEC

9.14

0.07Ø DEC

9.14

0.03Ø DEC

9.46

0.05Ø DEC

9.74

0.04Ø DEC

9.35

0.06Ø DEC

9.31

0.08Ø DEC

9.29

0.25Ø CON

8.92

0.1Ø DEC

9.51

0.10Ø DEC

9.50

0.10Ø DEC

9.76

0.10Ø DEC

9.12

0.15Ø DEC

8.59

0.12Ø DEC

8.64

0.69Ø DEC

8.61

0.69Ø DEC

8.77

0.20Ø DEC

8.68

0.20Ø DEC

9.18

0.15Ø DEC

8.97

Ø CON

9.04

8.92

8.89

8.91

8.90

0.20Ø DEC

8.90

0.50Ø DEC

8.87

0.15Ø DEC

8.95

0.15Ø DEC

8.94

0.15Ø DEC

9.18

0.25Ø CON

CEDAR CLUSTER

10.0

3

9.54

9.24

9.14

9.02

9.04

9.09 9.5

3

9.05

9.10

9.12

9.15

9.04

8.99

9.38

9.30

9.47

9.44

9.45

9.18

9.38

9.59

9.75

9.60

9.92

9.92

9.95

9.92

9.89

9.89

9.07

8.95

9.09

9.24

9.57

9.57

9.53

9.53

9.72

9.13

9.22

9.40

9.18

9.18

9.01

8.98

8.26

8.32

8.33

8.39

8.43

8.10

8.07

8.26

8.24

8.84

8.78

8.75

8.87

10.1

6

TO

E O

F B

AN

K

TOE OF BANK

9.29

9.04

9.29

9.23

9.13

9.02

8.99

8.90

8.96

9.68

9.619.6

2

9.65

9.65

9.75

9.90

9.949.9

3

9.93

9.95

10.0

2

9.87

9.83

9.81

9.74

9.62

9.57

9.55

9.51

9.54

9.53

9.54

9.50

9.45

9.37

9.36

9.35

9.21

9.01

8.94

8.89

8.99

9.02

9.06

9.04

9.039.0

4

9.07

9.04

9.06

9.05

8.96

8.96

8.96

8.92

8.82 8.8

9

8.97

9.03

9.05

9.11

9.17

9.22

9.11

9.01

8.968.94

8.95

8.94

8.87

8.89

8.90

8.96

8.99

9.11

9.16

9.27

9.35

9.41

9.28

9.25

9.22

9.13

8.91

9.07

9.19

9.31

9.47

9.57

9.67

9.68

9

9.38

9.52

9.55

9.58

9.50

9.46

9.45

ED

GE

OF A

SP

HA

LT

ED

GE

OF

AS

PH

ALT

ED

GE

OF

AS

PH

AL

T

-89.8

2

EDGE OF ASPHALT

8.77

8.92

8.58

9.57

10.7

0

9.14

9.17

9.10

9.82

8.68

8.84

LETDOWN

WATERMAIN

CONCRETEPAD

10.01

10.0

010.0

0

10.01

10.0

110

.00

10.0

110

.00

9.27

9.28

9.28

9.28

9.99

9.94

9.91

9.899.8

99.93

9.95

9.98

10.0

1

10.0

3

10.0

6

GU

TTER

GU

TT

ER

GU

TT

ER

GUTTER

GU

TTER

GUTTER

GUTTER

9.23

8.98

8.60

9.91

9.909.9

09.889.8

79.8

59.8

4

8.68

8.32

8.29

8.29

8.24

8.23

8.22

8.23

7.85

7.82

7.81

7.81

7.81

7.73

7.67

8.13

8.09

8.06

8.04

7.95

7.85

8.24

8.25

8.27

8.298.30

8.32

8.32

8.32

8.33

8.34

8.27

8.24

8.30

8.30

8.32

8.31

8.34

9.88

9.84

9.81

9.79

9.77

9.75

9.73

9.71

9.71

9.74

9.77

9.82

CLEAROUT

9.65

9.79

BR

EA

K L

INE

BR

EA

K L

INE

SPEEDBUM

P

9.26

9.11

9.01

9.06 9.0

5

8.97

9.05

9.26

8.87

8.88

8.93

8.96

9.01

8.98

9.08

9.03

8.99

8.96

8.99

8.96

9.00

9.05

9.11

9.07

9.15

9.15

9.04

9.13

9.26

9.299.3

0

9.34

9.27 9.2

7 9.34

9.37

8.658.6

6

8.27

7.95

7.83

8.36

8.34

8.52

8.54

8.79

8.82

8.79

8.70

8.52

8.67

8.61

8.46

8.42

8.52

8.58

8.46

8.25

8.12

8.09

8.19

8.17

8.08

8.04

8.13

8.82

SPEEDBUM

P

PROPERTYA RC=15.254



PR

OP

ER

TY

LIN

E=

20.1

78

PRO

PERTY

LIN

E=61.

969


PR

OP

ER

TY

LIN

E=45.1

56


PR

OP

ER

TY

LIN

E=45.2

72

RAINSHELTER

SHED

PLANTER

TRELLIS

3057

3058

3059

WOODEN ARBOUR

PLANTERBOXES

TRELLIS

U

U

U

SRW

PLA

N L

MP49

645

SRW

PLA

N L

MP49

645

SRW

PLA

N L

MP49

645





Lot Area (m2)

Lot Width (m)

Lot Depth (m)



Min. 550 m2

Min. 15 m

-

-

75%

no change

no change

no change

no change

no change


Floor Area (Gross)




Front



Rear


-

-


None

(West) None

(East) None

3 m

no change

-

-


no change

no change

no change

no change

ADDRESS

LEGAL DESCRIPTION





PID007-614-454

029-743-567




DESIGN RATIONALE


BC Hydro ROW



Existing Body Shop

Existing Restaurant

Pro

pert

y Lin

e

Pro

pert

y Lin

e

22300

Build

ing H

eig

ht*

20800

40003

000 3

0003

000 3

000

6300


Existing Restaurant

Existing Industrial

P.L

.

P.L

.

P.L

.

P.L

.

22300

Build

ing H

eig

ht*

20800


Existing Body Shop

Existing industrial

P.L

.

P.L

.

P.L

.

P.L

.

22300

Build

ing H

eig

ht*

20800

6300

3000

3000

3000

3000

4000

RZ01

4

RZ012

RZ01

3

RZ01 5




ARTWORK


ROW

- Water

3000

Fire A

cc e

ss C

leara

nce

6000

CO

MM

ER

CIA

L

LO

AD

ING


PARKING(40)


SCCSS ENTRANCE

F.D. ENTRY

WELCOME ZONE

Setb

ack (

Rear

Lot Lin

e)

3000



HC

HC

PMT

GAS ROW

NEW PARKING

BC

HY

DR

O R

OW

GARBAGE

LOADING

PEDESTR

IAN R

OUTE

BIK

E S

TO

RA

GE

(3

6)


DROP OFF

58.63m

45.1

6m

15.24m

61.9

7m

ARC15.25m

20.1

8m

45.2

7m

59.7

4m

10.22m

INLE

T A

VE

.

LAMPREY LANE.LOT 1

LOT 2


CO

VERED W

ALK

WAY B

ELO

W


RAMP

RAMP

RESIDENTIAL

STAFF

GREEN HOUSE18M2

KID'S ZONE

YOUTHZONE

EDUCATIONZONE






TOOL SHED12M2

COVERED STRUCTURE

6 STORY BUILDING

1 STORY MODULAR





LOCATION MAP

Lamprey Ln

Wharf

Ave

Inle

t A

ve

Hig

htide A

ve

Ebbtide St

Medusa St

Sherlock Ln

Tra

il A

ve

Dolphine St

Mermaid St

Seahorse Ln

Starfish Ln

Sunshine Coast Hwy

Sechelt Hospital


SITE

N


N

to be Consolidated

Lot 12&13

Lot 36

0 5 10 15 25

3m Setbackfor daylight

3m for daylight

3m R.O.W.

