request for decision - civicweb · 2020. 5. 4. · request for decision temporary use permit #57...

Request for Decision Temporary Use Permit #57 Arts and Adventure Market & Commercial Filming, Britannia Beach South (Area D)

Board Meeting – February 27, 2019 Recommendations:

1. THAT the Board approve Temporary Use Permit #57 (“TUP 57”) to Tiger Bay Development Corporation, Inc. No. BC0864299 for a three year term to allow for the following temporary uses:

a. to allow for an arts and adventure market on of TUP 57 on Lot A District Lots 1583, 2001 and 7034, Plan 21576, except part dedicated road on Plan BCP28651(PID: 010-077-227) as shown on Schedule A to TUP 57; and

b. to allow for film production and staging areas that provide locations for filming, production vehicle parking and film production equipment storage in the area as shown on Schedule B to TUP 57 on:

i. Lot A District Lots 1583, 2001 and 7034, Plan 21576, except part dedicated road on Plan BCP28651(PID: 010-077-227)

ii. Lot A except part dedicated Road on Plan BCP25632, DL 2001 & 7035, GP 1, NWD, Plan 20309 (PID): 006-646-921;

iii. PCL 1, (REF PL 4878) of DL 2001, GP 1, NWD except part on Plan 21576 (PID): 010-025-901;

iv. DL 1583, GP 1, NWD, except firstly part in REF PL 4390, secondly part in REF PL 4878, thirdly part on PL 21576, fourthly part shown as 8.31 ac on HWY PL 76, fifthly part shown as 0.08 AC on HWY PL 76, sixthly PPTN on PL BCP29232 (PID: 010-026-151)

v. PCL 1 (REF PL 4878) of DL 1583, GP 1, NWD, except part on PL 21576 (PID): 010-025-952)

2. THAT prior to any of the uses permitted under section 4 of TUP 57 occurring (i.e. prior to the TUP being issued), the following conditions must be met to the satisfaction of the SLRD:

a. Confirmation is received from the Ministry of Transportation and Infrastructure (MoTI) that an acceptable traffic monitoring plan has been provided and that an access permit has been issued and that all other permit(s)/requirements have been issued/met.

b. Confirmation from the Vancouver Coastal Health Authority that the Permittee has received all of the applicable permits from with respect to the use of the Subject Property under this TUP and submit proof of those approvals to the SLRD.

c. A waste management strategy be provided for review and be accepted by the SLRD.

d. Approval of the site layout from a fire safety perspective by the Britannia Beach Fire Department.


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e. An Irrevocable Letter of Credit, or other form of security acceptable to the SLRD, be provided in the amount of $10,000.00.

3. THAT the following be included in TUP 57:

• The following definitions be included: o “arts and artisan market” means an outdoor market area for the sale by

artisans or artists of products they have crafted or created including, but not limited to, pottery, wood crafts, metal crafts, textile crafts, glass crafts, custom stone crafts, first nations crafts, furniture, paintings, sculptures and photographs;

o “farmers market” means an outdoor market area for the sale by farmers or vendors of fresh and processed food products including but not limited to fruits, vegetables, herbs, flowers, meat, fish, poultry, dairy products, baked goods, and jams, but excluding the sale of live animals;

o “food truck” means the use of a licensed vehicle equipped with self contained facilities for the preparation, cooking and serving of food to consumers and may include a mobile food cart, kiosk, modular container, or converted vehicle capable of dispensing food;

o “mobile retail unit" means a type of self contained retail store that is located in a vehicle, trailer, or cart and is capable of moving daily.

o “recreation and leisure vending” means a vendor that specializes in the a. the sale of recreational services such as guided rafting trips, zip line

adventures, ecotours, horseback riding or other similar recreation activities and/or

b. the selling, renting and repairing of goods and articles that are used in the pursuit of outdoor recreation and leisure activities, such as skiing, snowboarding, cycling and mountain biking, hiking, camping, mountain climbing, kayaking, canoeing and other similar activities.

o “vendor space” means a market stall measuring 3 metres by 3 metres, or a kiosk, modular container, food truck, or mobile retail unit.

• The following principal uses be permitted: a. arts and artisan market; b. farmers market; c. food truck; d. recreation and leisure vending; e. viewing tower with a maximum height of 14 metres; f. private park and ride facility to provide parking and shuttle bus access to

tourist destinations in Howe Sound; g. administration office for the market; h. information kiosk and sign; i. auxiliary gathering area; j. children’s play zone; k. sports demonstration area; and


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l. film production and staging areas that provide locations for filming, production vehicle parking and film production equipment storage in the area identified on Schedule B.

• The combined total number of vendor spaces not exceed 50, except that, subject to an operational review and approval by the Ministry of Transportation and Infrastructure (MoTI), the combined total number of vendor spaces may be increased to 120.

• Written confirmation be received from the Ministry of Transportation & Infrastructure stating it is satisfied with arrangements relating to access to the special market events. Special events may require a permit from MoTI.

• Parking is not permitted on Highway 99.

• Special event permits be used for special market events that are planned to exceed the permitted number of vendor spaces subject to the applicant providing a Special Events Plan that identifies matters such as the number of special events to be held, the number of vendors, additional site servicing requirements, expected number of attendees, etc.

4. THAT the Chief Administrative Officer or Corporate Officer be authorized to execute Temporary Use Permit #57.

RELEVANT POLICIES: Electoral Area D Official Community Plan Bylaw No. 1135-2013 Squamish-Lillooet Regional District Electoral Area D Zoning Bylaw No. 1350-2016 SLRD Temporary Use Permit Policy Attachments: Appendix 1: Public Submissions regarding TUP 57 Appendix 2: Consultation Report and Project Update Appendix 3: Proponent Additional Info Letter of January 15, 2019 Appendix 4: Use Clarification - Britannia South Adventure Market Appendix 5: Temporary Use Permit 57 Key Information: Background – Initial Application

The SLRD received a Temporary Use Permit (TUP) application from John Jervis at ElevateBC Management Ltd. on behalf of the Taicheng Development Corporation (now Tiger Bay Developments) in February 2018. The application proposes a combined highway rest stop and open vendor market that would include parking and a bus loop facility (TUP 57). The application also includes film production staging areas that would potentially be located on several Tiger Bay properties. A second, concurrent TUP application (TUP 58) - for a helicopter tour staging area – was also received. The initial staff Request for Decision report dated April 18, 2018, together with the proponent’s application and supporting information, is


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available for review at https://www.slrd.bc.ca/sites/default/files/pdfs/planning/staff-reports/180418_TUP_57_58_Taicheng.pdf. A work camp TUP application (TUP 53) on Tiger Bay land was also considered in June 2018 and was rejected by the Board. The Board directed staff to incorporate policies regarding work camps into the Board’s general TUP policy. A re-application for a work camp is presently being processed by staff and is anticipated to be on the April Board agenda – this TUP will not conflict with the space usage of this TUP. The application covers portions of three different properties (Lot A, Plan VAP21576, DL 1583, Group 1, NWD; Lot A, Plan VAP20309, DL 2001, Group 1, NWD; Parcel 1, DL 1583, NWD) all of which are currently zoned RR3 (Rural Resource 3) under Squamish-Lillooet Regional District Electoral Area D Zoning Bylaw No. 1350-2016. The proposed TUP site location is located within the Master Planned Community designation of the Regional Growth Strategy (RGS). Previous Board Resolutions On April 18, 2018 the Regional Board resolved:

THAT staff be directed to proceed with review of the Taicheng Temporary Use Permit #57 application regarding an open market and film staging.

THAT staff be directed to proceed with review of the Taicheng Temporary Use Permit #58 application regarding helicopter operations.

THAT the property owner and applicants be directed to host a combined public information meeting for TUP application #57 (market proposal and film staging and TUP application #58 (helicopter operations) in Britannia Beach in order to collect input from the public. This meeting must occur prior to the draft TUP(s) being presented to the SLRD Board for consideration.

A public information meeting for TUPs 57 and 58 was held on May 2, 2018. Significant public opposition to the helicopter tour (TUP 58) proposal was expressed and at the June 27, 2018 Board meeting the following resolution was passed:

That the Board not approve Temporary Use Permit #58 regarding the Sky Helicopters and Taicheng application for helicopter tour operations at Britannia Beach South.

Initial Agency Comments on TUP 57

The application was referred to the Ministry of Transportation and Infrastructure (MOTI) and Vancouver Coastal Health Association (VCHA) for comment with respect to access, traffic, food services, water and wastewater disposal. MoTI required that a traffic impact assessment be undertaken. Preliminary VCHA comments noted that there is no approved potable water supply to service these proposed uses; there is no liquid waste management plan or disposal facilities and there is no solid waste management plan. A formal referral was not made to the Britannia Beach Fire Department. A condition should be included in the permit that the site layout be reviewed from a fire safety perspective by the Britannia Beach Fire Department prior to any commercial undertakings occurring.

https://www.slrd.bc.ca/sites/default/files/pdfs/planning/staff-reports/180418_TUP_57_58_Taicheng.pdf

https://www.slrd.bc.ca/sites/default/files/pdfs/planning/staff-reports/180418_TUP_57_58_Taicheng.pdf


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Public Feedback on TUP 57

At the public information meeting on May 2, 2018 feedback forms were provided to provide an opportunity for written comments on the proposed TUP. A total of 18 submissions (see Appendix 1) were received that commented on TUP 57 (a further 10 submissions commented only on the helicopter tour TUP 58). The following includes direct quotes from the public regarding the application:

Concept/Economic Viability

1. What exactly is this market…What are the definitive in this application, so many ifs, buts and maybe’s. From experience TUPs ask for a specific use for a specific time, this does not do any of that…The Bunt study needs to be updated to todays standard not modified from an old report.

2. Love the idea of an open air artisan market, as long as it’s actually artists, pottery, paint, wood and metal, etc. and yummy food truck food, large seating area, lots of areas for recycling and garbage, No souvenir stands and no cheap trinket stuff (like at the Tsawwassen ferry terminals).

3. A market at the Tiger Bay lands would be such close proximity to the Squamish Farmers Market that a highly competitive environment with the two venues vying for the same producers would result. It is difficult enough already to source farm producers for one local market and the introduction of a second competing market would only serve to compromise the success of the already well established Squamish Market.

4. Britannia has had difficulty getting vendors to the area before, but do like the community aspect that a market could add.

5. The new commercial core at Britannia is starting to shape up after almost 15 years of process. The new businesses will share the tax load with residents, something Taiching’s temporary tents, sea cans and hippy shacks will not. All they will do is undercut the tourist market Compete for artisan tenants, compete against bricks and mortar buildings and businesses and give absolutely nothing to our community.

6. Not confident that this project is something that will draw visitors (or vendors) consistently: dusty, windy (or muddy) gravel pits selling overpriced jewelry & crafts while helicopters take off/land over your head every 30 minutes seem "sad". It may be a great bathroom stop, though. The notion of sports rentals is ridiculous: there is no water access & do we really want tourists improvising bungee systems to attach rental SUPs then hitting the highway? Or trying to launch in town? (We know there will be signs telling them NOT to, but all people believe these rules do not apply to them.) Economic Opportunity

7. Feel that the proposed uses for the temporary permit are just what we need in that spot to provide a space for families, fun, tourism, and make use of the space there. Currently it’s an eyesore and a waste of space. Britannia has nothing going on right now. The open artisan market is an amazing idea and I definitely think there are opportunities to explore for the Sea to Sky corridor with the shuttle bus services (from downtown Squamish to Britannia for instance). I think this is a great idea


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Traffic

8. The provision of a large parking lot and shuttles to various amenities in the northern part of the corridor could create another problem by encouraging more visitation to the Corridor thereby creating an even greater burden on the southern end of the highway between Vancouver and Britannia Beach.

9. Site access is suitable at present for very early morning movie trucks (the circus) it will not be suitable for day time drive by traffic. Prior to Britannia getting its light you could wait up to ten minutes waiting to get in a north bound lane, south bound was hopeless. I would caution against installing another light. We get abuse enough as it is. Britannia south and north's joint access will need to be addressed during the design process.

10. Main concern is the traffic disruption to the Sea to Sky Highway. That area of the highway is consistently accident-prone. Putting in another "intersection" location in that blind corner, speed prone hill descent, with awkward visibility area seems to court disaster. U-Turns, illegal turning, sudden braking...Weekend warriors and pleasure drivers are typically thoughtless and sloppy drivers. This just adds yet another spontaneous accident spot.

11. We are concerned about the potential traffic problems that could be created from people entering and leaving the area: o people stopping on the side of the road going south and running across the

highway to make a pee stop or grab a quick bit to eat, which could lead to accidents or pedestrians being hit by vehicles.

o people turning into the site while traveling in a southerly facing direction and creating a traffic jam.

o equally concerned about the increased potential for traffic jams going both ways - my husband does not want to have to wait in line to get the last km or two home after a long workday and commute. We want to be able to freely leave and return to our homes no matter the time of week or day.

12. No real objection although traffic flow will be an issue. There is no turnaround, and getting in and out will be problematic during heavy summer use. It is almost impossible to turn left into Britannia southbound on weekends even though there is a traffic light. Southbound drivers will inevitably try to dash across the highway, parked on the west side of the highway. Community Character

13. Our Community Plan has been carefully crafted over the years to include the preservation of our unique community. Compromising our community by placing temporary uses on vacant lands is not something I subscribe to.

14. Love to see the applicant add some minimal facilities targeted at improving quality of life for existing local residents – specifically a sanctioned running trail connecting to Britannia North which makes use of the flat terrain inside and around the gravel pit and isn’t directly adjacent to the highway


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15. Favour TUP 57 subject to maintaining the safe, quiet & pristine Britannia Beach community. To maintain the essence of Britannia Beach with this temporary permit approval, I would like the following stipulations included in the approval: o HOURS OF OPERATION: The hours of operation should NOT extend past

current SLRD Noise Bylaws. Special events, inclusive of wedding events, should not exceed these operating hours.

o BEACH MAINTENANCE: Although not in the plan for development, the oceanfront across HWY 99 will be impacted by the approval of the permit. Funds should be allotted from the revenue of Temporary Permit #57 for regular maintenance and remediation of this area by either a private 3rd party or SLRD maintenance. Funds for this maintenance should come directly from the operation and should NOT be imposed on the citizens of Britannia Beach/SLRD through taxes nor should the oceanfront be left without regular care.

16. Okay with this proposed artisan market use so long as a tax or amenity contribution is imposed on the vendors or Taicheng for the benefit of the community.

17. Concerned as to whether there will be a lot of tree cutting or vegetation removal done in order to create the vision they want. When you are travelling north towards Britannia Beach and you come down the long hill into it and travel along side South Britannia Beach there is an unsurpassed beauty and feeling of being home. It is important to preserve as many trees and as much vegetation as possible along this corridor as that is what creates the beauty that is Britannia Beach.

18. Concerned that allowing a film production and staging area might lead to more filming in historical Britannia Beach than would otherwise be here and with that will bring more unneeded and unwanted noise to the community. There needs to be some protection given to the community from there being too much filming happening here should the production and staging area of this proposal be included in this proposal.

19. A market of sea containers and the size is too much. I was told of this in January (2018) and at the time 3 or 4 containers were proposed by the Galileo coffee shop. There is not proper highway access as they are not using the frontage road off the coffee shop parking lot. Britannia Bay has been working hard to move their development forward and I feel this takes away from the new retail space. As an overflow parking lot, great idea as the mining museum did not designate enough parking for large events. Waste Management

20. Concerned about the garbage people will leave in their wake as they walk around and explore the areas outside of the site. Also concerned that people travelling with dogs will leave their dog’s poop along the way as they explore outside of the site, as there is nothing in place in Britannia Beach for people to be able to dispose of dog poop.


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Lack of Administrative Resources

21. TUP57 may have some merits, but overall I think it will be generally detrimental to the corridor. The SLRD does not have the ability to properly manage our little community of Britannia Beach as it is let alone a Three Ring Circus as so proposed in TUP57.

22. If Britannia Beach can not looked after with proper maintenance, shipping containers still not removed from all properties, old buses on properties and unsuitable construction hours which allow construction until 22:00 daily, and Airbnb operating illegally which still has not been shut down - then how on earth will the SLRD manage this?

Over the summer and early fall of 2018, the application was in abeyance with the SLRD, waiting on further information from the applicant addressing MoTI and Vancouver Coastal Health comments. The application was reactivated by the applicant in November once they had further developed their proposal. Updated Information and Analysis Market Concept/Proposed Uses The concept for the market at Britannia South was originally described by the applicant as an “open vendor market”. More recent iterations have described the proposed market as the “Britannia Arts and Adventure Market” and most recently “Britannia South Adventure Market”. The proposal has always included as key components open air market space to accommodate stalls, kiosks, modular containers, mobile retail units and food trucks (these have collectively been defined as vendor spaces in the TUP); a private park and ride facility/auxiliary parking; and rest stop. As the project has evolved, “the emerging opportunities to create a gathering place for local residents of Britannia, Squamish and the surrounding areas has moved to the forefront of the vision.” Options relating to Types of Retail Uses

Option 1: Permit “open vendor market”. Option 2: Restrict the market to a farmers and artisan market focusing on sales of local

produce and arts and crafts. Option 3 (Recommended):

Permit a farmers and artisan market with recreation and leisure retail included and without restricting sales to “local” product.

The applicant proposed an open vendor market in part to allow the greatest flexibility in terms of commercial activity. Planning staff favoured placing limits in the TUP aimed at ensuring the Britannia market is an arts and adventure market which only permits sale of local (e.g. produced in BC/Canada) goods and services. Staff were concerned that the market could become dominated by general merchandise retailers in the absence of any clear provisions in the TUP. To address this concern, the TUP should be reasonably specific about the commercial activities that will take place and this has been achieved by use of the term recreation and leisure retail.


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Option 1 provides the greatest opportunity to accommodate a wide variety of vendors. However, Option 1 does not limit the market to a focus on artisan and tourism products and does not restrict the sale of general merchandise. In the opinion of Planning staff, the applicant submitted a reasonable argument (see Appendix 4) against limiting the market to locally produced items and suggested the consideration of permitting recreation and leisure retail as an alternative to the much broader term open vendor market. Updated information about the market scale and uses, including a land-use level site plan, is contained in Appendix 2 – Consultation Report and Project Update. The applicant states that:

The market area identified on the plans will be occupied by up to a maximum of 120 vendor booth tents or individual wooden stalls built on skids. Modified containers may also be considered in certain areas of the market area as alternative vendor booths. None of the vendor stalls will be affixed to the ground or set on foundations and will likely be reallocated as vendor demand expands and contracts seasonally or on different days of the week.... Provision will be made for food trucks in an established area with access from the emergency-accessible pedestrian promenade.

