DISTRICT OF SQUAMISH · 2007. 12. 13. · DISTRICT OF SQUAMISH REPORT TO: Council FOR: Business PRESENTED: December 18, 2007 FILE: 2006-52/DP 258 FROM: Planning Department SUBJECT:

DISTRICT OF SQUAMISH

REPORT TO: Council FOR: Business

PRESENTED: December 18, 2007 FILE: 2006-52/DP 258

FROM: Planning Department

SUBJECT: Development Permit No. 258 – 39400 Discovery Way

Recommendation

THAT the Council of the District of Squamish authorize issuance of Development Permit No. 258, issued to 2090782 Ontario Inc. at 39400 Discovery Way on land legally described as the northern 5.01 acres of Lot B, Section 3, Township 50, New Westminster District, Plan BCP 21904 which includes the following variance:

That the Council of the District of Squamish vary District of Squamish Sign Bylaw No. 1582, 2000 to permit the freestanding signs within the C-9 zone as illustrated on the detail drawing DP-10 attached as part of Appendix C – Development Permit 258;

SUBJECT TO:

1) The provision of bonding for landscaping works in the form of cash, certified cheque or an Irrevocable Letter of Credit in the amount of $128,657.60;

2) The receipt of a satisfactory agreement securing the installation and maintenance of landscaping on Lot 111.

AND FURTHER THAT the Mayor and Director of Administrative Services be authorized to execute the Development Permit and the required legal agreements.

CAO Recommendation:

Concur with the Planning Department report and recommendation.

K. Anema, CAO

1. Purpose

To allow for the development of a highway oriented commercial project consisting of a hotel and two restaurants on the northern portion of 39400 Discovery Way.

2. Timeline

The applicant has a June 2008 foundation construction deadline as imposed by purchase contract. Accordingly, the applicant is keen to secure development permitapproval so that they may proceed with site preparation and preload works and finalize

2006-52/DP No. 258Parallax – Phase 1 – 39400 Discovery Way

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building permit plans for approval. Construction would be in Spring 2008.

3. Background

A Development Permit application has been submitted for the northern half of Lot 40 located at 39400 Discovery Way in the Squamish Business Park, as shown on Appendix A. The entire site is currently vacant and cleared and the landowner intends to develop only the northern portion at this time (Phase 1). The proposal is for a hotel and two restaurants that largely conform to the permitted uses of the Specialized Highway Commercial (C-9) zoning regulations. The developer intends to create a commercial center constructed as a phased development and combines a hotel, restaurants, recreational facilities and large format retail all of which are currently permitted under the C-9 zoning.

To satisfy the phased development concept the developer has also made application to subdivide Lot 40 into 2 parcels, A and B.

Parcel A (the northern half and to be developed as Phase 1) has an area of 5.01 acres and closely corresponds to the initial construction component proposed as DP 258 (Phase 1). A hotel and two restaurants are proposed.

Parcel B (the southern half and to be developed as Phase 2) has an area of 5.53 acres and will be the subject of a future DP application.

For the purpose of clarity, the entire site plan has been planned to allow for seamless integration of both phases in the future; however, only the north half is the subject of this DP application.

4. Project Information

The Phase 1 development site is a rectangular shape and bounded by the Sea to Sky Highway to the East and Discovery Way to the West along the longitudinal north/south axis with Pioneer Road on the north side. The remainder of the development site (Phase 2) is to the south.

Phase 1 consists of the following components:

A 3-storey, 86 suite hotel with the potential for an 18 suite future expansion (west end);Two (2) one storey restaurants; Exterior parking facilities for the specified uses; Exterior landscaping, signage and lighting to suit the development; Site planning/place holding for a future commercial/recreation facility to be built as part of Phase 2.


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There are three distinct regulatory frameworks relating to this property. The first is the Specialized Highway Commercial Zoning (C-9) of the District of Squamish Zoning Bylaw 1342, 1995. This document is attached for reference as Appendix B. The proposal conforms to all regulations of this zone.