Approx. Building Footprint865 m2

3m SetbackRear Lot Line

5638 Inlet Ave. Sechelt

Legal Description: Parcel A (Consolidation of Lots 12 and 13), Block P, Block 303, Group 1 New Westminster District, Plan 14919

PID: 029-743-567

5657 Lamprey Lane, Sechelt

Legal Description: Lot 36, Block G, District Lots 303 and 304, Plan 15854

PID: 007-614-454

Existing Conditions + Legal Description


N

Vehicle Access

Pedestrian Access

Property Line

OCP Pedestrian route

Right of Way (BC Hydro)

Right of Way (Water)

Maximum Building Footprint

Existing Buildings on Site

Existing Surrounding Buildings

Existing Site: Circulation/Access

Dead End

Existing Parking

StreetParking

ResidentialParking

Body ShopParking

Home Care

Services Parking

Possible Future Road Connection

CurrentCommunity

Garden

Existing Food Bank

Existing Community Service

Approx. Outline of Hydro Lines138kV

Approx. Outline of Hydro Lines230kV

App

rox.

BC

Hyd

ro R

OW

Downtown Connection

Connectionto Arterial Road

ExistingResidential

ExistingStorage

ExistingRestaurant

Existing Concrete Wall

ExistingIndustrial

ExistingIndustrial

ExistingHome Care

Services

Existing Body Shop

Existing Storage

Lamprey Ln

Lamprey Ln

Inlet AveLa

mpr

ey L

n

Wharf Ave

0 5 10 15 25


Rem

. 'C

'PL

AN 1

0030

STAT

UTO

RY

RIG

HT

OF

WAY

PLA

N B

CP3

046

36PL

AN 1

5854

NO

RTH

BO

UN

DAR

Y BC

H R

/W R

EFER

ENC

E PL

AN 4

834

'A'

PLAN

149

19

I N L E T A V E

L A

M P

R E

Y

L A

N E

LETD

OW

N

WAT

ERM

AIN

3.0

SHR

UB

RAI

NSH

ELTE

R

FOO

DBA

NK

STO

RAG

EBU

ILD

ING

POR

CH

STAI

RS

POR

CH

STAI

RS

POR

CH

STAI

RS

CO

NC

RET

EPA

D

POR

CH

RAMP

CLE

ARO

UT

SHED

BREA

K LI

NE

SIG

N

SRW PLAN LM

P4964

5

PAR

KIN

G

L

OT

BREAK LINE

SPEEDBUMP

PAR

KIN

G

LO

T

WO

OD

EN A

RBO

UR

BEN

CH

TRAI

L

HYD

RO

KIO

SK

PLAN

TER

TREL

LIS

GU

TTER

CU

RB

CU

RB

WV

WV

PP

PP

PP

PP

PP

PP PP

PP

WV

WV

WV

WV

WV

WV

GV

WS

WS

WV

LS

WV

LSFH

PP

WV

WV

LSLS

PP

CO

NC

RET

E PA

D

CED

AR C

LUST

ER

CO

MM

UN

ITY

SER

VIC

ES B

UIL

DIN

G

WO

OD

EN A

RBO

UR

CO

NC

RET

E SI

DEW

ALK

EDGE OF ASPHALT

EDGE OF ASPHALT

EDGE OF ASPHALT

WO

OD

EN A

RBO

UR

PAR

KIN

G

LO

T

EDGE OF GRAVEL PATH

EDG

E O

F G

RAV

EL

SH

RU

B 1.

0Ø

LILA

C 0

.5Ø

TREL

LIS

PAR

KIN

G

LO

T

SPEEDBUMP

BUIL

DIN

G

SH

RU

B 1.

5Ø

SH

RU

B 2.

0Ø SH

RU

B 0.

8Ø

SH

RU

B 1.

0Ø

SH

RU

B 1.

0Ø SH

RU

B 1.

0Ø

SH

RU

B 1.

0Ø

SRW PLAN LM

P4964

5

SRW PLAN LM

P4964

5

PRO

PER

TYAR

C=15.

254

PRO

PER

TY L

INE=

15.2

40


PRO

PER

TY L

INE=

68.8

94



CO

NC

RET

E SI

DEW

ALK

PRO

PER

TY L

INE=

58.6

31



PRO

PER

TY L

INE=

58.6

77

SOU

TH B

OU

ND

ARY

OF

SRW

PLA

N L

MP1

1609

AREA

= 0

.348

ha

AREA

= 0

.243

ha

11PL

AN 1

4919

10PL

AN 1

4919

STR

ATA

BUIL

DIN

GPL

AN B

CS2

547

PLAN

LM

P259

39

NO

PAR

KIN

G

NO

RTH

BO

UN

DAR

Y BC

H R

/W R

EFER

ENC

E P

LAN

483

4

'D'

PLAN

218

81

'E'

PLAN

218

81

'17'

PLAN

100

30

U

U

U

EDG

E O

F AS

PHAL

T

EDG

E O

F AS

PHAL

T

NO

RTH

BO

UN

DAR

Y O

F SR

W P

LAN

LM

P116

09

SH

RU

B 1.

0Ø S

HR

UB

1.0Ø

SH

RU

B 1.

0Ø S

HR

UB

2.0Ø

SOU

TH B

OU

ND

ARY

BCH

R/W

REF

EREN

CE

PLAN

483

4

SRW

PLA

N L

MP2

7142

SRW

PLA

N B

CP1

7017

Rem

.PA

RC

EL A

REV

ISIO

N:

DAT

E:BY

:

1

TOPO

GR

APH

IC S

UR

VEY

PLA

N O

F LO

T 36

Bk

G D

ISTR

IC L

OTS

303

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____

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____

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8.43

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1.0Ø

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9.29

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WAT

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GV

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GW

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SEPT

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9 - R

EVIS

ED B

CH

SO

UTH

BD

YES

Survey

Note: Existing survey is provide for reference only, and not to scale. A full size legal survey is included separately with the application package.