Recommended Option: Staff agree with the applicant’s approach and recommends Option 3. Staff Recommendation The following principal uses and definitions are recommended to be included in TUP 57:

“arts and artisan market” means an outdoor market area for the sale by artisans or artists of products they have crafted or created including, but not limited to, pottery, wood crafts, metal crafts, textile crafts, glass crafts, custom stone crafts, first nations crafts, furniture, paintings, sculptures and photographs; “farmers market” means an outdoor market area for the sale by farmers or vendors of fresh and processed food products including but not limited to fruits, vegetables, herbs, flowers, meat, fish, poultry, dairy products, baked goods, and jams, but excluding the sale of live animals; “food truck” means the use of a licensed vehicle equipped with self contained facilities for the preparation, cooking and serving of food to consumers and may include a mobile food cart, kiosk, modular container, or converted vehicle capable of dispensing food; “mobile retail unit" means a type of self contained retail store that is located in a vehicle, trailer, or cart and is capable of moving daily. “recreation and leisure vending” means a retail vendor that specializes in the selling, renting and repairing of goods and articles that are used in the pursuit of recreation and leisure activities of the outdoor variety, such as skiing, snowboarding, cycling and mountain biking, hiking, camping, mountain climbing, kayaking, canoeing, and other similar activities; “vendor space” means a market stall measuring 3 metres by 3 metres, or a kiosk, modular container, food truck, or mobile retail unit.

Options relating to the Size of the Market

Option 1: Permit up to 120 vendor spaces plus ancillary structures per the application and issue special event permits for larger market events.

Option 2: Permit 50 (or another maximum number) vendor spaces and issue special event permits for larger market events.


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Option 3 (Recommended): Permit 50 (or another maximum number) vendor spaces and issue special event permits for larger market events and 120 vendor spaces subject to an operational review by MoTI. Special event permit(s) would be subject to submission and approval by the SLRD of a Special Events Plan that identifies matters such as the number of special events to be held, the number of vendors, additional site servicing requirements, expected number of attendees, etc. This Special Events Plan is seen as a requirement, to limit the labour intensive nature of staff time required to process Special Events Permits.

Staff Comments and Recommendation The original application included a range of 25 to up to 150 vendor spaces (which was subsequently reduced to 120). The applicant has indicated that it will take some time for the market to become established and reach maximum capacity. Despite a traffic analysis report from Bunt & Associates indicating minimal traffic impact bring generated by the market, there remains some uncertainty about traffic impacts until an operational review occurs. MoTI has included a requirement that an operational review take place after 18 months. Option 3 gives the applicant the three year term it desires, it allows for larger special events, and scales up the permit subject to the operational review. Given these factors, Option 3 is the recommended option: the maximum number of vendor spaces be 50, that special event permits be used for larger market events, and 120 vendor spaces subject to an operational review by MoTI. Options relating to the Duration of the Permit

Option 1: (Preferred) Three year term as requested by applicant Option 2: One year term to provide for operational review after the first season. Option 3: Eighteen month term to align with MoTI operational review. Staff Comments

Staff originally believed the simplest and most straightforward way to ensure the proposed market operated without unacceptable impacts was to limit the TUP to one year (Option 2) to allow for a review prior to consideration of re-issuing the permit. However, the applicant strongly objected to this option as the initial investment (site preparation and development costs as well as marketing costs and obtaining vendors) necessary is such that relying on only one year of market operation being guaranteed created unacceptable financial risk. Option 3 - an eighteen month term would give the applicant two summer seasons to test the viability of the market. This option would give the SLRD an opportunity to consider matters other than traffic/access when considering re-issuance of the TUP. Planning staff believe that the MoTI operational review should be adequate to address any traffic management issues. If traffic management issues cannot feasibly be mitigated then approval to increase the number of vendor spaces would not be approved. If traffic issues are unacceptable, MoTI may revoke or deny renewal of the access permit, which would effectively also revoke the TUP. Staff thus recommends that TUP 57 be issued for a three year term (Option 1). It is also noted that in this permit, the date of issue of the permit will be different than the date of approval by the Board (if approved). The CAO will issue the permit once the


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preconditions listed in section 5 of the permit have been satisfactorily addressed (up to one year). Please note that as there are preconditions to this TUP, the TUP will run for 3 years from the date of the meeting of the pre-conditions. If the preconditions are not met by February 27, 2020 (i.e. a year), the TUP will lapse and be void.

Traffic/Transportation

In December, 2018 a Consultation Report and Application Update containing supplementary information to the application was provided by the applicant’s consultant (Appendix 3). Appendix 3 also contains letters of support from various Squamish and Britannia area organizations. Additionally a South Britannia Market – Traffic Analysis for Temporary Use Permit (TUP) High Level Transportation Assessment letter from Bunt & Associates Engineering (the “Bunt Report”) is included in Appendix 3. Key conclusions of the report include:

• approximately 10 to 43 net trips are expected to be generated by the South Britannia Market Site during the weekday PM and Sunday peak hours, depending on whether the site develops with the minimum or maximum anticipated land use sizes

• The net increase of volumes on Highway 99 is expected to be minimal and at most 1 to 3% in the weekday PM peak hour (assuming maximum build out for the market and a special event market day), depending on the amount of pass-by considered.

• Based on the projected maximum traffic case and SimTraffic analysis, the unsignalized site access operates acceptably at all times, with the critical movement and time being westbound left turns (WBL) during the Friday PM peak operating at LOS [Level of Service] B.

• The existing unsignalized intersection can handle site volumes more than 5 times the projected volumes and still operate under acceptable conditions (LOS E or better).

• A high level parking generation review was undertaken by Bunt using ITE [Institute of Transportation Engineers] parking generation rates in order to compare with the SLRD Electoral Area D Zoning Bylaw 1350-2016 requirements. Based on these rates, a total of between 62 and 165 stalls would be needed, depending on whether the site develops with the minimum or maximum land use areas.

• Film production uses are not expected to generate trips during the peak periods along Highway 99, as loading and unloading for filming tends to happen either in the early morning hours or in the late evening (during off-peak hours) and can be moderated/scheduled by the Production Manager.

• Coupled with adequate signage and promotion, the auxiliary lot and bus service has a high potential to remove vehicles off Highway 99.

The Bunt Report was forwarded to the Ministry of Transportation and Infrastructure for review and comment. MoTI’s comments are as follows: The South Britannia Market, Traffic Analysis for Temporary Use Permit High Level Transportation Assessment Letter (Draft) has been reviewed and the Ministry has no objection to a three-year Temporary Use Permit, subject to the following conditions:


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a. A traffic monitoring plan must be provided for review and acceptance. The monitoring organized by the developer must consider (but is not limited to):

1. Access and egress to the site within key peak periods 2. Southbound left turn queue during event operations 3. Field observations:

i. Turning movement counts at Highway 99 and access ii. Pedestrian and cyclist movements, safety

4. Mitigation plans for potential issues that arise. The market may be required to cease operations should there be any excessive delays or safety concerns on Highway 99.

b. A final copy of the traffic analysis (signed and sealed by a traffic engineer) must be provided. For any changes in land use, an additional study or amendment must be provided for review and acceptance.

c. Please note that parking is not permitted on Highway 99. The Ministry may request appropriate signage should this become an issue in the future.

d. It is recommended larger special events on the site be permitted separately, with notification and/or acceptance from the Ministry. Special events may require a permit from the Ministry.

e. An Access to a Controlled Access Highway permit will be required from the Ministry, due to the change in land use. The permit will be for a limited duration (18 months) to allow for an operational review, based on the results of the monitoring plan. Should there be no operational concerns, at the discretion of the designated Ministry Official, the access permit will be renewed for the duration of the SLRD Temporary Use Permit.

Based on the above, SLRD Planning staff recommend that: 1. Confirmation be received from MoTI, prior to issuance of TUP 57, that an acceptable

traffic monitoring plan has been provided and that an access permit has been issued, and

2. TUP 57 include as conditions that: a. parking is not permitted on Highway 99; and b. larger special events on the site be permitted separately, with notification

and/or acceptance from MoTI. Special events may require a permit from the Ministry of Transportation and Infrastructure.

c. an Access to a Controlled Access Highway permit is required from the Ministry of Transportation and Infrastructure.

Parking

The site of the TUP is a level former gravel pit that has in the past been used as a staging/parking site for a large music festival. The site is flat, gravel and has plenty of land available for parking as needed. For this reason Planning staff believe it is not necessary to mandate a minimum number of parking spaces.


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Noise

Electoral Area D Noise Bylaw No. 1590 specifies quiet hours between 10 pm and 8 am. To ensure noise from the market is not an issue it is recommended that market hours be between 9 am and 9 pm. This allows for one hour for set-up and an hour for closing up. Site Servicing/Waste Management

The proponent indicated that a temporary mobile washroom facility containing nine toilets and six sinks including an accessible washroom will be installed (see Appendix 3). Non-potable water demand will be met by an existing well on the property. There are no plans to provide potable water. The proponent is committing to incorporate a zero waste strategy as a term of the TUP. The proponents note that they have had initial discussions with Vancouver Coastal Health about permitting and will comply with all applicable regulations, which will be resolved prior to issuance of the TUP. SLRD Planning staff recommend that compliance with Vancouver Coastal Health Authority requirements be confirmed prior to issuance of TUP 57. Further, that a waste management strategy be provided for review and acceptance by the SLRD prior to issuance of TUP 57. Commercial Filming

Properties included in film production and vehicle/equipment staging areas are outlined on the map attached as Schedule B. Regional Considerations: This TUP application is associated with land that is currently part of the Tiger Bay Development Corporation Britannia Beach South rezoning application. The proposed market and highway rest stop is not related to the rezoning application or the proposed Britannia Beach South project. The market would be primarily intended to provide services to the Sea to Sky corridor. . Submitted by: S. Olmstead, Contract Planner Reviewed by: K. Needham, Director of Planning & Development Services Approved by: L. Flynn, Chief Administrative Officer

From: Maurice Freitag Sent: Sunday, April 22, 2018 8:00 PMTo: Lynda Flynn ; Kimberly Needham Subject: TUP Taicheng

Good evening,

It has been brought to my attention by several BB and Furry Creek residence; The TUPapplications by Elevate and Taicheng.I am intimately familiar with what is being planned as there was an attempt by both groupsto hire me to lobby The SLRD. I declined as I dont believe the project is a good fit and is anavoidance of the rezoning and public input, amenity requirement that the developmentwould have to negotiate. I ask the following on behalf of others and myself.How many current TUPs sit on Taicheng landsHow many TUPs are they allowed to have and for duration.What exactly is this market, it looks as though it is food in summer, farmers in summer,blue jiffy john stop as there is no sewer and water on site, mini storage, temp movie studio,movie equipment storage, pay parking lot, light industrial manufacturing, helicopter

storage , helicopter tours, helicopter maintenance, fuel storage, Bus loop with no bus.....

This is the broadest TUP I have ever come across. Are TUPs to be specific in scope, what is the plan for offseason operations, has the SLRD done noise and traffic assessment on there own. What are the definitives in this application, so many ifs , buts and maybes. From experience TUPs ask for a specific use for a specific time, this does not do any of that.

The Bunt report is cute it even comments on how nice it would be to have this (market) which has what to do with taffic engineering, however it has not taken at all into account the massive increase in traffic over the passed year and does not forecast future traffic from development in Squamish, Britannia and Furry Creek in an accurate way. It takes 2011 data and assumes 1.8% growth in traffic. 2011 was a generally light traffic year post 2010 and since 2013 the increases have likely been in the double digit percentage change. It also assumes numbers provided by the proponent and not actual numbers from supporting similar ventures in the area , gondola, squamish market.

Slrd has already approved a parking lot beside the mine museum as a gift to Mc Donald development Corp and The Mine Museum that contributes very little to The town of Brittania or Furry Creek. The mine museums primary purpose is for The Province to avoid cleaning the mine up by keeping it active under the Title Museum. Now we get Taicheng putting another parking lot in BB for who ... Squamish, how does this positively contribute to BB . I dont think it does.

Appendix 1: Public Submissions re TUP 57

The application alludes to letters of support that are coming, how do you host a publicmeeting when the supporting documents used in the report are not available or dont exist.Any proponent can say they have support, however it is their responsibility to provide themto the public. May we please get these supporting documents .. I really believe the meetingbeing held May 02 2018 is premature and the application is incomplete and should bealtered to identify the missing supporting documents as well as The Bunt Survey needs tobe updated to todays standard not modified from an old report or The SLRD needs torepresent the public and have the proponent pay The SLRD to commission accurateanalysis of traffic etc.

Moe

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Ian Holl

From: SLRD InfoSent: Wednesday, April 25, 2018 8:05 AMTo: Ian HollCc: Kimberly NeedhamSubject: FW: Taicheng temporary permit

Follow Up Flag: Follow upFlag Status: Completed

SLRD Info. Information [email protected] P: 604-894-6371 F: 604-894-6526 1-800-298-7753 www.slrd.bc.ca

This message is intended only for the use of the individual or entity named above, and may contain information that is privileged, confidential or exempt from disclosure under applicable law. If you are not the intended recipient or their employee or agent responsible for receiving the message on their behalf, your receipt of this message is in error. Please notify us immediately, and delete the message and any attachments without reading any such information. Any dissemination, distribution or copying of this communication by anyone other than the intended recipient is strictly prohibited. Thank you.

From: Alexandra Morrissey Sent: Wednesday, April 25, 2018 6:30 AM To: SLRD Info <[email protected]> Subject: Taicheng temporary permit

Good Morning,

My husband and I have recently purchased a home in Britannia Beach. We absolutely love the community and the tranquil atmosphere that this little seas side village exudes.

I have read some of the information supplied by the SLRD with regards to the Taicheng temporary permit application. Unfortunately, I will be away and unable to make the meeting on May 2nd, however I wanted to convey my concern with this project. I foresee the helicopter pads and tours having a significantly negative impact on the residents of Britannia Beach. The community has already had major issues with helicopter tourism in the past; Blacktusk, as well as heli-logging. The noise of the helicopters was excessive and very disruptive. The flight pattern of Blacktusk regularly flew over Britannia and even after a number of complaints and conversations with council, it was Blacktusk's bankruptcy that saved the community in the end.

I can honestly say that I speak for most, if not all, in the community when I say that we are greatly opposed to another helicopter tourism company coming in and disrupting our community. I am certain you will see the opposition at the meeting on May 2nd.

I am not yet sold on the concept of the market, I believe Britannia has had difficulty getting vendors to the area before, but do like the community aspect that a market could add.

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However, please make a note that I am greatly opposed to the Helicopter tours. If you could please also let me know that this email was received and given to those running the community meeting on May 2nd that would be appreciated.

Thank you very much for your time, Alexandra Morrissey

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Ian Holl

From: Jane Iverson Sent: Friday, April 27, 2018 1:11 AMTo: Ian HollSubject: Resident's Comments on Temporary Use Permits 57 & 58 at Britannia Beach

Follow Up Flag: Follow upFlag Status: Flagged

Re: TUP 57 & 58 Taicheng at Britannia Hi Ian, I have been a resident of Britannia Beach since 1978. We have had to endure many challenges as a Community and have had immense support from the SLRD Board and planning staff over the years. I am unable to attend the public meeting on May2 2017 regarding TUP 57 & 58 Taicheng at Britannia and wish to present my opposition for these applications to the SLRD Planning Department and SLRD Board of Directors at this time. I am opposed to the TUP 57 & TUP 58 applications for the following reasons: ‐ A very successful Artisan/Farmers Market already exists in Squamish. Having another market in such close proximity would set up an unfriendly and highly competitive environment with the two venues vying for the same producers. It is difficult enough already to source farm producers for one local market and it is my opinion that the introduction of a second competing market would only serve to compromise the success of the already well established Squamish Market. ‐ The proposed helicopter tours are not welcomed at all. In the past we have endured logging helicopters droning overhead from the early morning hours stretching into the evening 6 days a week. While the decibel levels may have been within the acceptable range, the shuddering of the rotors was unnerving to say the least. Recreational amusements such as the invasion of heli‐tours was never part of our vision. This proposal is misleading as the proponents only mention that there are a number of daily departures from the heli‐pads and they failed to mention the number of return trips, which in fact will double the daily fly‐over numbers. ‐ The provision of a large parking lot and shuttles to various amenities in the northern part of the corridor could create another problem by encouraging more visitation to the Corridor thereby creating an even greater burden on the southern end of the highway between Vancouver and Britannia Beach. Amusements such as the Gondola, that now require more parking should have been under closer scrutiny by the local governments who approved them before they were even allowed to develop. Parks Department should have adequate parking built into their plans before they are allowed to expand. We live here for quiet enjoyment of our residential community. Our Community Plan has been carefully crafted over the years to include the preservation of our unique community. Compromising the integrity of our community by placing temporary uses on vacant lands is not something I subscribe to. Please forward my letter to the SLRD Planning Department staff and members of the SLRD Board of Directors. Thank you, Jane Iverson

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Britannia Beach BC V0N 1J0

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Ian Holl

From: SLRD InfoSent: Thursday, May 3, 2018 11:39 AMTo: Ian HollSubject: FW: Taicheng lands- Britannia South

SLRD Info. Information [email protected] P: 604‐894‐6371 F: 604‐894‐6526 1‐800‐298‐7753 www.slrd.bc.ca This message is intended only for the use of the individual or entity named above, and may contain information that is privileged, confidential or exempt from disclosure under applicable law. If you are not the intended recipient or their employee or agent responsible for receiving the message on their behalf, your receipt of this message is in error. Please notify us immediately, and delete the message and any attachments without reading any such information. Any dissemination, distribution or copying of this communication by anyone other than the intended recipient is strictly prohibited. Thank you. ‐‐‐‐‐Original Message‐‐‐‐‐ From: brad&lynda gerhardt Sent: Thursday, May 3, 2018 11:32 AM To: SLRD Info <[email protected]> Subject: Taicheng lands‐ Britannia South Hi, Just wanted to put in my opinion, as a resident of Britannia Beach I have mixed feelings on this matter.

I Love ❤ the idea of an open air Artisan Market, as long as its actually Artists, pottery, paint, wood and metal..etc and yummy food truck food, large seating area, lots of areas for recycling and garbage, No souvenir stands and no cheap trinket stuff (like at the Tswassen Ferry terminals) that is not wanted here by more than just me. As for the Helicopter Tours ... NO! Sorry but as residents we DO Not want to hear them 10 times a day, helicopters are Loud. We have the hydro helicopter that flies over us once a month already. So it’s a resounding NO not just from me but from everyone I’ve spoken too.

Maybe they could do Harbour Cruises 🚢 dinner cruise or something quiet for peats sake, we do live here and it’s a quiet place to live, 100% wanna keep it a serene quiet place! Is that so much too ask....I don’t think so.