The second document that guides the review of this application is Development Permit Area No. 5 of the Official Community Plan. This document speaks to the siting, massing, form and character of the development. The objectives of Development Permit Area No. 5 are to create a sense of community identity and character, to create an attractive and cohesive first impression of Squamish; and to foster the development of tourism in Squamish.

Thirdly, the District of Squamish Sign Bylaw 1582, 2000, which regulates sign siting, details and dimensions is required to complete the review of this proposal.

Site Plan and Design Program

The main sources of vehicular traffic to the site will originate predominantly from Highway 99 and access the northern portion of the site (Phase 1) via Discovery Way. The final design (Phase 1 and 2 combined) accommodates Highway 99 traffic via a right-in/right out access as currently seen on Commercial Way (south end of the site), while two full all-movement access points are provided on Discovery Way to the Phase 1 lands. These will be the only access point until such a time as Phase 2 is completed. Commercial vehicles will access the site via the above noted access points. However, Phase 2 loading will likely be accommodated by a consolidated loading zone accessed from Discovery Way when completed. The site design does not permit vehicle or pedestrian access from Pioneer Way. The buildings are dispersed throughout the site as follows:

The large format retail development (Phase 2) is aggregated to the southern portion of the site. The intention is to facilitate ease of pedestrian access, service and loading consolidation and oriented of the development for increased visibility from the principal traffic arteries (i.e. Highway 99 and Commercial Way). This will be the subject of a future development permit application. The (Phase 1) restaurants are stand-alone buildings bordering the eastern boundary of the site (Highway 99 and the Lot 111/Discovery Trail). Their eastern placement allows for some exterior seating and non-vehicular access from the Discovery Trail. The southeast portion of the site is proposed to have a drive through establishment presuming the adoption of Bylaw 2018, 2007. The (Phase 1) hotel is situated on the northernmost portion of the site adjacent to Pioneer Way. The proposed (Phase 2) recreational/retail building is unresolved at this time other than in placement. It is not included in this development permit process and will return to Council as part of the future development permit for Phase 2.


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It should be noted that the proposed site plan for Phase 1 takes into account the site planning requirements (driveways and vehicle access, pedestrian access) as they relate to the entire Lot 40 commercial development.

Materials and Colours

The proposed building materials include materials such as split-faced granite, wood framing, Hardi board, stucco, corrugated metal siding and timber elements. Design elements include inverted roofs, entry canopies and signage elements that build on the contemporary local “industrial” character. The building designs features both sculptural elements and upswept roofline features to accent and articulate massing.

Landscaping

The proposed landscaping is designed as an integral component of the overall design and integrates with the adjacent lands (District owned Lot 111). The vegetation proposed is intended to soften the asphalt parking surfaces and soften the mass of the buildings proposed. The pedestrian sidewalk proposed adjacent the public roads (Commercial Way and Discovery Way) will be bordered by a lawn, along with tree plantings on the site perimeter. All ‘on property’ landscaping along the eastern edge of the site will be maintained to a suitable height to allow views into the site, as it is a commercial development. However, all off property vegetation will be left as is or augmented to aid in maintaining the trail experience on the Discovery Trail and to provide a buffer from Highway 99 for trail users. Over time it is anticipated that this existing buffer will mature and become more established once highway expansion is completed. In this area the landscaping will naturally transition from existing (on the trail side) to the more managed landscape on the development site fronting the Discovery trail. The landscape plan spans the common property line to the east (Lot 95) and the applicant has agreed to enter into a suitable agreement regarding the installation and maintenance of off site plantings. It is felt that this is desirable to allow the depth or width of the landscape buffer

Internal to the site, tandem parking stalls are grouped in clusters and are separated by landscaped areas designed to capture water run-off while the aisle ends will incorporate landscape features.

Site and Building Lighting

Site and building lighting is an issue that staff has worked closely on with the applicant to preserve night sky views, highlight the project and to provide for the most efficient operation. All light fixtures on the site (parking lot light standards, street lights, wall mounted lights, canopy uplights and landscape bollards) have been selected by a qualified lighting engineer and reviewed by staff and the ADP. Cutoffs have been specified and required so that light spill is avoided in all cases.