1.513

1.271

ED

GE

OF

GR

AV

EL

PA

TH

PARKING LOT

PARKING LOT

PARKING LOT

PORCH

STAIRS

PORCH

STAIRS

CH

AIN

LIN

K F

EN

CE

8.84

8.87

WO

OD

FE

NC

E

CH

AIN

LIN

K F

EN

CE

CH

AIN

LIN

K F

EN

CE

CHAIN LINK FENCE

CH

AIN

LIN

K F

EN

CE

CH

AIN

LIN

K F

EN

CE

CHAIN LINK FENCE

GLS LINE

8.93

8.95

9.41

9.45

9.51

9.50

9.72

9.74

9.59

8.89

9.01

8.91

8.83

8.90

8.76

8.87


CB


CB

3.0 SHRUB

9.22

9.66

9.85

9.23

9.16

9.12

9.07

9.00

9.17

9.11

9.14

9.19

9.10

8.93

8.90 8.8

78.7

6

SHRUB 1.0∅

LILAC 0.5∅

SHRUB 1.5∅

SHRUB 2.0∅

SHRUB 0.8∅

SHRUB 1.0∅

SHRUB 1.0∅

SHRUB 1.0∅

SHRUB 1.0∅



GV

WV

WV

WV

WV

WV

WV

WV

WSWS

WV

WV

FH

WV

WV

RIM EL=7.85

MH

RIM EL=7.92

MH

RIM EL=8.26

MH

RIM EL=9.81

MH STORM





HYDRO KIOSK

GW

GW

PP

PP

PP

PP

PP

PP

PP

GW

GW

GW

GW

GW

GW

LS

LS PP

LSLS

SIGN

SIGN

SIGN

SIGN

B

SIGN

SIGN

SIGN

CURB

CURB CURB

9.04

9.16

9.33

9.99

10.0

09.8

8

9.90

10.0

2

9.92

10.0

3

9.97

9.96

9.93

9.91

9.89

9.87

9.85

9.87

9.89

9.92

9.98

TRAIL8.8

18.70

99.7

3

9.66

9.63

9.64

9.63

9.73

9.84

9.95

9.93

9.85

9.80

9.76 9.8

0 9.84

9.89 9.9

59.9

4

9.29

DEC

9.60

0.10Ø DEC

9.14

0.07Ø DEC

9.14

0.03Ø DEC

9.46

0.05Ø DEC

9.74

0.04Ø DEC

9.35

0.06Ø DEC

9.31

0.08Ø DEC

9.29

0.25Ø CON

8.92

0.1Ø DEC

9.51

0.10Ø DEC

9.50

0.10Ø DEC

9.76

0.10Ø DEC

9.12

0.15Ø DEC

8.59

0.12Ø DEC

8.64

0.69Ø DEC

8.61

0.69Ø DEC

8.77

0.20Ø DEC

8.68

0.20Ø DEC

9.18

0.15Ø DEC

8.97

Ø CON

9.04

8.92

8.89

8.91

8.90

0.20Ø DEC

8.90

0.50Ø DEC

8.87

0.15Ø DEC

8.95

0.15Ø DEC

8.94

0.15Ø DEC

9.18

0.25Ø CON

CEDAR CLUSTER

10.0

3

9.54

9.24

9.14

9.02

9.04

9.09 9.5

3

9.05

9.10

9.12

9.15

9.04

8.99

9.38

9.30

9.47

9.44

9.45

9.18

9.38

9.59

9.75

9.60

9.92

9.92

9.95

9.92

9.89

9.89

9.07

8.95

9.09

9.24

9.57

9.57

9.53

9.53

9.72

9.13

9.22

9.40

9.18

9.18

9.01

8.98

8.26

8.32

8.33

8.39

8.43

8.10

8.07

8.26

8.24

8.84

8.78

8.75

8.87

10.1

6

TO

E O

F B

AN

K

TOE OF BANK

9.29

9.04

9.29

9.23

9.13

9.02

8.99

8.90

8.96

9.68

9.619.6

2

9.65

9.65

9.75

9.90

9.949.9

3

9.93

9.95

10.0

2

9.87

9.83

9.81

9.74

9.62

9.57

9.55

9.51

9.54

9.53

9.54

9.50

9.45

9.37

9.36

9.35

9.21

9.01

8.94

8.89

8.99

9.02

9.06

9.04

9.039.0

4

9.07

9.04

9.06

9.05

8.96

8.96

8.96

8.92

8.82 8.8

9

8.97

9.03

9.05

9.11

9.17

9.22

9.11

9.01

8.968.94

8.95

8.94

8.87

8.89

8.90

8.96

8.99

9.11

9.16

9.27

9.35

9.41

9.28

9.25

9.22

9.13

8.91

9.07

9.19

9.31

9.47

9.57

9.67

9.68

9

9.38

9.52

9.55

9.58

9.50

9.46

9.45

ED

GE

OF A

SP

HA

LT

ED

GE

OF

AS

PH

ALT

ED

GE

OF

AS

PH

AL

T

-89.8

2

EDGE OF ASPHALT

8.77

8.92

8.58

9.57

10.7

0

9.14

9.17

9.10

9.82

8.68

8.84

LETDOWN

WATERMAIN

CONCRETEPAD

10.01

10.0

010.0

0

10.01

10.0

110

.00

10.0

110

.00

9.27

9.28

9.28

9.28

9.99

9.94

9.91

9.899.8

99.93

9.95

9.98

10.0

1

10.0

3

10.0

6

GU

TTER

GU

TT

ER

GU

TT

ER

GUTTER

GU

TTER

GUTTER

GUTTER

9.23

8.98

8.60

9.91

9.909.9

09.889.8

79.8

59.8

4

8.68

8.32

8.29

8.29

8.24

8.23

8.22

8.23

7.85

7.82

7.81

7.81

7.81

7.73

7.67

8.13

8.09

8.06

8.04

7.95

7.85

8.24

8.25

8.27

8.298.30

8.32

8.32

8.32

8.33

8.34

8.27

8.24

8.30

8.30

8.32

8.31

8.34

9.88

9.84

9.81

9.79

9.77

9.75

9.73

9.71

9.71

9.74

9.77

9.82

CLEAROUT

9.65

9.79

BR

EA

K L

INE

BR

EA

K L

INE

SPEEDBUM

P

9.26

9.11

9.01

9.06 9.0

5

8.97

9.05

9.26

8.87

8.88

8.93

8.96

9.01

8.98

9.08

9.03

8.99

8.96

8.99

8.96

9.00

9.05

9.11

9.07

9.15

9.15

9.04

9.13

9.26

9.299.3

0

9.34

9.27 9.2

7 9.34

9.37

8.658.6

6

8.27

7.95

7.83

8.36

8.34

8.52

8.54

8.79

8.82

8.79

8.70

8.52

8.67

8.61

8.46

8.42

8.52

8.58

8.46

8.25

8.12

8.09

8.19

8.17

8.08

8.04

8.13

8.82

SPEEDBUM

P

PROPERTYA RC=15.254



PR

OP

ER

TY

LIN

E=

20.1

78

PRO

PERTY

LIN

E=61.

969


PR

OP

ER

TY

LIN

E=45.1

56


PR

OP

ER

TY

LIN

E=45.2

72

RAINSHELTER

SHED

PLANTER

TRELLIS

3057

3058

3059

WOODEN ARBOUR

PLANTERBOXES

TRELLIS

U

U

U

SRW

PLA

N L

MP49

645

SRW

PLA

N L

MP49

645

SRW

PLA

N L

MP49

645





Lot Area (m2)

Lot Width (m)

Lot Depth (m)



Min. 550 m2

Min. 15 m

-

-

75%

no change

no change

no change

no change

no change


Floor Area (Gross)




Front



Rear


-

-


None

(West) None

(East) None

3 m

no change

-

-


no change

no change

no change

no change

ADDRESS

LEGAL DESCRIPTION





PID007-614-454

029-743-567




DESIGN RATIONALE


BC Hydro ROW



Existing Body Shop

Existing Restaurant

Pro

pert

y Lin

e

Pro

pert

y Lin

e

22300

Build

ing H

eig

ht*

20800

40003

000 3

0003

000 3

000

6300


Existing Restaurant

Existing Industrial

P.L

.

P.L

.

P.L

.

P.L

.

22300

Build

ing H

eig

ht*

20800


Existing Body Shop

Existing industrial

P.L

.

P.L

.

P.L

.

P.L

.

22300

Build

ing H

eig

ht*

20800

6300

3000

3000

3000

3000

4000

RZ01

4

RZ012

RZ01

3

RZ01 5




ARTWORK


ROW

- Water

3000

Fire A

cc e

ss C

leara

nce

6000

CO

MM

ER

CIA

L

LO

AD

ING


PARKING(40)


SCCSS ENTRANCE

F.D. ENTRY

WELCOME ZONE

Setb

ack (

Rear

Lot Lin

e)

3000



HC

HC

PMT

GAS ROW

NEW PARKING

BC

HY

DR

O R

OW

GARBAGE

LOADING

PEDESTR

IAN R

OUTE

BIK

E S

TO

RA

GE

(3

6)


DROP OFF

58.63m

45.1

6m

15.24m

61.9

7m

ARC15.25m

20.1

8m

45.2

7m

59.7

4m

10.22m

INLE

T A

VE

.