Thanks 🙏 Brad & Lynda Gerhardt

Deborah Matheson

Sent from my iPad

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Ian Holl

From: [email protected] Sent: Thursday, May 3, 2018 10:21 AMTo: Ian HollCc: SLRD InfoSubject: Taicheng temporary permits57 &58

Questions for consideration. Thoughts on temporary usage permit 57 I have lived here since 1992, and participated in every opportunity to shape our community. This would include all the Taicheng presentations. Most residents supported Taichengs proposals even thought their projected unit count was way off base . they seem to ignore riparian restrictions and water limitations. We understand they have been working with your staff to come up with a sensible solution. Last night I was told these temporary use applications were needed because taicheng had encountered stiff opposition. bogged down and needed income from its vacant lands. There was no opposition from residents as far as I know only to the ridiculous high unit count. At present their sole source of generated income comes from site rentals to Movie productions on an almost weekly basis. Taicheng had proposed some multistory housing, some detached along with the expected amenities such as fire hall and schools there would also be a commercial core. Now this has all gone away replaced by "temporary" crafts and food tents. Our Shiny new commercial core is starting to shape up. after almost 15 years of process. The new businesses will share the tax load with residents, something Taichengs temporary tents ,sea cans and hippy shacks will not. All they will do is undercut the tourist market Compete for artisan tenants , compete against bricks and mortar buildings and businesses and give absolutely nothing to our community. Site access is suitable at present for very early morning movie trucks (the circus) it will not be suitable for day time drive by traffic . prior to Britannia getting its light you could wait up to ten minutes waiting to get in a north bound lane ,south bound was hopeless. I would caution against installing another light we get abuse enough as it is . Britannia south and north's joint access will need to be addressed during the design process , Our Developer made a well researched bid on those lands about 8.5 million I believe . along comes Taicheng and buys them for at least four times that amount. Nobody can see them getting profit off that expenditure without massive development , ignoring the official community plan and creating a huge traffic impact. Reading between the lines, your hoped for resistance to this possibility is to be commended. Taichengs arguments for "temporary" use permits reminds me of the story about the kid who killed his parents then threw himself on the mercy of the courts because he was an orphan. They overpaid, they keep submitting plans that don't work their refusal to follow Canadian processes and laws is resulting in empty land. This is just a cynical attempt to wring more money from an old gravel pit with out commuting to provide any amenities just congestion and an eyesore. Thoughts on Temporary permit 58

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this is a complete non starter .we suffered with black tusk helicopters identical usage for a year until the resistance of the motoring public to pay the seat costs resulted in their bankruptcy. at the presentation they had bold flight plans and jazzy graphs showing Britannia Residents were all mad , helicopters are as unimposing as a babies sigh. unfortunately we all have experienced the reality not a bunch of nonsense presented by the heli tour outfit Black tusk flew up to 4 flights a day looping out over Minaty bay, then spiraling back over our residences often at barely 200 ft. This is a requirement of the terrain We also have emergency medevacs ,Supply helicopters for the Richply operation up the hill. Rich ply has adopted Heli logging as it is very low environmental impact and the resulting patchy logging has produced a pleasing look without logging roads , These are all needed services , Taicheng is not. This tour business should be at the airport ,are they trying to evade landing fees?What is to stop this morphing into a shuttle service to Whistler? The DoT did nothing on our many complaints about Black Tusk Given that Government will not enforce altitude requirements ,what are residents recourse for the past experience of noise and unsafe pilots? They argue theirs are tiny helicopters with low noise generation, We see and hear the RCMP , SAAR and Hydro line inspection helicopters all the time, all kinds of helicopters, they are all noisy , this will just add to the growing noise pollution,and like 57 give nothing back just further removal of our right to peaceful enjoyment of our properties. No to permits 57 &58

PUBLIC COMMENT SHEET PROPOSED TEMPORARY USE PERMITS NO. 57 AND 58

TAICHENG LANDS- BRITANNIA BEACH SOUTH COMMENTS ON THE PROPOSED TEMPORARY USE PERMITS (57 & 58) CAN BE SUBMITTED TO THE SLRD:

• VIA EMAIL TO SLRD STAFF AT: [email protected] or [email protected] • VIA EMAIL/LETTER TO THE SLRD BOARD AT: [email protected]

FOR MORE INFORMATION CHECK THE SLRD WEBSITE AT THE FOLLOWING APPLICATION PAGES: https://www.slrd.bc.ca/currentapplications/TUP57 https://www.slrd.bc.ca/currentapplications/TUP58

QUESTIONS FOR CONSIDERATION:

1. WHAT ARE YOUR THOUGHTS ON THE PROPOSED USES FOR TEMPORARY USE PERMIT NO. 57 (open artisan market, highway convenience stop, and film production vehicle/equipment staging as well as parking and the potential for private shuttle bus services)?

I FEEL THAT THE PROPOSED USES FOR THE TEMPORARY PERMIT ARE JUST WHAT WE NEED IN THAT SPOT TO PROVIDE A SPACE FOR FAMILIES, FUN, TOURISM, AND MAKE USE OF THE SPACE THERE. CURRENTLY ITS’ AN EYESORE AND A WASTE OF SPACE. BRITANNIA HAS NOTHING GOING ON RIGHT NOW. THE OPEN ARTISAN MARKET IS AN AMAZING IDEA AND I DEFINITELY THINK THERE ARE OPPORTUNITIES TO EXPLORE FOR THE SEA TO SKY CORRIDOR WITH THE SHUTTLE BUS SERVICES (FROM DOWNTOWN SQUAMISH TO BRITANNIA FOR INSTANCE). I THINK THIS IS A GREAT IDEA.

2. WHAT ISSUES DO YOU THINK NEED TO BE ADDRESSED IN RELATION TO THE PROPOSED TEMPORARY USE PERMIT NO. 57?

THE ONLY ISSUE I FORESEE IS TRAFFIC REGARDING ENTERING AND EXITING THE PROPOSED AREA.

3. WHAT ARE YOUR THOUGHTS ON THE PROPOSED USES FOR TEMPORARY USE PERMIT NO. 58 (helicopter tourism activities staged out of the property into the alpine)?

I THINK THERE SHOULD BE TIME LIMITS SURROUNDING THIS (WHICH MAY ALREADY BE IN PLACE), AND ENSURE THAT THEY DO NOT CHANGE FLIGHT PLANS DIRECTLY OVERHEAD ANY HOMES OR IN THE VALLEY AS THE NOISE ECHOS.

4. WHAT ISSUES DO YOU THINK NEED TO BE ADDRESSED IN RELATION TO THE

PROPOSED TEMPORARY USE PERMIT NO. 58? AS ABOVE, THEY SHOULDN’T BE ALLOWED TO CHANGE FLIGHT PLANS TO AFFECT THE

mailto:[email protected]



http://www.slrd.bc.ca/currentapplications/TUP57

http://www.slrd.bc.ca/currentapplications/TUP58

COMMUNITY NOISE LEVEL.

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Ian Holl

From: Richard Kagerer Sent: Thursday, May 3, 2018 2:04 PMTo: Ian HollSubject: Feedback on Permits 57 and 58 Taicheng Lands

Hi Ian, Just want to submit some feedback regarding the proposed temporary use permits. I have concerns about noise from helicopter activity resulting from #58. The applicant provided a study predicting noise impact, which mentions take-off and landing approaches are audible from the existing residential area in Britannia Beach. Even if these aren’t significantly above ambient sound levels, it represents added noise pollution on top of already noisy highway activities. As such I can’t support the application. This region was never zoned for active-use helipads, and I moved away from a neighbourhood near an airport to get away from exactly this kind of intrusion. I am not opposed to other tourism use however I’d really love to see the applicant add some minimal facilities targeted at improving quality of life for existing local residents – specifically a sanctioned running trail connecting to Britannia North which makes use of the flat terrain inside and around the gravel pit and isn’t directly adjacent to the highway. Thanks!

PUBLIC COMMENT SHEET

PROPOSED TEMPORARY USE PERMITS NO. 57 AND 58

TAICHENG LANDS - BRITANNIA BEACH SOUTH

COMMENTS ON THE PROPOSED TEMPORARY USE PERMITS (57 & 58} CAN BE

SUBMITTED TO THE SLRD:

• VIA EM�IL TO SLRD STAFF AT: [email protected] or [email protected]

• VIA EMAIL/LETTER TO THE SLRD BOARD AT: [email protected]

FOR MORE INFORMATION CHECK THE SLRD WEBSITE AT THE FOLLOWING

APPLICATION PAGES:

https://www .sl rd. be.ca/ cu rrenta ppl ications/TU PS 7

https://www.slrd.bc.ca/currentapplications/TUP58


1. WHAT ARE YOUR THOUGHTS ON THE PROPOSED USES FOR TEMPORARY USE

PERMIT NO. 57 (open artisan market, highway convenience stop, and film

production vehicle/equipment staging as well as parking and the potential for

private shuttle bus services)?


PROPOSED TEMPORARY USE PERMIT NO. 57?

3. WHAT ARE YOUR THOUGHTS ON THE PROPOSED USES FOR TEMPORARY USE

PERMIT NO. 58 (helicopter tourism activities staged out of the property into the

alpine)?


PROPOSED TEMPORARY USE PERMIT NO. 58?

I am not confident that this project is something that will draw visitors (or vendors) consistently: dusty, windy (or muddy)

gravel pits selling overpriced jewelry & crafts while helicopters take off/land over your head every 30 minutes seem "sad". It

may be a great bathroom stop, though. The notion of sports rentals is ridiculous: there is no water access & do we really

want tourists improvising bungee systems to attach rental SUPs then hitting the highway? Or trying to launch in town? (We

know there will be signs telling them NOT to, but all people believe these rules do not apply to them.)

See above. But my main concern is the traffic disruption to the Sea to Sky Highway. That area of the highway is

consistently accident-prone. Putting in another "intersection" location in that blind corner, speed prone hill descent, with

awkward visibility area seems to court disaster. U-Turns, illegal turning, sudden braking...Weekend warriors and pleasure

drivers are typically thoughtless and sloppy drivers. This just adds yet another spontaneous accident spot.

Don't get it. Love helicopters. Do NOT want to hear them all day long, every single sunny day when we're out outside. Even

"quiet" helicopters. This area conducts sound/vibration. And I worry about requiring hearing protection when we kayak/SUP

along the shoreline towards Porteau Cove and beyond due to 18 return heli-trips overhead every 15 minutes.

NOISE must be addressed. Flight plans must be consistent. Hours of operation must be reasonable.

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Ian Holl

Subject: RE: Taicheng Proposal - Makin Lands Special Use Permit

From: Andy Baines Sent: May 2, 2018 9:35 AM To: Tony Rainbow Cc: Subject: Taicheng Proposal ‐ Makin Lands Special Use Permit Hi Tony, I am travelling back from Toronto tonight so will not be able to attend the community meeting regarding the Taicheng proposal for a special use permit on the Makin Lands. I am writing to voice my opinion on this proposal and hope that you may take it into consideration and forward this email to the SLRD counsel to be heard in advance of their decision. Proposed Use as a Helicopter Touring Stage Area

I strongly oppose this suggested use due to the proximity to single‐family residences in the area. The suggested six flights routes per day will impose a very significant noise nuisance to residents of

Britannia Beach. This is contrary to the principle of “quiet enjoyment” of ownership of one’s land.

Permitting Use of Food Trucks and a Community Market

I am okay with this proposed use so long as a tax or amenity contribution is imposed on the vendors or Taicheng for the benefit of the community.

Residents of Britannia Beach already pay significant tax contributions to the SLRD for street use and maintenance. Thus, any further deterioration to the roads from an increased volume of vehicles in the area should be offset by a tax revenue contribution.

In essence, this is the “growth should pay for growth (or maintenance)” principal. Thank you in advance for reading my comments. Andy Andy Baines Director, Mortgage Investments KingSett Capital

Vancouver, BC V6E 0C5

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Ian Holl

From: Laura Catton Sent: Monday, May 7, 2018 12:46 PMTo: Ian Holl; SLRD Info

Hi Ian & SLRD BOARD, I am a resident/homeowner in Britannia Beach ( ). To follow-up on Temporary Permit #57 and #58, I would like to share my feedback as follows. QUESTIONS FOR CONSIDERATION: 1. WHAT ARE YOUR THOUGHTS ON THE PROPOSED USES FOR TEMPORARY USE PERMIT NO. 57 (open artisan market, highway convenience stop, and film production vehicle/equipment staging as well as parking and the potential for private shuttle bus services)? I am for Temporary Permit # 57 with the following stipulations below. 2. WHAT ISSUES DO YOU THINK NEED TO BE ADDRESSED IN RELATION TO THE PROPOSED TEMPORARY USE PERMIT NO. 57? Maintaining the safe, quiet & pristine Britannia Beach community is very important to me. To maintain the essence of Britannia Beach with this temporary permit approval, I would like the following stipulations included in the approval: HOURS OF OPERATION: The hours of operation should NOT extend past current SLRD Noise Bylaws. Special events, inclusive of wedding events, should not exceed these operating hours. BEACH MAINTENANCE: Although not in the plan for development, the oceanfront across HWY 99 will be impacted by the approval of the permit. Funds should be allotted from the revenue of Temporary Permit #57 for regular maintenance and remediation of

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this area by either a private 3rd party or SLRD maintenance. Funds for this maintenance should come directly from the operation and should NOT be imposed on the citizens of Britannia Beach/SLRD through taxes nor should the oceanfront be left without regular care. 3. WHAT ARE YOUR THOUGHTS ON THE PROPOSED USES FOR TEMPORARY USE PERMIT NO. 58 (helicopter tourism activities staged out of the property into the alpine)? Temporary Permit No. 58 is NOT a good fit with our community and I am adamantly OPPOSED to this permit. As a resident of Britannia Beach, I chose to call this neighbourhood home due to the tranquility of the area. The current development plans for Temporary Permit 57 aligns with the current neighbourhood zoning for commercial. Zoning Permit 58 DOES NOT align with current zoning for the community and is an unreasonable stretch. This proposal negatively impacts my quality of life with additional noise, visual distraction, and increased motorization of my neighbourhood with NO benefit to my community - neither the operators nor majority of guest are local residents or members of our community. Let’s keep Britannia historical, artistic, and community grounded. 4. WHAT ISSUES DO YOU THINK NEED TO BE ADDRESSED IN RELATION TO THE PROPOSED TEMPORARY USE PERMIT NO. 58? Don’t turn our neighbourhood into an airport/helipad. Thanks, Laura

PUBLIC COMMENT SHEET PROPOSED TEMPORARY USE PERMITS NO. 57 AND 58

TAICHENG LANDS- BRITANNIA BEACH SOUTH COMMENTS ON THE PROPOSED TEMPORARY USE PERMITS (57 & 58) CAN BE SUBMITTED TO THE SLRD:

• VIA EMAIL TO SLRD STAFF AT: [email protected] or [email protected] • VIA EMAIL/LETTER TO THE SLRD BOARD AT: [email protected]

FOR MORE INFORMATION CHECK THE SLRD WEBSITE AT THE FOLLOWING APPLICATION PAGES: https://www.slrd.bc.ca/currentapplications/TUP57 https://www.slrd.bc.ca/currentapplications/TUP58


1. WHAT ARE YOUR THOUGHTS ON THE PROPOSED USES FOR TEMPORARY USE PERMIT NO. 57 (open artisan market, highway convenience stop, and film production vehicle/equipment staging as well as parking and the potential for private shuttle bus services)?

My husband and I are mostly okay with this idea though we do have some concerns as stated below and we will be 100% opposed to it should the helicopter tours be included as part of it though it is my understanding that these are two separate applications.

We are concerned as to whether there will be a lot of tree cutting or vegetation removal done in order to create the vision they want. When you are travelling north towards Britannia Beach and you come down the long hill into it and travel along side South Britannia Beach there is an unsurpassed beauty and feeling of being home. We do not want to see this wrecked or changed. It was there in the 70’s when I lived in Britannia Beach and it still exists there now - my family lived in Minatti Bay, the Art House, and alongside the creek - and my dad worked in the mine. It is important to preserve as many trees and as much vegetation as possible along this corridor as that is what creates the beauty that is Britannia Beach. We are concerned that allowing them to have a film production and staging area there might lead to more filming in historical Britannia Beach then would otherwise be here and with that will bring more unneeded and unwanted noise to the community. The last filming was Travelers and the

continual beeping from the vehicles was annoying. It is my understanding that all they need to do is give the community notice about filming - there needs to be some protection given to the community from there being too much filming happening here should the production and staging area of this proposal be included in this proposal. We are concerned about the potential traffic problems that could be created from people entering and leaving the area. We are concerned about people stopping on the side of the road going south and running across the highway to make a pee stop or grab a quick bit to eat, which could lead to accidents or pedestrians being hit by vehicles. We are concerned about people turning into the site while traveling in a southerly facing direction and creating a traffic jam. We are equally concerned about the increased potential for traffic jams going both ways - my husband does not want to have to wait in line to get the last km or two home after a long workday and commute and we want to be able to freely leave and return to our homes no matter the time of week or day. We are concerned about the garbage people will leave in their wake as they walk around and explore the areas outside of the site. We are also concerned that people travelling with dogs will leave their dog’s poop along the way as they explore outside of the site, as there is nothing in place in Britannia Beach for people to be able to dispose of dog poop. What are the days and hours of operation proposed? Overall we think this is a decent idea but it has some definite kinks to be worked out.

2. WHAT ISSUES DO YOU THINK NEED TO BE ADDRESSED IN RELATION TO THE PROPOSED TEMPORARY USE PERMIT NO. 57?

See above comments – to us question 1 and 2 are synonymous.

3. WHAT ARE YOUR THOUGHTS ON THE PROPOSED USES FOR TEMPORARY USE PERMIT NO. 58 (helicopter tourism activities staged out of the property into the alpine)?

My husband and I are 100% opposed to any and all helicopter tourism activities being staged out of the property into the alpine. Please count this as two votes against. Britannia Beach has a stillness about it that will be ruined by the continual noise that cannot be avoided with helicopters coming and going from that location. I am at home

90% of the time and the noise from the helicopters coming and going will negatively affect my ability to enjoy living here on our property. My husband and I bought our property here because of the quietness and peacefulness of the community and this will be ruined with helicopters coming and going on a fairly regular basis all year round. Having helicopters coming and going on weekends April to May, all week May to September, and weekends September to May increasing to include Thursday and Friday as demand increases, as per the application, is going to impact the noise level in Britannia Beach and this is not what we want to deal with as property owners. Helicopter tours were never part of the official South Britannia Beach Master Plan and I don’t see how bringing them here is going to add to the value of North or South Britannia Beach other than making money for those involved. There is enough noise from the highway, train, local traffic and people living here, museum horn, air traffic, and so on in and around and above Britannia Beach. Why would we add more to that for the sake of helicopter tours? My husband and I are opposed to adding more noise to Britannia Beach so other people can make money and ruin the peacefulness and quietness of the community as a whole both in North and South Britannia Beach. And trust me I can hear helicopters that are not directly over our house. There were enough of them on the weekend - not sure who owned them or where they were going – we do not need to add more air traffic as part of our community even if it is temporary – there is enough already - I can’t imagine adding more to that with helicopter tours – there is no sense or reason to add more noise to our community just so people can go on tours. We are the ones that will have to deal with their noise on a regular basis so please, please, please do not allow them to set up shop here. This is our home. This is our community. This is about how much value our lives will lose by having to deal with helicopters tours, and the noise from same, staged from that location. We did not sign up to live next to helicopters tours coming and going from within our community or adjacent to it.

