DISTRICT OF SQUAMISH REPORT TO: Mayor and Council FOR: Regular Council

PRESENTED: December 4, 2007 FILE: 3060.20.277 FROM: Planning Department SUBJECT: DP 277: Chevron Canada Limited Recommendation: THAT the Council of the District of Squamish authorize issuance of Development Permit No. 277, issued to Chevron Canada Limited, on land legally described as Lot 96, Except part in Plan 20466, District Lot 1305 Plan 20132 (PID 006-854-656) located at 38926 Progress Way, Squamish, British Columbia; subject to the provision of bonding for landscaping works in the form of cash, certified cheque or an Irrevocable Letter of Credit in the amount of $9,222.80;

AND THAT Development Permit 277 include variances to the Sign Bylaw 1582,2000 as follows:

(a) Vary Section 4.10.1 to allow the following additional fascia signs in addition to the one fascia sign on the (west) street frontage that is permitted by the bylaw

o two fascia signs on north fascia of the canopy as shown on Schedule B of DP 277

o two fascia signs on south fascia of the canopy as shown on Schedule B of DP 277

o one fascia sign on the east fascia of the canopy as shown on Schedule B of DP 277;

(b) Vary Section 4.10.5, to increase the allowable maximum fascia sign area (8 sq m) - by .22 sq m, to allow total fascia sign area 8.22 sq m as per fascia sign dimensions on Schedule B; and (c) Vary Section 4.10.6, to restrict the direct illumination of fascia signs to the two “hallmark” (i.e. red and blue Chevron logo) signs on east and west elevations, as indicated on Schedule B.

AND THAT the Mayor and Director of Administrative Services be authorized to execute Development Permit 277. AND THAT the District of Squamish and the owner enter into an agreement for installation and maintenance of landscaping on that portion of Lot 95 adjacent to Lot 96, Except part in Plan 20466, District Lot 1305 Plan 20132 (PID 006-854-656) located at 38926 Progress Way and between the east property boundary and the top of bank of the ditch.

CAO Recommendation: Concur with Planning Department Report and Recommendation(s). K. Anema, CAO 1. Purpose:

To consider authorization of issuance of Development Permit No. 277, which would allow for a canopy to be installed over the existing fuel dispensers at the Chevron cardlock location in the Squamish Business Park.

2. Time Critical: Yes, the applicant wishes to proceed as soon as possible. 3. Background:

The subject property is located at 38926 Production Way. A site location map is included at Attachment 1. The District of Squamish has received a Development Permit application from Chevron Canada Ltd., which if approved, will facilitate the installation of a canopy over the existing fuel dispensers The subject property is located in the Development Permit Area No. 5 – Highway 99 Corridor. A Development Permit is required for this project to proceed. The DP proposal conforms to the existing Light Industrial (I-1) zoning on the site. A Development Permit (No. 36) was previously issued on the subject property in 1989 for the development of the cardlock that now exists on the site, and an additional DP (No. 207) was issued in 2004 for a modular office building on the north-east part of the site.

4. Project Information:

The Development Permit has been prepared and is included as Attachment 2. The DP elements include:

(a) a canopy over the existing fuel dispensers (b) enhanced landscaping along the highway 99 frontage (east property line)

of the site.

(a) Canopy

The canopy covers a portion of the site, 14 metres by 28.5 metres. It is just over 5

meters high. The canopy is supported by metal columns with concrete bases at ground level. The canopy incorporates downcast lighting with no light spillage. The fascia of the canopy incorporates 3 types of signs: a logo of a truck (indicating that it is not a public retail fuelling site, but is a commercial cardlock only), Chevron logo/hallmark, and “Chevron” word. To permit the proposed signage some variances to the sign bylaw are required, which are supported by staff as indicated in the staff recommendation. None of the additional signs that would be allowed on the canopy fascia (if the variance is granted) are oversized. With the exception of one sign on the east elevation (Chevron logo), none of the additional signs that would be allowed would be lit. To incorporate the sum of proposed signage, the variance for total sign area would be only 3% more than the total sign area that is already permitted by the sign bylaw. (b) Landscaping The landscaping for the subject site will consist of new planting along the frontage (east) of the subject property. Part of the landscaping will be on private property (Chevron – owned) and part of the landscaping will be on Lot 95 between the eastern edge of the Chevron property and the ditch beside Hwy 99 (municipally owned). Staff support the proposed landscaping on municipal property because it will allow for a thicker and more substantial planting area along the frontage of the property than currently exists. The additional landscaping will enhance the experience of Discovery Trail cyclists and pedestrians that travel along the front of the site, and will enhance the appearance from Hwy 99 as well. Since the owner will be required to install and maintain the landscaping in perpetuity, in accordance with an agreement that will be registered on title, the additional landscaping will not create any additional municipal work and expense. The Technical Planning Committee has reviewed the application, and the project generally conforms with the Development Permit Guidelines for DP Area No. 5. The Advisory Design Panel reviewed the DP application on November 15, 2007 and indicated support subject to the applicant considering the following recommendations and working with staff to integrate them into the design to staff’s satisfaction:

