Take to Heart proposal

Management Plan for 870 Westside Road, Revelstoke, BC – Application for License of Occupation

A. INTRODUCTION This plan is written in support of Take to Heart Specialty Wood Product’s application for a License to Occupy 870 Westside Road in Revelstoke, BC. This site was once the firebase site for the Ministry of Forest’s heli-attack crews, and is located in the N.E. corner of D.L. 16919 on the S.W. end of Lake Revelstoke, approximately 9 kilometers north of the intersection of Highway #1 and Westside Road.

Take to Heart has been operating for more than ten years at 776 Westside Road, which is located just south of the afore-mentioned firebase site. We are a specialty-wood-products-manufacturing operation that is growing and expanding, and our company would be well-served on the old firebase property. In 2012, we bid on and successfully obtained ownership of the trailer that is located near BC Hydro’s property line of the firebase property. Logistically, it makes sense for us to move the building off the BC Hydro portion of the property less than 20 metres onto the half of the site that we are applying for under this plan. We have worked in conjunction with the Ministry of Forests’ Wildfire Management Branch (WMB) to ensure that we are in compliance with the site and building requirements.

We have received a great amount of community and government support in our endeavor to start a new venture on the old firebase property. In 2014, we began discussing the possibility of taking over the tenure with various Ministry representatives. When the proximity of Take to Heart’s existing operations are considered, along with our future objectives of the land’s use, we feel that it makes good sense for us to obtain the rights to use the property.

The two items below provide a brief description of our proposed usage of the subject site:

1) During the late spring, summer, and early fall, we propose to use this space and its facilities for camps for troubled youth, other youth groups, people with physical and mental disabilities, and any other groups in need that may be identified within our community. It is our plan to work closely with counselors, community advocate groups, Community Connections, and the Ministry of Children and Family Development in order to help them facilitate suitable programs for use of this site. We plan to partner with these organizations and support their initiatives through our summer camp programs under a not-for-profit society. Our goal would be to give back to our community and provide positive outdoor experiences for those who might not otherwise have the opportunity.

2) During the winter season, we propose that this site would benefit our community by addressing the housing and accommodation shortage crisis. The site would accommodate snowmobilers and skiers coming to our area, or provide short-term housing for seasonal renters in Revelstoke.

The community of Revelstoke would most certainly benefit from increased availability of accommodation, as well as the increased development of more long-term-structured programs for groups with special needs within our community.

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MANAGEMENT PLAN – LICENCE OF OCCUPATION: 870 WESTSIDE ROAD, REVELSTOKE, BC

B. PROPOSED USE DESCRIPTION I. Background

Over the past decade of Take to Heart’s operation, the company has honed its vision for more environmentally and socially sustainable practices in its industry and within the community of Revelstoke. In support of this vision, Take to Heart has begun developing strategies for implementing new programs and ventures such as:

1. Increasing our wood utilization by: a. Targeting the salvage of local wood products from low grade logs, b. Utilizing the waste from other processing facilities, c. Utilizing downed and discarded logs from forest operations, and d. Utilizing salvaged materials from the shores of Lake Revelstoke (Take to Heart currently holds

the salvage rights from the dam to Downie loop). 2. For the past two years we have implemented a garden project to address our own waste products, such

as sawdust. Much of our waste becomes compost to be used in growing our own quality produce. We aim to increase the size of our garden by 1/3 each year and plan to build greenhouses (heated by our mill’s waste) that will provide year-round growing facilities. The produce from our garden currently feeds our families and employees, and is also donated to local families who struggle with food security, either directly or through our community food bank. Our garden program will be further developed on this newly proposed site and would be an integral part of our proposed summer camp programs.