4. WHAT ISSUES DO YOU THINK NEED TO BE ADDRESSED IN RELATION TO THE PROPOSED TEMPORARY USE PERMIT NO. 58? I don’t think this temporary permit should even be on the table but since it is there are discrepancies between the flight plan the people from Sky Helicopters company talked about at the community meeting on May 2, 2018 at the Britannia Beach community hall and the actual flight plans presented in the application. The noise level needs to be addressed. Any noise from them operating out of that property even if it is just while they are coming or going is too much noise to add to the community. There is no value being added to our community by adding in helicopter tours. The noise from them no matter how minimal is going to add to the noise already here. We do not need more noise. We have enough noise here already. Any amount of added noise minimal or not is too much noise to add to

our tranquil community. I believe that helicopter tours should be staged out of an already existing airport. See above comments for other items that need to be address – to us questions 1 and 2 are synonymous. Basically the whole proposal needs to be addressed as we are not in favor of any part of it. Thank you, Anna and Jim Tarnowski

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Ian Holl

From: Dave Smith Sent: Thursday, May 10, 2018 1:33 PMTo: Ian HollSubject: FW: TUP57 and TUP58

From: Dave Smith Sent: Thursday, May 10, 2018 1:17 PM To:

Cc: '[email protected]' <[email protected]> Subject: TUP57 and TUP58 My thoughts on the above propositions are as follows TUP57 may have some merits, but overall I think it will be generally detrimental to the corridor. The SLRD does not have the ability to properly manage our little community of Britannia Beach as it is let alone a Three Ring Circus as so proposed in TUP57. TUP58 is a totally ludicrous idea as it would ruin any sense of peace and tranquility that we have left in Britannia. I have had extensive experience with helicopters in my business over the years, and although an R44 is slightly quieter than a Turbine it is still very noisy. People need to realize that Britannia is basically a giant echo chamber created by a bowl as it is surrounded by mountains on three sides. The noise that one may hear down at the landing pad in the quarry will be intensely magnified in Britannia. One only has to look at past summers when they were doing Heli logging behind us, the noise was unbearable. I suggest they move their operation out to Squamish Airport or their own backyards, as this is not the type of activity we need in a fledgling upstart community. I would be vehemently opposed to both proposals.

David Smith Werner Smith Mechanical Inc. #111 ‐ 1750 Hartley Avenue., Coquitlam, B.C., V3K 7A1 Phone: 604‐540‐7919 Fax: 604‐540‐7982 or 604‐540‐7977

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Ian Holl

From: Andy Baines >Sent: Friday, May 11, 2018 3:02 PMTo: Ian HollCc: SLRD InfoSubject: FW: Taicheng Proposal - Makin Lands Special Use Permit

Importance: High

Hi Ian, Please see the email below regarding my position on the Taicheng Temporary Use Permit application for Britannia Beach. I noticed the public comment sheets provided at the post office and am taking this opportunity to respond via email. I am an owner of property in Britannia and reside at . Proposed Use as a Helicopter Touring Stage Area ‐ I strongly oppose this suggested use due to the proximity to single‐family residences in the area. ‐ The suggested six flights routes per day will impose a very significant noise nuisance to residents of Britannia Beach.‐ This is contrary to the principle of “quiet enjoyment” of ownership of one’s land. Permitting Use of Food Trucks and a Community Market ‐ I am okay with this proposed use so long as a tax or amenity contribution is imposed on the vendors or Taicheng for

the benefit of the community. ‐ Residents of Britannia Beach already pay significant tax contributions to the SLRD for street use and maintenance.

Thus, any further deterioration to the roads from an increased volume of vehicles in the area should be offset by a tax revenue contribution.

‐ In essence, this is the “growth should pay for growth (or maintenance)” principal. Thank you in advance for reading my comments. Andy Andy Baines KingSett Capital

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Ian Holl

From: PlanningSent: Monday, May 14, 2018 12:56 PMTo: Ian HollSubject: FW: TUP57 and TUP58

From: Nicola Richardson Sent: May 14, 2018 12:41 PM To: [email protected]; Planning <[email protected]> Cc:

Subject: Re: TUP57 and TUP58

Dear SLRD Team: RE: TUP57 Looking through the proposal for TUP57, I just do not understand how this would be managed. I agree with Dave Smith, if Britannia Beach can not looked after with proper maintenance, shipping containers still not removed from all properties, old buses on properties and unsuitable construction hours which allow construction until 22:00 daily, and AirB&B operating illegally which still has not been shut down - then how on earth will the SLRD manage this? Another concern is garbage and dumping. This is happening in BB currently - so bringing more people to the area will only I imagine create more issues.. My personal view, the SLRD must successfully manage the current scope before introducing any additional "work" and disruption to our living spaces. I am very opposed to such a "temporary development". Regards, Nicola Richardson On Fri, May 11, 2018 at 8:43 AM, Jorge Oceguera wrote:

Just to build on what David mentioned, I often see a black R44 helicopter flying by Britannia toward Squamish or the city. Trust me, you can clearly hear its noise (engine and rotor blades) even though they are flying at (my estimate) 1,000 - 1,500 ft. There is no doubt that our Britannia echo chamber would magnify this noise if they were flying lower. Just too much.

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Have everybody a good day, Jorge Jorge Oceguera, B. Eng., EMBA, M.Ed. CPF – Certified Professional Facilitator President Latam Consulting Inc. www.latamconsultinginc.com

On May 10, 2018, at 13:16, Dave Smith wrote: My thoughts on the above propositions are as follows TUP57 may have some merits, but overall I think it will be generally detrimental to the corridor. The SLRD does not have the ability to properly manage our little community of Britannia Beach as it is let alone a Three Ring Circus as so proposed in TUP57. TUP58 is a totally ludicrous idea as it would ruin any sense of peace and tranquility that we have left in Britannia. I have had extensive experience with helicopters in my business over the years, and although an R44 is slightly quieter than a Turbine it is still very noisy. People need to realize that Britannia is basically a giant echo chamber created by a bowl as it is surrounded by mountains on three sides. The noise that one may hear down at the landing pad in the quarry will be intensely magnified in Britannia. One only has to look at past summers when they were doing Heli logging behind us, the noise was unbearable. I suggest they move their operation out to Squamish Airport or their own backyards, as this is not the type of activity we need in a fledgling upstart community. I would be vehemently opposed to both proposals.

David Smith

Werner Smith Mechanical Inc. #111 ‐ 1750 Hartley Avenue., Coquitlam, B.C., V3K 7A1 Phone: 604‐540‐7919 Fax: 604‐540‐7982 or 604‐540‐7977

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Ian Holl

From: Alex Gabriel Sent: Monday, May 21, 2018 7:29 PMTo: Ian HollCc: PlanningSubject: Proposed Temporary Use Permits No 57 and 58

Proposals for Taicheng Lands - Britannia Beach South Proposed Uses for Permit No. 58: I am most definitely NOT in favour of this proposal. It will completely change the quality of life in Britannia Beach with constant noise - and even though their helicopters are supposed to be quieter, they are still very loud. The sound reverberates back from the semi-cirque of mountains, which is precisely where they intend to fly. We already have enough noise with motorbikes, and the constant flow of traffic on Hwy 99. Their current proposed flight plan east into the mountains could also pose a serious fire hazard should there be a crash (god forbid), and with dry conditions and wind sweeping down the valley - that could wipe out Britannia Beach entirely. If Tourism Squamish / Sea to Sky Gondola / the Adventure Centre and various other businesses that the applicants says are in support of this proposal, then they should support the business in Squamish - at the airport where it belongs. I have nothing against helicopters - in fact my partner and I have used them many times on Alpine Club climbing trips, and to access remote area. (I understand that Black Tusk Helicopters attempted to stage helicopter tours from here a few years ago, and couldn't attract enough customers. And how auspicious it was that a noisy helicopter flew over Britannia Beach during the near-end of the 'presentation' at the Britannia Beach Community Hall. I doubt that "free rides" are not going to change the minds of post people living here, not at Furry Creek. Permit No. 57: Artisan Market. No real objection although traffic flow will bean issue. There is no turnaround, and getting in and out will be problematic during heavy summer use. It is almost impossible to turn left into Britannia southbound on weekends even though there is a traffic light. Southbound drivers will inevitably try to dash across the highway, parked on the west side of the highway. Thanks for your consideration. -- Alex Gabriel

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Britannia Beach, B.C. V0N 1J0 Mobile:

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Ian Holl

From: Florian Wolff at One Idea Design Sent: Tuesday, May 22, 2018 11:53 AMTo: [email protected]; PlanningCc:Subject: RE: TUP57 and TUP58

Hello SLRD Team, We finally found the time over the long weekend to review the proposals. We are fundamentally opposed to both proposals: We need quality and responsible long term development and not a circus in our neighbourhood and we don’t understand at all how the SLRD can even contemplate such proposals when the South Britannia Development process is still ongoing? In addition, these proposals show the limited ability and experience of the applicants combined with the fact that after several years of proposing unrealistic development concepts they now want to turn their lands into a FLEA MARKET. (This is in particular telling, when considering the overwhelming support they received from the community!) Going forward the SLRD has to consider any future proposals extremely careful. Bad developments have to be stopped and after reviewing their proposals we find them to be wildly flawed (e.g. traffic statements make no sense, economic viability is extremely questionable …). To address the Helicopter proposal a bit more: Very few people were around in the Goat Ridge Drive area at the time, when about six or seven years ago another operator offered flights with exactly the same helicopter model from the same location for one season, which was obviously not economically viable ‐ and even with those few flights considerably disturbed the peace in our neighbourhood. It is also very telling and disturbing that the owners brought in an excavator and cleared parts of the proposed areas last week – related or not ‐ not a sign of a respectable and sensitive developer/owner – remember what happened on lots 181 to 184: The owners cut down all trees during the development application process in blatant violation of the most basic principle of development ‐ and the SLRD bylaw ‐ and nothing happened! We are in favour of proper development by an experienced and reliable developer and very much welcome MacDonald Development Corporations project in Britannia, even if it ‐ for us at least ‐ a bit heavy on the Townhouse portion, but TUP57 and TUP 58 are simply BAD PROPOSALS. Kim & Florian Wolff

From: Nicola Richardson Sent: May 14, 2018 12:41 PM To: [email protected]; [email protected] Cc:

Subject: Re: TUP57 and TUP58 Dear SLRD Team: RE: TUP57

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Looking through the proposal for TUP57, I just do not understand how this would be managed. I agree with Dave Smith, if Britannia Beach can not looked after with proper maintenance, shipping containers still not removed from all properties, old buses on properties and unsuitable construction hours which allow construction until 22:00 daily, and AirB&B operating illegally which still has not been shut down - then how on earth will the SLRD manage this? Another concern is garbage and dumping. This is happening in BB currently - so bringing more people to the area will only I imagine create more issues.. My personal view, the SLRD must successfully manage the current scope before introducing any additional "work" and disruption to our living spaces. I am very opposed to such a "temporary development". Regards, Nicola Richardson On Fri, May 11, 2018 at 8:43 AM, Jorge Oceguera wrote: Just to build on what David mentioned, I often see a black R44 helicopter flying by Britannia toward Squamish or the city. Trust me, you can clearly hear its noise (engine and rotor blades) even though they are flying at (my estimate) 1,000 - 1,500 ft. There is no doubt that our Britannia echo chamber would magnify this noise if they were flying lower. Just too much. Have everybody a good day, Jorge Jorge Oceguera, B. Eng., EMBA, M.Ed. CPF – Certified Professional Facilitator President Latam Consulting Inc. www.latamconsultinginc.com

On May 10, 2018, at 13:16, Dave Smith wrote: My thoughts on the above propositions are as follows TUP57 may have some merits, but overall I think it will be generally detrimental to the corridor. The SLRD does not have the ability to properly manage our little community of Britannia Beach as it is let alone a Three Ring Circus as so proposed in TUP57.

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TUP58 is a totally ludicrous idea as it would ruin any sense of peace and tranquility that we have left in Britannia. I have had extensive experience with helicopters in my business over the years, and although an R44 is slightly quieter than a Turbine it is still very noisy. People need to realize that Britannia is basically a giant echo chamber created by a bowl as it is surrounded by mountains on three sides. The noise that one may hear down at the landing pad in the quarry will be intensely magnified in Britannia. One only has to look at past summers when they were doing Heli logging behind us, the noise was unbearable. I suggest they move their operation out to Squamish Airport or their own backyards, as this is not the type of activity we need in a fledgling upstart community. I would be vehemently opposed to both proposals.

David Smith

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Ian Holl

From: Shaun Stroshin Sent: Monday, May 28, 2018 10:22 PMTo: Ian Holl; SLRD InfoSubject: Feedback on Temporary Permit #57 and #58

I am a resident/homeowner in Britannia Beach . To follow-up on Temporary Permit #57 and #58, I would like to share my feedback as follows. QUESTIONS FOR CONSIDERATION: 1. WHAT ARE YOUR THOUGHTS ON THE PROPOSED USES FOR TEMPORARY USE PERMIT NO. 57 (open artisan market, highway convenience stop, and film production vehicle/equipment staging as well as parking and the potential for private shuttle bus services)? I am for Temporary Permit # 57. 2. WHAT ISSUES DO YOU THINK NEED TO BE ADDRESSED IN RELATION TO THE PROPOSED TEMPORARY USE PERMIT NO. 57?

They had spoken about potential tourism boating. I have great concerns for tourists crossing the highway unsafely and the increase congestion of vehicles by the "S" bend. i also have concern regarding litter and noise pollution. their has been a large amount of concern in the community about having wedding and large evens that go late into the evening. we would like to see reasonable noise bylaws strictly enforced. 3. WHAT ARE YOUR THOUGHTS ON THE PROPOSED USES FOR TEMPORARY USE PERMIT NO. 58 (helicopter tourism activities staged out of the property into the alpine)?

I am strongly against the helicopter use permit. it will be a distraction for drivers on the highway, as well as the noise pollution and visual distract for both humans and animals. as an area of industrial use and a rich history of Industry economics we as a community have suffered through enough helicopter use with heli logging. this was a huge issue and adding more helicopters to the area is not aligning with the vision of Britannia beach becoming the community that the SLRD needs.

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aside from the huge distraction of helicopters and the intrusive noise that follows what about the environmental aspect of having a fuel depot in the area. Will the local emergency services be trained in fire suppression and evacuations of potential helicopter crashes? 4. WHAT ISSUES DO YOU THINK NEED TO BE ADDRESSED IN RELATION TO THE PROPOSED TEMPORARY USE PERMIT NO. 58? I support local business in a local environment for local economics. the helicopter company is not local and is a forced intrusion of privacy and the ability to have quiet enjoyment of ones community. they have openly admitted to focus their tours around helicopter hiking and being able to run a tour every 15 minutes. we as a community have spoken and voiced our concerns we can only hope that you share the same love and care for Britannia beach as we do. thank you for your time, Shaun Stroshin -- Shaun Stroshin

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Ian Holl

From: Lynne Cook Sent: Wednesday, June 6, 2018 12:59 PMTo: Ian HollCc: Tony RainbowSubject: Temporary use permit 57&58

Lynne cook, . Britannia beach. In my opinion the use of helicopter tours is temporary at best and does not suit the needs of community members. On the day of “test” noise I was down by highway. I could hear them taking off and landing over highway traffic. As for the market. I believe after every consulate in Vancouver that has been hired the last plan had merit. I am of the opinion that what was proposed should be their purpose. A market of sea containers and the size is too much. I was told of this in January and at the time 3 or 4 containers were proposed by the Galiano coffee shop. There is not proper highway access as they are not using the frontage road off the coffee shop parking lot. Britannia Bay has been working hard to move their development forward and I feel this takes away from the new retail space. As a overflow parking lot. Great idea as the mining museum did not designate enough parking for large events. In conclusion. No for both permits from me. Lynne cook Sent from my iPhone

Britannia Arts and Adventure Market

Consultation Report and Project Update Prepared on Behalf of Tiger Bay Developments

By

Cameron Chalmers Consulting

DECEMBER, 2018

Cameron Chalmers

Appendix 2: Consultation Report and Project Update

Table of Contents 1. Introduction ________________________________________________________ 1

1.1. Purpose ____________________________________________________________ 1

1.2. Background _________________________________________________________ 1

2. Proposal Updates ___________________________________________________ 2

2.1. A Fresh Vision _______________________________________________________ 2

2.2. A Catalyst for Commercial Transition ___________________________________ 2

3. Consultation Summary ______________________________________________ 3

3.1. General Approach ___________________________________________________ 3

3.2. Consultation Contacts ________________________________________________ 3

3.3. Community Meeting _________________________________________________ 4

4. Traffic Impact Assessment and MOTI Approval _________________________ 5

4.1. Traffic Impact Assessment ____________________________________________ 5

5. Summary and Application Contact ____________________________________ 6

5.1. Summary ___________________________________________________________ 6

5.2. Application Contact __________________________________________________ 6

6. Appendices ________________________________________________________ 7

6.1. Appendix 1: Letters of Support _______________________________________ 8

6.2. Appendix 2: Traffic Impact Assessment ________________________________ 9

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1. Introduction 1.1. Purpose

The purpose of this document is to provide an update and new information to the Squamish Lillooet Regional District in support of an application for Temporary Use Permit to create a new community market in Britannia Beach. The document provides a brief summary of the evolution of the project since it was last considered by the SLRD, an update the traffic study, and the results of consultation undertaken to date.

This submission is a supplement to the current Temporary Use Permit application.

1.2. Background

An application for Temporary Use Permit to establish the Market at Britannia was submitted in February 2018. The application was paired with a separate Temporary Use Permit Application to permit facilities for helicopter tourism; however, the two TUP applications ran concurrently.

On April 18, 2018 the Board of the Squamish Lillooet Regional District was introduced to the two TUP applications and passed the following resolution:

THAT staff be directed to proceed with review of the Taicheng Temporary Use Permit #57 application regarding an open market and film staging.

THAT staff be directed to proceed with review of the Taicheng Temporary Use Permit #58 application regarding helicopter operations.