LAMPREY LANE.LOT 1

LOT 2


CO

VERED W

ALK

WAY B

ELO

W


RAMP

RAMP

RESIDENTIAL

STAFF

GREEN HOUSE18M2

KID'S ZONE

YOUTHZONE

EDUCATIONZONE






TOOL SHED12M2

COVERED STRUCTURE

6 STORY BUILDING

1 STORY MODULAR





LOCATION MAP

Lamprey Ln

Wharf

Ave

Inle

t A

ve

Hig

htide A

ve

Ebbtide St

Medusa St

Sherlock Ln

Tra

il A

ve

Dolphine St

Mermaid St

Seahorse Ln

Starfish Ln

Sunshine Coast Hwy

Sechelt Hospital


SITE

Concept Elevations

1.513

1.271

ED

GE

OF

GR

AV

EL

PA

TH

PARKING LOT

PARKING LOT

PARKING LOT

PORCH

STAIRS

PORCH

STAIRS

CH

AIN

LIN

K F

EN

CE

8.84

8.87

WO

OD

FE

NC

E

CH

AIN

LIN

K F

EN

CE

CH

AIN

LIN

K F

EN

CE

CHAIN LINK FENCE

CH

AIN

LIN

K F

EN

CE

CH

AIN

LIN

K F

EN

CE

CHAIN LINK FENCE

GLS LINE

8.93

8.95

9.41

9.45

9.51

9.50

9.72

9.74

9.59

8.89

9.01

8.91

8.83

8.90

8.76

8.87


CB


CB

3.0 SHRUB

9.22

9.66

9.85

9.23

9.16

9.12

9.07

9.00

9.17

9.11

9.14

9.19

9.10

8.93

8.90 8.8

78.7

6

SHRUB 1.0∅

LILAC 0.5∅

SHRUB 1.5∅

SHRUB 2.0∅

SHRUB 0.8∅

SHRUB 1.0∅

SHRUB 1.0∅

SHRUB 1.0∅

SHRUB 1.0∅



GV

WV

WV

WV

WV

WV

WV

WV

WSWS

WV

WV

FH

WV

WV

RIM EL=7.85

MH

RIM EL=7.92

MH

RIM EL=8.26

MH

RIM EL=9.81

MH STORM





HYDRO KIOSK

GW

GW

PP

PP

PP

PP

PP

PP

PP

GW

GW

GW

GW

GW

GW

LS

LS PP

LSLS

SIGN

SIGN

SIGN

SIGN

B

SIGN

SIGN

SIGN

CURB

CURB CURB

9.04

9.16

9.33

9.99

10.0

09.8

8

9.90

10.0

2

9.92

10.0

3

9.97

9.96

9.93

9.91

9.89

9.87

9.85

9.87

9.89

9.92

9.98

TRAIL8.8

18.70

99.7

3

9.66

9.63

9.64

9.63

9.73

9.84

9.95

9.93

9.85

9.80

9.76 9.8

0 9.84

9.89 9.9

59.9

4

9.29

DEC

9.60

0.10Ø DEC

9.14

0.07Ø DEC

9.14

0.03Ø DEC

9.46

0.05Ø DEC

9.74

0.04Ø DEC

9.35

0.06Ø DEC

9.31

0.08Ø DEC

9.29

0.25Ø CON

8.92

0.1Ø DEC

9.51

0.10Ø DEC

9.50

0.10Ø DEC

9.76

0.10Ø DEC

9.12

0.15Ø DEC

8.59

0.12Ø DEC

8.64

0.69Ø DEC

8.61

0.69Ø DEC

8.77

0.20Ø DEC

8.68

0.20Ø DEC

9.18

0.15Ø DEC

8.97

Ø CON

9.04

8.92

8.89

8.91

8.90

0.20Ø DEC

8.90

0.50Ø DEC

8.87

0.15Ø DEC

8.95

0.15Ø DEC

8.94

0.15Ø DEC

9.18

0.25Ø CON

CEDAR CLUSTER

10.0

3

9.54

9.24

9.14

9.02

9.04

9.09 9.5

3

9.05

9.10

9.12

9.15

9.04

8.99

9.38

9.30

9.47

9.44

9.45

9.18

9.38

9.59

9.75

9.60

9.92

9.92

9.95

9.92

9.89

9.89

9.07

8.95

9.09

9.24

9.57

9.57

9.53

9.53

9.72

9.13

9.22

9.40

9.18

9.18

9.01

8.98

8.26

8.32

8.33

8.39

8.43

8.10

8.07

8.26

8.24

8.84

8.78

8.75

8.87

10.1

6

TO

E O

F B

AN

K

TOE OF BANK

9.29

9.04

9.29

9.23

9.13

9.02

8.99

8.90

8.96

9.68

9.619.6

2

9.65

9.65

9.75

9.90

9.949.9

3

9.93

9.95

10.0

2

9.87

9.83

9.81

9.74

9.62

9.57

9.55

9.51

9.54

9.53

9.54

9.50

9.45

9.37

9.36

9.35

9.21

9.01

8.94

8.89

8.99

9.02

9.06

9.04

9.039.0

4

9.07

9.04

9.06

9.05

8.96

8.96

8.96

8.92

8.82 8.8

9

8.97

9.03

9.05

9.11

9.17

9.22

9.11

9.01

8.968.94

8.95

8.94

8.87

8.89

8.90

8.96

8.99

9.11

9.16

9.27

9.35

9.41

9.28

9.25

9.22

9.13

8.91

9.07

9.19

9.31

9.47

9.57

9.67

9.68

9

9.38

9.52

9.55

9.58

9.50

9.46

9.45

ED

GE

OF A

SP

HA

LT

ED

GE

OF

AS

PH

ALT

ED

GE

OF

AS

PH

AL

T

-89.8

2

EDGE OF ASPHALT

8.77

8.92

8.58

9.57

10.7

0

9.14

9.17

9.10

9.82

8.68

8.84

LETDOWN

WATERMAIN

CONCRETEPAD

10.01

10.0

010.0

0

10.01

10.0

110

.00

10.0

110

.00

9.27

9.28

9.28

9.28

9.99

9.94

9.91

9.899.8

99.93

9.95

9.98

10.0

1

10.0

3

10.0

6

GU

TTER

GU

TT

ER

GU

TT

ER

GUTTER

GU

TTER

GUTTER

GUTTER

9.23

8.98

8.60

9.91

9.909.9

09.889.8

79.8

59.8

4

8.68

8.32

8.29

8.29

8.24

8.23

8.22

8.23

7.85

7.82

7.81

7.81

7.81

7.73

7.67

8.13

8.09

8.06

8.04

7.95

7.85

8.24

8.25

8.27

8.298.30

8.32

8.32

8.32

8.33

8.34

8.27

8.24

8.30

8.30

8.32

8.31

8.34

9.88

9.84

9.81

9.79

9.77

9.75

9.73

9.71

9.71

9.74

9.77

9.82

CLEAROUT

9.65

9.79

BR

EA

K L

INE

BR

EA

K L

INE

SPEEDBUM

P

9.26

9.11

9.01

9.06 9.0

5

8.97

9.05

9.26

8.87

8.88

8.93

8.96

9.01

8.98

9.08

9.03

8.99

8.96

8.99

8.96

9.00

9.05

9.11

9.07

9.15

9.15

9.04

9.13

9.26

9.299.3

0

9.34

9.27 9.2

7 9.34

9.37

8.658.6

6

8.27

7.95

7.83

8.36

8.34

8.52

8.54

8.79

8.82

8.79

8.70

8.52

8.67

8.61

8.46

8.42

8.52

8.58

8.46

8.25

8.12

8.09

8.19

8.17

8.08

8.04

8.13

8.82

SPEEDBUM

P

PROPERTYA RC=15.254



PR

OP

ER

TY

LIN

E=

20.1

78

PRO

PERTY

LIN

E=61.

969


PR

OP

ER

TY

LIN

E=45.1

56


PR

OP

ER

TY

LIN

E=45.2

72

RAINSHELTER

SHED

PLANTER

TRELLIS

3057

3058

3059

WOODEN ARBOUR

PLANTERBOXES

TRELLIS

U

U

U

SRW

PLA

N L

MP49

645

SRW

PLA

N L

MP49

645

SRW

PLA

N L

MP49

645





Lot Area (m2)

Lot Width (m)

Lot Depth (m)



Min. 550 m2

Min. 15 m

-

-

75%

no change

no change

no change

no change

no change


Floor Area (Gross)




Front



Rear


-

-


None

(West) None

(East) None

3 m

no change

-

-


no change

no change

no change

no change

ADDRESS

LEGAL DESCRIPTION





PID007-614-454

029-743-567




DESIGN RATIONALE


BC Hydro ROW



Existing Body Shop

Existing Restaurant

Pro

pert

y Lin

e

Pro

pert

y Lin

e

22300

Build

ing H

eig

ht*

20800

40003

000 3

0003

000 3

000

6300


Existing Restaurant

Existing Industrial

P.L

.

P.L

.

P.L

.

P.L

.

22300

Build

ing H

eig

ht*

20800


Existing Body Shop

Existing industrial

P.L

.

P.L

.

P.L

.

P.L

.

22300

Build

ing H

eig

ht*

20800

6300

3000

3000

3000

3000

4000

RZ01

4

RZ012

RZ01

3

RZ01 5




ARTWORK


ROW

- Water

3000

Fire A

cc e

ss C

leara

nce

6000

CO

MM

ER

CIA

L

LO

AD

ING


PARKING(40)


SCCSS ENTRANCE

F.D. ENTRY

WELCOME ZONE

Setb

ack (

Rear

Lot Lin

e)

3000



HC

HC

PMT

GAS ROW

NEW PARKING

BC

HY

DR

O R

OW

GARBAGE

LOADING

PEDESTR

IAN R

OUTE

BIK

E S

TO

RA

GE

(3

6)


DROP OFF

58.63m

45.1

6m

15.24m

61.9

7m

ARC15.25m

20.1

8m

45.2

7m

59.7

4m

10.22m

INLE

T A

VE

.LAMPREY LANE.

LOT 1

LOT 2


CO

VERED W

ALK

WAY B

ELO

W


RAMP

RAMP

RESIDENTIAL

STAFF

GREEN HOUSE18M2

KID'S ZONE

YOUTHZONE

EDUCATIONZONE






TOOL SHED12M2

COVERED STRUCTURE

6 STORY BUILDING

1 STORY MODULAR





LOCATION MAP

Lamprey Ln

Wharf

Ave

Inle

t A

ve

Hig

htide A

ve

Ebbtide St

Medusa St

Sherlock Ln

Tra

il A

ve

Dolphine St

Mermaid St

Seahorse Ln

Starfish Ln

Sunshine Coast Hwy

Sechelt Hospital


SITE

4

KEY PLAN

3

25


N

Sechelt/Porpoise Bay

Wharf A

ve

Lamprey Ln

Sunshine Coast Hwy

Sunshine Coast Hw

y

DowntownSechelt

Waterfront

Site

Context Map + Walking Distances

10 M

IN. W

ALKIN

G RADIUS

5MIN

WALK

ING RADIUS

Inlet Ave

The site is ideally located for affordable housing and support services. The site’s central location encourages alternate modes of transportation including transit, bikes, and walking.