As mentioned, Take to Heart already owns an existing building that is on BC Hydro’s side of the subject site. The building was once used as accommodation for fire crews, so the transition to occupancy-ready for our proposed summer and winter programs would be minimal and therefore cost-effective. In addition to using the existing structure on the site, we have also designed and developed small cabins as part of our business’ increased utilization strategy. The cabins would be built using engineer-approved, solid-wood-wall components, which are made entirely from salvaged and/or low grade logs. They would be prefabricated at our facility down the road and reassembled on the old firebase site. The methods used for prefabrication will allow us to easily assemble and later disassemble, if required, on the site. We plan to prefabricate and place these small and efficiently designed cabins on the site for use by our target groups. This supports part of our socially sustainable business goals.

The techniques, design, and wood use for our cabin packages are part of our environmentally sustainable programs. There are many environmental benefits of building with solid-wood walls, including but not limited to:

a) Replacing high energy materials such as steel, concrete and fiberglass with wood. b) Using as much wood as possible to maximize the negative CO2 emissions. c) The use of wood from forests which are replanted with fast growing softwoods. This will help remove

more CO2 from the atmosphere. d) Reducing the need for heating and cooling energy via the significant thermal mass of solid-wood walls

that help to naturally regulate day/night temperatures and winter/summer temperatures. e) The insulation value that is naturally provided by solid-wood walls can eliminate the need for insulators

such as fiberglass and polystyrene which have high CO2 emissions. f) Reducing the need for ventilation. Solid-wood walls can breathe, allowing oxygen to diffuse into, and

pollutants to diffuse out of buildings.

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The breathable walls act as natural air purifiers and heat exchangers, reducing the need to heat or cool incoming air.

g) Solid wood walls are also very effective in naturally regulating humidity without the use of fans or air exchange systems.

Why Here & Now

The timing of our proposed development is aptly suited to the growth of our business and its direction, and is simultaneously aligned with the increasing development within our community. The tourism in Revelstoke has been growing at a strong rate, and is attracting new residents in droves with the development of Revelstoke Mountain Resort and the promotion of our mountain lifestyle. There is a growing population in our country (even globally) that is seeking out the uniquely pristine environment and outdoor lifestyle that Revelstoke has to offer. The timing couldn’t be better for growing our business. By developing this site, we can incorporate all that the mountains of Revelstoke have to offer while meeting the already existing demands of the tourism sector.

We plan to begin using the site as soon as we are granted the rights to use it and would develop it to the full potential under our plans over the next five years. The accommodation and housing crisis within our community is demanding immediate attention. By using the existing building that we own on the site, we would be able to upgrade and be running our first winter season starting in 2015.

The location of the firebase site that we are proposing to use for this development is perfectly suited for our project for several reasons:

Due to its proximity to our current operating site. This proximity would facilitate both the ease of its development and ongoing management.

The remote location and surrounding attributes of the site also contribute to the nature experience that is promoted in both our summer and winter programs. The surrounding attributes that we would be able to promote and utilize in our summer programs are:

Proximity to Lake Revelstoke for fishing, kayaking, swimming, boating, etc. There are abundant forest resources surrounding the area such as mushroom

and berry picking. Areas surrounding the site that offer a variety of outdoor activities such as hiking,

biking, and site seeing for physical health and educational purposes. There is plenty of room on the site for cabins and to continue our gardening

agenda and in turn, teach this within the programs conducted on this site. We would like to see the site returned a more natural state (currently devoid of most vegetation and any landscaping).

The site is located right across the road to world-class snowmobile destinations - Frisby Mountain and a little further south down Westside Road is Boulder Mountain - and Glacier House Lodge. Glacier House is currently booked over capacity and is need of more accommodation. We maintain a strong and close working relationship with the owner of Glacier House and have discussed the need for more accommodation in the vicinity. The subject site (old firebase property) is just up the road from Glacier House.

In Revelstoke, there is a growing number of people over 50 and many retirees. This demographic of the population is often looking for meaningful activities to occupy their time. We would like to offer the site’s

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facilities for programs where they could work closely with youths and other special needs groups wherein both parties would be able to find meaningful relationships and experiences.