THAT the property owner and applicants be directed to host a combined public information meeting for TUP application #57 (market proposal and film staging and TUP application #58 (helicopter operations) in Britannia Beach in order to collect input from the public. This meeting must occur prior to the draft TUP(s) being presented to the SLRD Board for consideration.

Following the Board meeting, the Ministry of Transportation and Infrastructure (MOTI) provided a formal referral response to the SLRD identifying the need for a Traffic Impact Assessment, which was communicated by the SLRD on April 23, 2018.

Since April 2018, the proposal for the market has undergone further consultation and conceptual development to refine the concept and respond to formal and informal consultation efforts. The TUP application for the helicopter tourism operation is not proceeding.

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2. Proposal Updates 2.1. A Fresh Vision

As the proposal continues to evolve, it retains the fundamental elements of creating an authentically Britannia Beach commercial experience for area residents and small businesses. Since the submission, the emerging opportunities to create a gathering place for local residents of Britannia, Squamish and the surrounding areas has moved to the forefront of the vision. The ongoing success of markets and market-inclusive events in the area over the summer of 2018 has highlighted the importance of these spaces in bringing community together.

In addition to the opportunities to enhance the tourist experience in the area, the emerging vision is one that redirects the purpose of the market to celebrating the arts, culture and recreation richness of the area with residents and visitors alike. Though many of these elements will be programmatic once the market is completed, the emphasis of the project on tourism is now balanced with local cultural and commercial opportunities.

2.2. A Catalyst for Commercial Transition

The role of the proposed market as in the context of changes in Britannia Beach has also emerged as a fundamental consideration in the application. As a purpose built, year-round commercial presence, the introduction of the market will catalyze the commercial transition occurring in the Britannia townsite. Re-establishing a commercial presence in Britannia that serves small and medium local businesses provides an opportunity for those businesses to establish themselves in advance of the permanent commercial opportunities in the Townsite.

It also re-establishes Britannia as a place to visit and complements the mining museum and food service options operating in Britannia Beach. With a balance between being a destination in itself and supporting other destinations through the Sea to Sky corridor, the market presents a great opportunity to support local small-businesses, and express local arts and recreation culture.

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3. Consultation Summary 3.1. General Approach

A significant amount of public engagement has accompanied the Temporary Use Permit application. Agents for the owner have contacted a number of relevant organizations to inform the concept and to gauge levels of support.

Further, the Owners hosted a public Community meeting for the concept to share the concept and solicit community feedback.

The consultation has been consistent and ongoing throughout the pre-application and application process and is expected to continue as the application and the concept gains momentum.

3.2. Consultation Contacts

The following is a summary of the organizations or groups contacted through the process, and a general summary of the engagement undertaken and reported by Elevate BC Management Inc.:

• Tourism Squamish: Proposal presented at January 2018 board meeting. Very enthusiastic response and no perceived competition with the Adventure Center. They will want to place a duplicate Tourist Info Kiosk in the proposed market. Formal support of the board received in the form of a letter received.

• Squamish Chamber of Commerce: Two consultation meetings were held, and the market concept was well-received and considered an excellent promotional venue for local based businesses. Formal support letter provided.

• Sea to Sky Gondola: Suggests the market will be a perfect addition to the mix of existing attractions/activities, for a well-rounded visitor experience. Interested in having auxiliary possible parking to support growth, subject to approvals.

• Britannia Mining Museum: Suggests the market will be a perfect addition to the mix of existing attractions/activities. Very interested to have auxiliary parking available to support their operations now the new development is limiting lot space in Britannia North, subject to approvals.

• Squamish Arts Council: Support and excitement for the artist community and growth of artist-vending opportunities this creates. Formal letter of support from the board received.

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• Squamish First Nation: Initial consultation meeting with Chief Ian Campbell was held. Very enthusiastic and expressing a great need for this type of facility for FN artists. Requests cultural interpretation on site via the Squamish Lil’wat Cultural Center.

• Squamish Farmer’s Market: In contact with the Chair – presentation of market details to the Board and a request to have them involved with our planning and programming, to promote the Downtown Squamish market days and provide further opportunities for local farmers at Britannia on other days.

• Macdonald Development Corp: Meetings with Rob Kemp and Bill Baker very positive. Aspects of our proposal could be very beneficial to Britannia North. Mutual success for Britannia is the goal.

• Artisans, Vendors, and Local Small Business: All view this as an opportunity to connect with tourist flow on a consistent basis and very much needed in the corridor.

• Adventure Sports Operators: Always looking for more clear and direct forms of communication and promotion to visitors, to better support their existing operations and sales outreach.

Letters resulting from the community engagement are attached for consideration as Appendix 1.

3.3. Community Meeting

A community meeting was held May 2, 2018 at the Squamish Adventure Centre to discuss the market proposal and a separate TUP application for helicopter tours, which subsequently did not proceed.

In general, the application was received favourably, with modest operational concerns about garbage, the influx of larger groups of people in Britannia, and possible off-site impacts on traffic and litter at the waterfront. The Applicant’s consultant responded to the operational concern and committed to appropriate waste management practices. The consultant also noted that the market is in a contained, defined and enclosed area on a large parcel of land which should limit off-site impacts and committed to working with the community on this matter. The traffic issue raised is addressed in the Traffic Impact Assessment attached as Appendix 2.

SLRD Staff attended the meeting and collected feedback forms which will be presented to the Board when the TUP is considered for issuance.

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4. Traffic Impact Assessment and MOTI Approval 4.1. Traffic Impact Assessment

Bunt and Associates Transportation Planners and Engineers prepared a comprehensive Traffic Impact Analysis (TIA) to address access to and from the existing Highway 99 intersection at the subject property. The TIA is attached for consideration as Appendix 2.

The TIA has been reviewed by the Ministry of Transportation and Infrastructure who has provided an email stating that they have no further comments on the TIA and will work with the SLRD on the TUP conditions should the SLRD choose to proceed. The SLRD will receive a formal referral response from MOTI in due course, but there does not appear to be any substantive transportation matters remaining.

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5. Summary and Application Contact 5.1. Summary

Given the reframing of the project driven by community consultation and completion of the TIA requested by the SLRD, the application has advanced to a point where Board consideration is the next step. This approach was confirmed in a meeting with Staff on November 14, 2018.

5.2. Application Contact Application Contact: Cameron Chalmers, MCIP, RPP Principal, Cameron Chalmers Consulting 604.849.2138 [email protected]

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6. Appendices Appendix 1: Letters of Support Appendix 2: Traffic Impact Assessment

8

6.1. Appendix 1: Letters of Support

Tourism Squamish Suite 104 – 38551 Loggers Lane, Squamish BC V8B 0H2

604.815.5080 [email protected] www.tourismsquamish.com

February 5, 2018 To Whom It May Concern; The board of Tourism Squamish are supportive of the concept presented to us by Tiacheng Developments (John Jervis and Long Cheng) on January 9th, 2018. The proposed Britannia Artesian Market on their Britannia Beach property, subject to approval by all appropriate agencies, endeavors to add a vibrant destination to the southern Squamish gateway of our community. In general, we support the development of family friendly tourism amenities and this project offers to beautify a brown field site while offering an attractive and accessible activity for Sea to Sky visitors. We are excited about the prospect of the market and look forward to working with Tiacheng Developments to refine the concept and maximize the economic benefits for the local Squamish tourism businesses.

Sincerely,

Kirby Brown Chair, Tourism Squamish


http://www.tourismsquamish.com/

Suite 102 - 38551 Loggers Lane, Squamish, BC V8B 0H2 | (604) 815-4990 | www.squamishchamber.com

ElevateBC Management Inc PO Box 2248 Garibaldi Highlands, BC, V0N 1T0 June 11, 2018 Re: Britannia Arts & Adventure Market Dear John,

Thank you for presenting your concepts for the Britannia Arts & Adventure Market to our Policy Committee. As you know, the Squamish Chamber of Commerce (SCC) is the oldest and largest business organization in the Squamish community. We are dedicated to enhancing the quality of life in Squamish by actively supporting business, economic growth and diversification. As the voice of business in Squamish, we very much appreciate the opportunity to understand and comment on proposed business ventures that would impact our community. We would like to offer our support in principle for the development of the Britannia Arts & Adventure Market, including the creation of space for local artists / craftspeople and opportunities to promote Squamish. Our support is on the understanding that consultation will be conducted with stakeholders, including support from the Britannia Beach community, and that the Market will support “pie-growing” strategies, which generate incremental customers for the Squamish region as a whole. The goal is to attract more visitors, not to displace customers from the Squamish Farmers’ Market or Squamish businesses. The Squamish Chamber welcomes the opportunity for further discussion and collaboration to drive incremental business to Squamish. Yours faithfully,

Louise Walker Executive Director, Squamish Chamber of Commerce

Britannia Mine Museum PO Box 188, Britannia Beach, BC, Canada V0N 1J0 | Phone: 604-896-2233 | Fax: 604-896-2260 | www.bcmm.ca

SLRD Regional District Board May 6, 2018 Chair, Jack Crompton PO Box 219 Pemberton, BC. V0N 2L0 Delivered by email: c/o [email protected] Dear SLRD Regional District Board; Re: Letter of Support for the Britannia Arts & Adventure Market Proposal, on Taicheng lands Dear Mr Crompton; The Britannia Mine Museum is supportive of this concept, presented at a SLRD public meeting in Britannia Beach, on May 2, 2018. The proposed Britannia Arts and Adventure Market is endeavoring to be a vibrant addition to the community of Britannia Beach. We find the proponent responsive to community expectations and believe that the addition of the market will add to tourism overall in the corridor. Their principled value to be an ‘incubator of opportunity for small artisan businesses’ is much needed. We see opportunity for collaboration between ourselves and Britannia Arts and Adventure Market. We are particularly interested in the auxiliary day parking, joint tourism promotion and providing visitors an experience that is complementary to what is already in place. We also like that their concept is scalable, with an initial impact that will be easily integrated into the current mix of tourism. As the master development of Taicheng proceeds, we believe that this proposal is evidence of good practice, designed to utilize the land base in a productive way, supporting family friendly tourism and community. We look forward to positive advancement of this concept. Regards,

Kirstin Clausen Executive Director. cc Britannia Board of Directors


Squamish Arts Council 2670 Stn Main Squamish British Columbia V8B 0S8

Ph: 604.849.3822 www.squamishartscouncil.com E: [email protected]

Monday, February 19th, 2018.

Re: Britannia Arts Market

To whom it may concern;

The board of the Squamish Arts Council is supportive of the concept presented to us by Tiacheng

Developments (John Jervis and Long Cheng) on February 19th, 2018. The proposed Britannia Artisan

Market on their Britannia Beach property, subject to approval by all appropriate agencies, endeavors to

add a space for local Sea to Sky artists to work, create, and showcase.

In general, the board felt that the project as presented will add value to the Sea to Sky arts community

and its residing artists. Supporting the creative community and local artists is part of the Squamish Arts

Council’s mandate as well as the objective of the Alliance of the Sea to Sky Arts Councils in which

Squamish is a part of.

We are excited about the prospect of that the market holds for local artists and bringing further

attention to Sea to Sky and Squamish arts.

Sincerely,

Cydney Lyons

Board Chair Squamish Arts Council

http://www.squamishartscouncil.com/


June 6, 2018

To the board of SLRD,

I am writing to offer my full support for the Brittania Arts & Adventure market proposal from

TaiCheng Development Corp and ElevateBC Management Inc.. As a small business owner and

resident for over 16 years, many of us locals see the mass benefit that this market will offer to

the communities along the Sea to Sky. This proposal offers an advantage to the economy

bringing revenue for locals, artisans and small businesses throughout the corridor without having

to drive to the big smoke.

One of the main issues in our area is a zero vacancy rate and these small artisans have less of an

opportunity in this town because of these high rental fees. The reality is these artists have less

of a margin to expose their works to a larger audience; having a place where they can showcase

their work to a large tourist population on a regular basis would boost the districts economy and

encourage our longtime locals to stay.

I strongly believe in the viability and overall benefit for the residents by incorporating this

market into our corridor. It benefits Squamish to Lillooet and beyond. The market would include

travel itineraries for tourists on adventure, nature walks, art and culture, driving people to visit

Squamish downtown core and various other destination highlights.

As a Dené First Nations from Alberta, a local entrepreneur and employee to the St’at’imc

Nation, I truly believe in advocating the Nations so they have an opportunity to share their

culture through story-telling, Art and culture and offer insight for the deep respect to the land

of those who have stood before us.

Time is of the essence in saying yes to helping the locals succeed in this town. We are asking the

SLRD to listen to the voices of the community because we struggle day to day and need the

support of the district to help in our endeavours.

Regards,

Anita Weimann

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6.2. Appendix 2: Traffic Impact Assessment

October 8, 2018

04-17-0272

Mr. Long Cheng

Tigerbay Development Corporation

PO Box 195, 27154 Sea to Sky Highway 99

Britannia Beach, B.C.

V0N 1J0

VIA E-MAIL: [email protected]

Dear Long:

Re: South Britannia Market – Traffic Analysis for Temporary Use Permit (TUP)

High Level Transportation Assessment Letter (DRAFT)

As requested, Bunt & Associates Engineering Ltd. has conducted a high level transportation assessment

for Tigerbay Development’s proposed Britannia Market and auxiliary parking use at the South Britannia

site located approximately 12km south of the District of Squamish municipality.

This study reviews existing site conditions and provides future vehicle forecast estimates, as well as a

discussion of parking needs for the proposed site.

We trust this will assist with the development’s TUP application. Please do not hesitate to contact me

should you have any questions.

Yours truly,

Bunt & Associates

Daniel Fung, M.Sc., P.Eng. Daniel Bragagnini, EIT

Associate Transportation Analyst

South Britannia Market | High Level Transportation Assessment Letter (DRAFT) | October 8, 2018 2 20181009_04-17-0272_Britannia_Market_LTR_V01.docx

1. INTRODUCTION Tigerbay Development Corporation is proposing temporary land uses at the South Britannia site,

which is planned to include the following elements:

x Open Market: uses will include an open air farmer and artisan market, highway rest area with

children’s play zone, food trucks, information kiosks, and adventure sports promotion with

booking services and a pickup centre.

x Auxiliary Parking / Passenger Bus Loop: the parking lot is expected to serve market visitors

and tourists destined for northerly sites such as the Britannia Mining Museum, Murrin Provincial

Park, Shannon Falls and the Stawamus Chief Provincial Park in Squamish.

x Film Production and Staging Lot: auxiliary lot for production parking and circus operations.

The current plan and intent of the site design is to function as a market area mainly catering to

traffic already travelling along Highway 99 as well as a rest and information stop. In addition, the

auxiliary parking lot and passenger bus route is expected to provide an attractive solution to the

high parking demand at destinations to the north. It is anticipated the parking lot would be

operated privately in collaboration with the Britannia Mining Museum, as well as other venues

potentially.

This letter is structured as follows:

x Section 2 presents the existing (pre-development) site conditions;

x Section 3 summarizes the estimated future vehicle forecasts;

x Section 4 analyzes the operations of the site access;

x Section 5 presents the findings of a parking review; and

x Section 6 presents the conclusions.

1.1 Site Location and Context

The South Britannia site is located approximately 12km south of the District of Squamish

municipality and 50km north of the Vancouver Region along Highway 99. As highlighted in Exhibit

1.1, it is situated just south of the Historic Britannia Beach town near the Britannia Mine Museum.

The South Britannia development site comprises approximately 186 acres of land adjacent to Howe

Sound. Highway 99 (Sea to Sky Highway) provides access to the site and is the only link between

Vancouver, Squamish, and Whistler and all of the communities in between. Upgrades to the Sea to

Sky Highway were completed for the 2010 Winter Olympics and have increased safety and

accessibility both to the site and between the various communities along the Sea to Sky corridor.

Highway 99 has a posted speed limit of 60km/h in the vicinity of the site and up to 90km/h south

of the site and north of Britannia Beach. There is a traffic signal located to the north at the


intersection of Highway 99/Copper Drive, which functions as the main access to North Britannia and

the Mine Museum. The patron vehicle access point is anticipated to be via an existing full-

movement unsignalized intersection off Highway 99. Use of an existing (gated) service entry is also

planned on the north side of the property.

1.2 Proposed Land Uses

The proposal calls for a variety of land uses at the South Britannia site, which, based on latest plans,

are anticipated to include the following:

x Artisan Farmers’ market (likely operating on Friday and Sunday afternoons);

x Modular based vendors and kiosks (potentially open 7 days a week);

x Sales offices (such as for ticket sales);

x First Nations art and culture shop;

x Food trucks;

x Information display stands (for wayfinding and local businesses/ activities advertising);

x Central gathering area;

x Sports demo area;

x Highway signage with view tower;

x Kids play zone;

x Enclosed dog run area and water fountain; and

x Auxiliary parking use and passenger bus loop.

Table 1.1 summarizes a range of the anticipated minimum and maximum areas for each land use

for the South Britannia site. Areas will become further defined as the project design progresses.

Table 1.1: Proposed Land Use Area Breakdown

LAND USE DESCRIPTION SIZE RANGE ESTIMATED AREA (SQ FT)

MINIMUM MAXIMUM Artisan / Farmer Market Zone, Vendors, Kiosks, and Sales Offices

25 – 150 vendors 3,000 16,000

(for special event) Food Trucks 1 – 6 trucks 1,000 6,000 Information Display Stands N/A 2,400 4,800 Central Gathering Area N/A 5,600 12,000 Sports Demo Area N/A - 5,000 View Tower N/A - 5,000 Kids Play Zone N/A 1,000 3,000 Dog Run Area N/A 1,200 1,500 Site Office (Tigerbay Management) N/A - 300

Note #1: The artisan/farmer market is anticipated to include 75 vendors as a high end estimate, but could potentially be

expanded to 150 vendors using pop-up tents on a special event market day (though this would occur more infrequently and

expected to only happen once or twice a month).

When the Market first opens, it is expected to operate at the lower end of the size range provided in

Table 1.1 and will not operate at maximum capacity. Film production uses are not expected to

generate trips during the peak periods along Highway 99, as loading and unloading for filming


tends to happen either in the early morning hours or in the late evening (during off-peak hours) and

can be moderated / scheduled through a tenancy agreement with each production.

Through discussion with the developer, it is expected that the Market would maintain seasonal

hours to account for demand and daylight constraints. The Market may be open for business from

9:30-21:30 on summer weekends, while operation hours may shrink to 12:00-18:30 during winter

weekdays. These hours of operation represent only the minimal capacity of the anchor kiosks –

additional vendors and/or pop-up tent kiosks may open for shorter periods each day depending on

customer attendance. Special events or customer requests may require these hours of operation be

revisited as the development process continues.