Bonus Density allowed under C2


Site

Current Zone: C-2 (Commercial 2)

OCP - DowntownParkingPermitted Use:• Retail• Office• Service business• Commercial school• Residential (above the first storey with separate entrance from ground level)• Fitness centre• Libraries• Child care facility• Drop-in centre• Seasonal outdoor market• Restaurant with restriction

Use Required Parking Spaces

Dwelling units in conjunction with commercial use 1 per dwelling unit

Senior citizen housing and rest homes 1 per 4 dwelling unit

Places of public assembly, community centers, meeting halls, and similar

1 per 10 seat or 1 per 10 m2 of floor area

Business, admin, offices 1 per 35 m2 of floor area

Retail 1 per 25 m2

Restaurant, cafes 1 per 3 seats

Childcare Facilities 1 per 2 employees + 1 per 10 children

Drop-in Centre 1 per 35 m2

Site Analysis - Zoning Bylaw & OCP

OCP - Downtown Centre

Site

OCP - Parks & Trails

Site

• Buildings should be designed to create pedestrian interest, and be integrated with adjacent buildings and streets;

• Buildings should be two to three storeys on main commercial streets (Cowrie/Wharf);

• Use varying heights, especially for buildings with long street frontages.

• Articulate or design larger buildings to give the appearance of smaller individual buildings by using windows and alcoves or other elements.

• New buildings should be positioned to maintain sun exposure to sidewalks, pedestrian areas and adjacent residential buildings.

• Buildings should have a strong street presence; differentiate the first storey architecturally from upper storeys. Use cornices, wood trim, canopies or other architectural details to create a visual separation.

The Downtown Centre is the major business district in Sechelt. OCP policies support retail, office, cultural, administrative, and mixed commercial and residential uses


611.1 DENSITY

i) The number of dwelling units per lot shall not exceed the base density of one

(1) dwelling unit for each two hundred (200) square metres (50 units/ha) of lot area.

ii) Notwithstanding subsection 611.1(i), the number of dwelling units may be increased to a maximum density of one (1) dwelling unit for every one hundred (100) square metres (100 units/ha) of lot area, subject to the following conditions or a combination thereof:

a) 2% density bonus of units for every 10% of the total number of units built adaptable and accessible;

b) 10% density bonus of units for every 5% of total site area as additional protected, publicly accessible open space in locations satisfactory to the District;

c) Up to 10% density bonus of units for providing cultural or recreational facilities in locations and forms satisfactory to the District;

d) 2% density bonus for every 10% of the total number of units built according to green standards (Built Green Gold or Ashrae 90.1 (2007) or better standards);

e) Up to 10% in density bonus of units for other amenities agreed to by Council;

f) No less than 20% of any density bonus units (or density “lift”) in a development will consist of Affordable Housing for Groups in Need.

Relevant Bylaw - from C-2 district schedule:

Site Analysis - Density

Base Density: 1 dwelling unit per 200 m2

Lot Area Density

5910m2 5910/200 = 30 Dwelling Units

Density Bonus: 1 dwelling unit per 100 m2

100% Accessible/Adaptable Units 6 units (20%)

1850 m2(30% of total site area) Publicly Accessible Open Space 18 units (60%)

100% units will be Step 3 6 units (20%)

Total Bonus up to 30 units (100%)

Total Density Allowed (Base + Bonus) : up to 60 units

Lot Area after consolidation: 5910m2

Lot 1

Lot 2

a)

d)

b)

Under the C-2 designation density is calculated on the basis of number of dwelling units per 200m2 of Lot area. Bonus density is added based on qualifying for select criteria.

The table below summarizes the allowable density under the C-2 district schedule. This project is currently designed with 34 residential units. 60 are allowable based on the current design that includes:

- 95% of residential units designed to CMHC Universal design Guidelines, 5% to BC housing guidelines for full accessibility.

- 30% of the total site area to be publicly accessible open space

- 100% of the units will be designed to Step 3 of the Energy Step Code, that exceeds the standards of ASHRAE 90.1 2007

DENSITY

5638 Inlet Ave Housing A-10Feb 01, 2020Site Analysis - Height

30 Dwelling Units

SCCSS

SCCSS

Bonus Units

10.5m (3 story) limit Under C2

Base Densityunder C2

Additional Height Requested

Bonus Density allowed under C2

6.14 Additional height may be considered in special circumstances where:

(a) The building is no more than four storeys in waterfront locations or six storeys in locations where views are not affected (i.e. against hillsides);

(b) FortheLotA,BlockB,DL303,LMP18610only(PacificSpiritssiteonTeredoStreet),buildingheightsupto5or6storeysmaybeconsideredbyCouncil,providedsignificantpublicamenity is provided through additional open space or other provisions;

(c) The building can be sensitively integrated into the neighbourhood and the increased height doesnotsignificantlyaffectviewsorovershadowadjacentuses;

(d) Upperstoreysareterracedbackfromthefirstflooratstreetleveland/orfromthewaterfront,public park or open space areas;

(e) Additionalparkorpublicopenspaceisprovidedthatcreatessignificantbenefittothedowntown. As a general guide, a minimum of 10% of the lot area should be dedicated for eachadditionalflooraboveabuildingelevationof12metres(39.4feet);

(f) For waterfront sites, the required additional open space must be located adjacent to the waterfront; and

(g) TheDistricthastheabilitytoprovidethenecessaryfireprotection;and

(h) The site is geotechnically suitable for the construction of the building.

Relevant OCP:

Almost 75% of the site is impacted by a BC Hydro Right-of-Way (ROW)- a restriction that prevents permanent buildings constructed with the ROW. This severely limits the developable footprint and strategies for achieving a density supported by the OCP.

Moreover, there is housing crisis on the coast and desperate need for larger, family friendly units. These larger units require more floor space, and therefore additional building height to fit the 34 units into the restricted footprint area

We are requesting to change the building height limitation from 10.5m to 22m, from a 3 storey to 6 storey building. The proposal includes 4 floors of affordable housing atop 2 floors of offices and program space for Sunshine Coast Community Services Society.

The design has been developed with consideration of the District of Sechelt Official Community Plan, adopted in 2010. The OCP designates the site as part of the Downtown Centre area. Building heights up to 6 storeys are supported in this area where the views are not affected, and the district can provide the necessary fire protection. This project meets all of these criteria. Below is an excerpt from the OCP.

HEIGHT


10 am Spring/Fall Equinox (March/Sept.21)10 am Summer Solstice (June.21) 10 am Winter Solstice (Dec.21)

2pm Spring/Fall Equinox (March/Sept.21)2pm Summer Solstice (June.21) 2pm Winter Solstice (Dec.21)

Shadow Study

5638 Inlet Ave Housing A-12Feb 01, 2020Shadow & Massing Study

10 am Spring/Fall Equinox (March/Sept.21)

10 am Spring/Fall Equinox (March/Sept.21)

Wharf Ave.

Wharf Ave.

Wharf Ave

.

Wharf A

ve.

Inlet Ave.

Inlet Ave.

Inlet Ave.

Inlet Ave.

Lamprey Lane

Lamprey Lane

Lamprey Lane

Lamprey Lane

2pm Spring/Fall Equinox (March/Sept.21)

2pm Spring/Fall Equinox (March/Sept.21)


1 @ Inlet Ave. & Mermaid st.

@ Sunshine Coast Hwy. near Sechelt Hospital

Site

2

View Study

5638 Inlet Ave Housing A-14Feb 01, 2020View Study - View 1

View Looking North @ Inlet Ave. & Mermaid st.

5638 Inlet Ave Housing A-15Feb 01, 2020View Study - View 2

View Looking North West @ Sunshine Coast Hwy. near Sechelt Hospital

604 885 1986


2nd Floor

Sechelt, BC V0N 3A0

www.sechelt.ca

via E-mail: [email protected] June 19, 2020 Jordan Brietzke Project Planner M'akola Development Services RE: SCCSS Referral Comments

The SCCSS application has been sent to external and internal agencies for comment. For your convenience a summary is provided below. Where possible original comments have been attached for your information.