Meaningful employment can be difficult to find in Revelstoke, especially for the younger unskilled population. We would be able to offer training and experience at our nearby wood-processing facility in conjunction with our camp programs on the firebase site. Many of the people attending our programs would be eligible for funding through Work BC initiatives such as wage subsidies. We have worked closely with our local Work BC office in the past to help us create and sustain jobs and we maintain a good working relationship with Work BC. The use and development of the firebase site would allow us to create more jobs that are needed within the community. We would also be able to give encouragement, skills, confidence, and experience for these groups to use for their futures.

Preliminary Work

We have been working closely with various representatives from the government and have their full support and encouragement in our endeavours for this site. Refer to letter of support from Brad Litke and Jeff Dicken dated January 6, 2015.

We are familiar with the site and have spent the last 2 years maintaining the existing building on site.

We are familiar with the infrastructure on site and would be able to put it to good use, which would alleviate the extensive financial burden from WMB that would otherwise be required to demobilize the site.

Awarding tenure of this site to Take to Heart would result in good continued usage of the tax dollars that were originally invested in the development of this piece of land. The money that was previously invested would continue to yield positive outcome for our community, as outlined in this application.

Current Zoning

This property is currently zoned RR60 (Rural Residental – 60 ha – District). Under the by-laws written by the City of Revelstoke for this type of property, our proposed activities support a number of the objectives for properties dedicated to this type of zoning. These are a few of the zoning objectives that will be addressed by our use of the property:

Youth camps Facilities for overnight accommodation ancillary to recreational activities Horticulture and farming activities

Commercial activity

During the winter months, we propose to rent out the cabins we put on site to tourists coming to the area. We would be targeting snowmobilers and skiers. The revenues that we will collect during the winter season will be used to help carry out our summer activities on site, such as youth camps, camps for various groups with special needs, and will include gardening, working with wood, a variety of outdoor activities, and structured counsel to meet the needs of those attending for personal development and growth.

Although Glacier House Lodge is an existing business in close proximity to the site of our proposed development, we know that there is a shortage of accommodation for our local tourists and seasonal workers in a growing industry. We know that we will be able to work in conjunction with Daniel Kellie, the owner of Glacier House

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Lodge, and have often and enthusiastically discussed the possibility for developing our business relationship with him.

II. Location

General description

The site is located at 870 Westside Road in Revelstoke, BC and is legally described as the N.E. corner of D.L. 16919 on the S.W. end of Lake Revelstoke, approximately 9 kilometers north of Highway #1 intersection with Westside Road. This property was the old firebase site for the Ministry of Forest’s heli-attack fire crews.

Access plans

The proposed site for our license of occupation has existing access via the Frisby Creek FSR. There is a fully constructed spur road to the parcel with an asphalt parking lot and sub-roads within the site. Refer to Google Earth map for verification of existing access.

Traffic

Frisby Creek FSR has active log hauling year round, but has double lanes to the access point of the site and is a well-maintained road. It is well-marked as an active hauling road so that users are made aware of the activities being carried out on this road. There is also a considerable amount of tourist and local traffic on this FSR for site-seeing and a variety of other outdoor activities that the area has to offer. Again, popularity and location make it a perfect spot for development for use by outdoor enthusiasts and disadvantaged groups needing to get in touch with nature in a safe and nurturing environment.

Seasonal Expectations of Use

We plan to use the site during both the summer and winter seasons. There will be a lull in activity in the shoulder seasons (late fall Oct-Nov, and early spring Mar-Apr) when weather conditions aren’t conducive to the proposed activities for the site.

Snow clearing is an important consideration for winter operation on the site. We have the required equipment and experience to effectively deal with this during the winter season.

Land Use

The site for our proposed activity was historically used as a base camp for heli-attack firefighting crews. Therefore, it is fully developed with access roads to the site, as well as on-site roads, buildings, hydro power, water supply from an onsite well, and septic. Any improvements that we develop on this site would be an extension or compliment to the existing infrastructure and its intended use. It is our intention to put small cabins on the site for summer camps which would foster positive and personal growth for our community’s youth and other groups who would benefit from these kinds of programs and facilities. In the winter, we would subsidize our summer operations by renting out the cabins for snowmobilers, skiers, and any other tourism groups of the like.