In addition to the market kiosks, the current plans call for an auxiliary parking lot with a passenger

bus loop that would help serve popular tourist destinations further to the north of the site, like the

Britannia Mining Museum, Murrin Provincial Park, Shannon Falls and the Stawamus Chief Provincial

Park in Squamish, where parking lots are known to often be over-capacity during peak periods.

A private park and ride presents an ideal solution for parking issues at tourist destinations along

the Howe Sound corridor and would provide a vital connection and much needed alternative

transportation mode. Any available parking in the area, coupled with promotion and adequate

signage approved by MoTI, has a high potential to remove vehicles off Highway 99. For example,

electronic signs notifying northbound drivers if parking lots are full at any of the Britannia Mining

Museum, Murrin Provincial Park, Shannon Falls or Stawamus Chief Provincial Park sites would

encourage the drivers to park at South Britannia and utilize the shuttle service rather than arriving

at a full parking lot and being forced to continue elsewhere to seek parking.

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South Britannia Market Transportation Assessment04-17-0272 February 2018 Scale NTS

Site LocationExhibit 1.1

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2. EXISTING SITE CONDITIONS This section details the existing site and reviews the surrounding transportation networks covering

streets and transit. Bunt’s available data for Highway 99 volumes is also discussed.

2.1 Roadway System

Highway 99

Also known as the Sea to Sky Highway, Highway 99 is the major north-south corridor connecting the

US Border to the Howe Sound Area through Greater Vancouver, Britannia, Squamish, Whistler and

Pemberton. It runs north up to Cache Creek and connects to Highway 97.

The recently upgraded Highway 99, a legacy of the 2010 Olympics, is a lifeline for all communities

along the Sea to Sky Corridor. At Britannia Beach, Highway 99 provides for the safe and efficient

movement of longer distance highway traffic while also supporting good access to development.

The existing highway consists of a combination of one and two lanes per direction. Posted speeds

range from 60km to 100km, with lower speed limits designated in urban areas such as Squamish

and near signalized intersections.

At the proposed 3-way unsignalized site access, Highway 99 is one lane northbound, two lanes

southbound, and deceleration/turning lanes are provided both for northbound and southbound

traffic approaching the site. No acceleration/merge lanes are provided, although both right turn

movements are channelized. The speed limit is 60km/h.

2.2 Transit Service

Currently, public transit services along the Highway 99 corridor are limited. TransLink (officially

known as South Coast British Columbia Transportation Authority) is the corporation responsible for

the regional transportation network in Greater Vancouver. They provide transit services that extend

north up to the community of Lions Bay (Routes 259 and 262) approximately 20km south of

Britannia Beach. BC Transit, the transit authority responsible for transportation services outside of

the Greater Vancouver area provides public transit services in Squamish, Whistler and Pemberton.

No regional transit connections are presently provided between Lions Bay and Squamish / Whistler.

However, BC Transit’s Sea to Sky Transit Future Plan (published in 2015) includes recommendations

which call for the introduction of an interregional transit service between Squamish and Metro

Vancouver by 2020.

Private coach bus companies offer transportation services along the corridor. Greyhound, Pacific

Coach Lines (PCL), Squamish Shuttle (Squamish Connector), and Whistler Shuttle provide

connections from the Vancouver International Airport through Downtown Vancouver, Squamish and

Whistler. Some of these services do stop on request at specific locations along the Highway 99

corridor, including the existing Britannia Beach access and North Britannia (at Copper Drive).


2.3 Highway 99 Traffic Volume Counts

Bunt had previously collected traffic volume data in 2016 in order to gain an understanding of the

existing traffic volumes in the vicinity of the site. Counts were conducted on Friday, April 22nd from

3-6 PM and Sunday, April 24th from 1-4 PM. Friday PM and Sunday PM were chosen as design hours

because Ministry of Transportation (MoTI) permanent count stations north of Horseshoe Bay (P-99-

01NS) and north of Squamish (P-15-3NS) indicated that these are the times of peak northbound and

southbound traffic, respectively. Furthermore, the MoTI year-round count station data allowed the

April Bunt data to be factored up to reflect winter peak hours. Table 2.1 below summarizes the

peak traffic volumes for each peak period.

Table 2.1: Existing Highway 99 Peak Hour Volumes (Based on 2016 Counts)

DIRECTION 2016 (VEHICLES PER HOUR)

WEEKDAY AM WEEKDAY PM SUNDAY

Northbound 530 1,020 370

Southbound 490 500 1,450

Note the above counts are the most recent data collected by Bunt and form the basis for this

assessment. Further detail on assumptions regarding background traffic is provided in the

following section.


3. ESTIMATED FUTURE TRAFFIC FORECASTS The following section details the vehicle trip rates used for the trip generation forecast estimates,

as well as assumptions taken with regards to pass-by trips. A summary of the net impact on

directional traffic volumes on Highway 99 is also presented.

3.1 Background Traffic

The background traffic volume is calculated using a growth rate of 1.8% per year (compounded) for

Highway 99 imposed on the 2016 traffic volumes noted above with no highway traffic capacity

constraints. The growth rate was based on previous Highway 99 forecast studies prepared by Apex

Engineering as part of the 2004-era work for the Sea to Sky Improvement Project. This growth rate

was confirmed looking at historic MoTI P-15-3NS count station data for the 100th highest peak hour

on Highway 99. The traffic forecast estimates for the year 2018 are shown in Table 3.1 below.

Table 3.1: Projected Highway 99 Volumes

DIRECTION YEAR 2018 (VEHICLES PER HOUR)

WEEKDAY AM WEEKDAY PM SUNDAY

Northbound 550 1,060 380

Southbound 510 520 1,500

3.2 Estimated Trip Generation

Table 3.2 summarizes the trip generation rates assumed, which are based on trip rates for similar

land use types in the ITE Trip Generation Manual (10th edition). The weekday AM peak hour was not

analyzed since the traffic volumes on Highway 99 are lower during that time period than in the

Friday and Sunday afternoon peak periods. In addition, any resulting morning trip generation would

be small in comparison to the afternoon peak periods.

Opus International Consultants’ 2031 District Wide Multi-Modal Transportation Study (September,

2011), which was prepared for the District of Squamish and is based on Ministry of Transportation

permanent count station data, indicates that traffic characteristics on the corridor are largely

influenced by recreational traffic travelling between Metro Vancouver and Whistler as the weekend

approaches. Moreover, the study states that “Sunday and Friday hourly patterns support the idea

that Highway 99 experiences heavy recreational traffic on weekends”.

Of note, Sunday trip rates for all uses have been assumed to be the same as the weekday PM trip

rates, with no reductions applied. As discussed in previous sections, the filming use is not expected

to generate trips during the peak periods and loading/unloading would likely occur during off-peak

periods along the highway. Furthermore, this caliber filming use has occurred at the site for a

number of years; as such, this use has been excluded from the analysis. The view tower is part of

signage along the highway and is not expected to generate any substantial amount of trips. In any


case, it is anticipated that several of the view tower patrons would already be at the site for the

market and other uses that are expected to generate more trips.

Table 3.2: ITE Vehicle Trip Rates

LAND USE SOURCE VARIABLE WEEKDAY PM & SUNDAY PEAK HOUR

IN OUT TOTAL Commercial:

Farmers’ Market,

Vendors/ Kiosks, Sales

Offices

ITE (826) – Specialty Retail

Centre

Per 1000 sq. ft. of GLA

44% 56% 2.71

Food Services: Food Carts

ITE (926) – Food Cart Pod

Per food cart

55% 45% 3.08

Recreational: Sports Demo

Area

ITE (460) – Arena

Per 1000 sq. ft. of GFA

36% 64% 0.47

Recreational: Kids Play Zone

ITE (436) – Trampoline Park


48% 52% 1.50

Office: Tigerbay Office

ITE (712) – Small Office

Building


32% 68% 2.45

Note #1: Area provided in plans for the commercial component is assumed to be GLA and includes some circulation space.

Note #2: ITE (826) rates were used for the PM peak hour (from 9th Edition Trip Generation Manual). However, as the AM peak

hour of adjacent street traffic rate is not available for ITE (826), the ratio of the PM Average Rate for ITE (826) to the PM Average

Rate for ITE (820) was applied to the ITE (820) AM rate to determine an approximate ITE (826) AM rate.

Note #3: PM peak hour directional distributions for ITE (926) are not available. As such, the PM directional distributions for ITE

(930) – Fast Casual Restaurant were used.

Based on discussions with the project’s development manager, the farmers’ market will

predominantly entail the sale of high end goods and souvenirs (primarily targeting vendors with

goods such as jewellery and pottery) and is expected to generate fewer trips than a conventional

farmers’ market.

3.2.1 ITE Pass-by Rates

Primary trips have a destination that is the primary purpose of the trip. Pass-by trips represent an

intermediate stop along the way from an origin to a primary destination. ITE pass-by standards have

been applied to the commercial, food cart, and recreational uses of the site. For the commercial

component, ITE (820) – Shopping Centre pass-by rates were applied at a rate of 34% for the

Weekday PM and Sunday peak hours. For the food service component, ITE (934) – Fast Food

Restaurant pass-by rates of 50% were applied for the Weekday PM and Sunday peak hours.

Given the likely heavier recreational traffic along Highway 99 travelling between Metro Vancouver

and destinations to the north (as the weekend approaches), it is expected that there would also be

some pass-by for the recreational uses of the site. The ITE commercial pass-by rates of 34% were

also applied to the recreational land uses for both the Weekday PM and Sunday peak hours.


As the project’s site design is still progressing, low end and high end trip generation forecasts have

been estimated and are presented as a range in the tables below. Table 3.3a below shows the

estimated trip generation forecasts if the site were to develop with the minimum land use sizes

listed in the preceding Table 1.1. Table 3.3b presents the estimated trip generation with maximum

anticipated land use sizes. Note, the information provided under “Total Trips (With Passby)” is

shown for the purpose of understanding the net trips added to the network. Any assessments

made were completed using the information from the “Total Trips (without passby)” along with

anticipated passby volumes included.

Table 3.3a: Site-Generated Vehicle Trips (with minimum anticipated land use sizes)

LAND USE MIN SIZE

TOTAL TRIPS (WITHOUT PASSBY)

PASSBY TRIPS TOTAL TRIPS (WITH

PASSBY) IN OUT TOT IN OUT TOT IN OUT TOT

Commercial: Farmers’ Market,


Offices

3,000 sq ft

4 5 8 1 2 3 2 3 5

Food Services:

Food Carts

1 food cart

2 1 3 1 1 2 1 1 2


Area

5,000 sq ft

1 2 2 0 1 1 1 1 2

Recreational: Kids Play

Zone

1,000 sq ft

1 1 2 0 0 1 0 1 1

Office: Tigerbay

Management

300 sq ft

0 0 1 0 0 0 0 0 1

TOTAL 7 9 16 4 6 10

Note: Due to rounding at the end of the analysis, the trip generation volumes numbers may be slightly off by one to two trips.


Table 3.3b: Site-Generated Vehicle Trips (with maximum anticipated land use sizes)

LAND USE MIN SIZE






Offices

3,000 sq ft

19 24 43 6 8 15 13 16 29

Food Services:

Food Carts

6 food cart

10 8 18 5 4 9 5 4 9


Area

5,000 sq ft

1 2 2 0 1 1 1 1 2

Recreational: Kids Play

Zone

3,000 sq ft

2 2 5 1 1 2 1 2 3

Office: Tigerbay

Management

300 sq ft

0 0 1 0 0 0 0 0 1

TOTAL 32 37 69 20 23 43


Based on this assessment, the proposed South Britannia Market is expected to generate between 10

and 43 trips in the weekday PM and Sunday peak hours, assuming standard ITE pass-by.

3.2.2 Pass-by Sensitivity Analysis

As per latest plans, some of the modular based vendors and kiosks are planning to provide sports

equipment/gear rentals, as well as adventure sports sales and booking for other destinations. It is

very possible that the heavy recreational traffic already traveling between Metro Vancouver and

destinations further to the north could be stopping by the site as pass-by traffic in greater numbers,

whether to pick up food, rent sports equipment, or shop for souvenirs; as such, standard ITE

commercial pass-by rates may not directly apply to the planned uses at the site. Nonetheless, it

would be difficult to quantify the actual rate of pass-by without a study or survey at a nearby site

with similar land uses (potentially like the Sea to Sky Gondola) to determine whether the study site

is the primary destination of the patrons or if it is a stop enroute to another destination. Even with a

survey, it would still be challenging to accurately quantify pass-by as the uses of the study site may

not entirely represent the unique uses that are planned for the South Britannia Market site.

Given the difficulty in quantifying the amount of recreational traffic, a sensitivity scenario was

conducted in which the ITE pass-by rates were doubled. Table 3.4a and 3.4b below shows the

estimated trip generation forecasts with the higher pass-by rates applied.


Table 3.4a: Site-Generated Vehicle Trips (with minimum anticipated land use sizes and

increased pass-by rate)

LAND USE MIN SIZE






Offices

3,000 sq ft

4 5 8 2 3 6 1 1 3


1 food cart

2 1 3 2 1 3 0 0 0


Area

5,000 sq ft

1 2 2 1 1 2 0 0 1


1,000 sq ft

1 1 2 0 1 1 0 0 0

Office: Tigerbay

Management

300 sq ft

0 0 1 0 0 0 0 0 1

TOTAL 7 9 16 2 3 5


Table 3.4b: Site-Generated Vehicle Trips (with maximum anticipated land use sizes and

increased pass-by rate)

LAND USE MIN SIZE






Offices

3,000 sq ft

19 24 43 13 17 29 6 8 14


6 food cart

10 8 18 10 8 18 0 0 0


Area

5,000 sq ft

1 2 2 1 1 2 0 0 1


3,000 sq ft

2 2 5 1 2 3 1 1 1

Office: Tigerbay

Management

300 sq ft

0 0 1 0 0 0 0 0 1

TOTAL 32 37 69 7 9 17


Based on this assessment with higher pass-by assumed, the proposed development is expected to

generate between 5 and 17 trips in the weekday PM and Sunday peak hours.

3.2.3 Auxiliary Parking Lot and Bus Service

The planned auxiliary parking lot and bus service (for destinations further north) at the site would

also play a role in pulling northbound traffic off Highway 99. At this point, it would be difficult to


quantify the amount of vehicles that would be parking at the site and using the bus service without

a survey of parking demand at destinations to the north of the site. In addition, pass-by traffic that

has already been accounted for in this analysis could entail Market patrons that then use the bus

service to continue on northwards.

Current plans are for a bus service (with capacity for approximately 30 passengers) to depart every

45 minutes during the peak periods on the highway. As discussed previously, with implementation

of this bus service and adequate promotion, there is a high potential to pull vehicles headed to

northern tourist destinations off the highway. Nonetheless, as presented in the following section,

the net impact of the site traffic on Highway 99 during peak hours is minimal, regardless of

whether or not the impacts of the bus service are considered.

3.3 Net Traffic Impact

The impact of the estimated net site traffic is shown in Tables 3.5a and 3.6b. The impact may vary

since a range in the amount of pass-by traffic was considered (as discussed in Section 3.2.2). The

percent change presented below corresponds to the analysis using standard ITE pass-by rates; as

such, the impact may be even lower than what is shown below.


Table 3.5a: Low End Estimate of Net Change in Traffic Volumes on Highway 99

DIRECTION

WEEKDAY PM PEAK HOUR VOLUMES

SUNDAY PEAK HOUR VOLUMES

YEAR 2018 (VEH/HR)

NET NEW (VEH/HR)

PERCENT CHANGE

YEAR 2018 (VEH/HR)

NET NEW (VEH/HR)

PERCENT CHANGE

North-bound & South-bound

1,580 9 to 14 <1% 1,880 9 to 14 <1%

Table 3.5b: High End Estimate of Net Change in Traffic Volumes on Highway 99

DIRECTION

WEEKDAY PM PEAK HOUR VOLUMES

SUNDAY PEAK HOUR VOLUMES

YEAR 2018 (VEH/HR)

NET NEW (VEH/HR)

PERCENT CHANGE

YEAR 2018 (VEH/HR)

NET NEW (VEH/HR)

PERCENT CHANGE

North-bound & South-bound

1,580 21 to 48 ~3% 1,880 21 to 48 ~2%

As the table shows, the net increase of traffic volume on Highway 99 is expected to be 3% at the

very most during the weekday PM peak hour, assuming all of site’s land uses were to develop with

the maximum possible areas. It is expected that fewer southbound vehicles would stop at the

site (particularly during the Sunday peak period), as recreational traffic would likely be

intending to return directly to Metro Vancouver from northern destinations after the weekend.

Moreover, the site programming is more attractive to northbound visitors than southbound

travelers. This is discussed more in Section 4.2.

3.4 Comparison with South Britannia Master Plan

Phase 1 of the South Britannia Master Plan Transportation Impact Analysis included development of

16 single family homes, 418 multi-family residential units, 5,382 square feet of commercial space,

17,222 square feet of institutional space, and 5,000 square feet of space for a municipal building.

This initial phase was originally planned for completion in 2025. These uses combined were

expected to generate approximately 236 trips in the weekday PM peak hour and 188 trips in the

Sunday peak hour.

According to the South Britannia Master Plan Transportation Impact Assessment dated April 29,

2016, the existing unsignalized access to the site would be appropriate for Phase 1. In other words,

any upgrades would not be required until after that point. The currently planned farmers’ market

and other land uses of the site will result in significantly fewer trips when compared to Phase 1 of

the South Britannia Master Plan.


4. SITE ACCESS ANALYSIS

4.1 Existing Condition

As explained in Section 2.1, an existing unsignalized T-intersection is proposed to be the sole

patron access to the South Britannia Market. At present, the access is usually blocked by a locked

gate, thus traffic at the intersection solely consists of through movements on Highway 99. During

periods of filming activity, the production truck convoy typically arrives around 6 AM, remains on

site until the end of filming, and then leaves around midnight. While the operations of the access

point are unknown for these scenarios, they are expected to be acceptable given the low volume of

night traffic on Highway 99.

4.2 Operations with Market Traffic

The estimated traffic generated by the proposed site was distributed based on existing highway

traffic patterns and observations at other communities along the Sea to Sky corridor, as well as per

discussions with SLRD staff. Table 4.1 summarizes the northbound and southbound split

distributions along the highway. These splits are consistent with those applied in the South

Britannia Beach Master Plan. It is likely that Market programming will result in a traffic distribution

more skewed to northbound traffic; however, as southbound traffic wishing to enter and exit the

site makes up the critical turning movements, this more even split was assumed as a conservative

estimate.

Table 4.1: Traffic Distribution – Highway Splits

TIME PERIOD HIGHWAY TRAFFIC

NORTHBOUND SOUTHBOUND Weekday AM 50% 50% Weekday PM 50% 50%

Sunday 55% 45%

As it was expected that the traffic signal at Highway 99 / Copper Drive 750m north of the site

access would cause gaps in southbound traffic due to vehicle platooning, the micro-simulation

software SimTraffic was used to give a better estimate of potential actual operations.

Assuming total vehicle trips associated with the maximum anticipated land use sizes (including

pass-by trips), the site access operates acceptably during both the Friday PM peak and the Sunday

PM peak, as described in the upcoming subsections.

4.2.1 Market Traffic Only

All results are based on SimTraffic analysis of the road network. During the Friday PM peak, vehicles

exiting the site to the south (WBL) experience an average delay of 13.8 sec, which corresponds to

Level of Service (LOS) B. All other movements operate at LOS A (delay <10 sec).


During the Sunday peak, the WBL movement remains the critical movement, though delay is only

calculated to be 8.0 sec. As such, all movements operate at LOS A at this time.

4.2.2 Operations Sensitivity Analysis

As the site access operated acceptably with the addition of Market traffic only, a further case was

tested to understand the operational capabilities of the existing intersection. Analysis of the

maximum site traffic volumes possible was conducted, assuming LOS E is the limit of acceptable

operation for each movement at the site access.

During the Friday PM peak, more than 5 times the forecasted maximum Market traffic was found to

be able to utilize the intersection (188 in, 220 out), at which point the WBL manoeuvre experienced

an average delay of 45 sec, or LOS E.

During the Sunday peak, more than 8 times the forecasted Market traffic was found to be able to

utilize the intersection (289 in, 331 out), at which point the WBL manoeuvre experienced an average

delay of 34 sec, or LOS D.

4.3 Results

Based on the aforementioned analysis, the existing unsignalized site access is more than sufficient

to handle projected Market traffic, even during the times of peak traffic volume. This analysis

includes multiple safety factors, including the fact that the critical movement, WBL, most likely

experiences significantly less than 50% of traffic exiting the site, based on Market programming.

Furthermore, even assuming a 50/50 northbound/southbound directional split, the intersection

has been shown to operate acceptably at site traffic levels 5 times the projected maximums.


5. PARKING REVIEW

5.1 Vehicle Parking Bylaw Review

At this stage of the planning process, a detailed parking allocation and analysis has not been

undertaken. Bunt has however conducted a review of the existing SLRD Zoning Bylaw parking supply

requirements to identify the District’s existing regulatory parking supply requirements for the

proposed South Britannia Market.

The Squamish-Lillooet Regional District Electoral Area D Zoning Bylaw No.1350 (consolidated

November 2016) specifies off-street parking rates for different land uses. Table 5.1 summarizes the

rates and corresponding spaces required for the proposed development.

Table 5.1a: Bylaw Parking Supply Requirement (with minimum anticipated land use sizes)

LAND USE MIN SIZE BYLAW RATE SPACES REQUIRED


Vendors/ Kiosks, Sales Offices

3,000 sq ft 3 spaces per 100m² of GFA 8



Recreational: Sports Demo Area




Office: Tigerbay Management

300 sq ft 1 space per 50m² of GFA 1

Recreational: Dog Run Area


TOTAL 35

Note #1: Recreational use rates are not provided in Zoning Bylaw. Commercial rates were used in lieu.


Table 5.1b: Bylaw Parking Supply Requirement (with maximum anticipated land use sizes)

LAND USE MIN SIZE BYLAW RATE SPACES REQUIRED


Vendors/ Kiosks, Sales Offices





5,000 sq ft 3 spaces per 100m² of GFA ¹ 14



Office: Tigerbay Management

300 sq ft 1 space per 50m² of GFA 1



105

Note #1: Recreational use rates are not provided in Zoning Bylaw. Commercial rates were used in lieu.

Based on the Bylaw, a total of between 35 and 105 stalls would be required, depending on whether

the site develops with the minimum or maximum land use areas.

5.2 ITE Parking Generation Review

A high level parking generation review was undertaken by Bunt in order to provide a comparison

against the Bylaw rates. It should be noted that these rates are for informational purposes only and

are provided as a point of reference. ITE rates were not available for several of the unique planned

land uses of the site, and as such, the most similar land uses were selected as part of the analysis.

For the recreational component, an average of rates for similar land uses was taken and applied.

Table 5.2 summarizes the ITE rates and corresponding spaces calculated as a point of reference.


Table 5.2a: ITE Parking Space Calculation (with minimum anticipated land use sizes)

LAND USE MIN SIZE SOURCE ITE RATE SPACES

Commercial: Farmers’ Market, Vendors/ Kiosks,

Sales Offices

3,000 sq ft ITE 820 –

Shopping Centre 2.94 spaces per 1000ft² of

GFA 9


1,000 sq ft ITE 934 –

Fast Food Restaurant 9.98 spaces per 1000ft² of

GFA 10


5,000 sq ft

Average of: ITE 435 – Multi-purpose Rec. Facility, ITE 464 –

Roller Skate Rink, ITE 465 – Ice Skate Rink

6.79 spaces per 1000ft² of GFA

34


1,000 sq ft




7

Office: Tigerbay

Management 300 sq ft

ITE 701 – Office Building


1


1,200 sq ft ITE 411 – City Park

15.0 spaces per acre 1

62

Table 5.2b: ITE Parking Space Calculation (with maximum anticipated land use sizes)

LAND USE MAX SIZE SOURCE BYLAW RATE SPACES

Commercial: Farmers’ Market, Vendors/ Kiosks,

Sales Offices

16,000 sq ft ITE 820 –

Shopping Centre 2.94 spaces per 1000ft² of

GFA 48


6,000 sq ft ITE 934 –

Fast Food Restaurant 9.98 spaces per 1000ft² of

GFA 60


5,000 sq ft




34


3,000 sq ft




21

Office: Tigerbay

Management 300 sq ft

ITE 701 – Office Building


1


1,500 sq ft ITE 411 – City Park

15.0 spaces per acre 1

165

Based on these rates, a total of between 62 and 165 stalls would be needed, depending on whether

the site develops with the minimum or maximum land use areas.


6. CONCLUSIONS

6.1 Proposed Land Uses

x The proposed South Britannia Market site is located just south of the Historic Britannia Beach

town near the Britannia Mine Museum (about 12km south of Squamish). The land uses will

consist of an open market with modular based vendors, kiosks, kids’ activities, and food trucks,

along with an auxiliary parking lot and passenger bus loop expected to help serve destinations

further to the north. A staging lot is also planned for film production uses.

x The patron vehicle access point is anticipated to be via an existing full-movement unsignalized

intersection off Highway 99. Use of an existing (gated) service entry is also planned on the north

side of the property.

x Film production uses are not expected to generate trips during the peak periods along Highway

99, as loading and unloading for filming tends to happen either in the early morning hours or in

the late evening (during off-peak hours) and can be moderated/scheduled by the Production

Manager.

x A park and ride presents an ideal solution for parking issues at tourist destinations along the

Howe Sound corridor, where parking lots are known to often be over-capacity during peak

periods. In addition, plans call for a bus service departing every 45 minutes during peak periods

(with expected capacity of approximately 30 passengers), which would help provide a vital

connection in the area and a much needed alternative transportation mode.

x Coupled with adequate signage and promotion, the auxiliary lot and bus service has a high

potential to remove vehicles off Highway 99. All signage will be subject to MoTI approval due to

proximity to Highway 99.

6.2 Existing Corridor and Site Conditions

x Highway 99 runs adjacent to the site and consists of a combination of one and two lanes per

direction. Posted speeds range from 60 to 100 km/h, with lower speed limits designated in

urban areas such as Squamish and near signalized intersections. The highway is one lane

northbound and two lanes southbound at the Market site, with a speed limit of 60 km/h.

x No regional transit connections are presently provided between Lions Bay and Squamish /

Whistler. However, BC Transit’s Sea to Sky Transit Future Plan (published in 2015) includes

recommendations which call for the introduction of an interregional transit service between

Squamish and Metro Vancouver by 2020, potentially bringing regular transit service to Britannia.


x Previous studies and Ministry of Transportation permanent count station data support the idea

that traffic characteristics along the Sea to Sky corridor are largely influenced by recreational

traffic travelling between Metro Vancouver and Whistler, particularly on Friday and Sunday

afternoons. Current site traffic at these peak times is minimal to none.

6.3 Estimated Future Traffic Forecasts

x Trip rates used are based on trip rates for similar land use types in the ITE Trip Generation

Handbook (10th edition).

x Pass-by trips represent an intermediate stop along the way from an origin to a primary

destination. In other words, pass-by would represent existing vehicles already travelling on

Highway 99 (between Metro Vancouver and northern tourist destinations) that would stop by the

site. Two analyses were carried out using standard ITE pass-by rates and a sensitivity scenario in

which pass-by rates were doubled.

x Assuming standard ITE pass-by trip rates, approximately 10 to 43 net trips (on the network

inclusive of passby assumptions) are expected to be generated by the South Britannia Market

Site during the weekday PM and Sunday peak hours, depending on whether the site develops

with the minimum or maximum anticipated land use sizes. The maximum size is expected to

occur infrequently and only during special event market days once or twice a month.

x Given heavy recreational traffic traveling on Highway 99 between Metro Vancouver and

destinations further to the north, pass-by trip rates could be higher than the standard ITE rates.

With higher pass-by rates applied, the site would be expected to generate approximately 5 to 18

trips during the weekday PM and Sunday peak hours, depending on whether the site develops

with the minimum or maximum anticipated land use sizes.

x The net increase of volumes on Highway 99 is expected to be minimal and at most 1 to 3% in

the weekday PM peak hour (assuming maximum land use area build out and a special event

market day), depending on the amount of pass-by considered.

x It would be difficult to quantify the actual rate of pass-by without a study or survey at a nearby

site with similar land uses (such as the Sea to Sky Gondola) to determine whether the study site

is the primary destination of the patrons or if it is a stop en route to another destination. Even

with a survey, it would still be challenging to accurately quantify pass-by as the uses of the

study site may not entirely represent the unique uses that are planned for the South Britannia

Market site.


x Phase 1 of the South Britannia Master Plan was expected to generate approximately 236 trips in

the weekday PM peak hour and 188 trips in the Sunday peak hour. In comparison, the currently

planned farmers’ market is expected to result in significantly fewer trips.

6.4 Future Traffic Performance

x Based on the projected maximum traffic case and SimTraffic analysis, the unsignalized site

access operates acceptably at all times, with the critical movement and time being westbound

left turns (WBL) during the Friday PM peak operating at LOS B.

x The existing unsignalized intersection can handle site volumes more than 5 times the projected

volumes and still operate under acceptable conditions (LOS E or better).

6.5 Parking Review

x Based on the Squamish-Lillooet Regional District Electoral Area D Zoning Bylaw No.1350

(consolidated November 2016), a total of between 35 and 105 stalls would be required,

depending on whether the site develops with the minimum or maximum land use areas. As

other parking lots in the area are overcapacity during peak times, it is recommended to provide

the maximum number of parking spaces.

x A high level parking generation review was undertaken by Bunt using ITE parking generation

rates in order to compare with the Bylaw rates. Based on these rates, a total of between 62 and

165 stalls would be needed, depending on whether the site develops with the minimum or

maximum land use areas.

1187 Village Green Way | Squamish, BC | V8B 0N5 604.849.2138 | [email protected]

Development Land Use Strategic Planning

January 15, 2019

Steven Olmstead, Contract Planner Squamish Lillooet Regional District Box 219, 1350 Aster Street Pemberton, BC, V0N 2L0

Sent By Email: [email protected]

Dear Stephen,

RE: Application for Temporary Use Permit - Britannia South Adventure Market

Introduction Thank you for taking the time to meet with me on January 9, 2019 to discuss your initial review of the application for Temporary Use Permit (TUP). The following is a response to the questions you raised and is intended to provide you with additional background information and response to your queries. It also proposes a means to sequence the application requirements so the application may proceed to the February Board of Directors meeting while ensuring the project fulfils reasonable obligations and requirements appropriate for a TUP.

Background The TUP application has been in process for nearly one year and the proponents have exercised a reasonable amount of diligence in community consultation, meetings with affected agencies such as the Ministry of Transportation and Infrastructure (MOTI) and the Britannia Beach Fire Chief and have had multiple discussions with SLRD Staff about application requirements, including on-site servicing. Most recently, in November, the proponents were advised by Staff that the only remaining requirements outlined in the April 16, 2018 letter had been addressed and the application would proceed to the Board as early as January.

A resubmission was made in December 2018 to further refine the concept described in the initial application and update on the MOTI process and the proponents were advised recently that a February Board meeting was being planned.

Appendix 3 - Proponent Additional Info letter of January 15, 2019

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As the planner initially assigned to the file has left, it is understandable that the level of effort may not have been clearly expressed in the file, and this letter will hopefully address the questions discussed at our meeting. Site Plan and Market Concept Attached is a land-use level site plan that represents the intent of the proponents to house a market on the subject lands and is likely more suitable for the permit application as it allocates the different land uses rather than a particular site layout. It identifies a parking area capable of accommodating 216 vehicles which will be ample for typical operations. Given the scale of the site, there is ample space for expansion or overflow parking should the market operations dictate additional parking. The site plan identifies a strong pedestrian promenade from the bus loop and parking area to the feature large tent. This enclosed area will be a temporary tent in future phases that will close the pedestrian walk. The pedestrian promenade also provides access to the washroom facilities which are discussed in more detail later. It will be accessible by emergency vehicles and provide direct access to the semi-permanent market and washroom facilities. It will also provide appropriate access into the market area. Proposed landscape areas and trees are also identified on the plan in response to your question. Market Scale and Arrangement The market area identified on the plans will be occupied by up to a maximum of 120 vendor booth tents or individual wooden stalls built on skids. Modified containers may also be considered in certain areas of the market area as alternative vendor booths. None of the vendor stalls will be affixed to the ground or set on foundations and will likely be reallocated as vendor demand expands and contracts seasonally or on different days of the week. The market operator will be responsible for the arrangement of vendor booths into different configurations based on demand and will abide by any reasonable spacing requirements identified in the TUP. However as these are not structures, they fire vehicle access will not be required in the market itself. Provision will be made for food trucks in an established area with access from the emergency-accessible pedestrian promenade. Food trucks will provide their own water supply, fire-suppression, and will have any necessary operating or health permits as a condition of tenancy with the market. As a market environment with variable tenants and tenancies, it is critical that the market layout have flexibility to arrange in response to demand from vendors/tenants. Accordingly, we request the attached site plan accompany the TUP application. There

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will be a dedicated market operator who will rearrange the alignment of the market stalls in response to demand and likely on a seasonal basis. Should the SLRD have any bylaw standards or requirements for separation distances or corridor widths within the market area, we propose those be expressly identified as a condition in the permit to provide direction to the market operator; however, we reiterate that the market stalls will be exclusively temporary, portable market booths. Hours of Operation Hours of operation will be in accordance with SLRD noise bylaw provisions, which we were advised are until 10 p.m., unless exempted by a Special Event Permit, and it would be appropriate to include that obligation in the terms of the permit. Vendor Restrictions Further to your email of January 10, 2019 suggesting vendor limitations similar to those customarily applied by farmer’s market operators, this is to clarify that the Proponent is not amenable to local production restrictions. Though the market will provide a venue and a platform for the sale of local goods and services, the market is also intended to provide a broader cultural expression, particularly with respect to recreation goods and services. Excluding out of province goods would significantly limit the potential success of the market. For example, the Patagonia Worn Wear trailer pictured below is a good example of potential vendors that express the culture of the corridor yet would be restricted if there is a restriction on vendors. The form and scale of the market as a temporary market can be regulated by the SLRD and will be the basis by which general retailing will be excluded. Further, the proponents have premised the model on particular themes that will guide the curation of future vendors. Accordingly, the proponents do not see a need for additional restrictions that impinge on the potential success of the market.

Special Events The proponents understand the concern of the SLRD and MOTI about the use of the site for sporadic major events on the site. Currently the primary focus is the market

…4

and associated uses such as small music performances or entertainment, and those form the basis of the application. Should the proponents choose to host larger events that exceed the capacity of the site for parking and washroom facilities, they are aware that a Special Events Permit will be required. It would be appropriate for that to be established as an operating condition in the TUP. Washroom Facilities and Sanitary Disposal The proponents intend to construct a temporary, mobile washroom facility and have prepared a preliminary design as follows:

The washroom facility is complete and provides nine toilets and six sinks, including an accessible washroom and a small utility closet. The structure will likely be subject to a Building Permit requirement, and that will be determined based on the final design. The washroom facility will connect to a dedicated pump out tank to accommodate untreated sanitary waste, as designed by Arden Engineering. The tank will be regularly attended by GFL, with the waste removed by truck for deposition at the Britannia Beach sanitary treatment plant. The proponents previously confirmed that approach with Engineering and GFL (Formerly Carney’s Waste Systems). No limitations were noted, and in fact it was noted the treatment plant will benefit from the additional feedstock. The proponents have had initial discussions with Vancouver Coastal Health about permitting and will comply with all applicable regulations, which will be resolved following preliminary approval.

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We suggest an obligation to receive all relevant Vancouver Coastal Health permitting prior to market opening as a condition in the TUP would be a suitable approach. Should the SLRD require, a confirmation GFL would be provided in due course. Should there be yet unforeseen issues or limitations with the proposed sanitary approach, or in for special events or high-seasons, portable toilets may be brought to the site for additional capacity. Water Supply The market will generate very little demand for potable water. Food service will be provided exclusively by mobile food vendors who will provide their own water supply and disposal in self-contained units. Accordingly, the primary water demand is driven by the washroom facilities. The proponents do not intend to provide potable water for public consumption The water demand will be amply met by existing well on the property, likely pumped and stored in a cistern or similar vessel on the site for use in the washrooms. As there are virtually no structures in the proposal, there is little fire flow demand. The water capacity will be analyzed and confirmed by Arden Engineering. Firefighting The proponents have met with the Britannia Beach Fire Chief, who did not express any concerns with their capacity to provide fire service to the proposal, particularly given its temporary nature. On-site fire protection and suppression measures, including extinguishers and other equipment will be determined by an on-site fire protection plan which would be a reasonable condition of the TUP. Building Permits Building Permits will be obtained for the construction or modification of any structures or buildings regulated by the BC Building Code. However, the majority of the proposal is devoid of any such buildings or structures and will not require Building Permits. Zero Waste The proponents will commit to incorporating a zero-waste strategy as a term of the TUP and will utilize the waste management area identified on the site plan. Closure The foregoing represents best efforts to address the questions and concerns arising from your preliminary review. Generally, there are no comments or questions that could not be accommodated through the permits and obligations listed in the TUP terms.

…6

As a flexible market without permanent structures, there will implicitly be the need for some flexibility in how the market arranges, and the proponent is open to reasonable parameters in the TUP as described above. Please contact me if you have any additional questions or require clarification on the above. Yours truly,

Cameron Chalmers, MCIP, RPP Principal

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Proposed Site Plan for TUP

1187 Village Green Way | Squamish, BC | V8B 0N5 604.849.2138 | [email protected]

Development Land Use Strategic Planning

January 28, 2019

Steven Olmstead, Contract Planner Squamish Lillooet Regional District Box 219, 1350 Aster Street Pemberton, BC, V0N 2L0

Sent By Email: [email protected]

Dear Steven,

RE: Use Clarification - Britannia South Adventure Market

Introduction Further to our telephone discussion on Friday, January 25, 2019, this letter is to provide additional clarification on the types of market uses proposed, and a proposed approach for achieving the stated vision of the market. It also addresses the length of the Temporary Use Permit (TUP) and the proposed sequencing with a pending TUP application on the same parent parcel for a workforce accommodation facility.

Market Use Clarification In our January 11, 2019 correspondence, we submitted the following clarification on the types of vendors anticipated at the market, in response to an SLRD suggestion the market be limited to vendors retailing products and services from BC only:

Further to your email of January 10, 2019 suggesting vendor limitations similar to those customarily applied by farmer’s market operators, this is to clarify that the Proponent is not amenable to local production restrictions. Though the market will provide a venue and a platform for the sale of local goods and services, the market is also intended to provide a broader cultural expression, particularly with respect to recreation goods and services. Excluding out of province goods would significantly limit the potential success of the market. For example, the Patagonia Worn Wear trailer pictured below is a good example of potential vendors that express the culture of the corridor yet would be restricted if there is a restriction on vendors.

Appendix 4 - Use Clarification January 28 2019

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The form and scale of the market as a temporary market can be regulated by the SLRD and will be the basis by which general retailing will be excluded. Further, the proponents have premised the model on particular themes that will guide the curation of future vendors. Accordingly, the proponents do not see a need for additional restrictions that impinge on the potential success of the market.

On January 23, 2019 the proponents met with the Area D Director who reported the market was being characterized by major chain retailers such as Nike, and that the market was akin to a shopping centre. Though the Owner is not amenable to location or sourcing restrictions on vendors for the reasons outlined below, the owner is equally resolved to develop a market that reflects local artisans and culture and is absolutely not a general retail mall. The following is intended to directly clarify the intent of the retail and service component of the market. The market’s primary objective is to reflect local arts and culture through a range of vendors offering a range of goods and services that reflect the local area, and the adventure-based culture of the area. Vendors will naturally be comprised primarily of local producers, artisans and in general will reflect other local and regional markets through the corridor and beyond. That is the stated objective of the market. The market is also intended to celebrate and promote regional adventure culture, and this is one area where local vendor restrictions will pose a significant encumbrance to implementing the market concept if attempts are made to regulate the user rather than the use. For example, if Rocky Mountain Bicycles chose to establish a repair, retail, or demo booth, it would fit with the vision developed for promoting outdoor recreation through the market. As a BC company, it would be consistent with the suggest restrictions on vendors. However, if Santa Cruz Bicycles would not be permitted if vendor restrictions are in place to establish the exact same vendor booth. The challenge we discussed on the telephone is that any effort to regulate the user rather than the use will be problematic and unenforceable. If the concern expressed by Staff is to regulate the impact of general retailing on existing business, a more viable approach may be to establish a definition that reflects the vision of the market. The definition could include customary definitions for market or farmers market and a

…3

definition containing elements similar to the Village of Pemberton definition of “Retail, Recreation and Leisure”, which reads as follows:

means a retail store that specializes in the selling, renting and repairing of goods and articles that are used in the pursuit of recreation and leisure activities of the outdoor variety, such as skiing, snowboarding, cycling and mountain biking, hiking, camping, mountain climbing, kayaking, canoeing, and other similar activities.

Restrictions on general retailing may be considered if they do not impinge on the ability of the Owner to achieve the vision for the market in a successful commercial environment. Though the definition of use is one approach to defining and narrowing the range of uses to those expressed in the vision, the market reality is that the market will not draw retail chains or general retailers. The market will consist entirely of temporary, portable tents, containers, and other facilities. In the absence of bricks and mortar development, the form of development itself will limit the desirability of the market to retailers other than small-scale, generally local vendors. If pop-up retail by larger retailers becomes viable, it is intended the retail with fit within the outdoor recreation and adventure theme of the market and would generally contribute to the success of the market. Further, the market is seeking approval through a Temporary Use Permit, and the temporary nature of the market will also naturally select particular smaller-scale retailers. In sum, it is not the Owner’s intent to develop a general retail market, nor is it probable that the market would develop in that manner. Rather, the Owner is committed to a market that promotes local arts and culture through the sale of goods and services in a market environment. The proposed use description approach is one that the Owner is open to, provided it does not impede the ability to successfully implement the vision for the market as an expression of local arts and culture. Temporary Use Permit Term In our discussion, reference was made to perhaps reducing the term of the permit from three years to one year to enable the SLRD to monitor the range of uses, impacts on area businesses, traffic, and other matters. The Owner respectfully requests that the permit be considered for the full three-year term for the reasons outlined below. The market will involve the investment of significant capital to initiate and establish before it commences. Limiting the potential life of the market to one year, and one busy season will not provide the Owner substantial enough surety that to expend the capital to construct and market the enterprise. Further, it will significantly impact ability to lease the project to prospective vendors if there is again limited surety in the duration of the market.

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Finally, the market will not achieve its maximum success, and accordingly its maximum impact, in the first year. Generally experience with these types of markets has been that it takes several years and several busy season’s for success to be realized. In this case, even a review after the first year would not be indicative of the impacts created by the market, if any. Therefore, the Owner requests that the TUP be prepared for consideration for the maximum three-year term permitted under the Local Government Act Sequencing with other Proposals As you are aware, an unrelated Temporary Use Permit application is nearing submission for permission to construct and operate a temporary workforce accommodation facility. The facility will be located on the same property, but has been planned as an independent initiative. Staff have advised through the Electoral Area D Director a desire to consider the applications together. Though the proposals are located on the same large land holding, they are completely independent and unrelated applications that ought to be considered on their own merits. They are by different proponents for significantly different uses. As will be apparent in the workforce housing application, technical reviews of matters like traffic have been undertaken to verify the projects can co-exist. As such, the Owner does not wish to necessarily combine the applications for simultaneous consideration by the Board, requesting instead that each application be considered on its own merits when ready for Board consideration. Closure We trust the foregoing responds to the concerns expressed in our telephone conversation last week. With respect to use, a new definition in the permit that more clearly expresses the range of uses contemplated in the vision for the market may be an appropriate solution, provided it doesn’t unnecessarily restrict the opportunity to achieve the vision. We look forward to our continued collaboration to complete this application and look forward to the February 27, 2019 Board meeting Yours truly,

Cameron Chalmers, MCIP, RPP Principal

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Proposed Site Plan for TUP

TEMPORARY USE PERMIT TUP NO. 57

ISSUED TO:

Tiger Bay Development Corporation, Inc. No. BC0864299 Box 195 27154 Sea to Sky Highway 99 Britannia Beach, BC V0N 1J0

(hereafter the Permittee)

1. This Temporary Use Permit (“TUP”) is issued subject to compliance with all of the

Bylaws of the Squamish-Lillooet Regional District (SLRD) applicable thereto, except those specifically varied or supplemented by this TUP.

2. This TUP is not a building permit. All buildings and structures over 10 square metres require a building permit.

3. This TUP applies to those lands within the SLRD described below and any and all

buildings, structures, and other development thereon (“the Subject Property”):

a. part of Lot A District Lots 1583, 2001 and 7034, Plan 21576, except part dedicated road on Plan BCP28651(PID: 010-077-227) as shown on Schedule A (the “Arts and Adventure Market”), which forms part of this permit; and

b. commercial film production and staging areas that provide locations for filming, production vehicle parking and film production related equipment storage on:

i. Lot A District Lots 1583, 2001 and 7034, Plan 21576, except part dedicated road on Plan BCP28651(PID: 010-077-227)

ii. Lot A except part dedicated Road on Plan BCP25632, DL 2001 & 7035, GP 1, NWD, Plan 20309 (PID): 006-646-921;

iii. PCL 1, (REF PL 4878) of DL 2001, GP 1, NWD except part on Plan 21576 (PID): 010-025-901;

iv. DL 1583, GP 1, NWD, except firstly part in REF PL 4390, secondly part in REF PL 4878, thirdly part on PL 21576, fourthly part shown as 8.31 ac on HWY PL 76, fifthly part shown as 0.08 AC on HWY PL 76, sixthly PPTN on PL BCP29232 (PID: 010-026-151)

v. PCL 1 (REF PL 4878) of DL 1583, GP 1, NWD, except part on PL 21576 (PID): 010-025-952)

as shown on Schedule B, which forms part of this permit.

Appendix 5 – Temporary Use Permit

4. In addition to the existing provisions of Squamish-Lillooet Regional District Electoral Area D Zoning Bylaw No. 1350-2016 as amended from time to time (“Bylaw No. 1350-2016”), or any bylaw replacing Bylaw No. 1350-2016, the Arts and Adventure Market shall be for the following purposes only:

a. arts and artisan market; b. farmers market; c. food truck; d. recreation and leisure vending; e. viewing tower with a maximum height of 14 metres; f. private park and ride facility to provide parking and shuttle bus access to tourist

destinations in Howe Sound; g. administration office for the market; h. information kiosk and sign; i. auxiliary gathering area; j. children’s play zone; k. sports demonstration area; and l. film production and staging areas that provide locations for filming, production

vehicle parking and film production equipment storage in the area identified on Schedule B.

5. Prior to any of the uses permitted under section 4 commencing (and thus the TUP being issued), the following conditions must be met to the satisfaction of the SLRD:

a. Confirmation from the Ministry of Transportation and Infrastructure (MoTI) that an acceptable traffic monitoring plan has been provided and that an access permit has been issued and that all other permit(s)/requirements have been issued/met.

b. Confirmation from the Vancouver Coastal Health Authority that the Permittee has received all of the applicable permits from with respect to the use of the Subject Property under this TUP and submit proof of those approvals to the SLRD.

c. A waste management strategy be provided for review and be accepted by the SLRD.

d. Approval of the site layout from a fire safety perspective by the Britannia Beach Fire Department.

e. An Irrevocable Letter of Credit, or other form of security acceptable to the SLRD, be provided in the amount of $10,000.00.

6. For the purposes of this TUP: “arts and artisan market” means an outdoor market area for the sale by artisans or artists of products they have crafted or created including, but not limited to, pottery, wood crafts, metal crafts, textile crafts, glass crafts, custom stone crafts, first nations crafts, furniture, paintings, sculptures and photographs. “farmers market” means an outdoor market area for the sale by farmers or vendors of fresh and processed food products including but not limited to fruits, vegetables, herbs, flowers, meat, fish, poultry, dairy products, baked goods, and jams, but excluding the sale of live animals. “food truck” means the use of a licensed vehicle equipped with self-contained facilities for the preparation, cooking and serving of food to consumers and may include a mobile food cart, kiosk, modular container, or converted vehicle capable of dispensing food.

“mobile retail unit" means a type of self-contained retail store that is located in a vehicle, trailer, or cart and is capable of moving daily. “recreation and leisure vending” means a vendor that specializes in:

a. the sale of recreational services such as guided rafting trips, zip line adventures, ecotours, horseback riding or other similar recreation activities and/or

b. the selling, renting and repairing of goods and articles that are used in the pursuit of outdoor recreation and leisure activities, such as skiing, snowboarding, cycling and mountain biking, hiking, camping, mountain climbing, kayaking, canoeing and other similar activities.

“vendor space” means a market stall measuring 3 metres by 3 metres, or a kiosk, modular container, food truck, or mobile retail unit.

7. Uses permitted under section 4 of this TUP shall be subject to the following conditions: b. The combined total number of vendor spaces shall not exceed 50 except that,

subject to an operational review and approval by the Ministry of Transportation and Infrastructure (MoTI), the combined total number of vendor spaces may be increased to 120. A special event permit shall be required for any special market events that exceed the maximum permitted number of vendor spaces. Written confirmation must be received from MoTI stating it is satisfied with arrangements relating to access to the special market events. Special market events may require a permit from MoTI. Special event permit(s) will be subject to submission and approval by the SLRD of a Special Events Plan that identifies matters such as the number of special events to be held, the number of vendors, additional site servicing requirements, expected number of attendees, etc.

c. Hours of operation shall be between 9:00 a.m. and 9:00 p.m. d. Parking areas may not be paved and must be minimized in size to the least

amount required for client and employee parking. e. Garbage and other waste shall be managed in accordance with a solid waste

management plan approved by the SLRD. Garbage, recycling, organics, and other waste shall be managed with bear proof bins and in accordance with the requirements of the Squamish-Lillooet Regional District Wildlife Attractant Bylaw No. 1551-2018.

f. No significant cut and fills may be created. g. A report shall be prepared by a qualified professional that verifies the temporary

use area under this TUP is free of fuel or hazardous materials contamination and refuse, and restored as reasonably as possible to the same condition as it was on the commencement date of the TUP. This report must be submitted no later than 60 days before expiry of this permit.

h. No new development or disturbance of vegetation may take place within 30 metres of a stream as defined by the Riparian Area Regulations;

i. The Permittee must receive all applicable permits from the Vancouver Coastal Health Authority with respect to the use of the Subject Property under this TUP;

j. The Permittee must receive all applicable permits from and carry out all works required by MoTI with respect to the use of the Subject Property under this TUP, including, but not limited to:

i. The market will be required to cease operations should there be any excessive delays or safety concerns on Highway 99.

ii. A final copy of the traffic analysis (signed and sealed by a traffic

engineer) must be provided. For any changes in land use, an additional study or amendment must be provided for review and acceptance.

iii. An Access to a Controlled Access Highway permit will be required from the Ministry, due to the change in land use. The permit will be for a limited duration (18 months) to allow for an operational review, based on the results of the monitoring plan. Should there be no operational concerns, at the discretion of the designated Ministry Official, the access permit will be renewed for the duration of the TUP.

iv. Signage. k. Where land clearing activity is proposed between April 1st and July 31st a

Qualified Environmental Professional shall conduct a bird nest survey within seven days of the proposed clearing.

l. In accordance with section 34 of the Wildlife Act - which states that a bird or its egg, or the occupied nest of a bird or its egg, may not be destroyed - active nests shall be protected by a suitable buffer.

m. Notwithstanding section 7.l, the nest of an eagle, peregrine falcon, gyrfalcon, osprey, or heron shall be provided with a 50 metre buffer of undisturbed vegetation whether occupied or not.

8. Any costs incurred with respect to the requirements of this TUP will be at the sole cost of the Permittee. Pursuant to both section 496 and section 502 of the Local Government Act, and as a condition of the issuance of this TUP, the SLRD is holding security set out below. This security is to ensure that the Permittees carry out the development in accordance with the terms and conditions of this TUP. Should any interest be earned upon the security, it shall accrue to the Permittees and be paid to the Permittees if the security is returned. The condition for posting of the security is as follows: a) Should the Permittees fail to carry out development hereby authorized according to

the terms and conditions of this TUP or any remediation required thereby, the SLRD may use the security to carry out the remediation of the development permitted by this Temporary Use Permit.

There is filed accordingly: An Irrevocable Letter of Credit or other form of security acceptable to the SLRD, in the amount of $10,000.00.

9. The Subject Property described herein shall be developed in strict accordance with the terms and conditions and provisions of this TUP.

10. This TUP expires, three years from the date of issuance of this permit, which issuance

date shall be the date the conditions in section 5 are met, and may be renewable for up to three years.

11. Any application to amend this TUP shall be considered a new temporary use permit

application.

12. Upon the date of expiry of this TUP all buildings and structures, including the viewing tower, must be removed from the Subject Property.

13. If this TUP is not issued before February 27, 2020, it shall lapse and this TUP will not be able to be issued.

AUTHORIZING RESOLUTION PASSED BY THE BOARD THIS 27 DAY OF FEBRUARY, 2019. TUP ISSUED THIS DAY OF , ____. Lynda Flynn Chief Administrative Officer

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1010

0 MASTER SITE PLANScale: 1:10001

PARKING, 216 STALLS

FOOD +BEVERAGE

SERVICEENTRY

TOWER

BUS LOOP

LANDSCAPE

BIG TENT

KID ZONE

VENDORS +MARKET

WC

SITE AREA,556,642 SF5.17 HA

EXISTING BLDG38' X 35'

EXISTINGCONTAINER

40' X 8'

CIVIC ADDRESS

REMAINDER LOT A PLAN 20309 GROUP 1 NEW WESTMINSTER DISTRICTREMAINDER PARCEL 1 OF DISTRICT LOT 2001 (REF PLAN 4878) GROUP 1 NEW WESTMINSTER DISTRICT

REMAINDER LOT A PLAN 21576 GROUP 1 NEW WESTMINSTER DISTRICT

85M

79M

60M

77M

73M

77M

120M

42

14

90M

158M

60M

15M

30MTHIS DRAWING IS COPYRIGHTED AND MUST NOT BE USED,REPRODUCED, OR REVISED WITHOUT WRITTEN PERMISSION.

ALL DIMENSIONS ARE IN MILLIMETERS UNLESS OTHERWISE NOTED.VERIFY DIMENSIONS.DO NOT SCALE THIS DRAWING.

REPORT INCONSISTENCIES AND OMISSIONS TO THE CONSULTANTFOR CLARIFICATION BEFORE COMMENCING WITH THE WORK.

DEVIATIONS FROM THE CONTRACT DOCUMENTS WITHOUTWRITTEN APPROVAL FROM THE CONSULTANT ARE SUBJECT TOCORRECTION AT THE CONTRACTOR'S EXPENSE.

FOR DEVELOPMENT &

BUILDING PERMIT ONLY

NOT FOR CONSTRUCTION

METRIC

DRAWN: CHECKED:PLOT DATE:

SEAL

BRITANNIA SOUTH

17-03

A1.03B

BRITANNIA MARKETMASTER SITE PLAN

ISSUED FOR:

1. JULY 15 2016 ISSUED FOR REZONING

SPECTRADESIGN

2. FEB 03 2019 ISSUED FOR CITY REVIEW

SCHEDULE A to TUP 57

±

Date: 3/22/2018

Scale:10,000

0 0.1 0.2 0.3

Kilom eters

SLRD Boundaries

Municipal Boundaries

Parcel Fabric

Street Addresses

Major

Mino

`Schedule B to TUP 57 - Filming and Staging Areas

TUP 57 Subject Properties (highlighted in red) for Commercial Filming and Staging Areas

request for decision - civicweb · 2020. 5. 4. · request for decision temporary use permit #57...

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