Revise signage to permit only logo (‘button’) to be lit, not the word Chevron Consider colours that blend into the natural setting; Add of concrete pedestals to the pillars of the canopy for proportional image,

grounding and stability Add landscaping with larger trees and robust plantings to create a more full screen

along the highway frontage; Larger caliper of plantings Support planting on municipally owned lot 95 in order to enhance the depth of

landscaping along the frontage. The ADP’s recommendations have been acted upon and are reflected in the DP

schedules, to the satisfaction of staff. The only ADP recommendation that was not directly incorporated into the DP was for alternate colours (on the canopy) that blend into the natural setting. However, toward the spirit of the ADP recommendation the blue canopy fascia will not be lit and only signage on the fascia to be lit is the corporate identity hallmark / logo (red and blue “v” shape). In addition a thickened landscape buffer along the frontage will contribute to a more naturalized appearance. As part of the standard development application process the applicant completed a contaminated site profile. As per the Contaminated Sites Regulation, the Ministry of Water Land and Air Protection (Contaminated Sites Program) reviewed the site profile and documentation with respect to testing and independent remediation. The Ministry of Water Land and Air Protection (Contaminated Sites Program) has provided a release for the District of Squamish to issue the Development Permit.

5. Department Comments:

Staff are satisfied with the proposed development’s conformance with DP Area guidelines and recommend issuance of the Development Permit.

6. Policy Implications: None.

7. Staff Recommendation and Alternatives: Staff Recommendation: THAT the Council of the District of Squamish authorize issuance of Development Permit No. 277, issued to Chevron Canada Limited, on land legally described as Lot 96, Except part in Plan 20466, District Lot 1305 Plan 20132 (PID 006-854-656) located at 38926 Progress Way, Squamish, British Columbia; subject to the provision of bonding for landscaping works in the form of cash, certified cheque or an Irrevocable Letter of Credit in the amount of $9,222.80; AND THAT Development Permit 277 include variances to the Sign Bylaw 1582,2000 as follows:

(a) Vary Section 4.10.1 to allow the following additional fascia signs in addition to the one fascia sign on the (west) street frontage that is permitted by the bylaw

o two fascia signs on north fascia of the canopy as shown on Schedule B of DP 277

o two fascia signs on south fascia of the canopy as shown on Schedule B of DP 277

o one fascia sign on the east fascia of the canopy as shown on Schedule B of DP 277;

(b) Vary Section 4.10.5, to increase the allowable maximum fascia sign area (8 sq m) - by .22 sq m, to allow total fascia sign area 8.22 sq m as per fascia sign dimensions on

Schedule B; and (c) Vary Section 4.10.6, to restrict the direct illumination of fascia signs to the two “hallmark” (i.e. red and blue Chevron logo) signs on east and west elevations, as indicated on Schedule B.

AND THAT the Mayor and Director of Administrative Services be authorized to execute the Development Permit. AND THAT the District of Squamish and the owner enter into an agreement for installation and maintenance of landscaping on that portion of Lot 95 adjacent to Lot 96, Except part in Plan 20466, District Lot 1305 Plan 20132 (PID 006-854-656) located at 38926 Progress Way and between the east property boundary and the top of bank of the ditch.

Implications of Staff Recommendation: Issuance of the development permit.

Alternative 1: THAT the Council of the District of Squamish not authorize issuance of Development Permit No. 277, issued to Chevron Canada Limited, on land legally described as Lot 96, Except part in Plan 20466, District Lot 1305 Plan 20132 (PID 006-854-656) located at 38926 Progress Way, Squamish, British Columbia.

Implications of Alternative 1: The development permit would not be issued.

Alternative 2: Another direction as proposed by Council. __________________________________________ Heather Evans, Planner Attachments: Attachment 1 Site Location Map Attachment 2 Development Permit No. 277

Attachment 1

Site Location Map

Lot 96, Except part in Plan 20466, District Lot 1305 Plan 20132 (PID 006-854-656) 38926 Progress Way, Squamish Business Park

Dis

cove

ry W

ay

y

Industrial Wa

Mid

Wa y

Ent

erpr

ise

Way

Hig

hway

99

Pro

gres

s W

ay

N

subject property

Finch Drive

Development Permit No. 277

DISTRICT OF SQUAMISH DEVELOPMENT PERMIT NO. 277 1. This Development Permit No. 277 is issued to CHEVRON CANADA LIMITED

as the owners (the “Permittees”) and shall apply to ALL AND SINGULAR that certain parcel or tract of land and premises situate, lying and being in the District of Squamish, in the Province of British Columbia, and more particularly known and described as: Lot 96, Except Part in Plan 20466, District Lot 1305 Plan 20132

to which the civic address of 38926 Progress Way, Squamish, British Columbia has been assigned (hereinafter referred to as “Lands”).