To the South and East of the property is BC Hydro’s land, right up to the Revelstoke Dam itself. Lake Revelstoke lies to the North and East of the property and is accessible by road from the site. The other surrounding areas, mostly west of the site, are owned by the Crown and used for tourism and forestry purposes. The subject site is adjacent to a property that forms part of this parcel, which is owned by BC Hydro. Refer to the site maps included in this application to see Hydro’s portion of the conjunctive development with WMB for a firebase camp.

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It is our intention to work with BC Hydro in the future to eventually try and obtain use of the entire lot that was once used as a firebase. After we acquire the appropriate tenure to use the identified portion of the parcel under this application, we would then apply for an easement from BC Hydro to access the pump house for the site’s water supply. BC Hydro’s portion of the parcel would be a great compliment to our activities planned for the site. We would, however, be able to realize the full potential of our intended plans and land use within the confines of the area as identified on the site plans included with this application.

We believe that we would be able to foster a great working relationship with BC Hydro for the future use of their property. We will endeavour to be good stewards of the property under our Licence to Occupy from the Crown and would like to work with BC Hydro under this project’s commission providing an opportunity for both parties to play an important role within our community through the use of this property.

Safety Plan

The site itself is within 20 minutes of the local hospital and is well within a comfortable driving distance should anyone sustain serious injury on this site. There is cell phone reception on site as well and 911 is an available option for any emergencies. A vehicle for safety transportation would be on site at all times while youths or other groups are using the site. All Camp supervisors or Counselors would be appropriately trained in first aid with endorsement for transportation.

A written safety plan would be in place and reviewed by all user groups of this site during initiation. Written protocol would be established for all fire safety requirements on site. During the warmer months, fire hoses would be available onsite for fire suppression with an established plan in place to deal with any potential outbreak of fire on the site. Knowledge of the hydrant locations and deployment of hoses would be an integral part of each user group’s agreement for use of the property. Suppression plans would be reviewed with every potential user group.

III. Infrastructure

The site has been fully developed by the previous WMB users and there is an extensive existing infrastructure in place to address the following:

i. Road access by the public: Frisby Creek FSR which is maintained and used year round. ii. The site is fully serviced for hydro-electric power. iii. There is a fully functional electrical infrastructure on the site. iv. There is cell phone service on the site. v. There is an existing well to service the site with water for drinking and washing. The water supply

to the well is strong. vi. There is an existing septic system on site for all grey and black water disposal.

Included as part of this application is a scanned copy of the existing infrastructure to the property for reference and review.

IV. First Nations

There has not been any interest from any First Nations groups with respect to the existing and future use of this property. We will take the proper steps to refer our plans to the appropriate First Nations group for the area. At the time of applying for this license, we are not aware of any archeological resources or areas of cultural significance.

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V. Environmental

a) Land Impacts Our proposed uses for the existing site would not require any vegetation to be cut. There would be no further disturbance to the soil on the site. The site is already developed and has

a significant portion of asphalt on it with all required infrastructure in place. Our plans include reinstating healthy vegetation through a large gardening project and landscaping on site.

There are no riparian areas identified on the site. The closest riparian area is the shore of Lake Revelstoke to the East of the site. There has already been significant access and development by BC Hydro to this area. Our plans would not encroach on this riparian area.

Should the need arise for management of noxious weeds, it would all be done manually and without the use of pesticides or herbicides.

There would be no further negative visual impacts made to the site. The scope of our plans is for a nature-type experience, including the development of large garden areas and greenhouses. This would be achieved with aesthetically pleasing and green-style building methods. We submit that these improvements to the landscape would result in a very positive visual impact to the site.