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Signage

The project identification signage outlined conforms to all aspects of the sign bylaw with the exception that the District of Squamish Sign Bylaw 1582, 2000 is silent with respect to freestanding signs within the Specialized Highway Commercial Zone (C-9) due to the fact that this zone was adopted after the sign bylaw was adopted. Accordingly, staff recommend that District of Squamish Sign Bylaw 1582, 2000 be varied to permit the signage details as illustrated on drawing DP-10 which forms part of DP 258 and attached as Appendix C.

Tenant signage has not been dealt with as part of this development permit process and each individual tenant will be required to complete a sign permit application and ensure conformance with District of Squamish Sign Bylaw No. 1582, 2000. Associated fees will apply.

Design Concepts and Initiatives

The proposed development will incorporate the following features and strategies:

Bioswales – To arrest contaminants from surface runoff water, a swaled drainage course filled with vegetation will be incorporated into a number of tandem parking aisles throughout the site. This rain garden design feature is designed to maximize the time water spends in the swale aiding in the trapping of silts and pollutants.

Regional Materials – The proposed project will use wood frame construction with timber members, plants and products that are extracted, harvested and manufactured within the region, thereby supporting the use of local resources and the reduction in environmental impacts resulting from unnecessary transportation.

Light Pollution Reduction – The proposed design intends to improve night sky access and reduce development impact on nocturnal environments. Lower light levels and uniformity ratios than those recommended by recognized lighting authorities will be implemented in the exterior environments with particular attention given to the parking facilities.

5. Advisory Design Panel

This proposal was presented to the Squamish Advisory Design Panel at their September 6 and October 18 meetings. The applicant also held a teleconference workshop session with the Panel on September 20 to garner further input on their design efforts. The Panel suggested a number of recommendations and the applicant and their design team has taken these comments into consideration and has made


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changes in consultation with staff. On October 18 the ADP recommended that the project move forward and did not request the project be represented to them.

6. Staff Comments

After a lengthy design and review process spanning different iterations, staff is satisfied with the building siting, use of materials, landscape design and overall design intent. The site has proven to be challenging given the permitted uses under the C-9 zone and the desire to see an elevated design standard fronting the highway. The applicant is sympathetic to these concerns and has modified the proposal. Accordingly, staff supports issuance of Development Permit No. 258. The form and character of the building meet the Development Permit Area 5 Guidelines and, excepting the noted variance to the District of Squamish Sign Bylaw 1582, 2000, the design is in conformance with both municipal policy and regulation.

Finally, the Engineering Department has reviewed all the technical details provided (traffic impact study, storm water management, sewer and water, roads, etc.) and has no technical issues with the proposal.

7. Alternatives to Staff Recommendation

THAT the Council of the District of Squamish authorize issuance of Development Permit No. 258, issued to 2090782 Ontario Inc. at 39400 Discovery Way on land legally described as the northern 5.01 acres of Lot B, Section 3, Township 50, New Westminster District, Plan BCP 21904 which includes the following variance:

That the Council of the District of Squamish vary District of Squamish Sign Bylaw No. 1582, 2000 to permit the freestanding signs within the C-9 zone as illustrated on the detail drawing DP-10 attached as part of Appendix C – Development Permit 258;

SUBJECT TO:

1) The provision of bonding for landscaping works in the form of cash, certified cheque or an Irrevocable Letter of Credit in the amount of $128,657.60;

2) The receipt of a satisfactory agreement securing the installation and maintenance of landscaping on Lot 111.

AND FURTHER THAT the Mayor and Director of Administrative Services be authorized to execute the Development Permit and the required legal agreements.

Alternative 1

THAT the Council of the District of Squamish not authorize issuance of Development Permit No. 258,


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Alternative 2 Another direction/course of action as specified by Council.

__________________________________________ Chris Bishop Planner

Appendix A: Location Plan Appendix B: Specialized Highway Commercial (C-9) Zone Appendix C: Development Permit No. 258

APPENDIX A

LOCATION PLAN

Subject Property


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APPENDIX B

Development Permit No. 258

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DISTRICT OF SQUAMISH

DEVELOPMENT PERMIT NO. 258

1. This Development Permit No. 258 is issued to 2090782 ONTARIO INC. (INC. NO. A0067002) as the owners (the “Permittees”) and shall apply to ALL AND SINGULAR that certain parcel or tract of land and premises situate, lying and being in the District of Squamish, in the Province of British Columbia, and more particularly known and described as:

northern 5.01 acres of Lot B, Section 3, Township 50, New Westminster District, Plan BCP21904

to which the civic address of 39400 Discovery Way, Squamish, British Columbia has been assigned (hereinafter referred to as “Lands”).

2. This Development Permit No. 258 is issued pursuant to the authority of the District of Squamish Official Community Plan No. 1536, 1998 as amended, and in conformity with the procedure prescribed by the District of Squamish Development Procedure Bylaw No. 1446, 1997 and the provisions, requirements, terms and conditions of the District of Squamish Zoning Bylaw No. 1342, 1995 and the District of Squamish Subdivision and Development Control Bylaw No. 1767, 2003, as the same relate to and regulate the use of the Lands, and shall not be in any way varied.

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

(a) Dimensions & Siting of Buildings & Structures

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

(i) Drawing DP-1 through to DP-3 and DP-5 through to DP-10 dated December 11, 2007 marked Schedule “A”;

(ii) East Side Mario’s – Materials dated December 11, 2007 marked Schedule “B”;

(iii) Holiday Inn Express – Materials Samples dated December 11, 2007 marked Schedule “C”;

(iv) Swiss Chalet - Materials dated December 11, 2007 marked Schedule “D";

approved by the District of Squamish on December 2007 and attached hereto.

APPENDIX C


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(b) Landscaping or Screening

Landscaping or screening shall be established around different uses in conformity with Schedule “A” Drawing L1 DP-2 approved by the District of Squamish and attached hereto. All landscaping is to be contained by curbing.

(c) Siting of Garbage Containers

Garbage containers and concrete pads suitably enclosed, shall be provided in accordance with Schedule “A” Drawing L1 DP-2 approved by the District of Squamish on December , 2007.

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

Plans:

(i) Drawing DP-1 through to DP-3 and DP-5 through to DP-10 dated December 11, 2007 marked Schedule “A”;

(ii) East Side Mario’s – Materials dated December 11, 2007 marked Schedule “B”; (iii) Holiday Inn Express – Materials Samples dated December 11, 2007 marked

Schedule “C”; (iv) Swiss Chalet - Materials dated December 11, 2007 marked Schedule “D";

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

5. Prior to issuance of the Permit, the Applicant is to provide security in the form of Cash, Certified Cheque or an Irrevocable Letter of Credit in the amount of$128,657.60 to secure provision of landscaping. The Letter of Credit shall be received and kept in force until all the landscaping work is completed.

6. The District of Squamish Sign Bylaw No. 1582, 2000 be varied to permit the freestanding signs within the C-9 zone as illustrated on the detail drawing DP-10.

7. An application for a Site Alteration Permit is required to be made to the Community Development Department and written authorization received prior to


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any site alterations being undertaken.

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

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

10. All landscaping is to be installed on the subject property and contained by curbing. Landscaping within the abutting road right-of-way is to consist of grass sod or small shrubs.

11. The Permittee shall complete all landscaping to the satisfaction of the Municipality within twenty-four (24) months from the date the Municipal Council authorized issuance of this Permit.

12. If the Permittee does not commence the development permitted by the Permit within TWO YEARS from the date of the issuance of the Permit, this Permit shall lapse.

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

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

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

)________________________________ ) Ian Sutherland, Mayor )

)________________________________ ) Robin Arthurs, ) Director of Administrative Services


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STATEMENT OF INTENT

I, Owen Lawson having read and understood the terms and conditions of this Development Permit hereby agree to abide by such terms and conditions and to complete all of the works and services and all other requirements under the Development Permit in accordance with the District Bylaws.

_________________________________________Owen Lawson, 2090782 Ontario Inc.

DISTRICT OF SQUAMISH · 2007. 12. 13. · DISTRICT OF SQUAMISH REPORT TO: Council FOR: Business PRESENTED: December 18, 2007 FILE: 2006-52/DP 258 FROM: Planning Department SUBJECT:

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