Agency Date Rec'd Comments

Sunshine Coast Regional District

May 25, 2020 DCCs to be paid prior to development approval per Bylaw No. 693. Conditions regarding siting of water main. Modelling for fire-flows and impact required. Recommend water conservation measures. (Attached)

shíshálh Nation May 27, 2020 The site is noted to contain registered archeological sites. Initial Archeoligocal Impact Assessment completed. Archeological monitory required during development phase. (Attached)

Vancouver Coastal Health

May 15, 2020 Recommendations to provide accessbile and adaptable housing, childcare spaces, design of open space to encourage social interaction, prioritize connecting new sidewalks and bikelanes, and to mitigate climate change exposure through building design. (Attached)

Ministry of Transportation and Infrastructure

June 8, 2020 No concerns with application. Preliminary approval granted for one year.

School District #46 No response Sechelt Fire Department

May 11, 2020 1. Fire hydrants are installed in accordance with BCBC 3.2.5.15. 2. Standpipe Systems are installed in accordance with BCBC 3.2.5.8. 3. Automatic Sprinkler Systems are installed in accordance with BCBC 3.2.5.12. 4. Road design is in accordance with B.C.B.C. 3.2.5.6. 5. Access Routes and Access Route locations are in accordance with BCBC 3.2.5.4. and 3.2.5.5. 6. Fire Alarm system to be installed in accordance with BCBC 3.2.4.1. 7. Annunciators to be installed in accordance with BCBC 3.2.4.9.

Fortis BC May 11, 2020 No concerns with application. Telus April 15, 2020 No concerns with application. BC Hydro April 15, 2020 • While there is no issue with building to the edge of the BCH ROW, no

part of the new proposed building, including eaves and foundation may be within the BC Hydro ROW.

• Any proposed covered area, lighting, wiring, other services, landscaping (essentially anything proposed within the BCH ROW area) will need to be reviewed and approved, through this office.

604 885 1986


2nd Floor

Sechelt, BC V0N 3A0

www.sechelt.ca

• Any review and approval for Distribution service to the site through the Transmission ROW is an internal process that will be completed by the local Distribution staff.

• BC Hydro discourages the use of the transmission ROW as a community gathering place.

• Proposed development and northern portion of lot (Youth Centre) is not supported.

• Additional design information regarding parking lot, tool shed, and greenhouse will be required prior to final approval.

• Additional information regarding education zone are needed. (Attached)

District of Sechelt Engineering Department

May 25, 2020 Works and services required as per Bylaw No. 430. May require traffic impact assessment if trip generation exceeds 50 trips during peak. Recommend provision of pedestrian sidewalk along Lamprey Lane. (Attached)

SCRD RESPONSE TO REFERRAL

5638 INLET AVENUE

2020-05-22

District of Sechelt

PO Box 129

Sechelt BC V0N 3A0

604.885.1986

Application NO. 3360-2020-01 (Community Services)

M'akola Development Services for Sunshine Coast Community Services

102-550 Goldstream Ave, Victoria BC

Please be advised that the subject property is located within the Regional Water Service Area, and as such the Sunshine Coast Regional District is able to provide water for the proposed development. As per the Local Government Act and SCRD Bylaw 693, a Development Cost Charge (DCC) will be required to be paid in full by certified cheque to the District of Sechelt on behalf of the Sunshine Coast Regional District prior to issuance of final development approval. As DCCs are calculated by means of unit rates in Bylaw 693, Schedule ‘A’, in order to provide the total charge of the development, gross floor areas of all structures to be constructed must be provided to the SCRD, with their intended use(s) clearly stated. At that point DCCs can be calculated. For reference see Schedule ‘A’ to Bylaw No. 693, 2015, which is appended. These rates are subject to change. Should the layout of proposed development change, the SCRD will need to review again and DCCs may change. The subject parcel is currently fronted by existing water mains on Lamprey Lane and Inlet Ave. All water main locations need to be verified in field. Any watermains located in the properties must be centered in a 4.5m ROW for the SCRD. All watermains fronting the properties must have a 3.0m setback from property line. At time of building permit, the Regional District will require that the developer provide the water modelling for calculating fire-flows and to determine the impact of this building on the water distribution system. Any other information can be provided after we receive the proposed water main design. Additionally, the Regional District is currently facing a water supply deficit. While there are several projects underway to increase the available supply of water, conservation measures are a key component of our water supply management plan. As such, the Regional District encourages all

developments to consider Low Impact Development landscaping principles, xeriscaping, and rainwater harvesting to mitigate demand for irrigation water. The applicant may contact the undersigned to discuss any other matter discussed in this letter as well. Thank you, SUNSHINE COAST REGIONAL DISTRICT

Navdeep Singh Utility Engineering Technician

From: Isabelle HoudeTo: Sven KoberwitzCc: Christopher August; Kim WilkinsonSubject: SNR16101.03_ 3360-2020-01_OOR_Sunshine Coast Community Services SocietyDate: Wednesday, May 27, 2020 9:12:18 AMAttachments: image001.jpg

CAUTION: This email originated from outside the organization. Use caution opening links or attachments.

Hi Sven, Re: Application from Sunshine Coast Community Services Society (SCCSS) to allow a six-storeymixed-use building, 5638 Inlet Avenue, Sechelt, BC. I am writing regarding the application on behalf of Sunshine Coast Community Services Society(SCCSS) to allow a six-storey mixed-use building, Lot 37 Block G District Lot 303 & 304 Plan 15854,PID: 007-614-454 and Lot A Block P District Lot 303 Plan 14919, PID: 029-743-567. The proposalincludes 34 residential units for women and women with children impacted by violence, two-floorsof office space for SCCSS, and potentially a new building for additional community programs on thenorthern part of the site. within the shíshálh Nation swiya (world, birthplace, lands, “Territory”), ourfile SNR16103.03, your file 3360-2020-01 (Community Services). We have been reviewing thisapplication through the shíshálh Nation Lands and Resources Decision-Making Policy. A copy ofthe policy is available on our website (https://shishalh.com/forms-documents/ ). As the applicant is aware, this property is located on top of significant shíshálh ancestral belongings(that are also registered archeological site(s)). We appreciate the work the SCCSS has done to date incollaboration with the STLM Division Staff and In Situ as due diligence regarding these belongings.We also appreciate that DoS and SCCSS Staff will keep the location of these sensitive belongingsconfidential. For clarity, the response below outlines in detail the expectations for monitoring andprotecting these belongings moving forward with the project. Provided these conditions are adheredto, there will be no further comments at this time on this file. Sunshine Coast Community Services commissioned an Archaeological Impact Assessment (AIA) forthis site due to a reasonably high expectation of encountering subsurface archaeological materials. As per the service agreement signed August 29, 2019, the AIA includes subsurface testing under aHeritage Conservation Act inspection permit that were to be conducted in a combination ofjudgmental and systematic placement. A site form update for DiRw-13 is to be completed at theconclusion of the fieldwork for this AIA. We note the following requirement during development activities:

· Please note the service agreement for an AIA signed August 29, 2019, does notinclude fieldwork, lab work or reporting needed during the development phase ofthe project under the Section 12 permit.

· At this time, preliminary testing in all accessible areas of the property has been

completed. During the construction phase, a crew of archaeological professional

from In Situ/shíshálh Nation is expected be on site in order to monitor mechanicalexcavations (including removal of pavement and other obstructions), conductadditional testing in previously untestable areas where warranted, and screenexcavated sediments for artifacts in areas assessed as archaeological.

· Within areas identified as archaeological (but disturbed), screening of 25% of the

excavated sediments for artifacts will occur, and the sediments kept on site. Itshould be understood that sediments from areas that are identified asarchaeological cannot be removed from the site unless 100% screened for artifacts.For areas identified as containing ‘intact’ (non-disturbed) archaeological materials,100% of these excavated materials will be raked or screened, and additionalassessment (archaeological hand excavations [Evaluative Units]), may be employedto gather scientific data (per Section 5 - pages 7-13 in the Permit Application). Amechanical screener may be employed to assist in screening a large volume of soil,where deemed appropriate by the Field Director.

· In the event that intact, and/or significant archaeological remains are encounteredduring any stage of work, activities in that area will be temporarily halted untilarchaeologist(s) conduct additional investigations (in the form of systematic datarecovery, hand excavations). In the event that shíshálh ancestral remains areencountered during any stage of the development and/or the archaeologicalinvestigations, all activities shall be immediately stopped. Consultation with theshíshálh Nation and any other concerned parties (Archaeology Branch, SCCSS, InSitu) will determine the next steps.