There are no known areas of archaeological significance on the site. The cabins to be placed on the site would be completely pre-fabricated on our current site of

operation at 776 Westside Road, then transported up the road and assembled on site. This method of pre-fabrication will also help ensure little to no mess or negative impact on the site. We will use our engineer-approved solid-wood-wall system to frame the cabins. The methods and materials used in the construction of these cabins are environmentally sound and sustainable. As mentioned earlier, all of the wood used in the construction of our cabins is salvaged waste wood or cut from low-grade pulp logs. The large percentage of wood use in our buildings ensures a positive impact to the environment by reducing CO2 emissions and energy use. The buildings will be constructed slab-on-grade and/or above-ground footings so there will be no little or no site preparation required.

b) Atmospheric Impacts There will not be any new noise pollution created from the activities on this site. It will essentially

be a non-permanent residential setting. During the winter season, we will be targeting snowmobilers for rental of our accommodations on site. Since this is an existing area for use by snowmobilers and it is remotely located, we do not expect the noise of snowmobiles to be a concern.

There would be no invasive odours or pollutants coming from the proposed activities on our site. Recreational vehicles such as snowmobiles, ATVs, and dirt bikes are abundant in this area. The site

would simply be accommodating those existing users and would therefore not be further contributing any gas or fuel emissions. During the summer months, weather and restrictions permitting, we would expect to have campfires on site for our guests.

There are currently no conditions on site that impact the atmosphere, nor would there be, under our proposed use of the property.

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c) Water or Land Covered by Water - Impacts There are no hydrological impacts as a result of our proposed activities to the site as there are no

sources of running water on the site. All roads accessing the site and sub-roads within the site have proper drainage systems in place to deal with large amounts of precipitation and the flow of surface water as a result of same.

There are no creeks, rivers, or water bodies on site and as such, there will be no sedimentation as a result of our activities proposed for the site.

The only water that will need to be diverted or drained would be that which occurs on the surface after a large accumulation of precipitation. The issue of surface flow has already been addressed and the proper drainage systems have been built in the roads and property.

Water quality will not be impacted by the proposed activities on our site. The site is currently serviced by a deep, protected, and properly constructed well.

The public access road (Frisby Creek FSR) was built to Ministry standards and is well maintained. There are no drainage issues on this road.

Due to our elevation above Lake Revelstoke and the lack of any large creeks or rivers on this property, we would expect that the potential for flooding would be minimal.

d) Fish and Wildlife Habitat Since this site has already been fully developed and is mostly devoid of forest and any significant

amounts of vegetation, it is currently not a great habitat for most wildlife. Our proposed uses for this site would increase the amount of vegetation on site, resulting in more inviting habitats for smaller mammals, birds, and travel corridors would still be available for larger game. It is our intention to incorporate as much of a sanctuary as we can for all species of wildlife indigenous to the area and hopefully recreate as much of a natural setting as possible through our gardens and landscape projects.

The disturbance to wildlife habitat has already happened on this site. We propose to improve the potential for smaller mammals and birds on this site with our site enhancements.

There is no fish habitat or marine environment on this site. The surrounding managed forests in the area support a diverse population of wildlife. The small area

that we are proposing to use will not threaten or endanger any of these species. Seasonal use of this property will not negatively affect the wildlife in the area.

VI. Socio-Community

a) Land Use

Our plan would integrate an assortment of social and community-oriented programs into the use of this land. It is our intent to develop this property over the term of five years for use by different demographics depending on the season and the program. Should we be awarded the tenure to this property, we would expect to improve the existing building on site so that it would be available for much needed accommodations for winter recreationalists as soon as possible. It would most likely be in the fall of 2015 when we could expect to begin our first phase of upgrades to the site, which corresponds to the expected time frame for this application process to be completed.

During the first winter season, we would plan to target the snowmobilers coming to Revelstoke. We would expect to have the existing building functioning for use by the winter of 2015/2016 or sooner if possible. We

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would plan to start prefabricating our first two cabins for the site during the first winter and spring, and have them on site and operational for the summer of 2016.