2. This Development Permit No. 277 is issued pursuant to the authority of the District of

Squamish Official Community Plan No. 1536, 1998 as amended, and in conformity with the procedure prescribed by the District of Squamish Development Procedure Bylaw No. 1446, 1997 and the provisions, requirements, terms and conditions of the District of Squamish Zoning Bylaw No. 1342, 1995 and the District of Squamish Subdivision and Development Control Bylaw No. 1767, 2003, as the same relate to and regulate the use of the Lands, and shall not be in any way varied.

3. The following terms and conditions shall apply to the Lands.

(a) Dimensions & Siting of Buildings & Structures

All buildings and structures to be constructed on the Lands shall generally conform in every respect to the following plans:

(i) Site Plan, Drawing 1165-1 marked Schedule “A”; (ii) Canopy Elevations, Drawing 1165-2 marked Schedule “B”; (iii) Canopy Concrete Details, Drawing 1165-S2 marked Schedule “C”; (iv) Landscape Plan, Drawing L1 of 1 marked Schedule “D”; (v) Landscape Cost Estimate dated November 23, 2007 marked

Schedule “E”; approved by the District of Squamish on December 2007 and attached hereto.

(b) Landscaping or Screening

Landscaping or screening shall be established around different uses in conformity with Schedule “D”, approved by the District of Squamish and

Attachment 2

Development Permit No. 277

attached hereto. 4. The following maps and plans are attached hereto and are made part of this

Development Permit and notwithstanding any other provision, no works shall be performed upon the Lands, nor shall any building or structure be erected, constructed, repaired, renovated or sited, nor any use permitted on the Lands that is not in accordance therewith and with all terms and conditions of this Development Permit.

Plans: (i) Site Plan, Drawing 1165-1 marked Schedule “A”; (ii) Canopy Elevations, Drawing 1165-2 marked Schedule “B”; (iii) Canopy Concrete Details, Drawing 1165-S2 marked Schedule “C”; (iv) Landscape Plan, Drawing L1 of 1 marked Schedule “D”; (v) Landscape Cost Estimate dated November 23, 2007 marked Schedule “E”;

all as approved by the District of Squamish on December 2007; PROVIDED HOWEVER that nothing herein contained shall be construed to authorize the owner of the Lands to develop them other than in accordance with the provisions of the District of Squamish Zoning Bylaw, except to the extent that they are expressly varied by this Development Permit.

5. Prior to issuance of the Permit, the Applicant is to provide security in the form of

Cash, Certified Cheque or an Irrevocable Letter of Credit in the amount of $9,222.80 to secure provision of landscaping. The Letter of Credit shall be received and kept in force until all the landscaping work is completed.

6. An application for a Site Alteration Permit is required to be made to the

Community Development Department and written authorization received prior to any site alterations being undertaken.

7. The renewal of any Letter of Credit shall be in such amount as the District of

Squamish shall specify, having regard to any change in the estimated cost of undertaking the works, construction or other activities secured by the Letter of Credit that may have occurred since the Letter of Credit was originally issued.

8. All landscaping to be prepared in conjunction with development should use as a

guideline The British Columbia Landscape Standard, as per the British Columbia Society of Landscape Architects. A maintenance bond for landscaping for a period of one (1) year in conjunction with developments is required, and will be in the amount of 10% of the original bond amount (January 3rd, 1995 Council

Development Permit No. 277

Policy). 10. The Permittee shall complete all landscaping to the satisfaction of the Municipality

within twenty-four (24) months from the date the Municipal Council authorized issuance of this Permit.

11. If the Permittee does not commence the development permitted by the Permit within

TWO YEARS from the date of the issuance of the Permit, this Permit shall lapse. 12. This Permit is not a building permit or a development variance permit. While

development on the Lands is subject to the conditions and requirements set out in this Permit, the Permit does not authorize development or any construction. Council reserves the right at any time prior to issuance of a building permit to alter the permitted use, density or conditions of use that affect the Lands.

IN WITNESS WHEREOF this permit has been executed under seal of the District of Squamish on the day of 2007.

The Corporate Seal of the District of ) Squamish was hereunto affixed in the ) presence of: )

) ________________________________ ) Ian Sutherland, Mayor )

) )

________________________________ ) Robin Arthurs, ) Director of Administrative Services STATEMENT OF INTENT I, Hjalmar Vlasveld having read and understood the terms and conditions of this Development Permit hereby agree to abide by such terms and conditions and to complete all of the works and services and all other requirements under the Development Permit in accordance with the District Bylaws. _________________________________________ Hjalmar Vlasveld, Chevron Canada Signatory DG