Please have the proponent to contact our Rights and Title department [email protected] [email protected] and [email protected] to commission a new ServiceAgreement for archeological monitoring during the development phase. I am cc’ing my Division Manager; this email will serve as the only official response from our Divisionat this time. Please retain a copy of this email for your records. Kind regards,

Isabelle HoudeImplementation Coordinator,shíshálh Nation Rights and Title [email protected]: http://www.shishalh.com/rights-and-title/

This electronic communication (email) is intended for the use the of addressee(s) and maycontain information which is privileged and confidential. If you are not the intended recipient,you are hereby notified any dissemination, distribution or copying of this communication isstrictly prohibited. If you have received this communication in error, please notify the SecheltNation at 1-866-885-2275. Thank-you.

1

Vancouver Coastal Health 821 Gibsons Way

Gibsons, BC V0N 1V8 Tel: 604-984-5070 Fax: 604-984-5075

May 15, 2020

Sven Koberwitz via email: [email protected]

Planner

District of Sechelt

5797 Cowrie Street

P.O. Box 129, Sechelt, BC V0N 3A0

Dear Mr. Sven Koberwitz,

RE: Rezoning Application for 5638 Inlet Avenue (Sunshine Coast Community Services Society), Zoning

Amendment Bylaw No. 25-304

Healthy communities are places that are safe, contribute to a high quality of life, provide a strong sense of

belonging and identity, and offer access to a wide range of health-promoting amenities, infrastructure, and

opportunities for all residents. With the growing body of literature attributing the planning of a community’s built

environment – defined as the human-made surroundings that provide the setting for human activity – to people’s

physical, mental, and social health, Vancouver Coastal Health (VCH) Public Health is looking to actively engage with

its member local governments in hopes of providing a health lens to their planning processes.

With that, VCH Public Health would like to thank you for the opportunity to review and provide comments on the

Rezoning Application for 5638 Inlet Avenue as provided by Sunshine Coast Community Services Society. The

proposed application was reviewed by the Medical Health Officer, Population Health team, local Public Health

Dietitian, and the Healthy Built Environment Team. Please accept the following comments for your consideration:

Access to shelter has been recognized by the World Health Organization as a “fundamental condition and resource

for health.”1 Limited availability of affordable housing on the Sunshine Coast, especially for vulnerable populations

such as women and women with children impacted by violence, creates barriers to accessing this fundamental

determinant of health. Availability of safe and affordable housing can have a significant impact on women’s

decision making to leave their abusive partner. In addition to affordability, the design and quality of housing can

significantly influence the health and well-being of the people who live there.2

Many aspects of the proposed mixed-use building appeared to support health and equity:

Affordable housing for women and children – The inclusion of 34 residential units for women and women

with children impacted by violence will go a long way in addressing the need for safe and accessible

housing for this vulnerable population on the Sunshine Coast.

Complete and compact community – The location of the proposed mixed-use building is well-integrated

into the community and in close proximity to local amenities of Downtown Centre and other community

resources such as the community garden and the Food Bank. Living within complete communities can

promote neighbourhood cohesion and increase social capital. Feeling connected to a community is often

1 World Health Organization (1986). Ottawa Charter for Health Promotion. Geneva, Switzerland: World Health Organization. 2 BC Centre for Disease Control (2018). Healthy Built Environment Linkages Toolkit: making the links between design, planning and health,

Version 2.0. Vancouver, BC: Provincial Health Services Authority.

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associated with lower stress, improved overall health status, and lower mortality rates.2

Applicant also

proposes to designate 30% of the site to be publicly accessible open spaces, which can further promote

social connectedness.

Opportunity for active transportation – There is existing active transportation infrastructure, such as

sidewalks, bike lanes, and public transit routes, in the area that will allow residents to have more

opportunity to utilize active transportation for daily activities. Applicant also proposes to place bike

lockers, covered bike parking, and covered walkways in the development. Use of active transportation is

associated with a wide variety of health benefits (e.g. increased physical activity, decreased obesity, and

increased social connectivity), leading to improved physical, social, and mental well-being.2

Access to green and blue space – The development is located within walking distance of the waterfront

area and multiple parks that can provide residents more opportunities to be exposed to nature. Exposure

to nature and access to green space can reduce stress, improve mental health, encourage more physical

activity, and facilitate social connections.2

To further promote health, the proposed mixed-use building could consider the following recommendations:

Provide accessible and adaptable housing.

Accessible and adaptable housing allows people of all ages and abilities, including children, older adults,

and people living with disabilities, to live comfortably in a home within the community. Using universal

design principles is one of the ways to provide accessible and adaptable housing, allowing older adults to

age-in-place and people living with disabilities to live in environments that meet their needs and abilities.

Provide childcare space within the site.

Due to the limited number and spaces of childcare on the Sunshine Coast, incorporating childcare space

on the site (potentially in the building on the northern site currently proposed to be a Youth Centre) could

provide childcare support for the residents that live in the mixed-use building and in the vicinity. In

addition, consider designing the Kid’s Zone area as an outdoor play space that encourages active and

unstructured play for children can support their health and development. Play is essential to the

cognitive, physical, social, and emotional well-being of children and youth.3 The following are

recommended to include in play spaces for unstructured play4:

o Universal design principles to provide inclusive play elements to children of all ages and abilities;

o Natural elements and loose parts to the play space;

o Play elements that provide sensory and tactile experiences.

Design public open spaces to encourage social interactions and sense of community.

As 30% of the site will be publicly accessible open spaces, it is a great opportunity to create a public space

that encourages place making and social interactions. Consider including elements such as communal

seating, street furniture, public art, natural features, or other design elements to make the space

welcoming, feel safe, and comfortable for longer interactions.

Prioritize connecting new sidewalks and bike lanes to common destinations and residential areas.

Building age-friendly infrastructure, such as sidewalks and bike lanes, that connect to and from common

destinations and public transit routes can encourage those living at the proposed building to use active

3 Gomes, N & Maia, E & Varga, I (2018). The benefits of play for children’s health: a systematic review. Arquivos de Ciências da Saúde. 25. 47-

51. 10.17696/2318-3691.25.2.2018.867. 4 Canadian Public Health Association (CPHA). Children’s Unstructured Play Position Statement. March 2019. Available at

https://www.cpha.ca/childrens-unstructured-play.

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transportation. If building any new infrastructure, it should complement existing infrastructure to

enhance connectivity for efficiency and safety. Implementing visual cues for all ages and abilities to walk,

cycle, and roll to amenities located in the vicinity is a way to further encourage active transportation.

These improvements can help promote independent mobility for children to get to their destinations like

school, shopping centres, and friends’ homes by walking, cycling or taking public transportation.

Consider mitigation of climate change related exposures through building design.

Climate change will continue to impact human health in BC through various pathways including more

frequent events of wildfires, flooding, extreme heat, and air and water quality deterioration. Thoughtful

considerations to prepare for potential impacts of climate change can help mitigate climate change

related exposures to those working and living in the long term care home (e.g. air filtration system for

wildfire smoke, passive and mechanical cooling mechanisms and heat pumps for extreme heat). VCH

Public Health would be happy to discuss this further.

VCH Public Health looks forward to reviewing future documents associated with the District of Sechelt. If you have

any further questions or comments, please do not hesitate to contact me.

Sincerely,

Geoff McKee, MD, MPH

Medical Health Officer

Sunshine Coast, Powell River, Central Coast

Vancouver Coastal Health

From: Proudlove, KimTo: Sven KoberwitzCc: Floria Bol; Campbell, Vani; Holisko, Gary; Olynyk, TedSubject: Sechelt Development Application Referral 3360-2020-01 (Sunshine Coast Community Services) - 5638 Inlet Rd,

PA#1194376Date: Wednesday, April 15, 2020 1:36:59 PMAttachments: image001.png

2020-04-15 Application Referral 3360-2020-01 (SCCSS).pdf

CAUTION: This email originated from outside the organization. Use caution opening links or attachments.

Good afternoon Sven and Floria In addition to below, please note:

· While there is no issue with building to the edge of the BCH ROW, no part of the newproposed building, including eaves and foundation may be within the BC Hydro ROW.

· Any proposed covered area, lighting, wiring, other services, landscaping (essentiallyanything proposed within the BCH ROW area) will need to be reviewed and approved,through this office.

· Any review and approval for Distribution service to the site through the Transmission ROWis an internal process that will be completed by the local Distribution staff.