Upon obtaining tenure for this property, we would invite local resources such as the Ministry for Children and Family Development, Community Connections, social workers and counselors, and other such groups to help develop the best programs for this site. Take to Heart would offer this venue on a non-profit basis when administering these special programs. Revenues collected from the tourists groups in the winter months would be used to subsidize these programs.

We would use all of the wood products manufactured at our facility to improve the decorum and livability of the existing building on site. By granting us the rights to use this property, we would be able to create more jobs at our current operation and for the community of Revelstoke. These jobs would be supported by the need to manufacture finished wood products for the proposed improvements to the site. These jobs would also be sustained during a typically slower time of year, allowing us to retain these employees throughout the winter months. Effectively this project would allow for us to directly employ one more full-time person over the winter months, with two other jobs being indirectly supported by the continued manufacturing of our wood products required for the cabins. Also, as mentioned earlier in this plan, we want to train and employ participants from our programs to help them build new skills and confidence.

The revenues we would be able to draw from the first two new cabins and the existing trailer on the site over the winter of 2016/2017 would be used to continue developing cabins for the site and growing our summer programs. We would incorporate a non-profit society to carry out the ventures we have proposed under this plan. This would facilitate our ability to apply for grants and assistance from various organizations within our region that provide backing for the needs within our community and surrounding areas.

We would not be developing any new public recreation areas under this plan, but would facilitate the use of existing areas surrounding the site by providing accommodations and programs to encourage their use.

b) Socio-Community Conditions

The demand on local fire protection agencies and emergency services will only be increased by the growing number of tourists coming into the community. This growing demographic of outdoor adventurists has already put a considerable strain on our emergency and medical services, especially in the winter months. Our plans for the use of this site would simply accommodate existing and growing user groups for the area. The site will be well supported for its own fire suppression and we would implement plans and procedures for all other safety issues.

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H o l y

A K O L K

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Area of Interest

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NATIONAL PARK

MarthaCreek Park

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NelsonKelowna

KamloopsRevelstoke

British Columbia

Alberta

Washington Idaho

LegendProposed Licence Of Occupation20K GridFirst Nation ReservesPrivate LandNational and Provincial Parks

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Projection: Nad 83 Zone 11 UTM1:250,000

Geomatics Department

Take to Heart SpecialtyWood Products

Licence of OccupationLocation Map

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NelsonKelowna

Kamloops

Cranbrook

RevelstokeCalgary

British ColumbiaAlberta

Washington MontanaIdaho


Licence of OccupationOverview Map

LegendProposed Licence of Occupation(1.28 ha.)Survey ParcelsForest Service RoadsRoad PermitsPaved RoadUnpaved RoadTrailRailway20K GridPrivate LandFirst Nation ReservesNational and Provincial Parks

³1,000 0 1,000500 Meters

Projection: Nad 83 Zone 11 UTM

/Marcy_Prunkle/OldFireBaseSite_LicenceOfOccupation50.mxd April 28/2015 kf

1:50,000

Produced by:Geomatics DivisionKootenay Region

Google Earth Image

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NelsonKelowna

Kamloops

Cranbrook

RevelstokeCalgary

British ColumbiaAlberta

Washington MontanaIdaho


Licence of OccupationSite Plan

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³40 0 4020 Meters

Projection: Nad 83 Zone 11 UTM

/Marcy_Prunkle/OldFireBaseSite_SitePlan.mxd April 08/2015 kf

1:2,000

Produced by:Geomatics DivisionKootenay Region

Google Earth Image

Project:

Cabin 500

DATUM:

Scale:TAKE TO HEART CONTRACTING:776 Westside RoadPO BOX No: 92368Revelstoke B.C. V0E 2S0

Customer: Drawing by:Henning Schipper

Drawing- No:

PLAN:

1" = 10'

Perspective south

Oct 17 2014101_PS_ 101_---

Take to Heart proposal

Documents

Transcript of Take to Heart proposal