Please see below my last comments to Jesse Garlick of Studio 531 architects in an email dated 5March 2020 Jesse: Thank you for the submission. We understand SCCSS is trying to make the most use of the Right ofWay as possible. However BC Hydro discourages the transmission ROW from being used as acommunity gathering place. Leisure activities within the 230Kv ROW may not be practical as coronanoise or even uncomfortable shocks can be expected, depending on type of activity. With a highernumber of people gathering under the lines, the risk increases. BC Hydro’s ROW guidelines are our requirements for safety, long-term security and operation of theelectrical system, therefore some of the proposed uses cannot be permitted.

As per the Right of Way guidelines BC Hydro may allow non-permanent, non-metallic smallsheds less than 3.6 m (11.8 feet) in height and a floor space of not more than 36 m2 (387.5sq-ft) with no wiring or plumbing. (must be non-habitable). The proposed “Youth Centerbuilding" within the ROW, at 4,480 sq-ft, exceeds maximum allowed dimension. Therefore itis not approved.

The parking lot, bike storage, tool shed and green house appear to be acceptable, howevermore details will be required (any water services to the greenhouse, lighting in the parking lotetc) before final approval can be given.

The garbage enclosure is located directly under the conductors and will need to be moved to

another location. More details about education zone are needed, including the size, materialsconstructed of, any services to it?

BC Hydro and SCCSS and/or SCRD have been trading correspondence on this site since 1995. BCHydro’s safety standards and reviews of proposals have become more stringent over the years as wecontinue to learn about the effects of electricity and what may have been approved in the past isoften not being approved today.

_______________________________________

Kim Proudlove, DULE, SR/WA | Property Representative, Property Rights Services

P 604 543 1591

M 604 323 3304

E [email protected]

Submit your ROW Compatible Use request here Smart about power in all we do.Safety is part of everything we do!

From: Sven Koberwitz [mailto:[email protected]] Sent: 2020, April 15 9:55 AMTo: Sven KoberwitzCc: Floria BolSubject: [External] Sechelt Development Application Referral 3360-2020-01 (Sunshine Coast CommunityServices)

***Caution: This is an external email. Do not open attachments or click on links from unknown senders.***Greetings, Please find attached a referral package pertaining to a rezoning application for Sunshine CoastCommunity Services Society at 5638 Inlet Avenue in Sechelt. The proposed bylaw was given Firstreading by Council on April 1, 2020. Comments are being sought by all relevant stakeholders andagencies in relation to this proposal. Please review the package and send any comments [email protected] by May 16, 2020. Thank you,

Sven KoberwitzPlannerDistrict of SecheltDirect 604-740-8497 | Office 604-885-1986

PO Box 129 | 2nd Floor, 5797 Cowrie St. | Sechelt, BC | V0N 3A0

This e-mail communication is CONFIDENTIAL AND LEGALLY PRIVILEGED. If you are not the intended recipient, please notify meat the telephone number shown above or by return e-mail and delete this communication and attachment(s), and any copy,immediately. Thank you. Disclaimer added by District of Sechelt IT Department.

BCHYDROExternalWarning

This email and its attachments are intended solely for the personal use of the individual or entity named above. Any use of thiscommunication by an unintended recipient is strictly prohibited. If you have received this email in error, any publication, use, reproduction,disclosure or dissemination of its contents is strictly prohibited. Please immediately delete this message and its attachments from yourcomputer and servers. We would also appreciate if you would contact us by a collect call or return email to notify us of this error. Thankyou for your cooperation.-BCHydroDisclaimerID5.2.8.1541

MEMORANDUM

Page 1 of 2

TO: Sven Koberwitz, Planner

FROM: Sanath Bandara, Manager of Engineering Services

DATE: June 19, 2020 FILE NO: 3360-2020-01

SUBJECT: Engineering Requirements for 5638 Inlet Ave (Community Services)

NOTE: The following engineering comments are made in accordance with the District of Sechelt Subdivision and Servicing Bylaw No. 430. All required works and services must be completed prior to development approval unless the owner enters into a servicing agreement and provides 110% security.

STORM SEWER REQUIREMENTS:

1. Municipal storm sewer is available on Hightide Ave located at the northwest corner of the development property and Inlet Avenue. Connection to municipal system is required in accordance with Bylaw No. 430. Engineered design and signed Servicing Agreement required prior to issuance of building permit.

SANITARY SEWER REQUIREMENTS:

2. Municipal sanitary sewer is available on Inlet Avenue and Hightide Avenue. Connection to municipal system is required in accordance with Bylaw No. 430. Engineered design and signed Servicing Agreement required prior to issuance of building permit.

3. Complete sanitary catchment analysis to determine existing downstream capacities. Resolve downstream constraints, as identified. The sanitary sewer catchment calculation must be completed based on all benefiting properties in the subject area.

4. Alternatively, the developer’s engineering may consider to split the flows towards Ebbtide sewer main and Inlet Ave sewer main based on the findings of the study.

5. Staff recommend installation of a flow meter on the Medusa St. sewer line in order to confirm that there is sufficient free capacity to support the development. Previous preliminary studies have indicated that this line is at full capacity.

ROAD WORK REQUIREMENTS

6. Upgrade Inlet Ave Cul-de-Sac to Urban Local Limited Road Standard, SR-6b. This includes barrier curb and gutter, 1.5m wide sidewalk along the development frontage. Engineered design and signed Servicing Agreement required prior to issuance of building permit.

7. Upgrade Lamprey Lane to Type "A" Lane Standard, SR-8. This requires dedication of 1.0m on the west side of Lamprey Lane along the development frontage. Engineered design and signed Servicing Agreement required prior to issuance of building permit.

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8. Recommended: Due to the anticipated increase in pedestrian use of Lamprey Lane the sidewalk from Hightide Ave along west side of Lamprey Lane should be continued to connect to the pedestrian path to Inlet Avenue. This will require additional dedication and works that staff recommend Council should consider as a condition of rezoning approval.

ENGINEERING DEPARTMENT RECOMMENDATION

From an engineering point of view, this application may proceed to adoption once the following rezoning conditions have been met.

1. If the development generates more than 50 trips per day at peak times a Traffic Impact Study may be required. Any recommendations from the Traffic Study including road/intersection upgrades will be considered by Council as a condition of development approval.

2. That sufficient dedication be provided to accommodate 6.0 m pavement, curb and gutter, and 1.5 m sidewalk on the west side of Lamprey Lane along the development frontage to in order to connect the existing sidewalk on Ebbtide Street and Hightide Ave with the pedestrian pathway to Inlet Avenue.

Ministry of

Transportation

and

Infrastructure

Lower Mainland District South Coast Region

Mailing Address: #310 - 1500 Woolridge Street Coquitlam, BC V3K 0B8

Telephone: (604) 527-2221 Facsimile: (604) 527-2222

Web Address: www.gov.bc.ca/tran

Development Application Referral

Date: April 15, 2020

Municipal Information:

Subdivision X Rezoning Development Permit Municipal Road Closure File Number: 3360-2020-01 Bylaw Number: 25-306

Staff Contact: Sven Koberwitz, Planner Phone Number: 604-740-8497

Email Address: [email protected] Applicant Information:

Project Information: Legal Description (including PID) :

Lot 37 Block G District Lot 303 & 304 Plan 15854, PID: 007-614-454

Lot A Block P District Lot 303 Plan 14919, PID: 029-743-567

Civic Address: 5638 Inlet Avenue, Sechelt

Topographic Description: Downtown Sechelt Present Land Use: Commercial Proposed: Mixed-Use

Present Zoning: C-2 Proposed: No Change Conform With Official Community Plan? No X Yes Does Property Abut: a) Controlled Access Highway? X No Distance From: 260 m Yes Name: Sunshine Coast Highway If Yes, Complete the Following: • Access Proposed From the Provincial Highway? No Yes • Site Plan Attached? No Yes • Off-Street Parking Provided? No Yes No. of Stalls: • Proposed Drainage to Highway Storm System? No Yes • Provincial Setback Requirement (4.5m) Affected? No Yes Detailed Development Information:

Gross Leasable Area or Floor Area: Not Available # of Seats Proposed:

# of Employees: # of Units Proposed: 34 Residential

Current No. of Legal Parcels: 2 Proposed No. of Legal Parcels: 1 Staff Recommended? No X Yes Council Consideration of This Application? No X Yes Date: April 1, 2020 Action: First reading of Bylaw No. 25-306 and proceed with referrals. Please attach any additional relevant information.

Name: M'akola Development Services

Address: 102-550 Goldstream Ave, Victoria

Phone Number: