WATERFRONT LANDING NEIGHBOURHOOD (Squamish, British … · Harris Consulting Inc.¶ ... reliance on...

SUB AREA PLAN

WATERFRONT LANDING NEIGHBOURHOOD (Squamish, British Columbia)

March 26, 2007

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Deleted: Prepared for: ¶Pridham Development Inc. and¶The District of Squamish¶¶¶Prepared by: ¶Brook + Associates Inc.¶¶Contributors: ¶Hotson Bakker Boniface Haden Architects + Urbanistes¶R. Kim Perry + Associates Inc.¶Bunt and Associates Engineering Ltd.¶R.F. Binnie and Associates Ltd.¶Pottinger Gaherty Environmental Consultants Ltd.¶Harris Consulting Inc.¶Westmar Consultants Inc.¶G.P. Rollo & Associates Ltd.¶GeoPacific Consultants Ltd.¶Bunbury & Associates Land Surveyors¶The Rotberg Consultancy¶

Waterfront Landing Neighbourhood Sub Area Plan March 26, 2007

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TABLE OF CONTENTS

1.0 PRELUDE ...........................................................................................................................................................................7 1.1 THE VISION FOR A NEW NEIGHBOURHOOD IN DOWNTOWN SQUAMISH ............................................................................... 7

2.0 INTRODUCTION .................................................................................................................................................................9 2.1 THE SUB AREA PLAN .................................................................................................................................................................... 9 2.2 BACKGROUND............................................................................................................................................................................. 10 2.3 PLANNING PROCESS.................................................................................................................................................................. 12 2.4 SIZE & LOCATION........................................................................................................................................................................ 14

3.0 PLANNING FRAMEWORK ...............................................................................................................................................15 3.1 A COMPREHENSIVELY PLANNED RESIDENTIAL NEIGHBOURHOOD ..................................................................................... 15 3.2 A SUSTAINABLE AND GREEN APPROACH TO DEVELOPMENT............................................................................................... 17

3.2.1 Framework:.............................................................................................................................................................................. 17 3.2.2 Planning Approach:.................................................................................................................................................................. 17 3.2.3 Allocating Land Use: ................................................................................................................................................................ 19 3.2.4 Creating a Sense of Place:....................................................................................................................................................... 20 3.2.5 Moving Around:........................................................................................................................................................................ 22 3.2.6 Sustainable Development Techniques: .................................................................................................................................... 24

3.3 EXISTING DISTRICT OF SQUAMISH POLICIES & PRINCIPLES................................................................................................. 26 3.3.1 Official Community Plan........................................................................................................................................................... 26 3.3.2 Smart Growth on the Ground ................................................................................................................................................... 27

3.4 ZONING BYLAW ........................................................................................................................................................................... 30

4.0 LAND USE CONTEXT ......................................................................................................................................................31 4.1 SITE FEATURES........................................................................................................................................................................... 31

4.1.1 Topography.............................................................................................................................................................................. 31 4.1.2 Vegetation................................................................................................................................................................................ 32 4.1.3 Geomorphology / Geotechnical ................................................................................................................................................ 33 4.1.4 Hydrology................................................................................................................................................................................. 34 4.1.5 Fish and Wildlife....................................................................................................................................................................... 35 4.1.6 Raptor Nests............................................................................................................................................................................ 36 4.1.7 Hazard Lands .......................................................................................................................................................................... 36 4.1.8 Archaeological Assessment ..................................................................................................................................................... 37 4.1.9 Soils and Groundwater Contamination ..................................................................................................................................... 37

4.2 SITE ACCESS............................................................................................................................................................................... 38 4.3 PLANNING ISSUES & COMMUNITY FEEDBACK ........................................................................................................................ 38

5.0 POLICY FRAMEWORK ....................................................................................................................................................42 5.1 GENERAL LAND USE................................................................................................................................................................... 42

5.1.1 Objectives................................................................................................................................................................................ 42 5.1.2 General Policies....................................................................................................................................................................... 43

5.2 SUSTAINABILITY.......................................................................................................................................................................... 44 5.2.1 Objectives................................................................................................................................................................................ 44

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5.2.2 Social Sustainability Policies .................................................................................................................................................... 44 5.2.3 Environmental Sustainability Policies ....................................................................................................................................... 45 5.2.4 Built Sustainability Policies....................................................................................................................................................... 45 5.2.5 Economic Sustainability Policies .............................................................................................................................................. 46

5.3 RESIDENTIAL USES .................................................................................................................................................................... 46 5.3.1 Objectives................................................................................................................................................................................ 46 5.3.2 Residential Policies: ................................................................................................................................................................. 46

5.4 MIXED-USE AREA........................................................................................................................................................................ 48 5.4.1 Objectives................................................................................................................................................................................ 48 5.4.2 General Policies....................................................................................................................................................................... 48 5.4.3 Artisan Village Policies............................................................................................................................................................. 48 5.4.4 Light Industrial Policies ............................................................................................................................................................ 49 5.4.5 Commercial Policies................................................................................................................................................................. 49

5.5 OPEN SPACE ............................................................................................................................................................................... 50 5.5.1 Objectives................................................................................................................................................................................ 50 5.5.2 Lagoon Policies........................................................................................................................................................................ 51 5.5.3 Public Open Space and Trails Policies..................................................................................................................................... 51 5.5.4 Public Waterfront Walk Policies................................................................................................................................................ 52 5.5.5 Landscape Policies .................................................................................................................................................................. 52

5.6 ENVIRONMENT & HABITAT......................................................................................................................................................... 53 5.6.1 Objectives................................................................................................................................................................................ 53 5.6.2 Environment and Habitat Policies............................................................................................................................................. 53

5.7 TRANSPORTATION...................................................................................................................................................................... 54 5.7.1 Objectives................................................................................................................................................................................ 54 5.7.2 Walking and Cycling Policies: .................................................................................................................................................. 55 5.7.3 Public Transit Policies: ............................................................................................................................................................. 55 5.7.4 Access and Circulation Policies:............................................................................................................................................... 56 5.7.5 Marine Transportation Policies: ................................................................................................................................................ 56 5.7.6 Parking Policies: ...................................................................................................................................................................... 57 5.7.7 Transportation Infrastructure and Sequencing Policies:............................................................................................................ 57 5.7.8 Pemberton Avenue (Laurelwood) Bridge Crossing Policies:..................................................................................................... 57 5.7.9 Transportation Costs and Funding ........................................................................................................................................... 58

5.8 PHASING ...................................................................................................................................................................................... 58 5.9 ZONING APPROACH.................................................................................................................................................................... 58

6.0 SERVICING STRATEGY...................................................................................................................................................59 6.1 GENERAL INTENT........................................................................................................................................................................ 59

6.1.1 General Objectives .................................................................................................................................................................. 59 6.2 WATER ......................................................................................................................................................................................... 59

6.2.1 General Objectives .................................................................................................................................................................. 59 6.2.2 General Policies....................................................................................................................................................................... 60 6.2.3 Firefighting Infrastructure Policies ............................................................................................................................................ 60 6.2.4 Construction and Funding Strategy Policies ............................................................................................................................. 60

6.3 SANITARY SEWER....................................................................................................................................................................... 61 6.3.1 General Objectives .................................................................................................................................................................. 61 6.3.2 Option 1 - Expand the Existing Transmission System .............................................................................................................. 62 Deleted: January 16

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6.3.3 Option 2 – Build a New East Side System................................................................................................................................ 62 6.3.4 Construction and Funding Strategy .......................................................................................................................................... 62

6.4 DRAINAGE.................................................................................................................................................................................... 63 6.4.1 Objectives: ............................................................................................................................................................................... 63 6.4.2 General Policies:...................................................................................................................................................................... 63 6.4.3 Stormwater Management Objectives:....................................................................................................................................... 63 6.4.4 Stormwater Management Plan On-Lot Systems Policies.......................................................................................................... 64 6.4.5 Stormwater Management Plan Roadway Systems Policies...................................................................................................... 64 6.4.6 Stormwater Management Plan Infiltration Systems Policies ..................................................................................................... 64 6.4.7 Stormwater Management Plan Off-site Laurelwood Road Policies ........................................................................................... 64 6.4.8 Stormwater Management Plan On-Site Storm Sewer Systems Policies ................................................................................... 65

6.5 UTILITIES...................................................................................................................................................................................... 65 6.5.1 Utilities Policies........................................................................................................................................................................ 65

7.0 DEVELOPMENT PERMIT AREA NUMBER 10: WATERFRONT LANDING GUIDELINES...............................................66

8.0 IMPLEMENTATION.........................................................................................................................................................114 8.1 OFFICIAL COMMUNITY PLAN AMENDMENT............................................................................................................................ 114 8.2 ZONING BYLAW ......................................................................................................................................................................... 114 8.3 RESTRICTIVE COVENANTS...................................................................................................................................................... 114 8.4 DEVELOPER / DISTRICT AGREEMENTS.................................................................................................................................. 114 8.5 AFFORDABLE HOUSING ........................................................................................................................................................... 114

9.0 PLAN DEFINITIONS .......................................................................................................................................................115

10.0 REFERENCES ................................................................................................................................................................119

Deleted: 1.0 PRELUDE 6¶1.1 THE VISION FOR A NEW NEIGHBOURHOOD IN DOWNTOWN SQUAMISH 6¶2.0 INTRODUCTION 8¶2.1 THE SUB AREA PLAN 8¶2.2 BACKGROUND 9¶2.3 PLANNING PROCESS 11¶2.4 SIZE & LOCATION 13¶3.0 PLANNING FRAMEWORK 14¶3.1 A COMPREHENSIVELY PLANNED RESIDENTIAL NEIGHBOURHOOD 14¶3.2 A SUSTAINABLE AND GREEN APPROACH TO DEVELOPMENT 16¶3.2.1 Framework: 16¶3.2.2 Planning Approach: 16¶3.2.3 Allocating Land Use: 18¶3.2.4 Creating a Sense of Place: 19¶3.2.5 Moving Around: 21¶3.2.6 Sustainable Development Techniques: 23¶3.3 EXISTING DISTRICT OF SQUAMISH POLICIES & PRINCIPLES 25¶3.3.1 Official Community Plan 25¶3.3.2 Smart Growth on the Ground 26¶3.4 ZONING BYLAW 29¶4.0 LAND USE CONTEXT 30¶4.1 SITE FEATURES 30¶4.1.1 Topography 30¶4.1.2 Vegetation 31¶4.1.3 Geomorphology / Geotechnical 32¶4.1.4 Hydrology 33¶4.1.5 Fish and Wildlife 34¶4.1.6 Raptor Nests 35¶4.1.7 Hazard Lands 35¶4.1.8 Archaeological Assessment 36¶4.1.9 Soils and Groundwater Contamination 36¶4.2 SITE ACCESS 37¶4.3 PLANNING ISSUES & COMMUNITY FEEDBACK 37¶5.0 POLICY FRAMEWORK 41¶5.1 GENERAL LAND USE 41¶5.1.1 Objectives 41¶5.1.2 General Policies 42¶5.2 SUSTAINABILITY 43¶5.2.1 Objectives 43¶5.2.2 Social Sustainability Policies 43¶5.2.3 Environmental Sustainability Policies 44¶5.2.4 Built Sustainability Policies 44¶5.2.5 Economic Sustainability Policies 45¶5.3 RESIDENTIAL USES 45¶5.3.1 Objectives 45¶5.3.2 Residential Policies: 45¶5.4 MIXED-USE AREA 47¶5.4.1 Objectives 47¶5.4.2 General Policies 47¶5.4.3 Artisan Village Policies 47¶5.4.4 Light Industrial Policies 48¶5.4.5 Commercial Policies 48¶5.5 OPEN SPACE 49¶5.5.1 Objectives 49¶5.5.2 Lagoon Policies 50¶5.5.3 Public Open Space and Trails Policies 50¶5.5.4 Public Waterfront Walk Policies 51¶

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TABLES Table 1: Land Use Distribution .......................................................................................................................................................................... 43 FIGURES 1. Location Plan 2. Illustrative Site Concept Plan 3. Land Use Plan 4. Topographic Survey 5. Site Analysis 6. Habitat Enhancement Plan 7. Open Space Plan 8. Public Realm Plan 9. Landscape Sections 10. Circulation Plan (Pedestrian and Cycling Trails &

Linkages)

11. Road Right-of-Way Sections 12. Connections Plan 13. Existing Transit Routes 14. Proposed Transit Routes 15. Construction Phasing Plan 16. Site Servicing Plan (Sanitary & Water) 17. Pumpstation / Forcemain Location Plan 18. Laurelwood Crossing Connector Plan 19. Stormwater Management Plans (post development) 20. Site Grading Plan 21. Off-Site Infrastructure Upgrade Plan

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ACKNOWLEDGEMENTS Pridham Development Inc, it’s consultant team and the District of Squamish would like to thank and acknowledge the following groups, organizations, and individuals for their valuable contribution and involvement in the preparation of this Sub Area Plan for the Waterfront Landing Neighbourhood located in Downtown Squamish. Waterfront Landing Project Team:

Pridham Development Inc. Brook + Associates Inc. Hotson Bakker Boniface Haden Architects + Urbanistes R. Kim Perry + Associates Inc. Bunt and Associates Engineering Ltd. R.F. Binnie and Associates Ltd. Pottinger Gaherty Environmental Consultants Ltd.

Harris Consulting Inc. Westmar Consultants Inc. G.P. Rollo & Associates Ltd. GeoPacific Consultants Ltd. Bunbury & Associates Land Surveyors The Rotberg Consultancy

Interest Groups, Committees and Ratepayer Associations:

Squamish Nation Squamish Rotary Club Squamish Yacht Club Squamish Downtown Neighbourhood Association Squamish Town Centre Association Squamish Chamber of Commerce Squamish Streamkeepers Society Squamish Off-Road Cycling Association (SORCA)

H.S. Performing Arts Association Squamish Arts Council Visuals, Squamish Valley Artists Society Squamish Youth Theatre Howe Sound Women’s Centre Sea to Sky Community Services Westcoast Railway Museum

District of Squamish Mayor and Council District of Squamish staff: Planning Department: Cameron Chalmers, Director of Planning Heather Evans, Planner Sabina FooFat, Planner Administration:

Kim Anema, Chief Administrative Officer Brent Leigh, Deputy Administrator

Community Development:

Mick Gottardi, Director of Community Development Doug French, Manager of Engineering Services Rick Boulier, Technical Services Manager Rod Pleasance, Project Engineer Francesca Knight, Environmental Coordinator

Organizations and Agencies:

Fisheries and Oceans Canada (DFO) Ministry of Environment Ministry of Tourism, Sports and Arts (Heritage Resources) Navigable Waters Protection Division (NWPD) RCMP

School District 48 Squamish Fire Department Squamish-Lillooet Regional District Smart Growth BC

McElhanney: James Pernu, Senior Planner Other Contributors:

Kerr Wood Leidal Associates Ltd. Peter Kiewit Sons Co.

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1.0 PRELUDE 1.1 THE VISION FOR A NEW NEIGHBOURHOOD IN DOWNTOWN SQUAMISH The vision for a new neighbourhood on the former Interfor mill site is that of a Brownfield conversion to a sustainable, comprehensively planned and compact urban waterfront neighbourhood based on principles of Smart Growth on the Ground along with numerous elements of sustainability and green development – where a diverse mix of residents are just a short walk, cycle, or ferry ride away from the amenities of a thriving Downtown Core. Waterfront Landing will be a cohesive, sustainable and liveable neighbourhood that respects the natural environment and preserves and enhances those valued attributes of Downtown Squamish. The Waterfront Landing neighbourhood would meet the needs of multiple generations and lifestyles through multi-family housing choices that includes affordable and adaptable housing. The addition of up to 1,500 units and an estimated population of up to 3,500 residents directly into the heart of Squamish would also significantly strengthen the economic, social, and cultural vitality of Downtown. Situated along the Mamquam Blind Channel, this comprehensively planned Downtown multi-family residential neighbourhood would be strongly integrated with the Downtown Core through physical attributes and a reliance on shops, services and amenities in the Core. On-site amenities, such as the public waterfront walk, trail system, public harbour, planted boulevard with sidewalks on both sides of the street system, and potential water transport service options will reduce reliance on the private automobile, encourage pedestrian and cyclist activity, thus promoting an active lifestyle. Other on-site community amenities include local service commercial, a public waterfront park, and a public lagoon that will be available for recreational use by all Squamish residents. This unique lagoon would provide significant environmental benefits and extend through the centre of the property. This sustainable water feature would provide many residents with waterfront homes along the two kilometres of waterfront and an ideal spot for the public to canoe and kayak. This urban neighbourhood concept would also feature a public area with a restaurant, boat launch, harbour, two marinas, and marine-oriented light industrial. This will add vitality to the area and a focus area for people to visit.




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New residents would be catalysts for the social and economic revitalization of Downtown Squamish through their patronage of current and future commercial amenities and use of community services. They would bring their friends and family to Squamish’s central district to shop, enjoy arts and culture programming, use recreational facilities, and enjoy the natural beauty of the area. The spectacular natural setting of Squamish would draw residents looking for a serene neighbourhood filled with “green spaces” and “blue spaces”, in an urban neighbourhood setting. Homes would be designed to take advantage of breathtaking views of the Stawamus Chief, as well as Howe Sound and the surrounding mountains. The neighbourhood will also provide an opportunity to incorporate an appropriate level of the local services and local neighbourhood scale commercial activity on-site for residents and visitors of Waterfront Landing in order to further generate activity on the waterfront. This development is a key component of the Smart Growth revitalization of the Downtown Core and the Mamquam Blind Channel, and has been designed within the context of approved and pending District policies, including:

Smart Growth on the Ground (SGOG) Official Community Plan (1998) DRAFT Official Community Plan (November 2006) Growth Management Strategy (GMS)

The Waterfront Landing team has had extensive consultations with the Public, including two Public Open House meetings, a Public Information Meeting, an ongoing display at the Adventure Centre and Chieftain Mall. More than 300 people attended the second Open House. In addition, presentations have been made to the Chamber of Commerce and many other key community groups.

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2.0 INTRODUCTION 2.1 THE SUB AREA PLAN The purpose of a SAP is to guide the future development of, and provide a comprehensive planning framework for, Waterfront Landing as identified on the Illustrative Site Concept Plan - Figure 2. The Sub Area Plan (SAP) is adopted as a schedule to the OCP and identifies the necessary servicing to support development proposed on the site as well as implementation / funding strategies for both servicing utilities and public amenities. The Sub Area Plan has been prepared based on consultation with:

o District staff; o Regulatory government agencies such as the Ministry of Transportation (MOT); Navigable Waters

Protection Department (NWPD); Fisheries and Oceans Canada (DFO); Ministry of Environment; and Ministry of Tourism, Sports and Arts (Heritage Resources).

o Stakeholder and interest groups such as: the Squamish Nation, Squamish Yacht Club, Squamish Environmental Conservation Society, Squamish Trails Society, Squamish Streamkeepers Society, Squamish River Watershed Society, Squamish Town Centre Association, The Rotary Club of Squamish; and

o Local residents and the local business community. Consistent with the Squamish Official Community Plan (1998) which requires that a Sub Area Plan be prepared, as an amendment to the OCP, for all major developments greater than 250 dwelling units, the Sub Area Plan outlines appropriate land use policies and conceptual design parameters, taking into account such factors as:

• identification of environmentally sensitive sites and proposed protective measures; • overall road pattern and hierarchy including all collector roads and external access points; • location of parks, opens space and trails to meet local neighbourhood requirements; • proposed residential areas including a range of densities and building forms to accommodate

different age groups and lifestyles; • provision for school(s), neighbourhood amenities and any other facilities such as places of

worship; • provision of local neighbourhood commercial needs in a central location convenient to

pedestrians, cyclists and vehicles; • servicing concept for water, sanitary sewerage and storm drainage, and electricity including the

location of any water reservoirs, stormwater retention ponds, transmission corridors and sub stations, if required;

• Fire Hall where the area has a projected population of 5,000 or more or where the travel time from an existing Fire Hall exceeds the average for the District as a whole;

• overall approach to Crime Prevention Through Environmental Design (CPTED); and • overall approach to energy conservation (including road widths and orientation, building

orientation and materials, landscaping, recycling and any other conservation features to enhance long term sustainability.





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The Plan provides a vision for the development of a new comprehensively planned and compact, environmentally sustainable neighbourhood in Downtown Squamish with numerous waterfront recreational and marine commercial amenities and attractions that will contribute to creating a more complete community in the Downtown where people can live, work, learn and play. The Plan will give direction:

• as to how rezoning or development applications will be addressed; • on approaches to maintain and enhance the environmental attributes of the site; • to existing and future residents as to how the neighbourhood is expected to grow and evolve in

the future; • to the Developer of the site as to how the District envisions the neighbourhood to grow and

evolve in the future; • to the District, Developer, and builders in regards to the design expectation and performance

criteria; • as to which community amenities will be provided by the Developer; • as to how the Plan will be implemented; and • to the provision of site services.

2.2 BACKGROUND Built in 1962, the former Squamish Lumber Mill was operated by Weldwood of Canada Ltd. who produced hemlock lumber for the North American market, and heavy timbers for Australia, Japan and China. In 1995, it was purchased by International Forest Products (Interfor), who directed about 80% of its production to the Japanese market with the production of clear fir dimensional lumber. Since the completion of the Sea-to-Sky highway in 1965, the continued changes in coastal forest economics and diversification of Squamish’s economy, the Interfor mill operation was shut down in 2003/2004. The buildings on site were demolished and the reusable mill parts were sold in early 2005. In February 2005, this Brownfield site was acquired by the Applicant, Pridham Development Inc. (Pridham), who has determined that there is an opportunity to create a compact, comprehensively-planned and environmentally enhanced neighbourhood on this site that is consistent with the aspirations and vision of the community to create a more vital and energized Downtown. The following historical aerial photos illustrate the evolution of the site and mill development and expansion.



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1949:

On-site: Logged property, northwest arm of site visibly separated from site by narrow channel and is forested. Development at this time consists of farm and small commercial operation. Off-site: Log booming along Mamquam Blind Channel.

1958:

On-site: Similar to 1949. Off-site: Second bridge crossing south of current bridge with rail line running along northeast perimeter of property. Commercial development east of the site and industrial development to the south.

1964:

On-site: Site filling has taken place together with sawmill development. Southern tip of site has been excavated for log pockets.

1975:

On-site: Further clearing of trees along western edge of site. Clearing of trees along northwestern edge of site to accommodate dredging and woodwaste storage. Off-site: Hwy 99 to the east has been expanded with residential development further east.

1994: On-site: Full sawmill expansion. Filling at northwest corner and vegetation regrowing along northwest of site. Off-site: Continued commercial development along Hwy 99. Clearing of the forested area to the southeast for commercial / industrial applications.

2005:

On-site: Vegetation has further regrown over north part of site. Sawmill at maximum size. Off-site: Infill development in surrounding lands.

Note: the above historical overview is provided for general information purposes only and should be confirmed for accuracy with District of Squamish archival records and other historical documentation and/or sources.


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2.3 PLANNING PROCESS As illustrated in the following flowchart, the planning and approval process adopted by the District permitted the property owner / Applicant to rezone the property and to prepare a Sub Area Plan (SAP) for the District as an amendment to the Official Community Plan (OCP). The Applicant consulted with municipal staff and numerous stakeholder / interest groups and regulatory agencies already mentioned above, prior to submitting an application. The Applicant also undertook a number of site assessments and investigations to identify and/or address the major site constraints and issues. Once the issues had been identified and a clear direction established, an application submission was made to the District. The technical aspects of the project were closely scrutinized by way of public open houses, a formal public information meeting, numerous District led technical and design reviews (i.e.: Technical Planning Committee and Advisory Design Panel), as well as by regulatory bodies, interest and community groups. Plan revisions were made based on the feedback received. The revised land use plan was placed before members of Council (Committee of the Whole) and received Preliminary Land Use Approval. After further revision and refinement of the SAP, staff prepared a report to Committee of the Whole to ensure Council’s comfort with the final draft of the SAP. Again, after further revision and refinement of the SAP based on comments from staff and Council, staff prepared another report to Council recommending that the OCP Amendment Bylaw (SAP) be introduced to receive 1st and 2nd Reading. The District referred the Amendment Bylaw to several regulatory bodies and to Public Hearing which is a forum established by Council to hear from the public on the proposed comprehensive development project. Council was satisfied that the project was generally well received by the local residents, District staff, regulatory bodies, and stakeholder and interest groups, and a motion was made and the Bylaws were given 3rd Reading. The Bylaws proceeded to 4th Reading, and Final Adoption / Approval was granted to the Applicant.

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Consult Agencies

Consulted with District of Squamish, Ministry of Transport, Squamish Estuary Review Committee, Department of Fisheries and Oceans

Public Open House #2 December 7, 2005: Second Open House - obtained

community input on proposed land use concepts

Drafting of Sub Area Plan Drafted a SAP based on input from the community and various agencies.

TPC Review #1 October 2005: Technical Planning Committee met to review first draft of SAP

Formal Application December 22, 2005: Preliminary Application Submission of Rezoning and draft Sub Area Plan to the District of Squamish.

Final Adoption / Approval __________, 2007: Final adoption of Rezoning Amendment Bylaw and OCP Amendment Bylaw.

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e 1

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e 2 Draft Final Sub Area Plan & Land Use Plan

Formal Public Information Meeting April 19, 2006: Public Information Meeting - formally presented development concept and obtained further community input.

Preliminary Land Use Approval June 20, 2006: Council gave Preliminary endorsements / approval to the proposed draft land use plans

Public Hearing / 3rd Reading _________, 2007: Public Hearing typically followed by 3rd Reading of OCP Amendment Bylaw. Council can also pass a resolution

to direct staff to complete final analysis of proposed plans prior to proceeding to Final Adoption.

TPC Review #2 & ADP Review of Second Draft Sub Area Plan Technical Planning Committee review (April 20, 2006) and Advisory Design Panel review (May 18, 2006)

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e 3

Individual Development Permit Applications

Committee of the Whole Review(s) October 31, 2006 & January 23, 2007: Sub Area Plan reviewed by Committee of the Whole

Site Acquisition Site acquired by Pridham Development Inc.

Public Open House #1 June 30, 2005: First Open House - obtained community input on the

future redevelopment of the former Interfor Mill Site

Stakeholder & Interest Groups July – December 2005: Met with and obtained input from Squamish Nation and numerous community stakeholders,

associations, and interest groups

Introduction: 1st & 2nd Reading by Council (CD Zone) _______, 2007: CD Zoning Amendment Bylaw Introduced by Council and given 1st & 2nd Reading for referral to a Public Hearing

Introduction: 1st & 2nd Reading by Council (Sub Area Plan) _________, 2007: OCP Amendment Bylaw Introduced by Council and given 1st & 2nd Reading for referral to a Public Hearing

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On June 28, 2005, a Public Open House was held to solicit initial input into a compact neighbourhood concept for the former Interfor mill lands. Key stakeholder groups (SORCA, Squamish Trail Society, Squamish Streamkeepers, and Squamish Watershed Society) were invited, as was Squamish Nation. Approximately 45 people attended the open house, and shared suggestions for trails and forms of development as well as a desire to concentrate commercial and cultural growth in the Downtown. A second Open House was held on December 7, 2005, pre-application to share with the community a concept plan based on public and stakeholder input received to date. There were over 300 people in attendance, and comments focused on four main topics: connections to Downtown Squamish; pedestrian circulation and waterfront access; sustainability; and increased housing choice. A formal Public Information Meeting was held on April 19, 2006, to formally solicit public input on a refined concept plan. The plans and images presented at this meeting detailed technical design elements of the project based on input received from regulatory and municipal agencies, as well as the public. There were approximately 80 people in attendance between 6pm and 9pm, 40 of those people attended the developer presentation at 7:30pm. Common feedback included: giving investment priority to local residents, pedestrian bridge access to downtown over the Mamquam Blind Channel, building orientations, density, and traffic management in Downtown Squamish. A number of attendees spoke in support of the general concept plan. The Squamish Nation has been personally invited to each public meeting throughout the planning process. Additional public meetings will be held as required. 2.4 SIZE & LOCATION The subject site is approximately 53.1 acres in size. It is located in Downtown Squamish, immediately east of the Mamquam Blind Channel and west of Highway 99. The CN Rail line skirts the east boundary of the site.

Photo: Aerial view of site from ‘The Stawamus Chief’




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3.0 PLANNING FRAMEWORK The preparation of this Plan has been undertaken within an overall planning context. The following section summarizes this context and highlights existing District planning policies that apply to the former Interfor mill site and the vision for its future land use. 3.1 A COMPREHENSIVELY PLANNED RESIDENTIAL NEIGHBOURHOOD Waterfront Landing (formerly the Interfor mill site) is conceived as a sustainable, comprehensively planned and compact neighbourhood that takes advantage of Squamish’s views and proximity to both mountains and Howe Sound, blending urban living in a natural setting. The plan also incorporates significant environmental enhancements to the site – notably a lagoon which will connect to the Mamquam Blind Channel and provide habitat for aquatic life. The redevelopment site will be planned as a residential extension of the Downtown Core, linked by roads with planted boulevards and sidewalks on both sides of the street system, and multi-use pedestrian and bicycle connections, while providing opportunities for water transport service within the Mamquam Blind Channel to provide a connection to the Downtown Core. The future Waterfront Landing neighbourhood will provide a range of amenities readily accessible to all residents, including:

Extensive, multi-use public trails and sidewalks throughout the neighbourhood for both cyclists and pedestrians;

Waterfront walk (i.e.: boardwalk) along the Mamquam Blind Channel; Waterfront trail along the west, the north, and the south lagoon edges; Pedestrian linkages to Downtown Core commercial amenities by way of a 5-10 minute walk which

encourages a pedestrian oriented neighbourhood; A neighbourhood commercial node, and opportunities for small scale convertible and commercial

flex-space within the neighbourhood; Commercial marina operations and marine-oriented light industrial opportunities along the

Mamquam Blind Channel; Active public waterfront access to the Mamquam Blind Channel by way of a public harbour and

moorage options; The Mamquam Blind Channel serves as a critically important feature of the Waterfront Landing site

and when utilized appropriately, will provide maximum benefit to Squamish residents, the environment, the local economy, and enhance the vibrancy of the neighbourhood and Downtown;

A lagoon which provides significant aquatic habitat as well as a visual and recreational amenity to the community and water connectivity;

Pedestrian bridges, lookout points and plaza areas which contribute to vibrant social spaces; On-site recreation opportunities for canoes and kayaks; Significant enhancement and creation of natural habitats (nearly non-existent at present)

demonstrating a commitment to the environment while integrating nature into urban living; and Enhancement and creation of a public waterfront parkland and a one-acre play field, and open space

for all Squamish residents to enjoy. The new neighbourhood will consist of up to 1,500 units, depending on unit sizes, and will be home to approximately 3,500 new Downtown residents.





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Public Harbour, Providing Kayak/Canoe

Access to Lagoon

Environmental Enhancements & Creation of Natural Habitats

Public One-Acre Play Field, Children’s Play Area and

Waterfront Park with Mixed Use Trail System for Pedestrians and/or Cyclists

Commercial Restaurant and

Commercial/Choice of Use Building

Pedestrian Bridges & Lookouts

Publicly Accessible Lagoon with Public

Walking Trails

Commercial Marina,

Light Industrial, & Artisan Village Opportunities

Public Waterfront Walk, Public Plazas

& Water Transport Opportunities Across the Mamquam Blind Channel

Neighbourhood Amenity Building

(with Patio)

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3.2 A SUSTAINABLE AND GREEN APPROACH TO DEVELOPMENT 3.2.1 Framework: A sustainable community is one that meets the needs of the present without compromising the ability of future generations to meet their own needs. Implementing this vision of sustainability means that we consider the impact of current development in environmental, social, and economic terms; over the long term; and, as part of a system in which buildings, neighbourhoods, and towns are all related to each other and the ecosystem. It is a comprehensive approach to development, whereby sustainability is approached by many small steps that together create a new type of community - where neither the needs of the present nor those of the future are compromised. In the context of the entire District, Waterfront Landing will further the movement to a sustainable Squamish in the following ways:

Manage population growth through a compact and comprehensive development approach; Efficiently use resources such as land, water, and energy; Provide transportation choices that can improve community health; Provide housing choice to suit an aging, changing and diverse population; Ensure cost-effective maintenance of infrastructure over the long term; Reduce environmental impacts which in turn have positive financial impacts; Enhance the unique identity of places; and Give citizens an effective voice in the future of their community

3.2.2 Planning Approach: Within the above framework, the Waterfront Landing neighbourhood has been planned according to numerous sustainability and green development standards outlined throughout this SAP by way of objectives, policies and development guidelines. Squamish is the second Smart Growth on the Ground (SGOG) partner community in British Columbia. The Plan for this vacant Brownfield site has thoroughly incorporated SGOG’s eight guiding principles with heavy focus on implementation, including:

1. Each community is complete 2. Options to the car are emphasized 3. Work in harmony with natural systems 4. Buildings and infrastructure are greener, smarter and cheaper 5. Housing meets the needs of the whole community 6. Good jobs are close to home 7. The spirit of each community is honoured 8. Everyone has a voice

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While SGOG land use and development principles have been firmly integrated into the plans for this neighbourhood, select elements of sustainability and green development initiatives have also been adapted from the following general guidelines and standards:

LEED standards, Canada Green Building Council Guidelines and Best Management Practices (BMPs), Ministry of Environment Develop with Care: Environmental Guidelines for Urban and Rural Land Development in BC, Ministry

of Environment FlexHousing design approach, CMHC Practices for Sustainable Communities, CMHC

An important part of creating a sustainable community is establishing and achieving certain general targets throughout Waterfront Landing’s build-out period. These generally include the following:

100% of Neighbourhood residents are within approximately a 10-minute walk from the Neighbourhood amenity building to the Downtown Core and to basic services from anywhere within the Neighbourhood (along sidewalks, multi-use pedestrian / bicycle pathways, trails, waterfront walk, pedestrian bridge crossing at Pemberton Avenue, or via water transportation).

100% of Neighbourhood residents are within approximately a 5-minute walk from anywhere in the Neighbourhood to a transit stop (along sidewalks, multi-use pedestrian / bicycle pathways, trails, waterfront walk).

100% of Neighbourhood residents and visitors have full public pedestrian access to commercial, marine, artisan, and marine-oriented light industrial services and activities.

Approximately 3% of the Neighbourhood zoned for mixed-use development. Link the Neighbourhood to the greater Squamish trail network (along contiguous sidewalks, multi-

use pedestrian / bicycle pathways, trails, waterfront walk) 100% of Neighbourhood dwelling units are within approximately a 2-minute walk from a

Neighbourhood multi-use pedestrian / bicycle pathway or trail. Slow traffic to 40 km/h or less within the Neighbourhood’s internal circulation road. Net gain in the project’s functional riparian habitat areas. 100% of existing wetlands and its outlet channels are preserved or enhanced. Approximately 65% of effective impervious area along internal circulation roads. 52% of gross site area designated as public realm. 100% of developable area to be low-hazard development land, including contamination remediation

to residential standards, flood-proofing, and low liquefaction risk. Equal ratio of cut to fill to ensure that the water column volume lost by filling in the southern area of

the site will be equivalent to the water column volume created by the lagoon in the centre of the site. Public access to MBC waterfront, lagoon, waterfront park, and one-acre play field. Development Permit Area Guidelines to regulate form and character of buildings within the

Neighbourhood. Identify and maximize number of social and meeting places (plazas, play field, lookouts, outdoor

seating areas for restaurants, pubs, or café, etc.). Long term on-site and off-site serviceability (water, sanitary, storm, utilities)

One of the key components in the successful planning of this Neighbourhood is community engagement. Significant community-wide consultation undertaken with stakeholders, interest and community groups,

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Squamish residents, District of Squamish staff, and several federal and provincial regulatory agencies, has been vital to achieving a sustainable development project. Conversion of the currently vacant, underutilized, Brownfield site to a comprehensively planned, environmentally enhanced, and fully remediated neighbourhood provides for an environmentally, socially and economically sustainable land use plan consistent with the Triple Bottom Line (TBL) framework. The following sections provide a general snapshot of the numerous innovative, sustainable and green development approaches and techniques that have been incorporated into the Plan. 3.2.3 Allocating Land Use: Redevelopment of the site into an environmentally enhanced and economically sustainable, comprehensively planned and compact neighbourhood in the Downtown, is a very resourceful use of the District’s land base. The following approaches have been incorporated into the Plan in order to enhance the function of the natural environment and provide greater access to both blue and green space.

Infill vs. Rural Sprawl: Within the sustainability framework, infill development at this former sawmill site utilizes developable land to optimal capacity, rather than creating a dispersed pattern of low density urban sprawl. In comparison to urban sprawl, infill development can significantly reduce the cost of providing infrastructure and servicing by the District with lower long-term maintenance costs to the District, and can reduce negative impacts on the natural environment.

Impacts on Surrounding Area: Infill development of this Brownfield site has significant positive

impacts on the surrounding area including: beautification of the Downtown; contributing to economic, social and cultural revitalization of the Downtown Core and the waterfront; and environmental enhancement (infiltration techniques, lagoon/habitat creation), which improve water quality and provide habitat for fish and wildlife.

Landscape: As per the Guidelines, drought tolerant plant species are selected for both the public

and private realm to minimize water usage. Innovative Landscape techniques incorporated into this Plan, reduce harmful fertilizer, herbicide, and pesticide use.

Green Space: Conversion of this former industrial sawmill operation with limited usable green space

produces a significantly greater proportion of greenspace, including: public parkland, a play field, multi-use trails and linkages, a waterfront walk, and public plazas. These green and open spaces are key components of a livable neighbourhood.

Protection of Urban Forests: Riparian enhancements at the northwest portion of the site, and

dedication of this area as a naturalized park, creates a high quality amenity feature in the midst of central Squamish. The forested edge of the steep rocky bluff along the southeastern edge of the neighbourhood remains undisturbed, in order to protect the integrity of the bluff ecosystem.

Buffer Environmentally Sensitive Areas: Landscape design for the neighbourhood, ensures riparian

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the ephemeral stream which have appropriate buffers that meet or exceed DFO requirements. These buffers are enhanced, where needed, by vegetation that protects the habitat from run-off, erosion, and physical disturbance.

Habitat Creation / Restoration: There is significant creation, restoration and enhancement of natural

habitat, such as intertidal marshes, which are rapidly disappearing throughout the region and nearly non-existent on-site at present. Habitat creation exceeds DFO’s minimum habitat compensation requirements and demonstrates a commitment to a healthy ecosystem. The numerous green spaces within both the public and private realm also function as smaller wildlife habitat refuges, currently very sparse on-site.

Manage Invasive Species: The existing vegetated area located at the northwest corner of the site is

dominated by blackberry and other invasive plants which are better managed and/or replaced with native plant species.

Blue Space: In keeping with the waterfront character of Downtown Squamish, a significant portion of

the neighbourhood is dedicated to blue space, including a tidal lagoon, harbourfront and two commercial marinas which collectively provide recreation opportunities and pedestrian access to the waterfront, which is currently inaccessible. The tidal lagoon also functions as an environmental enhancement area.

Innovative Lagoon Design: A naturalized tidal lagoon feature with marsh benches and riparian

setbacks provide significant new habitat in the centre of the neighbourhood. This lagoon feature connects to the Mamquam Blind Channel through weirs at each end that allow tidal flow in and out of the lagoon and require minimal long term maintenance.

Public Site Furniture: Site furniture such as benches, bicycle racks, trash receptacles, as well as

heritage artifacts contribute to the unity and identity of the neighbourhood.

Hazard Management (Flood / Terrain): The site is located outside the Flood Hazard Area1. Technical investigations confirm that the site has a low risk of geological hazards, such as liquefaction, flooding, landslides or debris flows, making this location suitable for development. Lower site hazard risks effectively give greater certainty to approving authorities, developers and residents of the neighbourhood, that this site is appropriate for infill development.

3.2.4 Creating a Sense of Place: Conversion of a vacant, underutilized Brownfield site to a sustainable, compact, comprehensive and well-planned neighbourhood within the Downtown is a critical step in creating an exciting, dynamic, vibrant and livable neighbourhood where people can live, work, socialize, learn and play. These elements collectively contribute to enhancing the identity of the Downtown as the social and economic “heart” of the community, and help establish Squamish’s Downtown Core as the commercial and cultural centre of the Sea-to-Sky corridor. In many ways, the Neighbourhood is a representation of the greater Downtown identity. 1 Reference: Flood Hazard Management Plan prepared by Klohn Leonoff dated May, 1994














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Waterfront Landing contributes to the social and cultural revitalization of the Downtown Core. The Neighbourhood becomes a place where new residents bring their friends and family to Squamish’s central district in the Downtown Core to shop, enjoy arts and culture programming, use recreational facilities, and enjoy the natural beauty of the area. The following approaches have been incorporated into the Plan and form the basis for the social, cultural, economic, and environmental revitalization of the Downtown, that contribute to creating a sense of a place.

Open Space: The publicly accessible open spaces within the neighbourhood provide multiple recreation opportunities for active uses such as cycling or kayaking/canoeing, or more passive recreation such as walking trails, waterfront walks, benches and look-outs. For example, a public waterfront park along the Mamquam Blind Channel (MBC), the one-acre play field adjacent to the amenity building, and the public lagoon in the heart of the Neighbourhood with lagoon trails and pedestrian bridge crossings through the lagoon, collectively create a unique visual amenity and visual connectivity, while providing needed outdoor recreational amenities for Downtown residents and visitors. Remnant industrial artifacts retained on-site, create a sense of authenticity in neighbourhood character in connection with its industrial heritage. These features collectively provide for an attractive neighbourhood with a unique identity, and serve to draw people to and from the Neighbourhood and throughout the Downtown.

Connectivity: The internal pedestrian friendly roads system, walkways, trails, boardwalks, etc.

contribute to improving connectivity and reducing distances between homes and work or shopping, and reduce the reliance on road systems and private automobiles in the Downtown. For example, the waterfront walk runs down along the western edge of the Neighbourhood along the Mamquam Blind Channel, providing interesting and uninhibited water views, as well as access to marinas, marine-oriented industrial uses, artisan village, and retail commercial activities fronting onto the waterfront walk. These collectively serve to significantly enhance the pedestrian experience.

Commercial / Industrial Uses: Neighbourhood-scale commercial, marine, artisan, and marine-

oriented industrial activities, services and land uses near public plazas and social spaces are important elements of this Neighbourhood which creates a sense of community and belonging.

Housing Choice: A variety of housing types, forms and landscape design features reflect the

historical industrial heritage of the site, which significantly reinforces its unique identity within the community and provides housing for people at many different life-stages.

Beautification: As a comprehensively planned residential neighbourhood, views to the site from both

the Downtown Core across the MBC and from the surrounding neighbourhoods are significantly improved demonstrating a sensitive approach to development. The scale and character of the Neighbourhood has also been extensively examined to maintain a balance between creating a distinct place and one that is compatible with the Downtown as a whole.

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community. The new Neighbourhood also contributes to the Downtown as a whole to become a more attractive, vibrant, diverse, inclusive and complete community which is pedestrian oriented.

Energy Efficient Building Design: The Guidelines in this SAP regulate building form and character in

order to ensure green design by way of innovative green and sustainable building techniques as they are developed over the project's build-out period. A number of key initiatives are broadly specified and contribute to achieving higher performance standards in building efficiency while lessening environmental impacts. These initiatives may include: extensive use of glass to maximize natural illumination, building orientation, building insulation, sustainable roofing technology and alternative clean energy options. Specific green and sustainable building techniques are determined at the development permit stage for each development application to the satisfaction of District staff.

Economic Sustainability: With diminishing demand for industrial waterfront land in Squamish and the

pressures of a diversifying economy, residential infill development at this location produces significant employment benefits both over the construction period and after full build-out. Consistent with SGOG principles, the employment opportunities over the build-out period equate to approximately 1,600 person-years of construction employment. Permanent on-site employment include: home-based businesses (including live-work) and mixed-use convertible and commercial flex-space (i.e.: coffee shops, restaurant, daycare, business office, etc.).

Housing Choice & Affordability: Waterfront Landing meets the needs of multiple generations and

lifestyles by providing a variety of multi-family housing types, sizes, and price points. Housing choice provides greater access to a wider range of people, including Squamish residents, those with varying income levels, retirees and those seeking waterfront living. The development also incorporates affordable housing options and provides for adaptable housing options.

3.2.5 Moving Around: Movement within the Neighbourhood and its seamless integration into the surrounding area has been closely scrutinized in order to ensure sustainable development strategies are incorporated into all aspects of the Plan. The following approaches have been incorporated into the Plan in order to integrate the Neighbourhood with the surrounding area, and establish a pedestrian oriented community with transportation choices, green streets / infrastructure, innovate parking strategies, while reducing environmental impacts.

Connectivity: The pedestrian / cyclist bridge connection at Pemberton Avenue (Laurelwood) establishes a connection between the Neighbourhood and the Downtown Core and serves as an essential element of this project. New residents of Waterfront Landing are within walking distance to numerous amenities in the Downtown. New residents are catalysts for the economic revitalization of the Downtown through their patronage of current and future commercial amenities and use of community services in the Downtown Core.

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commercial, marine industrial, moorage, and recreation, focusing higher density in close proximity to the Downtown Core to enable Squamish residents to live, work, learn and play without having to leave the Downtown.

Green and Narrow Streets: Alternate development standards such as narrower road widths, which

require less pavement, help to achieving numerous sustainability objectives such as: reduced impermeable surfaces, reduced street crossing distances, reduced long-term maintenance, reduced vehicular traveling speeds, and a safer and more intimate urban environment that is pedestrian oriented.

Rainwater Management (Collection): On-site innovative stormwater collection is significantly

improved through conversion of this vacant industrial site with mostly impermeable hard surfaces, to a neighbourhood with significantly greater permeable surfaces. Innovative stormwater collection techniques are achieved through exfiltration or detention facilities which collect road runoff in catch basins, Inflitration galleries, bio-swales, roof drains, etc., rather than directing un-treated surface run-off into culverts which drain into the Mamquam Blind Channel. Innovative stormwater techniques minimize erosion and sedimentation, reduce the risk of flooding, and reduce the cost of providing expensive storm sewer infrastructure over the short and long term.

Rainwater Management (Treatment): Within the Best Management Practices (BMPs) framework

and SGOG, implementation of innovative stormwater strategies significantly improve treatment of stormwater by way of natural infiltration techniques. This improves water quality and reduces stormwater volume through groundwater recharge from the storm sewer system.

Parking: The vehicular parking management strategy for this development limits surface, side and

front yard parking, and encourages reduced minimum parking standards for smaller multi-family dwelling units.

Pedestrian Oriented: The development plans for this site provide for significant pedestrian activity

within the Neighbourhood and creates strong linkages to the surrounding area. Pedestrian-oriented features include: integrated multi-use public trail system, public waterfront walk, plazas, lagoon trails, separated sidewalks on both sides of the street system, public waterfront park, one-acre public play field, public harbour, and water transport service options. These features encourage pedestrian and cyclist activity, thus promoting an active lifestyle. The design and character of the landscape, buildings and roads also significantly contribute to creating a safe and comfortable pedestrian-oriented neighbourhood.

Clean Transportation Options: Residential development at this location reduces reliance on the

private automobile as the neighbourhood is within reasonable walking and cycling distance of the Downtown Core. Homes are close to recreation areas, employment and amenities that serve the daily needs of residents. Local services and neighbourhood scale commercial within the neighbourhood encourage walking and cycling, and result in reduced greenhouse gas emissions from numerous vehicle trips.

Alternative Transportation: The development provides alternative transportation options other than

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both sides of internal road system to accommodate pedestrians and the mobility challenged; attractive waterfront walk and integrated multi-use public trail network with linkages throughout the neighbourhood; Laurelwood pedestrian bridge crossing connecting Waterfront Landing to the Downtown Core; and a conveniently located transit stop with bus waiting facilities (to be provided if the Laurelwood vehicle connector road is built).

Recreation Opportunities: Both active and passive recreation opportunities located within the

Neighbourhood contribute toward establishment of a more self–sustained, diverse and pedestrian / cycling oriented neighbourhood, creating a more socially vibrant and livable community.

Recreation Gear Storage: Storage facilities that accommodate recreation gear, where appropriate,

such as kayaks, canoes, large rock climbing equipment and other mountain, river, or ocean gear, promote accessible recreation opportunities within the Neighbourhood and contributes to an active and healthy resident population.

3.2.6 Sustainable Development Techniques: Some of the key characteristics of the Plan for this new Neighbourhood are the sustainable development techniques applied in planning, construction and post development. The following approaches have been incorporated into the Plan in order to ensure that the project’s sustainable development techniques collectively contribute to the establishment of green infrastructure and efficient use of site materials and resources.

Infrastructure Costs & Maintenance: The compact and clustered infill development approach significantly reduces site servicing costs and long term infrastructure maintenance that would be incurred by the District.

Water Use Guidelines: Water use guidelines provide the basis for implementing sustainable

infrastructure development on-site.

Recycling: A full recycling program for residential waste is encouraged to promote the reduction of waste generated by Waterfront Landing residents in order to minimize disposal in landfills.

Reuse of Character Buildings and Structures: Rather than completely clear all site features

associates with the former sawmill operations, retention of several of the former shoreline structures, docks and dolphins associated with the marine and industrial activities, preserve the historical industrial and waterfront heritage features of the site.

Construction Material Management: All excavated materials from site construction is recycled and

reused. Sand and gravel excavated for the lagoon is used as structural fill on-site during construction and for sub-grade for the Sea to Sky Highway. The 30 acres of asphalt surface from the former sawmill operation is reused on-site for internal roads, and for Sea to Sky Highway construction. Silts in the lagoon area that require excavation are used to provide a good substrate for the marsh bench along the shore of the lagoon and as top soil on-site.

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Resource Use: Concrete foundations from the former sawmill operation are reused as structural fill

for roads. Larger pieces of concrete are used as structural fill in the base of the outside wall of the harbour.

Regional Materials: Rather than sourcing materials outside the region, site preparation materials

such as rock for rip rap along the shoreline and the lagoon edge are sourced locally using waste rock from the Sea to Sky Highway construction project.

Noise, Air and Light Pollution: Under the current zoning designation, the site may be utilized for

industrial land uses which can produce significant noise, air and light pollution within the Downtown. As a comprehensively planned residential neighbourhood, noise, air and light pollution levels are minimal, thus promoting a more environmentally, socially and economically sustainable land use.

Staged Growth: The neighbourhood will develop in an incremental manner depending on the

demand for housing. This Plan is intended to manage the growth of the neighbourhood in a way that is sustainable and that is staged with infrastructure improvements.

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3.3 EXISTING DISTRICT OF SQUAMISH POLICIES & PRINCIPLES 3.3.1 Official Community Plan Official Community Plan (1998) Section 4.1.12 of the Official Community Plan (1998) requires that proposed developments with more than 250 dwelling units be the subject of a Sub Area Plan. The Official Community Plan (1998) contains a number of broad objectives that are applicable to this proposed neighbourhood:

1) Support Sustainable Growth: Provide a balance between economic development and community livability.

2) Preserve and Protect the Natural Environment: Protect the environmentally sensitive areas that are the reason that people have chosen to make Squamish their home.

3) Promote Community Identity and Livability: Maintain the quality of life in each of the community’s unique neighbourhoods.

4) Nurture a Healthy Community: A healthy community is one in which individuals and government work together to strive for economic, social, cultural, and physical health.

5) Deliver Cost Effective Services: Development should be planned so that services can be delivered in a cost efficient manner.

Section 3.6 “…The OCP can be used to reinforce the importance of downtown Squamish by providing direction for zoning changes and establish Development Guidelines to encourage commercial revitalization, new multi-family developments that integrate a range of compatible uses.” Section 5.1 “…this increase in the residential population in the downtown area will be necessary to achieve the objectives established in policy sub-sections 4.1 and 4.10 and to counteract the impact of most new residential growth which will be well removed from Downtown Squamish.” The Applicant and its project team recognize that the District has already embarked on a Smart Growth on the Ground (SGOG) program and a review of the Official Community Plan. Within the draft Official Community Plan that was presented to the public in September 2005 and the issues identified in the Squamish 2006 Official Community Plan Update – Background Report, there are a number of policies and statements that support a residential development on the subject site. Squamish 2005 Official Community Plan Update – Backgrounder Report June 2005 The District’s Backgrounder Report highlights the anticipated changes to the OCP. Encouraging Downtown development is one of the issues that are flagged in the Backgrounder:

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3. Downtown and Oceanfront Development “Significant development interest and activity is occurring in downtown which can help provide a higher population base to support stores, shops, and services Downtown.” Pending Official Community Plan – OCP Review November 2006 An updated OCP will be considered by District Council in the near future. As has already been indicated in the draft 2006 updated OCP, a “Downtown” designation is an appropriate one for the former Interfor lands. Policies in the approved OCP and the pending updated OCP help set the stage for Downtown revitalization, and it is the Applicant’s intent to create a master-planned neighbourhood that assists in these revitalization efforts. The policy direction of the 2006 OCP Review supports a Sub Area Plan and redevelopment of the former Interfor lands: Policy 17.5: The former industrial lands adjacent and to the east of downtown are considered a functional extension of the downtown. It is critical that new development achieve a high level of physical and psychological connectivity between these enclaves and the downtown in order to generate synergy. Therefore, adoption of sub-area plans that, in addition to the sub-area plan requirements, demonstrate how these objectives will be achieved shall be required prior to any new development in these areas. 3.3.2 Smart Growth on the Ground In October 2005, the District completed a Smart Growth on the Ground (SGOG) process with endorsement from District Council. The comprehensive residential redevelopment of the former Interfor lands will illustrate the District’s commitment to Smart Growth on the Ground: Principle 1: Each Community is Complete; SGOG principles encourage compact, complete communities and infill development which minimizes urban sprawl by utilizing developable land to optimal capacities. Comprehensive residential redevelopment of the former Interfor site supports the District’s efforts to efficiently utilize its land base by redeveloping this brownfield site. The provision of new homes within the Downtown near existing commercial and recreational amenities will assist the Downtown in becoming a more compact and complete community that is sustainable, walkable, and uses existing physical infrastructure efficiently. Increasing residential development in the Downtown means shorter distances between homes and work or shopping, which translates into less reliance on road systems and cars. There is also good potential for provision of bicycle and marine transportation options such as small commercial water vessels, canoes, and kayaks. A mixed-use area containing local services and local neighbourhood scale commercial within the neighbourhood will further ensure that the basic daily needs of Waterfront Landing residents are met. Overall, Waterfront Landing will help Downtown become a more complete community by complementing the existing residential and commercial uses in the Downtown.



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Principle 2: Options to the Car are Emphasized; The proximity of the Waterfront Landing neighbourhood to goods and services in the Downtown Core will encourage residents to use alternative modes of transportation (i.e.: cycling, walking and public transit) in place of private automobiles. To this end, the neighbourhood will provide options for walking and bicycle use (i.e.: multi-use trails and waterfront walk), marine transportation (e.g. commercial water vessels, canoes, kayaks) and access to public transit. Overall, these alternative transportation options will place less strain on the District’s regional transportation network. Waterfront Landing will incorporate a multi-use public waterfront walk that will be linked to the rest of Downtown. It will also include separate sidewalks with appropriate pedestrian scale lighting and reduced street crossing distances stemming from reduced road widths. It will be within close proximity and walking distance to commercial amenities and services in the Downtown Core. The habitat and environment created by the lagoon feature, the multi-use waterfront walk, proximity of the Mamquam Blind Channel, and the nearness of shops in the Downtown Core create a lively and appealing pedestrian environment. The pedestrian and cycling trail network will also link to the District’s master trail network. Principle 3: Work in Harmony with Natural Systems; The Waterfront Landing neighbourhood will respect the surrounding natural environment through responsible stormwater management and foreshore protection measures. Conversion from the existing brownfield condition will introduce a significantly greater proportion of greenspace (as riparian habitat and for recreation) than currently exist on site, along with the creation of a naturalized lagoon feature which will result in significant additional fish habitat. A comprehensive landscape plan will also be prepared for the site which will enhance the existing environmental attributes and wildlife habitat and contribute generous amounts of landscape as open space. Principle 4: Buildings and Infrastructure are Greener, Smarter and Cheaper; The Waterfront Landing neighbourhood will incorporate green and sustainable development standards, such as narrower road widths, innovative stormwater management measures, introduction of energy efficient building design techniques such as extensive use of glass to maximize natural illumination, building orientation, building insulation, alternative clean energy options, sustainable roofing technology and incorporation of energy efficient servicing infrastructure strategies that collectively promote and encourage the development of more sustainable communities over the long term. Principle 5: Housing Meets the Needs of the Whole Community; Waterfront Landing will provide a variety of multi-family housing types, sizes, and price points resulting in the retention of existing residents that may have otherwise left the community due to changing housing needs. In particular, the range of housing options will provide greater access and choice to a wide array of people seeking waterfront living, including Squamish residents, those with varying income levels, retirees, etc.. As well, policies and guidelines will be established to provide options to pursue adaptable housing opportunities during the Development Permit stage. An Affordable Housing Strategy will outline Waterfront Landing’s contribution to affordable housing. Principle 6: Good Jobs are Close to Home; Infill development of this Downtown site involves the creation of a compact residential neighbourhood with opportunities for home-based businesses (including live-work) and mixed-use convertible and commercial



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flex-space (i.e.: coffee shops, restaurant, retail, daycare, etc.), and permanent on-site employment prospects over the long term. Historically, the site’s land use produced economic spin-offs as a traditional industrial use. With diminishing demand for industrial waterfront land and the pressures of a diversifying economy, residential infill development at this location, is expected to produce the following economic benefits over the estimated construction period:

Revitalizing Downtown Squamish; Contribution of $8 to $10 million in Development Cost Charges (DCCs); Total construction payroll of approximately $100-million; Creation of approximately 1,600 person-years of construction employment; Where possible, sourcing of construction materials and development services from local suppliers; Addition of 3,500 new residents in the Downtown which translates into an estimated local spending

potential of $4 - $5-million per year; Annual addition of $1.4-million in municipal property tax revenue.

Given the site’s proximity to the Downtown Core, the District and community desire to revitalize the Downtown Core, the proximity of social infrastructure in the Downtown, and the District’s approved SGOG planning principles, which encourage compact communities, a comprehensively planned residential land use on this site is justified. Reference: - Socio-Economic Impact Assessment, Harris Consulting Inc., August 2006 Principle 7: The Spirit of Each Community is Honoured; The intent is to convert a vacant sawmill site into a comprehensively planned, compact, vibrant, environmentally enhanced, sustainable community in close proximity to the Downtown Core with easy access to community amenities (i.e.: library, community park(s), shopping, school(s), etc.). This neighbourhood will be a catalyst for economic development of the Downtown Core, enhance the identity of Downtown Squamish as the social and economic “heart” of the community, and help establish Squamish’s Downtown Core as the commercial and cultural centre of the Sea-to-Sky corridor. This neighbourhood will complement the Downtown Core by contributing to the creation of a more complete Downtown community through adherence to Development Permit Area Guidelines that are consistent with the urban character of the Downtown Core while respecting the unique character and historic attributes of the site. The Guidelines will also ensure that a vibrant and healthy community will be established, encouraging a sense of belonging and strong association with Downtown Squamish. Principle 8: Everyone Has a Voice. Public Open Houses were held June 2005 and December 2005 to inform the community of the intent to redevelop the site and obtain community-wide input prior to making a formal application submission. A formal Public Information Meeting was held on April 19, 2006 after the Sub Area Plan was submitted to the District. Stakeholder and interest groups such as the Squamish Nation, Squamish Streamkeepers Society, the Squamish River Watershed Society, Squamish Trails Society, Squamish Environmental Conservation

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Society, SORCA, Squamish Yacht Club, Squamish Town Centre Association, the Rotary Club of Squamish, local business community, several major property owners and developers in the community, have been contacted and consulted as part of the public process. 3.4 ZONING BYLAW Given the context and the direction of the OCP review, residential land uses have been contemplated for the subject site. Therefore, a residential land use is an appropriate designation for the subject site. A residential development fulfills a broader community objective of spurring Downtown redevelopment and economic development while more appropriate industrial areas may be identified elsewhere as part of the formal OCP review. Notwithstanding the requirements of the Waterfront Landing SAP (which forms a schedule to the OCP), a Comprehensive Development (CD) Zone based on a multi-family residential land use designation, (with development parcels for specific areas of the Waterfront Landing neighbourhood), will serve to regulate land use and provide development parameters for future Development Permit applications.

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4.0 LAND USE CONTEXT 4.1 SITE FEATURES The subject site consists of an irregular shaped parcel situated immediately east of the Mamquam Blind Channel and west of Highway 99. It is approximately 53.1 acres in size. This brownfield site has been filled with a geotechnically sound subgrade for its former use as a sawmill. The majority of structures relating to the mill operation have since been demolished and removed from the site.

Photo: Interfor mill operation before site clearing (looking south from north end of site)

Photo courtesy of BC Film Commission: Interfor mill operation after site clearing (looking northeast) 4.1.1 Topography The site has mostly a gently sloping to level topography. Along the northwest corner, a levee rises two to three metres above the rest of the site and forms the boundary to the Mamquam Blind Channel. The northern area of the site was used as a landfill for woodwaste and dredgate and is roughly 3 to 4 metres higher than the rest of the site. A steep slope separates this area from the rest of the site.



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Photo courtesy of BC Film Commission: View of levee at north end of site along the Mamquam Blind Channel

Photo: Aerial view from “The Stawamus Chief” The remainder of the site was raised by up to 2.5 to 3.0 metres by filling with geotechnically stable materials from the Mamquam Blind Channel to create a level area to accommodate the sawmill operation. The elevation in this area is 3.3 to 4.3 metres with most of the area above the 3.7 metre higher high-storm-surge level (i.e. higher high water mark). The southeast edge of the site consists of a very steep rocky bluff. This bluff and the property line on the steep bluff continue to the southern end of the land and terminates adjacent to the Squamish Nation reserve. Historically, the southern end and the southwest boundary of the site have been excavated to facilitate marine use. Although these areas are under water, they are within the property’s legal lot boundaries. 4.1.2 Vegetation Most of the site vegetation was removed and the site covered with asphalt or buildings during development of the site as a sawmill. A pocket of vegetation has developed on the landfill area in the northwest corner of the site. Vegetation in this area is dense and consists of a deciduous overstory of cottonwood (Populus trichocarpa), alder (Alnus rubra), English Oak (Quercus Robar) and emerging conifers such as Douglas fir (Pseudotsuga menziesii), cedar (Thuja plicata), and hemlock (Tsuga heterophylla). Understory consists of dense shrubs with some native species, but dominated by blackberry and other invasive species. This vegetation pattern is indicative of an early to mid-seral stage, typical of a river bank. The emerging conifer species indicate that the forest has been harvested in the past and has regrown to current conditions.



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The landfill portion on the north part of the site has a younger seral stand and scrub vegetation. Many areas of this part of the site have broom and a grass clover mix - likely planted for vegetative cover to suppress dust on the landfill. Along the southeastern rocky bluff, vegetation consists of a second growth forest. Due to the rocky nature of this area, understory vegetation is sparse with bare rock outcrops. The steep rocky bluff along the southeast portion will be retained in its current state with the exception of trees that may be considered hazardous. Reference: - Preliminary Environmental Scoping report, Pottinger Gaherty Environmental Consultants Ltd., December

2005 (prepared as a preliminary assessment to scope the environmental constraints). - Environmental Impact Assessment, Pottinger Gaherty Environmental Consultants Ltd., (in process) 4.1.3 Geomorphology / Geotechnical The site originally consisted of four land forms: an island levee along the Mamquam River, overbank deposits with several small channels and a steep escarpment. The portion of the site originally above water previously extended out to a point of land that is now under water within the Mamquam Blind Channel. In the late 1950s and early 1960s the Mamquam Blind Channel was dredged along with excavation of a 6 to 7 acre portion of the site at the south and west side of the site. Excavated material was placed on the property to floodproof the site and to provide geotechnically stable land to build the sawmill. The land at the southern tip of the site was excavated for use as a water-based log sort and boat basin. The area at the west side of the site was excavated for use as a barge loading/unloading site. Fill on the site consists of roughly 2.5 to 3.0 metres over most of the asphalt-covered area used for the sawmill operation. The northern area of the site was used as a landfill for woodwaste, dredged material from the channel, and other similar fill materials. A geotechnical investigation took place on April 25 and 26, 2005. A total of 10 electronic cone penetration test holes were advanced adjacent to 10 auger test holes drilled to a depth of 12 metres below existing grades. The test holes indicate that the sawmill portions of the site are underlain by a layer of compact to dense sand, containing some gravel (the dredged material from the channel). In the northern portion of the site the ground has been filled with wood waste and fill which has a less compact nature. Site development will involve removal of the fill on the landfill to create space for underground parking. The areas not excavated for underground parking will use the woodwaste for landscaping after assessment for environmental issues. Roads will require excavation and filling with structural fill in this area. The southern portion of the site, currently under water, will be partly filled using material excavated for underground parking and the area of the newly created lagoon. DFO requires an equal ratio of cut to fill to ensure that the water column volume lost by filling in the southern area of the site will be equivalent to the water column volume created by the lagoon in the middle of the site. Materials excavated from the lagoon and underground parking areas will consist mainly of sands and gravels, appropriate for use as fill material in


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the area currently covered by water. Silts occurring in layers of the lagoon area will be left in place to form the lagoon bottom and benches, or excavated for use as top soil. It is anticipated that some fill will be removed from the site for final grades. Much of the rest of the site has stable soils suitable for development with minor geotechnical preparation. Where there is grade increase, preloading may be required. The height of the preload will depend upon the specific loading conditions of the buildings with low preloads required for light buildings and higher preloads for heavier buildings. For high-rises, piling will be used to support the heavy column loads. The geotechnical investigation assessed the susceptibility of the soils beneath this site to liquefaction in a major earthquake. Based on the cone penetration test results, liquefaction of the ground was not indicated in any of the test holes. Therefore, flow liquefaction adjacent to the Mamquam Blind Channel and Howe Sound is unlikely to occur. Reference: - Preliminary Geotechnical Investigation report, GeoPacific Consultants Ltd., May 17, 2005. - Shoreline and Lagoon Design report, Westmar Consultants Inc., September 15, 2006 - Flood Control Opinion Letter, R.F. Binnie & Associates Ltd., September 27, 2005 4.1.4 Hydrology Surface water on site is currently collected in storm drains and directed to culverts flowing to the Mamquam Blind Channel. Filling has drastically disrupted site hydrology leaving only two intermittent streams on site. A former ephemeral stream channel located at the southeast corner of the site adjacent to the steep rocky bluff has historically drained by a culvert. This intermittent stream directs stormwater through a culvert to the Mamquam Blind Channel. DFO recognizes the stream as an intermittent stream and would like to see it rebuilt as an ephemeral watercourse with a minimum 5 metre setback. This has been incorporated in Plans for this area. Adjacent to Mamquam Blind Channel, a wetland drains another portion of the site via a culvert, in the centre of the west edge of the site. This wetland will be preserved and integrated with the planned lagoon to maintain and enhance the existing habitat. The water table on the site is connected to Howe Sound and fluctuates with the tides. It is somewhat more subdued than tidal fluctuation and decreases with increasing setback from the Mamquam Blind Channel. The permeable sands and gravel used to fill the site provide an excellent opportunity for managing stormwater through infiltration to meet the DFO criteria for capture of 6-month/24 hour post development volumes from impervious areas and the District’s Subdivision and Development Control Bylaw No. 1767, 2003, detention requirements that limit peak flows and release them at pre-development levels for 2-year event to mitigate environmental impacts, and 10-year and 100-year event for drainage flood control. On-site stormwater will be managed by way of directing stormwater runoff to areas of the site where infiltration can occur (including street gutters, infiltration galleries, roof drains, etc.). See Figure 19 Stormwater Management Plan (post development) appended to this SAP.


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Reference: - Shoreline and Lagoon Design report, Westmar Consultants Inc., September 15, 2006 - Preliminary Stormwater Management Report, R.F. Binnie & Associates Ltd., (DRAFT), Oct. 25, 2006 4.1.5 Fish and Wildlife The level of disturbance which has occurred in the area from development and historical industrial uses has impacted fish and wildlife and their habitats. Representatives from the Pridham Development Inc. project team have met with the Department of Fisheries and Oceans Canada (DFO) to discuss the Waterfront Landing project and DFO expectations for approvals. The site has one small wetland, and a habitat compensation bench approximately 50 metres to the south of the wetland. The wetland consists of grass and sedge species and will be retained in its current state. This wetland constitutes the entrance to the northern part of the lagoon planned for the site. The entrance to the lagoon will be constructed in a way to protect and enhance the aquatic environment in this area. An ephemeral stream exists along the steep rocky bluff at the southeast edge of the site. The habitat value of this watercourse will be enhanced with the establishment of riparian habitat and a small pond. DFO has indicated a desire to maintain the current vegetation pattern at the northwest portion of the site, excluding the area consisting of former woodwaste landfill on the north part of the site. DFO has also required that the cut and fill balance (involving creation of the lagoon habitat and infilling of the water column habitat at the south end of the site) be met on site. Given this setting, three areas of the site: the northwest portion; the small wetland area; and the steep rocky bluff will be maintained as riparian habitat setback areas. This complies with recommendations from the Squamish Estuary Review Committee (SERC) and DFO. Current plans also include establishing intertidal marsh and riparian habitat adjacent to both the lagoon feature and the Mamquam Blind Channel. Vegetation in these areas will consist exclusively of native species suitable for the specific habitat being created. Riparian habitat will also be developed in eco-pockets along the Mamquam Blind Channel adjacent to the planned public walkway. Cross-sections showing the typical vegetation patterns along the Mamquam Blind Channel, the northwest park area, along the public walkway, as well as those for the lagoon, are included in the appendices (see Figures 9.1 – 9.3 Landscape Sections). These cross-sections provide schematic concepts for vegetation setbacks along water features. Once design parameters are complete, it is anticipated that DFO will conduct a Canadian Environmental Assessment Act (CEAA) Screening and subsequently issue a Habitat Authorization (HA) for this project. To date, DFO has provided correspondence to support this. NWPD approvals will also be required for the creation of the lagoon, the enhancement of existing rip rap foreshore and the planned marinas. A large portion of the site is cleared and developed restricting the available terrestrial habitat. The majority of suitable habitat can be found in the deciduous forest and grassy areas at the northwest and northern parts of the site. This area also contains the vegetative riparian zones along the northwest portions of the Mamquam Blind Channel. During field assessments, several signs indicate the presence of terrestrial wildlife and habitat










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for a variety of rodents and other small and large mammals (such as blacktailed deer). Signs of wildlife include a crow’s nest, geese scat, and coyote scat. Wildlife habitat to accommodate existing wildlife will be retained in the public waterfront park which is to be created in the northwest area of the site. References: - Preliminary Environmental Scoping report, Pottinger Gaherty Environmental Consultants Ltd., December

2005. - Environmental Impact Assessment, Pottinger Gaherty Environmental Consultants Ltd., (in process) - DFO correspondence (agency Approval in Principle of the proposed preliminary concept plan – e-mail

only), September 7, 2006. 4.1.6 Raptor Nests A field investigation did not show any signs of raptors or indications of raptor nests. However, a final field investigation will be required just prior to construction to determine the presence of any newly established raptor nests. References: - Preliminary Environmental Scoping report, Pottinger Gaherty Environmental Consultants Ltd., December

2005 (prepared as a preliminary assessment to scope the environmental constraints). - Environmental Impact Assessment, Pottinger Gaherty Environmental Consultants Ltd., (in process) 4.1.7 Hazard Lands Given the geological setting, geomorphological history of the site, and its location outside a Flood Hazard Area2, no indications suggest environmental hazard risks. Given the site’s location adjacent to a steep rocky bluff along the southeast and a substantial levee on the eastern foreshore of the Mamquam Blind Channel along the northwest portion of the site, it does not appear to have risks from geological hazards, such as liquefaction, flooding, landslides or debris flows. The existing High High Water Level is 2.0m in that portion of the Mamquam Blind Channel adjacent to the site. Site grading plans indicate roadways will be designed at a minimum grade of 3.5 and the finished main floor elevations of buildings will be 3.8 m to protect against flood and storm-surges. In the event of major flooding, the site grading will be designed to shed all overland flows into the lagoon, or into the Mamquam Blind Channel directly. A detailed site grading plan will be prepared by the Developer which will direct future DP applications on the appropriate drainage designs required. Reference: - Preliminary Geotechnical Investigation report, GeoPacific Consultants Ltd., May 17, 2005.

2 Reference: Flood Hazard Management Plan prepared by Klohn Leonoff dated May, 1994













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4.1.8 Archaeological Assessment A Preliminary Field Reconnaissance (PFR) has been undertaken in order to assess the archaeological resource potential of the site and to identify the need and appropriate scope of further archaeological field studies. The PFR has verified that the vast majority of the site has low potential for the presence of archaeological sites and no further archaeological work is warranted. However, as recommended by the Archaeologist, an Archaeological Impact Assessment (AIA) was undertaken along the face of the prominent bedrock knoll (steep rocky bluff) along the southern boundary of the site. The AIA concluded that there were no archaeological sites along the bluff, and no further archaeological work is warranted. This was confirmed by the Archaeology Branch of the Ministry of Tourism Sport and the Arts. Site decommissioning and remediation investigations have been conducted over the last few years. Most existing buildings have been removed. The office and shop buildings along the eastern edge of the site have been retained for interim use only. However, shoreline structures such as docks and dolphins associated with marine activities have been retained for future use and for creating heritage elements. Foundations and asphalt will be demolished over the next year.

Photos courtesy of BC Film Commission References: - Preliminary Field Reconnaissance (PFR), Arrowstone Archaeological Research and Consulting, December

16, 2005 - Archaeological Impact Assessment, Arrowstone Archaeological Research and Consulting, September 5,

2006. - Approval Letter of Archaeological Investigation, Archaeology Branch of the Ministry of Tourism Sport and

the Arts, January 9, 2007. 4.1.9 Soils and Groundwater Contamination Environmental investigations have included preliminary and detailed site investigations to assess potential contamination of soil and groundwater as a result of former site operations. The previous owner of the site conducted extensive remediation in one area on-site, in the late 1990s and early 2000s. Potential areas of environmental concern and their associated potential contaminants of concern have been properly evaluated and a preliminary remedial plan completed. An Approval in Principle (AIP) of the remedial plan was completed by the Roster Reviewer (Golder Associates). Implementation of the remedial plan can be completed by the site owner and their consultant in phases during site development.


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Soil and groundwater at the site are locally affected by chlorophenols, non-chlorinated phenols, metals and hydrocarbons from historical, industrial use. Remediation of the site will involve excavation of soil and groundwater contamination. Current investigations have concluded that remediation is feasible. Risk assessment has been considered as a viable contingency if soil and groundwater contamination cannot be removed to meet numerical standards. Investigation and assessment of the Mamquam Blind Channel has not indicated the presence of contaminated sediments; however sediment samples were not collected immediately adjacent to creosote piles. Localized polycyclic aromatic hydrocarbons (PAH) exceedances are likely in the immediate vicinity of the creosote piles, as is typical in areas with creosote pilings. A large proportion of the woodwaste fill at the northern end of the site is being considered as source material for berm construction. The woodwaste consisting of hog fuel and finer sediments will be used for landscaping materials (either composted to produce the topsoil or used as lightweight fill in protective berms for noise control). Investigations completed to date indicate that environmental issues associated with decommissioning of the former sawmill operation appear to be manageable within the context of a future residential neighbourhood. Reference: - Ministry of Environment Approval In Principle dated, January 24, 2007. - Golder Associates Roster Review Recommendation for an Approval In Principal of a Remedial Plan,

January 10, 2007; - Pottinger Gaherty Environmental Consultants Ltd. PSI, DSI, Remedial Plan, January 2007. 4.2 SITE ACCESS Currently, vehicular access to the site is provided by Mill Road, contained in a right-of-way over the CN Railway, from Highway 99. Future access to the neighbourhood can be established from Clarke Drive where a new overpass can cross the CN Rail corridor creating a direct connection to Highway 99 at the controlled traffic signal at the Clark Drive / Highway 99 intersection. Further access to the Downtown Core over the Mamquam Blind Channel can be established by way of a pedestrian footbridge and/or vehicular crossing at Pemberton Avenue (Laurelwood) parallel to the CN Rail crossing at the north end of the site. 4.3 PLANNING ISSUES & COMMUNITY FEEDBACK Numerous community and local stakeholder groups have been consulted and their input incorporated into this Plan, taking the following local planning issues and community feedback into account:

• The desire of Council and the community to revitalize the Downtown; • Creating new public waterfront access with new developments; • Illustrating Smart Growth on the Ground principles with new developments to ensure sustainable

growth; • Preserving and augmenting environmental attributes of the site;



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• Encouraging outdoor recreation activities; • Ensuring quality design by establishing Development Permit Area Guidelines; • Promoting community identity and protecting neighbourhood livability;

The Squamish community has been fully integrated into the planning process for Waterfront Landing through two public open houses, a formal information meeting, and dozens of smaller stakeholder meetings. Project updates have been sent to a mailing list on three separate occasions, and a website was set up to encourage dialogue. The chart below outlines public feedback and subsequent modifications to the Sub Area Plan (SAP). Density:

Community Feedback: Provide a greater range of housing choices in Squamish. Reduce tower height as 20-storey buildings are not appropriate in scale for Squamish. Contribute to Downtown business and waterfront revitalization.

SAP Response: Housing Choice: The Sub Area Plan policies and Guidelines address housing choice through

application of Smart Growth on the Ground principles. These principles ensure a variety of multi-family housing types, sizes, and price points in order to provide greater access to a wide range of people, including Squamish residents, those with varying income levels, retirees and those seeking waterfront living.

High-rise: Based on discussions with District staff and the community, the most appropriate location for high-rises in Squamish would be the Waterfront Landing site. The land use concept in the Sub Area Plan limits development of high-rise buildings to the southeastern edge of the site, against the steep escarpment, where views and viewscapes from the surrounding community are minimized. The high-rises buildings help provide greater opportunities to achieve a range of unit sizes, creating greater housing choice.

Revitalization: Given the proximity of Squamish’s Downtown Core and the waterfront to the Waterfront Landing site, the comprehensive and compact neighbourhood planning approach of this SAP is expected to spur social and economic revitalization of the Downtown Core through increasing the resident population of the Downtown, increased local spending, job creation, tax revenue, provision of green and blue space amenities, and access to the waterfront.

Land Use:

Community Feedback: Provide some commercial land-use on site to make the development more dynamic. Maintain Downtown as the commercial core of Squamish. Ensure the provision of ample greenspace and public open space. Maximize public waterfront access and recreational marine opportunities.

SAP Response: Commercial: The SAP aims to provide neighbourhood-scale commercial services as a means to

generating activity on the waterfront and to create a neighbourhood node/focus, while providing local services and amenities in close proximity to residents. The SAP also creates opportunities for



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people to establish home based businesses where they can live and work. The SAP’s intent is not to compete with the Downtown Core, but rather to compliment and promote the Downtown Core as the commercial and cultural centre of the Sea-to-Sky corridor.

Open space and Waterfront Access: The SAP allocates a good portion of the Waterfront Landing site for publicly accessible green and blue space. These spaces include: a lagoon providing aquatic habitat, multi-use pedestrian and cycling trails and linkages, a waterfront walk, marine vessel moorage, boat and kayak/canoe launche(s), active and passive recreation opportunities, public harbourfront, waterfront lookout points, and other open space features that capitalize on its waterfront location.

Sustainability and Form:

Community Feedback: Create a dynamic community close to cultural, social, commercial, and recreational opportunities. Incorporate the industrial heritage of the site into the development. Incorporate Smart Growth on the Ground principles and green building practices into the

development. Create a visually appealing architecture to complement and enhance Downtown Squamish. Minimize view impacts on the surrounding area.

SAP Response: A Dynamic Community / Heritage: The SAP intends to create a vibrant and livable neighbourhood

through a comprehensive community planning approach. The publicly accessible blue and green spaces within the neighbourhood provide multiple recreation opportunities for more active uses such as cycling or kayaking/canoeing, or less active uses such pedestrian walking trails and waterfront walks. These are further complimented by neighbourhood-scale marine and personal commercial services near public plazas and social spaces which are important elements that encourage a sense of community. The provision of a variety of housing types, forms and landscape design features reflect the historical industrial heritage of the site further establishing an identity within the community.

Smart Growth on the Ground: The objectives and policies outlined in the SAP are heavily based on the principles of sustainability. The District of Squamish’s approved Smart Growth on the Ground principles has been the measuring stick and basis for the preparation of the SAP.

Architecture: Guidelines have been prepared as part of the SAP, which establish the design and approval criteria to ensure a high quality, attractive neighbourhood. The Guidelines define the elements that will result in a development with appropriate scale and massing and an overall form which will allow for architectural expression and establish a distinct waterfront character for Squamish.

Views: The SAP and Development Permit Area Guidelines ensure that land use, building heights , massing and siting maximize view potential from the site and minimize view impacts from the surrounding neighbourhood. Buildings with greater heights are generally located along the eastern edge of the site against the steep escarpment with the lowest buildings located along water frontages.

Crossing and Access:

Community Feedback: Address and mitigate impacts on traffic congestion in and access to the Downtown Core.





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Maintain a strong physical and psychological connection with Downtown.

SAP Response: Traffic: If a bridge is built at Pemberton Avenue, traffic to the Downtown Core will be managed by

means of traffic calming measures and routing. Connection: A foot and/or vehicle bridge will connect the Downtown Core to the site and offer a

vibrant waterfront walk to encourage use of this connection to and from the Downtown Core. The SAP accommodates options for small scale commercial water transport service within the Mamquam Blind Channel to enhance connections to the southern and central areas of the site and to the Downtown Core. The SAP also encourages kayaking, canoeing and other watercraft connections across the Mamquam Blind Channel by developing launching facilities at the southern harbour area and marinas.



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5.0 POLICY FRAMEWORK 5.1 GENERAL LAND USE The vision for the former Interfor mill site is to create a sustainable, comprehensively planned and compact residential neighbourhood that is physically and symbolically part of Downtown Squamish. The neighbourhood will be integrated into the Downtown fabric through careful design and the planning of a physical pedestrian connection to the Downtown Core “Gateway” with a significant proportion of the site allocated as public open space and enhancement of natural habitats. Convertible commercial and flex space at the southwest corner of the site allows for various land uses and is not intended to compete with the Downtown Core. Marine commercial and recreational related land uses further enhance the overall social and cultural vibrancy and economic prosperity of the Downtown. An innovative transportation approach ensures that redevelopment of the Waterfront Landing site proceeds in a sustainable manner. 5.1.1 Objectives The broad land use objectives are as follows:

a) To plan a compact community through diverse, residential development, recreational and local commercial amenities in close proximity to the Downtown Core.

b) To enhance the identity of Downtown Squamish as the social and economic “heart” of the community.

c) To preserve and enhance areas of unique character or environmental significance. d) To respect the surrounding natural environment through responsible storm water management,

foreshore protection measures, habitat preservation and enhancement, and the provision of generous amounts of landscaping.

e) To create strong links with the surrounding neighbourhoods and natural surroundings, particularly by encouraging sustainable forms of transportation.

f) To incorporate alternative development standards such as reduced road widths to create a safer and more intimate urban environment that is not auto-oriented.

g) To provide a range of housing opportunities for an economically and socially diverse population. h) To promote a unique and identifiable architectural vernacular that reflects the natural and historical

Squamish setting.







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Table 1: Land Use Distribution

Site Area Land Use / Unit Type Hectares Acres % Site Area *FAR **Unit Estimates

Ground-oriented Townhouses (some with flex or convertible space) 1.94 4.79 9.0% 1.00 95 Stacked Townhouses (4 storeys) 2.46 6.08 11.5% 1.30 210 ***Commercial / Choice of Use Building (3 storeys) with 2 or 3 levels of commercial 0.28 0.68 1.3% 1.40 25 Artisan Village 0.36 0.89 1.7% 1.00 25 Low-rise Apartments (4-storeys) 0.68 1.69 3.2% 1.90 135 Medium-rise Apartment (up to 8 Storeys) 2.85 7.03 13.2% 2.50 550 High-rise Apartment (up to 20 Storeys) 1.53 3.78 7.1% 2.60 325 Neighbourhood Amenity Building 0.21 0.52 1.0% 0.60 5 Subtotal 10.30 25.47 48.0% 1,365 *Not all parcels may achieve the FAR maximum outlined in the above table since FAR numbers are maximums only and may be parcel specific. **Up to a maximum of 1500 units. ***Refer to Section 5.4.5 for general illustration and basic configuration of the commercial/choice of use building.

Site Area Public Realm Hectares Acres % Site Area Public Waterfront Park 1.50 3.71 7.0% Public Play Field 0.46 1.13 2.1 Public Waterfront Walk 0.52 1.28 2.4% North Marina 0.80 1.99 3.7% Public Harbourfront 0.55 1.37 2.6% South Marina 0.60 1.49 2.8% Public Lagoon 2.07 5.11 9.6% Public Linkages 0.73 1.81 3.4% Public Road Right-of-Ways 3.79 9.37 17.7% Public Space over Private Lands (easements over private parcels) 0.14 0.35 0.7% Public Marina Plaza 0.05 0.11 0.2% Public Waterfront Plaza 0.10 0.26 0.5%

Subtotal 11.18 27.64 52%

Overall Total 21.5 53.1 Important:

All numbers in the above table are estimated maximums. The total 52% of the site dedicated as public realm, is made up of blue, green and grey spaces as follows:

19% of the total site area is blue space; 16% of the total site area is green space; 17.7% of the total site area is grey space;

5.1.2 General Policies The following policies apply to general land use:

a) Land use will be allocated in accordance with the Land Use Plan (Figure 3). b) Plan for a compact and diverse community design that incorporates a mix of housing types, local

services and amenities for a wide variety of residents. c) Design for safety by considering Crime Prevention through Environmental Design (CPTED)

principles the design of all public areas. d) Incorporate sustainable planning practices in site and building design.


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e) Pursue innovative and identifiable architecture f) The Owner will enter into a statutory building scheme for the entire development obligating that

future owner’s Development proposals will be reviewed by the Developer of each development parcel prior to submission to the District for Development Permit. The Developer will select a coordinating design architect to assist in the review of proposals. Drawing requirements will be consistent with those mandated by the District.

5.2 SUSTAINABILITY Intent The Waterfront Landing neighbourhood will be a neighbourhood that embraces the principles of Smart Growth on the Ground and other innovations in sustainable development. The policies in this Sub-Area Plan aim to achieve precedent setting standards of social, environmental and economic sustainability. 5.2.1 Objectives The sustainability objectives for the Waterfront Landing Neighbourhood are as follows:

a. To create a neighbourhood that is socially, environmentally and economically sustainable in order to meet the needs of the present without compromising the ability of future generations to meet their own needs.

b. To protect and enhance new and existing environmental features. c. To incorporate innovative green and sustainable planning, design, servicing and building

techniques. d. To provide housing and transportation choices that can improve community health. e. To enhance the unique identity of the Downtown. f. To set a new standard for sustainable neighborhood design in the District of Squamish.

5.2.2 Social Sustainability Policies The following policies apply to the social sustainability of the Waterfront Landing Neighbourhood:

a. Provide a variety of dwelling types, sizes and costs to accommodate a wide range of residents. b. Provide an affordable housing contribution to the District of Squamish and to provide affordable

housing on-site. c. Incorporate a variety of land uses including residential, commercial, light industrial, marine and open

space. d. Create a dynamic and interesting public realm to foster social interaction, gatherings, events,

activities, recreation and reflection. e. Provide a visual and physical link to the historic features of the site through preservation and use of

heritage artifacts and public realm design, as outlined in the Development Permit Area Guidelines under Landscape Components D: Heritage Artifacts.

f. Establish architectural and landscape design standards as per Figure 2, Illustrative Concept Plan, and the Landscape Components section of the Guidelines, that will contribute to enhancing the character and views from within the Neighbourhood and surrounding neighbourhoods.

g. Provide active and passive outdoor recreation opportunities and facilities for storage of recreation gear on site.



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h. Enhance the identity and vitality of the downtown by increasing the core population. 5.2.3 Environmental Sustainability Policies The following policies apply to the environmental sustainability of the Waterfront Landing Neighbourhood:

a. Protect and enhance environmental features in the Neighbourhood. b. Provide high quality terrestrial, riparian and marine habitat areas. c. Ensure an appropriate interface between private, public and natural areas. d. Limit human disturbance of environmentally sensitive areas. e. Establish, or participate in, an invasive species identification, removal and replacement program. f. Utilize native and non-native plant species that are well-suited to the regional climate and conditions

in all parks, private yards and other landscapes, where appropriate. g. Use landscape techniques that will reduce irrigation, harmful fertilizer, herbicide and pesticide use. h. Ensure all trees planted on site have adequate space and growing medium for healthy, long-term

growth. i. Incorporate innovative stormwater collection, infiltration, retention and treatment systems. j. Encourage a full recycling program for residential waste to promote the reduction of waste generated

by Waterfront Landing residents in order to minimize disposal in landfills. k. Provide water use guidelines that will ensure sustainable and efficient use of resources. l. Protect the ecological integrity and water quality of the Mamquam Blind Channel

5.2.4 Built Sustainability Policies The following policies apply to the built sustainability of the Waterfront Landing Neighbourhood:

a. Develop in accordance with District of Squamish approved Smart Growth on the Ground and other approved policies.

b. Incorporate leading edge green and sustainable building strategies, including elements of LEED and other green design strategies in the construction of all buildings in the Waterfront Landing neighbourhood.

c. Incorporate design and construction technology to maximize energy efficiency, water conservation and waste reduction.

d. Incorporate innovative technologies to utilize alternative clean energy options, and explore options where opportunities are present, for renewable sources such as geothermal, solar and wind.

e. Provide facilities in all buildings to accommodate a private or municipal recycling program. f. The Developer will work with the District to identify local waste depots, handlers and buyers for

glass, plastic, office paper, newspaper, cardboard and organic wastes (i.e.: composting) in order to establish a mutually equitable and cost-effective recycling and waste management program within the Neighbourhood.

g. Reuse or recycle site resources and materials in order to reduce waste during construction. h. Incorporate alternative development standards to minimize road widths and other hard infrastructure. i. Minimize impervious surfaces wherever possible.












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5.2.5 Economic Sustainability Policies The following policies apply to the economic sustainability of the Waterfront Landing Neighbourhood:

a. Provide a variety of dwelling types, sizes and costs to provide housing choice and affordability to a diverse section of the population.

b. Allow rental housing, secondary suites and other options to increase residential affordability. c. Incorporate alternative transportation options that will reduce reliance on the private automobile. d. Provide post-development employment opportunities within the Waterfront Landing neighbourhood. e. Incorporate compatible businesses and amenities on site that will draw people from or to the

Downtown Core over a pedestrian / cyclist bridge crossing at Pemberton Avenue (Laurelwood) and contribute to the revitalization of the Downtown Core. .

f. Ensure a compact or clustered development approach with a mix of uses to reduce servicing costs and long term infrastructure maintenance costs that would be incurred by the District.

g. Incorporate energy efficient design techniques where appropriate to reduce long term energy requirements of this neighbourhood.

h. Site preparation materials will be sourced locally, as much as possible. 5.3 RESIDENTIAL USES Intent A key component of a livable community is a diversity of dwelling types. The Waterfront Landing Neighbourhood will contain a variety of dwelling types, making this new neighbourhood accessible to a wide range of residents at varying income levels, ages and lifestyles. Adaptability and affordability are also important considerations for housing. The neighbourhood has an abundance of natural and built amenity features that enhance the recreational opportunities and general livability of the neighbourhood. 5.3.1 Objectives The following objectives provide the land use parameters for future residential development:

a) To provide housing in a variety of forms and densities to provide dwelling options for a wide range of people of different ages, incomes and lifestyles.

b) To incorporate sustainable planning principles to promote water conservation and energy efficiency for both infrastructure and building design.

c) To create an identifiable architectural character for the neighbourhood while minimizing impacts on views from within and the surrounding community.

d) To develop with consideration for market forces, housing demand and emerging trends. 5.3.2 Residential Policies: The following policies apply to the development of residential land uses outlined within the Plan:

a) The distribution of housing density will be generally consistent with the Illustrative Site Concept Plan in Figure 2 and the “Land use Distribution” table under Section 5.1.1 of this document;












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b) Building form, character and urban design elements of the neighbourhood will be consistent with the Development Area Permit Guidelines.

i) The neighbourhood will provide a variety of multi-family unit types, consistent with District approved Smart Growth on the Ground principles as shown on the Land Use Plan in Figure 3, and as outlined in Table 1 Land Use Distribution. .

c) Residential use will not exceed 1,500 units (approximately 1.5 million square feet of residential space).

d) Provide an amenity building for use by neighbourhood residents (uses may include flexible amenity space, a fitness centre, games room, services or other uses) that may include residential units above amenity uses.

e) Provide housing options that suit the needs of seniors and families with children by providing a variety of unit sizes and types and incorporating approaches such as those suggested by CMHC “Flex Housing” design guidelines.

f) Encourage zoning innovation to allow for the inclusion of: i) rentals, allowing secondary suites in townhouses or lock-off suites in apartments within the

neighbourhood; ii) adaptable units; iii) “choice-of-use” space permitted within the mixed-use area of the neighbourhood as shown in

Figure 3, Land Use Plan; and iv) Flexible townhouse units along the waterfront walk in the mixed-use area as shown in Figure 3,

Land Use Plan. g) An affordable housing strategy for the site will be prepared as a prerequisite to zoning approval,

including a contribution to the District of Squamish and to provide affordable housing on-site. h) Encourage implementation of sustainable planning principles such as green and sustainable

building approaches and measures to maximize energy efficiency and water conservation in all residential buildings. See also Development Permit Area Guidelines under Section 7.3 “Environmental Sustainability”.

i) Establish a unique architectural character that reflects traditional Squamish building forms and natural surroundings.

j) Situate high-rise apartment buildings in accordance with the Illustrative Concept Plan in Figure 2 (see inset), and in a manner that will minimize view impacts from the surrounding community. Exterior building treatment must include careful material selection in order to blend into the immediate setting. See also Development Permit Guidelines section 7.2.3 Scale and Massing.

Tower A – 12 Storeys

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5.4 MIXED-USE AREA Intent A mix of uses incorporated into the south-western portion of the neighbourhood provide local services, local neighbourhood scale commercial and compatible light industrial uses. The uses in the mixed-use area serve residents and visitors to the neighbourhood and are not intended to compete with downtown retailers. Activity-generating uses provide an identifiable destination for residents and visitors and contribute to the character of the neighbourhood. The industrial past of the site is reflected through preservation of select structures and historical artifacts. The uses in this area will evolve over time, providing a unique community amenity for residents and visitors. 5.4.1 Objectives The following commercial principles and objectives provide the land use parameters for a mixed-use area within the Waterfront Landing neighbourhood:

a) To create a “heart” for the neighbourhood and an identifiable destination for residents and visitors. b) To contribute toward the creation of a vibrant, compact and diversified neighbourhood. c) To provide local services and amenities accessible to local residents and visitors to the

neighbourhood.

5.4.2 General Policies

a) Create an identifiable focus for the neighbourhood b) Foster social interaction through the inclusion of neighbourhood services and activities. c) Provide a range of compatible neighbourhood-scale commercial and service uses within this area,

including but not limited to residential, local commercial, artisan village, marine-oriented light industrial and choice-of-use.

d) Non-residential uses in buildings will be oriented to the street and/or public realm (ie. Waterfront walk).

e) Promote active uses adjacent to the Mixed-Use area and along the public waterfront walk. 5.4.3 Artisan Village Policies

a) Provide flexible residential units along the waterfront walk as indicated on the Land Use Plan (Figure 3) that may accommodate artisan activity, display and sales, galleries, business offices, child care and other compatible neighbourhood-scale uses.

b) Non-residential uses within the flexible townhouse units will be carried out by the resident of that unit.

c) The ground level of three storey townhouses within the artisan village will have a 4.0 metre floor height to ensure that ground level uses remain flexible over the long-term. The below examples are provided to generally illustrate this basic configuration:




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5.4.4 Light Industrial Policies a) Provide opportunities for marine-oriented light industrial activity such as small boat building, repair

and maintenance in marinas within the mixed-use area. 5.4.5 Commercial Policies

a) Provide a level of local commercial and service uses in the mixed-use area to fulfill the day-to-day needs of residents.

b) Ensure that commercial activity in the mixed-use area will enhance the pedestrian oriented environment of the waterfront walk.

c) Provide opportunities for a restaurant or other destination-oriented commercial service in the mixed-use area as indicated on the Land Use Plan (Figure 2) and in accordance with the Waterfront Landing Development Permit Area Guidelines

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d) Provide outdoor seating areas for restaurants, pubs and cafes. e) Provide commercial or service uses on the ground floor of the Commercial/Choice of Use building. f) Upper storeys of the Commercial/Choice of Use building may include commercial, professional and

business office uses. Residential uses will only be permitted on the top floor of this building. g) All three levels in the Commercial/Choice of Use building will be designed with at least a 4.0 metre

floor height to preserve the opportunity for flexibility and easy conversion between uses. The below examples are provided to generally illustrate the basic configuration of the Commercial/Choice of Use building only:

5.5 OPEN SPACE Intent The open space concept illustrates the significant features and spaces in the neighbourhood that will be dedicated to both environmental enhancement and recreational opportunities. The neighbourhood will provide opportunities for active and passive recreation, while protecting and enhancing fish and wildlife habitat. Environmental features such as a constructed lagoon, naturalized park, and a one-acre play field contribute high quality amenity features in the midst of central Squamish. Overall, approximately 35% of the site is dedicated to green and blue space. This innovative approach to the integration of habitat enhancement and publicly accessible recreational spaces in the neighbourhood design is a key factor in creating a livable residential neighbourhood. 5.5.1 Objectives The broad objectives for Open space are as follows:

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a) To incorporate a multi-use trail system that will:

i) Promote pedestrian and cyclist activity; ii) Link the Waterfront Landing neighbourhood to the Downtown Core and the greater Squamish

trail network; and iii) Ensure public access to the waterfront areas and park spaces.

b) To provide a contiguous waterfront walkway along the Mamquam Blind Channel and a majority of the lagoon edge to create a public waterfront.

c) To ensure opportunities for active and passive activity within the public realm. d) To enhance existing and create new waterfront areas. e) To establish marine recreational opportunities, such as a lagoon, public harbour, marine vessel

moorage and access for kayaks, canoes and other vessels. f) To respect the aspirations of the District, DFO, NWPD, and Squamish Nation to ensure that all

habitat and new foreshore areas are appropriately enhanced, protected and maintained as part of the open space network.

5.5.2 Lagoon Policies

a) Create a publicly accessible lagoon feature of approximately ±5.1 acres in size as a habitat enhancement area which will allow for limited recreational use and passage to canoes and kayaks.

b) Provide lookout points at appropriate locations along the lagoon edge. c) Provide launching facilities for recreational marine vessels such as kayaks and canoes. d) Provide methods of access to the Mamquam Blind Channel from the lagoon and from the Channel to

the lagoon for recreational marine vessels that considers daily and seasonal fluctuation in tides. e) Ensure appropriate landscape design to buffer lagoon riparian habitat as generally indicated on the

Habitat Enhancement Plan in Figure 6 and outlined in the Development Permit Area Guidelines. 5.5.3 Public Open Space and Trails Policies The policies in this section apply to public open space and trails:

a) Provide open space and trail features within the neighbourhood as generally identified on the Open space Plan in Figure 7.

b) In accordance with the park dedication requirements stipulated in the Local Government Act, the following features will be provided:

i) Park space at the northwest corner of the Waterfront Landing neighbourhood as a publicly accessible park of approximately 3.9 acres. The park will be in the form of a natural recreational amenity;

ii) A public play field of approximately one-acre will be provided adjacent to the amenity building to provide flexible open space for various recreational activities, as indicated on the Illustrative Site Concept Plan (Figure 2).

iii) A multi-use trail network to accommodate bike paths and pedestrian trails as generally indicated on the Circulation Plan in Figure 10.










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iv) A contiguous publicly accessible waterfront walk along the west edge of the subject site, adjacent to the Mamquam Blind Channel, as generally indicated on the Circulation Plan in Figure 10.

c) Provide appropriate trail head signage, signs for wayfinding and interpretive educational signs where appropriate.

d) Install interpretive educational signs to describe elements such as historic uses and features associated with the site, ecosystem function and native species of flora and fauna.

e) The trail system will provide lookout points and seating areas along the edge of the Mamquam Blind Channel and lagoon edge, to create passive recreation and enjoyment areas.

f) Provide opportunities for active and passive recreational activities where possible. g) Create a public space along the waterfront walk, as generally indicated on the Illustrative Site

Concept Plan (Figure 2), to provide a physical and visual link to the lagoon. h) Provide a play structure in the naturalized park, as generally indicated on the Illustrative Concept

Plan in Figure 2. i) Encourage the design of unique play spaces and structures that reflect the natural surroundings and

industrial heritage of the site. j) Facilitate integration of land-based and marine activities by providing marine vessel moorage and

access for kayaks, canoes and other vessels at appropriate locations along the trail network. 5.5.4 Public Waterfront Walk Policies In addition to the policies for open space and trails, the following policies apply to the waterfront walk:

a) Provide a public waterfront walk as generally illustrated on the Illustrative Site Concept Plan in Figure 2.

b) The waterfront walk, associated lookouts and plazas will be accessible to the public. c) The waterfront walk will be linked to the pedestrian and cycling trail network. d) The waterfront walk will establish a strong visual and physical relationship to the Mamquam Blind

Channel. 5.5.5 Landscape Policies The policies in this section apply to the landscape:

a) Establish a plant palette that is complementary to the region by using a combination of native and

non-native plants. b) Eliminate or remove noxious or invasive species from natural areas as appropriate. c) Sufficient usable soil volumes and configurations will be established for street trees. d) Landscape details for paving, walls, and utilities must accommodate for the long-term growth of tree

roots and crown, trunk flare and trunk enlargement. e) Define the palette of site furniture and lighting that will unify the development. f) A hierarchy of landscapes will be established that will range from naturalized areas, such as a

lagoon and park, to more urban spaces, such as the waterfront walk and harbour.










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5.6 ENVIRONMENT & HABITAT Intent The Waterfront Landing neighbourhood currently contains a number of areas which are environmentally sensitive:

a) the Mamquam Blind Channel shoreline; b) the northwest portion proposed as a public waterfront park; c) the small wetland area; and d) the steep rocky bluff.

These areas provide significant opportunity for habitat enhancement, which benefits ecological function on the site and provide valuable natural areas for the enjoyment and education of local residents. As part of the reclamation of this brownfield site, the plan includes the creation of a lagoon with 5.1 acres of aquatic habitat and riparian areas. Enhancement of the foreshore adjacent to the MBC by creating vegetated ecopockets and intertidal marsh benches in the riprap banks significantly increases the fish habitat value of the area. These enhancement activities will result in the Waterfront Landing project meeting or exceeding the “no net loss” principle of DFO’s Policy for the Management of Fish Habitat (1986). 5.6.1 Objectives The broad objectives for environment and habitat are as follows:

a) To recognize existing natural environmental features, wildlife habitat and riparian areas. b) To create a habitat enhancement strategy that will involve the protection, preservation, and

enhancement of the natural environment including shorelines, riparian areas, public park, a play field, a lagoon, ephemeral stream, and wetlands.

c) To limit human disturbance of natural areas while incorporating appropriate recreational activities. d) To offer educational opportunities associated with the various habitat areas and environmental

features on site. 5.6.2 Environment and Habitat Policies The policies in this section are established to protect, preserve and enhance the natural environment of the site and are in general accordance with the Habitat Enhancement Plan in Figure 6.

a) Development will not occur on lands with steep slopes (i.e.: steep slopes at the southeastern end of the site).

b) The Neighbourhood will be developed in a manner that respects and enhances the site’s environmental features, wildlife habitat and riparian areas.

c) Protect or enhance existing riparian habitat, in accordance with the Habitat Enhancement Concept Plan (Figure 6).










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d) Maintain a riparian setback along the Mamquam Blind Channel, as well as existing and new habitat areas.

e) Maintain the steep rocky bluff at the south east corner of the site as an environmental feature and habitat setback area.

f) Create new riparian habitat areas along the neighbourhood shorelines including the lagoon, the intertidal marsh habitat surrounding the lagoon, and along the Mamquam Blind Channel.

g) Provide shoreline enhancement along the Mamquam Blind Channel that offers diverse habitat for a range of plant, aquatic and animal species through use of riprap to create marsh benches and riparian ecopockets of varying sizes.

h) Minimize the disturbance of environmentally sensitive land by directing development to other areas or providing habitat enhancement and/or compensation.

i) All new development must correspond satisfactorily with the environmental resources identified on the Habitat Enhancement Plan, in addition to any Municipal, Provincial, or Federal regulations.

j) All works must be carried out in consideration of sensitivity periods for all fish, wildlife and their habitats in accordance with established provincial regulatory guidelines.

k) Provide signs or interpretive elements to describe the ecosystems, habitat areas and range of plant and animal species that may be found in the neighbourhood.

5.7 TRANSPORTATION Intent The Waterfront Landing neighbourhood is planned to embrace Smart Growth on the Ground principles in creating a compact and walkable urban environment. It will be within reasonable walking distance of the Downtown Core with its everyday facilities such as shops, services, employment, education and community uses. More generally, the application of Smart Growth principles including alternative design standards will result in a balanced transportation system that minimizes distances to local destinations, fosters increased use of walking, cycling and transit and at the same time minimizes private auto use. 5.7.1 Objectives The following objectives provide direction for establishment of the street network for vehicular / transit routes, site access and pedestrian and cycling routes within the neighbourhood:

a) To provide access to and from the Neighbourhood for pedestrians, cyclists, vehicles and boaters

through an integrated street and trail system and provision of moorage facilities. b) To ensure the Neighbourhood provides transportation choice that enhances both lifestyle and

recreational opportunities as well as fostering social inclusion. c) To establish a network of trails and pathways that provide access to the waterfront, Downtown Core,

Highway 99, the Stawamus Chief, residential neighbourhoods east of Highway 99 and the broader regional trail network in Greater Squamish.

d) To minimize private automobile use through implementation of Smart Growth on the Ground principles; appropriate parking standards; pedestrian and cycle connections; access to transit; and a mix and density of land-uses.





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5.7.2 Walking and Cycling Policies: The following transportation policies apply to walking and cycling in the Waterfront Landing neighbourhood:

a) The neighbourhood will provide a permeable and legible network of streets and pathways (including trails and sidewalks) to allow for a variety of route choices for pedestrians and cyclists.

b) Trails within the neighbourhood will link to: i) The broader regional trail network in Greater Squamish; and ii) Community amenities internal to the neighbourhood, such as functional linkages between

recreation areas, residential areas, and parking areas. c) The streets within the Waterfront Landing Plan will be of a scale that creates an attractive and

inviting pedestrian realm. d) The neighbourhood will provide a safe and comfortable walking environment on all residential

streets. e) Sidewalks and pathways will be designed to comfortably accommodate all intended users. f) Surface treatments should reflect their intended function and location in the neighbourhood and in

particular to emphasize that it is a pedestrian-orientated community. g) A safe routes to school plan will be developed that includes walking, cycling and transit . h) Sidewalks and crosswalks will be designed to prioritize pedestrian movements and act as a traffic

calming feature. i) Encourage the use of design details to enhance the pedestrian realm, improve safety and positively

impact stormwater systems. j) Curb extensions are planned at intersections as an integral part of the on-site parking design, and

this will help to reduce the pavement crossing distances for pedestrians and improve visibility for them as they cross.

k) The bike strategy for the Waterfront Landing will cater to cyclists of different age groups and abilities, and this will be reflected in the planned routes.

l) The planned bike route network for the neighbourhood will connect with existing and planned routes in the Downtown Core via a crossing of the Mamquam Blind Channel, most likely at Pemberton Avenue, to routes going north to Garibaldi Highlands and Brackendale, while helping to facilitate a route connection between the Downtown Core and the Valleycliffe neighbourhood to the east.

m) Dedicated bike lanes will be provided on any connector roads built on site (e.g. Laurelwood). n) Bike-friendly facilities (such as bike racks) will be provided in public use areas, adjacent to

commercial areas, in all residential buildings and parking lots. 5.7.3 Public Transit Policies: The following transportation policies apply to the introduction of public transit within the neighbourhood:

a) Work with BC Transit to ensure that the Waterfront Landing neighbourhood is well served by transit which is an essential component to achieving the sustainability objective of reducing dependency on the private automobile.

b) The Developer will work with the District and B.C. Transit to establish transit access to the Neighbourhood.









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c) Design of the Laurelwood Connector road, if built, will include bus waiting facilities and crosswalks. d) Ensure all neighbourhood residences are within a five-minute walk (±450 metres) of a transit stop

whether the MBC crossing is at Pemberton Avenue and/or Westminster Street. e) Allow within the internal street design the ability to accommodate a small community shuttle bus that

can, in particular, meet the needs of the mobility impaired. f) Encourage opportunities for sustainable transportation options such as car-pooling, car sharing and

other innovative options. 5.7.4 Access and Circulation Policies: The following transportation policies apply to access and circulation:

a) Development standards consistent with the District’s approved SGOG planning principles will be applied, specifically in the design and construction of streets.

b) The internal transportation system will be designed to comfortably and safely accommodate pedestrian, cyclist and vehicle movements.

c) Site access and off-site road system will be upgraded where necessary to accommodate the build-out of the neighbourhood.

d) Site design objectives will minimize travel lane widths, reduce street crossing distances and vehicle speeds, provide sidewalks on both sides of street and provide pedestrian scale lighting.

e) Encourage use of traffic calming devices in roadway construction such as raised crosswalks and curb bump-outs to enhance pedestrian safety and contribute to the walkability of the neighbourhood.

f) Ensure that the public waterfront walk and trail system is connected to the Downtown Core area via the Gateway District.

g) Provide opportunities for sustainable forms of transportation, such as pedestrian/bicycle trails, marine vessel moorage facilities, and access to kayaks and canoes.

h) Provide safe and direct access points to the neighbourhood that permit efficient circulation of vehicles and adequate emergency vehicle access.

i) Undertake measures to mitigate traffic impacts if issues are identified. 5.7.5 Marine Transportation Policies: The following policies apply to the establishment of marine transportation:

a) Encourage active use of the Mamquam Blind Channel for transportation between the Waterfront Landing neighbourhood and the Downtown Core.

b) Facilitate marine transportation opportunities within the Mamquam Blind Channel through creation of a landing facility for water vessels such as a commercial water vessel, kayaks, canoes and rowboats.

c) All marine related transportation will be accessible by pedestrians and/or cyclists via trail linkages.







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5.7.6 Parking Policies: The following transportation policies apply to parking:

a) Provide vehicular and bicycle parking areas as specified in the Waterfront Landing Comprehensive Development (CD) zoning bylaw.

b) Limit surface parking for residential buildings as much as possible; visually screen all above-ground residential parking whenever possible.

c) Discourage front and side yard parking for residential buildings as much as possible. d) Follow CPTED principles for the design of all parking areas, ensuring adequate lighting and other

safety measures. e) Limit the amount of surface parking in the mixed-use area to required levels. f) Parking levels will be consistent with accessibility of the site by walking, cycling and transit, and with

the overriding objectives to reduce auto use.

5.7.7 Transportation Infrastructure and Sequencing Policies: The following policies apply to transportation infrastructure and sequencing: Vehicular access to the Waterfront Landing neighbourhood will be from Clark Drive where a new overpass will cross the CN Rail corridor.

a) There are two planned access points from Laurelwood Road to serve the Waterfront Landing site and these will be minor access stop controls with left turn lanes on Laurelwood Road. Should the Pemberton Avenue road bridge not be constructed, then general vehicular access will be concentrated at the southern Neighbourhood access point, where a roundabout will be introduced, and this will be supplemented with an emergency vehicle only route at the northern access.

b) The CN overpass connection to Laurelwood Road should be adaptable, in order to provide access to the Squamish Nation lands to the south of the Waterfront Landing site by the formation of a ‘T’ intersection to the west of the Highway 99 / Clark Drive intersection.

c) Streets within the Waterfront Landing site are planned to be designed to the operational minimum, and will form part of the traffic calming features. Internal intersections will have 3-way or 4-way stop sign control to assist in moderating vehicle speeds.

5.7.8 Pemberton Avenue (Laurelwood) Bridge Crossing Policies: The following policies apply to a Pemberton Avenue (Laurelwood) bridge crossing parallel to the CN Rail crossing:

a) At a minimum, a pedestrian/cyclist bridge connection will be provided to establish a connection between the Neighbourhood and the Downtown Core as an essential element of this project, while at the same time improving access for the Valleycliffe neighbourhood.










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b) Should the bridge crossing include vehicular movements, then priority measures will be introduced on the bridge for pedestrian/cyclist movement to ensure safety and convenience, and bike lanes will be introduced along Laurelwood Road.

c) Should the bridge be for pedestrians/cyclists only, then Laurelwood Road will become a wide pedestrian and cycle route up to the southern access point to the site, and which will be overlooked by the Neighbourhood’s buildings (i.e. providing “eyes on the street”).

d) On the west and east sides of the Mamquam Blind Channel, the bridge’s pedestrian and cycle connections will be integrated into the Squamish Strategic Trail Network, including the new routes planned within the Neighbourhood.

5.7.9 Transportation Costs and Funding The District has undertaken a study to determine bridge crossing locations across the Mamquam Blind Channel including a road network that will connect Highway 99 with Downtown Squamish. Establishment of future bridge crossings will involve some upgrades to existing road infrastructure to accommodate a potential vehicular crossing to connect to Westminster Street south of the site, and/or a pedestrian footbridge with/without a vehicular crossing at Pemberton Avenue (Laurelwood) parallel to the CN Rail crossing at the north end of the site. The Waterfront Landing project does not require this future bridge connection in order to effectively and completely develop this site for vehicular access. Some improvements to local roads and a new access into the site will be required, however, the costs attributable to the Waterfront Landing project cannot be negotiated and finalized until an approved scope of the work has been defined through the completion of the route study. 5.8 PHASING The following policies apply to the phasing of construction of the Neighbourhood’s public and private lands:

a) Development of both private development parcels and the public realm must adhere to the Construction Phasing Plan, Figure 15.

b) Public realm improvements will be phased concurrently with private development parcels as per the Construction Phasing Plan, Figure 15.

c) Sequencing and timing of construction of public realm improvements will be addressed prior to rezoning of the site.

5.9 ZONING APPROACH Rezoning of the site to Comprehensive Development (CD) Zone will entail accommodating up to 1,500 units (approximately 1.5 million square feet), depending on unit sizes, with convertible and commercial flex-space upon approval by Council. Rezoning will be issued in accordance with this SAP.













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6.0 SERVICING STRATEGY 6.1 GENERAL INTENT Due to the location of the site in relation to the Downtown Core, where sewer, water, and utility infrastructure are in close proximity, and its vicinity to the Mamquam Blind Channel, the following servicing strategies outline how the site can adequately satisfy the future servicing requirements of the neighbourhood. The municipal capacity for providing water and sewer servicing will be taken into consideration in the final designs. Upgrading to the sewer and water systems will be required as part of site development. A more detailed site servicing summary, analysis, and capital cost estimate will be prepared once the District has completed their final review and analysis of the Downtown infrastructure capacity in order to address off-site sewer and water infrastructure upgrades. Further, it is intended that the funding strategy is to provide a schedule of off-site works that are self funded, so as not to burden the District with costs associated with servicing for this development. 6.1.1 General Objectives Fundamental to all new servicing works for the Waterfront Landing development, is the achievement of the following objectives:

a) To create a green and sustainable neighbourhood; b) To implement servicing design philosophies that incorporate Smart Growth on the Ground strategies

and apply Best Management Practices, where appropriate, with respect to: i) roads; ii) stormwater management; iii) water supply; iv) sewage collection; and v) the provision of shallow utilities.

c) To provide a strategy for implementing sustainable infrastructure development on the site prior to 4th Reading, including water use guidelines and other appropriate LEED practices.

6.2 WATER The proposed development site is located in the Squamish River Pressure Zone, of the District of Squamish’s municipal water system. Water System Analysis A detailed water network analysis has been undertaken by the District’s consultant Kerr Wood Leidal (KWL). A copy of their Technical Memorandum is appended to the SAP – see Technical Memorandum – Former Interfor Site Development Water Servicing Study – Dated December 16, 2005. 6.2.1 General Objectives




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Within the context of the KWL Report, the following objectives provide the framework for water services:

a) To fund improvements throughout the Squamish River Pressure Zone in response to the significant growth in this area of the community.

b) To fund an appropriate share of the infrastructure improvements (new mains, new water well field and related supply works) required to accommodate the needs of Waterfront Landing, within the overall planned growth of Squamish.

c) To meet the MDD demand of 21.1 L/sec anticipated by the Waterfront Landing development. 6.2.2 General Policies The following water system servicing policies apply:

a) An existing 250mm water line beneath the Mamquam Blind Channel, which currently supplies water to the site, will remain in place and be augmented by two new 300mm watermain upgrades connecting to the east and north side of the Site to an existing 300mm municipal water trunk main; and

b) This proposed water system will be capable of meeting the Development’s ultimate domestic and fire protection needs.

6.2.3 Firefighting Infrastructure Policies The following water service for firefighting policies apply:

a) Retention of : i) the two existing firefighting water pumps as an interim fire fighting system for the site; and ii) buildings as an historical artifact for display and inclusion in the Community Arts component of

the Waterfront Landing amenity package.

Note: Water for firefighting is currently supplied by two pumps, one propane and one diesel motor driven, capable of supplying approximately 221 L/sec (3,500 USgpm) at 690 kPa (100 psi) pressure with salt water from the Mamquam Blind Channel.

b) To ensure an appropriate level of fire protection, all buildings in the Waterfront Landing

Neighbourhood, including commercial and common/amenity buildings, will be constructed to a residential Fire Flow designation of 90 Litres/second.

6.2.4 Construction and Funding Strategy Policies The following water service construction and funding strategy policies apply:

a) The construction of improvements recommended in the KWL report will allow the municipal system to deliver approximately 505 L/sec of MDD, which is a 294 L/sec increase from the current system demands of 211 L/sec.


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b) The Developer will contribute an appropriate share (21.1 L/sec / 294 L/sec) towards the District’s Capital Works Plan (particularly as a contribution towards a new well in the Mamquam/Mashiter Creek well field). This will allow the District to schedule the construction of the works as required to keep pace with the future development within the entire zone.

6.3 SANITARY SEWER The proposed development site currently has sanitary sewage servicing by an on-site sanitary lift station that collects sewage from the existing buildings (sized to service the needs of the Interfor mill). This station pumps the flows via a 75mm diameter force main, out of the site at Mill Road, and then discharges into an existing manhole on the east side of Highway 99. This manhole is on a main that is part of the District’s existing gravity collection system, and the main discharges into the nearby Scott Crescent Pump station, CI and from there to the District’s Waste Water Treatment Plant (WWTP). The District recently completed upgrades to the WWTP and it is now nominally rated for an ADWF of 208 L/s corresponding to a total population equivalency of 51,300. Sanitary System Analysis A detailed sanitary sewer system analysis has been undertaken by the District’s consultant Kerr Wood Leidal (KWL). A copy of their technical memorandum is appended to the SAP – see Technical Memorandum – Former Interfor Site Development Sanitary Sewer Servicing Study – Dated December 18, 2005. 6.3.1 General Objectives The following objectives provide the framework for the sanitary sewer services:

a) To provide for future sanitary sewer upgrades to address future loads from growth planned for the Downtown portion of the South Squamish Catchment Area, the Central Pumpstation (C11) which services this area, and its’ transmission capabilities, which will soon be inadequate for the anticipated loads; and

b) To provide for future major capital expenditures to fund the required upgrades. Note: As the Waterfront Landing development is a significant addition to the District’s sanitary sewer system, the servicing concept reviewed improvements for the entire South Squamish Sanitary Catchment Area. Sanitary Servicing Concepts Two servicing concepts were developed to manage sanitary sewage from the proposed development and the South Squamish Catchment area as a whole;

Option 1: Expand the Existing Transmission System; and Option 2: Build a new East Side System.








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6.3.2 Option 1 - Expand the Existing Transmission System The following sanitary servicing strategy would be required for Option 1:

a) Upgrade the Central Pumpstation (C11), b) Twin the existing forcemain to the Queens Way Pumpstation (M13), c) Significant upgrades to M13, and d) Twinning of the forcemain to the Mamquam WWTP.

6.3.3 Option 2 – Build a New East Side System The following sanitary servicing policies apply to Option 2:

a) This servicing concept will intercept/re-direct all Waterfront Landing and Valleycliffe flows (approx. 96.9 L/s that would have flowed to C11) directly to the existing Mamquam WWTP. Flows would be collected and pumped from a new pumpstation near the existing Scott Crescent Pumpstation (C1), through a new forcemain northwards along Loggers Lane, under Highway 99 at Centennial and across the Mamquam River into the WWTP; and

b) This option will be funded by utilizing redirected DCC project funding from potentially redundant projects originally envisioned and listed in the DCC Bylaw, Latecomer Agreements and Developer contributions.

KWL’s report recommends Option 2 as the preferred choice. Construction of a new East Side System, as proposed for Option 2, will result in freeing up a significant amount of capacity at the Central Pumpstation (C11). The preferred system (Option 2 ) will result in a longer life for the existing C11 pumpstation, lower District capital expenditures and long term benefits for effectively and efficiently servicing the future development properties north of Scott Crescent and east of Loggers Lane. 6.3.4 Construction and Funding Strategy The following sanitary service construction and funding strategy policies apply:

a) Through negotiations, the Developer will provide upfront funding for construction of the works required by the preferred Option 2 – East Side System.

c) Based on the KWL report: i) the total estimated flow to ultimately be handled by the new Scott Crescent Pump Station will

be approximately 225 L/sec. ii) The ultimate PWWF from the development site is calculated by KWL to be 40.2 L/sec, or

17.9% of the total flow to be handled by this new East Side System. iii) The Developer proposes to contribute an appropriate share (40.2 L/sec / 225 L/sec) which the

Developer is responsible for as his fiscal contribution to this new system. d) Through negotiations, methods of repayment to the Developer of future funds from potential

Latecomers Agreements, or directly from the Developer and other future appropriate mechanisms will be determined.




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6.4 DRAINAGE 6.4.1 Objectives: The following objectives provide the parameters for managing on-site drainage in order to provide environmental enhancement and protection of fish habitat both within the site and in the tidal water surrounding the development site:

a) To incorporate Smart Growth on the Ground Principles; b) To incorporate Sustainable Design Principles; and c) To Incorporate the Best Management Practices (BMPs), where appropriate, within the context of the

above principles

6.4.2 General Policies: The following general drainage policies apply:

a) Reduce the area of impervious area and maximize the area of pervious area for sustainable storm water management strategy;

b) Allow for groundwater recharge from the storm sewer system; c) Minimize stormwater flow impact on downstream watercourses; d) Preserve or improve water quality e) Provide preliminary overall stormwater management plan design criteria which will meet:

i) District of Squamish's Subdivision and Development Control Bylaw No. 1767, 2003 requirements,

ii) Detention requirements to limit peak flows and release them at pre-development levels for 2-year event to mitigate environmental impacts, and 10-year and 100-year event for drainage flood control; and

iii) DFO criteria for capture of 6-month/24 hour post development volumes from impervious areas. 6.4.3 Stormwater Management Objectives: The following general stormwater management objectives provide the framework for the preliminary stormwater management plan:

a) To analyze the major and minor drainage systems draining into and from the proposed development site;

b) To use SWMM continuous storm water modeling to determine pre and post development stormwater peak flow at various design criteria return periods;

c) To recommend sizes for the storm control facilities (if any) and storm sewers; and d) To review Best Management Practices (BMPs) techniques, where appropriate, for stormwater

management in order to meet both District and DFO guidelines for volume capture. These techniques include exfiltration or detention facilities to collect road runoff collected in the catch basins.












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6.4.4 Stormwater Management Plan On-Lot Systems Policies The following stormwater management plan on-lot systems policies apply:

a) The Developer of the individual lots / parcels will meet the design criteria and the Smart Growth on the Ground and Sustainability Design Principles outlined above;

b) The installation of the most suitable Best Management Practices (BMPs) will be required to infiltrate the 6-month/24-hour storm event runoff from the impervious surfaces such as the building and driveway;

c) Many of the lots should be graded either towards the tidal waters of the Mamquam Blind Channel or the proposed lagoon in the center of the proposed development and the on-lot BMP system should drain directly into the tidal body;

d) The lots adjacent to Laurelwood Road will have storm sewer service connections for the storm water runoff overflow from the lot's BMP system; and

e) The lots north of the steep rocky bluff to the south should drain the overflow from the on-site BMP system into the ephemeral watercourse that drains to the south entrance of the proposed lagoon.

6.4.5 Stormwater Management Plan Roadway Systems Policies The following stormwater management plan roadway systems policies apply:

a) Stormwater runoff from the roadway and sidewalks will be collected in catch basins which flow into exfiltration or detention facilities under the boulevard and sidewalk, with an overflow connection into a storm sewer system;

b) The exfiltration or detention facilities will be designed to capture and infiltrate stormwater from the impervious areas for the 6-month/24-hour storm event. Alternatively, capture of the 1:6-month runoff can be provided by exfiltration or detention facilities at the proposed storm sewer outlets.

6.4.6 Stormwater Management Plan Infiltration Systems Policies The following stormwater management plan infiltration systems policies apply:

a) In consideration of the existing soil conditions which provide for excellent infiltration, stormwater will be managed by way of infiltration systems on-site; and

b) Site grading will require fill areas on-site and further infiltration tests during construction to verify the infiltration rates used in storm water design.

6.4.7 Stormwater Management Plan Off-site Laurelwood Road Policies The following stormwater management plan policies for off-site Laurelwood Road apply:








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a) Provide a storm sewer for off-site Laurelwood Road that drains into the Mamquam Blind Channel; and

b) Provide a small on-site tributary area at the Road B intersection that would drain into the Laurelwood Road storm sewer.

6.4.8 Stormwater Management Plan On-Site Storm Sewer Systems Policies The following stormwater management plan on-site storm sewer systems policies apply:

a) On-site storm sewer design will be divided so that they can be independently operated during the phasing of the development;

b) There will be three storm sewer outfalls; c) The runoff from Road C will drain into the Best Management Practices (BMP) facilities in the right of

way and during the larger storm events the stormwater will drain into the south side of the proposed lagoon;

d) The runoff from Road B, on the 'island', will drain into the BMP facilities in the right of way and during the larger storm events the stormwater will drain into the north side of the proposed lagoon at the proposed pedestrian bridge;

e) The third storm sewer outfall will be for the drainage of Road B, east of the 'island', which will drain into the BMP facilities in the right of way and during the larger storm events the stormwater will drain into the existing wetland at the north entrance to the proposed lagoon;

f) The stormwater management plan design will capture and infiltrate runoff from the proposed development 1:6-month 24-hour design storm event and will reduce the runoff from the 1:10-year and 1:100-year 24-hour design storm event to less than pre-development levels;

g) The storm sewer conveyance system design will convey the peak stormwater flows for the 1:10-year and 1:100-year design storm events while protecting property and life, meeting the District design criteria; and

h) Smart Growth on the Ground and Sustainability Design Principles implementation both on-site and within the road right of way will result in stormwater volume reduction and water quality.

6.5 UTILITIES 6.5.1 Utilities Policies The following policies apply to utilities:

a) Power utilities currently provided to the site as part of the former sawmill operation infrastructure will be retained and upgraded as required; and

b) Gas is currently available to the site and in close proximity and will be utilized or upgraded as required.

References: - Confirmation letter from BC Hydro dated March 2, 2006 - Confirmation letter from Telus dated June 19, 2006 - Confirmation letter from Shaw dated June 6, 2006



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7.0 DEVELOPMENT PERMIT AREA NUMBER 10: WATERFRONT LANDING GUIDELINES

Application and Intent: Section 919.1 of the Local Government Act (LGA) authorizes the establishment of Development Permit Areas in which Council must issue a development permit prior to the subdivision of land, the construction or alteration of a structure, or the alteration of land. The Development Permit Area No. 10 Guidelines form part of the Waterfront Landing SAP and establish criteria to be applied in the design and approval of new development. The Guidelines are intended to give Council greater control over the form and character of developments in the affected areas beyond the provisions of the Zoning Bylaw and the Subdivision Bylaw. It is the intent of these Guidelines to support the Waterfront Landing SAP by enhancing the special character of this comprehensively planned neighbourhood, its distinctive qualities and opportunities to develop a cohesive, diversified and compact community. Designation: Development Permit Area No. 10 Waterfront Landing is established to regulate form and character of multi-family, commercial, mixed use, marine, and open space development within the Waterfront Landing neighbourhood pursuant to Section 919.1 of the Local Government Act (LGA). Development Permit Area No. 10 Waterfront Landing apply to all lands identified on the Land Use Plan in Figure 3 of this SAP or designated on Schedule G (Development Permit Areas) of the District of Squamish Official Community Plan. Justification: Development policies for the Waterfront Landing neighbourhood are aimed at creating a high-amenity community focused around the neighbourhood amenity area, lagoon feature, public waterfront park, and throughout the whole neighbourhood by way of a complete trail network linking together all site amenities. Waterfront Landing’s mix of uses and users and its unique attributes which contribute toward establishing the Downtown as a place where people can live, socialize, learn, play, shop and work, requires particular attention to creating continuity in development throughout the entire community. Implementation of Development Permit Area Guidelines will help support the Waterfront Landing Sub Area Plan and the evolution of the area’s physical form by providing guidelines for consideration of development applications. Exemptions: A development permit will be required for all development except.

construction within a building including interior renovations; addition of a balcony, deck or patio not exceeding an area of 5.0 square metres;









Deleted: The Waterfront Landing Development Permit Area Guidelines has been prepared collaboratively by Hotson Bakker Boniface Haden Architects + Urbanistes and Kim Perry & Associates Landscape Architects in consultation with the District of Squamish on behalf of Pridham Development Inc.. ¶¶DISTRICT OF SQUAMISH¶¶SCHEDULE “A” to¶¶District of Squamish Official Community Plan No. 1536, 1998¶¶

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replacement of a roof with the same or similar style and building materials; underground service connections; addition of (HVAC) rooftop equipment; replacement of building exterior finishes using the same or similar colour scheme; replacement of sign faces with no change in the location, size or type of signage; utility buildings (i.e. pump stations, electrical and telephone kiosks) not exceeding an area of 200

square metres; accessory buildings not exceeding an area of 5.0 square metres; building additions which are not visible from an existing road or adjacent residential development as

determined by the Director of Planning; and interpretive signage providing general or tourist information and located on municipal owned

property, other publicly owned property or any road right-of-way.

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Waterfront Landing Sub Area PlanMarch 22, 2007

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Development Permit Area Guidelines

Waterfront Landing, in downtown Squamish, has been con-ceived as a complete, compact community based on principles of sustainability and recent initiatives of Squamish Smart Growth on the Ground. The guidelines are a compilation of development guidelines intended to set a direction for achieving sustainability as well as the desired design intent for the overall community. Certain guidelines and criteria are mandatory to ensure that com-munity objectives are being met. Others are discretionary and a degree of flexibility is inherent in their interpretation. The Guide-lines will create the framework for review of any development on the site.

This document is divided into sections covering three key compo-nents of the planning and design of the Waterfront Landing site:

• Public Realm Guidelines direct the design of all public open spaces in terms of landscape character, land-scape design elements and sustainable design. The guidelines will create a unified character for the public realm;

• Building Guidelines provide direction for the form and character of all building development on the site. They deal with use and activity, building form, architectural expression and residential livability;

• Sustainability Guidelines refer to the overall intention of the guidelines. They are based on Smart Growth principles as well as general “sustainable” building approaches. Together, these guidelines underscore the importance developing the Waterfront Landing neighbourhood as a model community with a high-level of environmental performance.


The intent of the public realm guidelines for Waterfront Landing

is to establish a consistent theme and level of design quality

throughout the outdoor spaces for the project. To realize this

intent, the following items relating to the project have been

established in order:

• to define the landscape character for the project.

• to identify the special landscape areas, such as the

habitat enhancement areas and the trail network.

• to establish a link between the public and private realms.

• to outline the landscape components of the project.

• to reinforce a sustainable and green approach to the

design of the project.

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7.1 Public Realm Area Guidelines

7.1.1 Landscape Character

The landscape character of Waterfront Landing must complement

the natural BC southern coastal character of area and the

waterfront industrial history of the site. This goal is achievable by

designing with the following guidelines:

• A combination of a native and non-native compatible

plant palette is to be used, including a mix of deciduous

and coniferous species.

• Use natural design elements, such as boulders and

local rock, to further strengthen the native design

palette.

• Establish large informal grouping of plants, especially

adjacent to habitat enhancement areas, the waterfront

park, and the lagoon.

• Material selection must fit with the environment, such

as natural wood and local stone.

• Site elements, such as site furniture and lighting will

reflect the industrial heritage of the site.

• Local activities will also serve to inspire design. From

the elegant hardware of sailboats, to mountain bikes

and mountain climbing, there are many sources for

inspiration to consider.


7.1.2 Open Space

The public realm plan has been developed that creates a unique

sense of place by arranging development edges along public

outdoor amenities which include the lagoon, the waterfront, and

a network of tree-lined streets and trails. These public outdoor

areas will consist of a system of materials and furnishings that

will express the natural and waterfront industrial character of

the project. Residents and visitors to the project will feel that

they are in an area that is distinct from, yet compatible with the

surrounding area. Materials will express the natural feel that will

be consistent with anticipated building styles.

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Boulevard Trees

Tree-lined streets will contribute to the overall character of

Waterfront Landing by:

• reinforcing the structure of the development pattern.

• visually soften buildings.

• provides comfort to the pedestrian by separating the

pedestrian from vehicular areas and shading pedestrian

zones.

• serve to focus views and create visual interest.

Factors that influence species selection include hardiness,

disease tolerance, texture, colour, canopy shape, flowering

characteristics, size and scale, and likely availability. Refer to

Landscape Components A: Boulevard Trees for a list of trees that

will be considered.

Trees, Shrubs, and Groundcovers

A recommended plant palette of trees, shrubs and ground covers

has been established for the public realm that will reinforce

the look and feel of the project. The plants selected are mostly

restoration based in nature and are to be complemented with

ornamental plantings where appropriate. Refer to Landscape

Components B: Plant List for more information.

Existing Plant Material

Existing plant material will be retained where possible within

the context of the overall development plan. Also, evasive plant

species will be removed whenever possible.


Paving

Paving surfaces will vary in the public realm. Higher quality

materials, patterns, and colours will be utilized in areas of

prominence, such as plazas and the waterfront walk, while

a simpler approach to paving will take place where the soft

landscape predominates, at areas like the park pathways. Refer

to Landscape Components C: Paving for colour and finishes.

Permeable Paving

Permeable paving will be used where appropriate. This green

product allows for openings in the pavement surface which

facilitates rainwater infiltration to reduce stormwater runoff.

Permeable paving will be used to surface the parking lanes along

the local streets.

Waterfront Walk

A waterfront walk along the Mamquam Blind Channel will be the

focal point of the public realm. The waterfront walk will:

• have viewing and public art/interpretive elements

highlighting the industrial heritage of the site. For more

information, refer to Landscape Components D: Heritage

Artifacts.

• be surfaced by a variety of materials, but features a wood

boardwalk.

• allow for a variety of users, from pedestrians, to cyclists, to

name a few.

• be integral with a habitat enhancement bench along the

Mamquam Blind Channel.

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Public Art and Historic/Interpretive Elements

Locations for public art and historic interpretive elements are to be

located throughout the public realm. These elements will:

• reinforce the natural qualities of the site when local

materials such as stone and wood are used.

• celebrate the industrial heritage of the site when remnant

artifacts are adapted and reused. For more information,

refer to Landscape Components D: Heritage Artifacts.

• add to the delight and enjoyment of the area by creating

visual interest and focus.

Colour

Colour serves to enliven and animate public spaces, helping to

create an exciting and vibrant environment in which to work, study

and live. The approach that has been taken with public realm

elements is to provide a grounding of subdued colour upon which

will allow the soft landscape to be prominent. Refer to Landscape

Components C: Paving for the paving colour palette. As well,

charcoal and silver are prescribed for the metal components of

the lighting and street furniture systems.

Traffic Calming

Cross sections of public corridors are considered to determine the

appropriate relationships of users. Traffic calming measures will

be utilized along public corridors such as curb extensions and the

use of pedestrian paving materials into crossing zones within the

street.


Site Furniture

Site furniture in the public realm includes benches, garbage

and recycling receptacles, and bicycle racks. Products will be

selected from manufacturers or custom designed that serve to

reinforce the natural and waterfront industrial project themes.

Other reasons that will influence furniture selections and design

include durability, maintenance issues and availability.

Lighting

Post top, bollard, and feature lighting are all to be included

within the public realm. The intent is to design a pattern of light

distribution that results in a pleasing nighttime environment while

at the same time meeting safety and security standards. This

objective is acheivable by:

• avoiding lamps with output that is too high or that results in

excessive glare.

• subscribing to Dark Sky principles and using fixtures that

are fully shielded and direct light only where needed.

• utilizing low level bollard lighting in smaller-scaled areas

such as courtyards, along connecting walkways, or in parts

of the open space.

• using feature lighting such as uplighting or moonlighting of

trees or public art installations only where appropriate.

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Signs & Wayfinding

A thematic treatment for signage is to be developed for the

project. Signs in the public realm will fulfill two functions — project

identity and wayfinding.

• Project identity signs are to be located at the site arrival

points. Signs will contribute to a visitor’s first expression

of the project themes. The form and use of materials

and colour of the sign must be considered with the other

elements of the public realm so that a consistent design

vocabulary is achieved. The scale and impact of the

project identity signs must be consistent with the relative

importance of the location.

• The way finding system is based upon the theory of

providing only the information that a visitor can use in that

location. A sequence of information sources is provided,

directing visitors in a step by step process to their ultimate

destination. The program must include site maps, vehicular

and pedestrian directional signs and a consistent address

system.

CPTED Principles

Crime Prevention through Environmental Design (CPTED)

promotes the idea that design can be an effective deterrent to

crimainal behaviour in the community. These principles will be

considered and incorporated in the public realm. Safe design

and public security are important design considerations at the

planning, design and implementation stages.

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7.1.3 Habitat Enhancement Areas

Within the public realm is a network of habitat enhancement

areas. These areas consist of existing marsh and riparian habitat

and include the creation of intertidal marsh and riparian habitat

along the Mamquam Blind Channel and the proposed lagoon

and an ephemeral stream. These habitat enhancement areas are

valuable for wildlife habitat that serve to support food, nutrient and

filtration of water surface flow, and contribute to downstream fish

habitat. Varying setbacks along the Mamquam Blind Channel and

the ephemeral stream has been established in order that these

habitat areas are buffered to prevent human disturbance.

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7.1.4 Trail Network

The public realm has been designed with an extensive network of

trails. This network consists of a variety of trail types of different

widths and surface materials which will appeal to different users

and activities. The proposed trail types include a waterfront

walkway and a bikeway. These are shown in the sections on

the following pages where the minimum spatial requirements

and aesthetic treatments that provide for pedestrian safety and

comfort are illustrated.

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4.0m Elevated Waterfrontwalk

at Mamquam Blind Channel

7.0m Elevated Waterfrontwalk at Harbourfront

4.0m At-Grade Waterfrontwalk

at Mamquam Blind Channel

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18.0m Local Street Right-of-Way

1.5m Pedestrian Path at Lagoon

3.0m Multi-use Trail at Park

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Community Linkages

A network of trails will link Waterfront Landing to the adjacent

areas, such as the downtown core and the 1,200 km of trails, and

will serve the following benefits:

• to provide alternatives to the automobile, by giving

residents more choice of mobility through cycling and

walking.

• to offer recreational opportunities for the community.

• a waterfront walkway will connect the community to

its waterfront by making the Mamquam Blind Channel

visible and virbrant.

Trail Surfaces

As a variety of trail types will exist, so will the surface types.

Unit pavers, permeable paving, cast-in-place concrete, asphalt,

wooden boardwalk, and crushed stone are surface types that will

form the network of trails. Refer to Landscape Components C:

Paving for colours and finishes.

Areas of Interest

Areas of interest will be created along the trail system by

establishing viewpoints and public spaces. Places for areas of

interest include, but not limited to, are:

• a viewing and seating area on the pedestrian bridge at the

lagoon.

• educational and interpretive installations throughout the

site explaining the workings and ecological benefits of the

lagoon and Mamquam Blind Channel.

• heritage displays that will make use of the existing elements

on the site, such as the piers and dolphins.

• public art areas.

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81Waterfront Landing Sub Area PlanMarch 22, 2007

7.2 Form and Character

These guidelines define the elements that will lead to an appropri-ate overall scale and massing of development in the project. The primary objective is to produce an overall form compatible with the waterfront location in Squamish, allowing for individual expression in new projects, while ensuring that the overall development reads as a “family” of buildings.

7.2.1 General Character and Siting

Industrial Heritage

The industrial heritage of the site should be expressed through the preservation of significant artifacts, most of which are located along the waterfront. An opportunity exists to incorporate these artifacts into the public realm as part of a public art program.

The site’s industrial heritage should be expressed in new build-ings through the use of colour and materials.

Architectural Character

Building designs in the project should establish two characters:1 – a west coast marine character-achieved through use

of colours, materials, and general form of buildings- along the Mamquam Blind Channel and internal waterway; and,

2 - an urban character for the higher buildings generally located to the east and south edges of the site.

There should be appropriate balance between a consistency of design, and individual expression, in new developments. In all cases, buildings should contribute to the establishment of a “Squamish Vernacular,” a more contemporary ‘west coast’ design rather than ‘heritage reproduction’ from another time and place. The “Squamish Vernacular” will be defined through the use of local materials in innovative ways resulting in distinctive buildings unique to Squamish.

The architectural detailing of buildings should include design ele-ments like projecting roofs and floor slabs, trellises, sun screens, extended wall planes, and a horizontal expression in wall materi-als, to provide a rich expression to the project.


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Street relationship

All buildings should relate directly to the streets on which they front. This can generally be achieved with minimum setback lines. On curving sections of road, buildings should step in plan to meet this guideline.

Ground floor dwellings should address the street through the use of front door entrances, gates and entry courtyards. Porches, pa-tios or decks should be designed to establish a semi-private zone in support of a “porch culture” along the street.

First floor elevations may be higher than grade, though any sepa-ration should not exceed 1.5 meters in height and be mitigated through landscape design.

Special considerations unique to individual typologies include:

Artisan Village:Townhouses in the “artisan village” designated area should have a strong relationship with both the street and the waterfront walk-way to ensure that potential ground-floor businesses benefit from pedestrian traffic and visibility. Ground-floor businesses should be accessible from the waterfront walkway, though secondary ac-cess from the street is appropriate.

Commercial / Choice of Use:Ground level commercial units in the “choice of use” building should have a high amount of transparency to the street, allow-ing visibility into and out of the building. Sidewalk seating / cafe space is expected adjacent to portions of the building.

Townhouses:Front setbacks should accommodate a private vehicle, suggest-ing a setback dimension of approximately 6 to 8 meters. Private entries should be clearly visible above or beside garage entries.

Four to Eight Storey BuildingsFour storey buildings should have a setback no less than 3 meters to create a more comfortable pedestrian scale along the street.

Highrise BuildingsHighrise buildings will benefit from a larger setback, approxi-mately 6 to 10 meters, to create a comfortable relationship with the street.


Solar orientation

Habitable rooms and private and semi-private outdoor spaces should have access to daylight and direct sunlight wherever practical. Outdoor spaces related to north-facing units will require careful design for sun access. Careful consideration of solar orientation also creates an opportunity to achieve passive solar heating and reduce building energy consumption, an important component of sustainable building.

Multi-level units

Inclusion of some two- or three-storey units, particularly at street level, will afford the opportunity for residents to have units that are more “house-like”. This unit type also lends itself to a choice-of-use for the ground floor, such as a home office or studio space.


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7.2.2 Private Outdoor Realm

Outdoor spaces on private land will likely be visibly accessible

to the public. This includes areas such as courtyards and areas

between buildings where physical access will be restricted, but

public views will be encouraged. These borrowed views serve

to enhance the sense of openness and rhythm of solid and void

as one moves through the site. An important consideration in the

design of these spaces is the determination of the appropriate

edge condition that will form the border between the public and

private realm.

Property Edges & Transitions

As with all parts of the development of the properties, the

resolution of access points, edges, grade changes, plant material

and fencing is to be responsive to the public realm. It is important

that the look and feel of these spaces be consistent with the

character of Waterfront Landing. While it is not essential to

use the identical public realm palette within these spaces, it is

important that the landscape design and use of materials results

in a seamless relationship between the two.

Lagoon Edge

The lagoon edge is a sensitive ecological zone (see Habitat

Enhancement Areas) that requires minimal human disturbance.

Therefore, where development parcels edge the lagoon, private

physical access to the water is not acceptable and the lagoon

is to serve as a visual amenity. In addition, habitat signage will

be located along the lagoon to reinforce the no access policy of

the edge. Physical public access to the lagoon is available at a

number of locations through out the development (refer to the

Open Space plan).


Setbacks

A landscape setback must be provided between public sidewalks

and private developments. These setbacks are required to:

• provide appropriate buffers between public and private

outdoor space.

• ensure appropriate qualities of outdoor open space.

Entry Points & Landscape Nodes

Landscape features must mark entry points and landscape nodes.

Examples include, but are not limited to:

• gates at patios that front the street or public walks.

• seating areas at building entries.

• a focal point, such as a trellis, in a common green/courtyard

space.

Ground Floor Outdoor Patios

The placement of ground floor outdoor patios at all on-grade units

is encouraged. These patios must:

• be large enough to accommodate patio furniture such as

tables and chairs and potted plants.

• have a sense of privacy. Preferably, these outdoor spaces

will be elevated 18 to 24 inches, and planted to provide a

filtered view edge for the resident.

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Materials & Colour

Design of hard landscape elements must relate to the style,

materials and colours of adjacent architecture. Other factors that

will influence the material and color selection include:

• the natural surrounding of the site, which includes local

stone and wood.

• the waterfront industrial heritage of the site.

• marine setting.

Private Realm Lighting

Light distribution levels must be designed so that a pleasing

nighttime environment is created while at the same time meeting

safety and security standards. Fixtures must be selected

that serve to integrate the public realm with the architectural

expression of the building. As well, Dark Sky principles must be

considered when designing the lighting scheme.

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Fencing

The design of fencing must relate to its associated architecture and

must be appropriate for its intended purpose. Examples include

fencing acting as a guardrail or being used to screen utilities.

Design considerations include:

• where appropriate, screening with shrubs is a prefered

option to a constructed fence.

• fencing must be set-back from the top of landscape walls

and property lines to allow for sufficient planting along its

base.


7.2.3 Scale and Massing

The majority of buildings in the plan are two to four storeys in height. Buildings higher than six storeys are all located against the backdrop of the forested, rock escarpment on the south and east edges of the site. Viewed at elevation, these buildings will relate to the changing height of the natural backdrop to the south east of the site.

Townhouses / Artisan Village

Ceiling HeightIn all cases, there should be an opportunity for nine foot ceilings. Ground levels of townhouses in the Artisan Village should have approximately 12 foot ceilings to ensure easy conversion between residential and commercial / artist’s studio uses.

Building HeightIn the Artisan Village, building heights should allow for 4m ground floors.

Roof forms A variety of roof forms are appropriate- including curved, sloped, flat, and inverted- though architectural rigor should be applied to rows of housing to ensure a consistency of style. Innovative sustainable roofing technologies are encouraged to improve the energy efficiency of buildings.

Architectural appurtenancesVents and mechanical equipment should be integrated with the architectural treatment of roofs and screened from view.

Building scale along streetsTwo- or three-storey townhouses create an appropriate scale along the street and public walkways. In all cases, buildings should be articulated to address the public realm when fronting onto public walkways, plazas, or parks.

Building EntrancesThe sense of arrival to a building should be celebrated through the design and detailing of its entrance. Canopies extending towards the street should be provided at all principal entries to residential buildings for weather protection.


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Townhouses in the “Artisan Village” will benefit from entrances on both the street-side and waterfront walkway-side of the building. These two entrances will ensure that buildings remain flexible over the long-term, with the opportunity for ground floor business-es to have direct access to the waterfront walkway.

Design of windowsAn emphasis should be placed on the use of glass to maximize natural illumination within buildings while taking advantage of the magnificent outward views from this setting. Windows should be operable to maximize natural ventilation as part of the energy design of new buildings. The location and glazing of windows is important to achieve a higher level of building sustainability. The detailing of window elements is important to avoid a “tacked-on” appearance.

BalconiesBalconies should be maximized in area to provide more usable outdoor space. They should be designed as an integral part of the building rather than appearing to be “tacked on”. In the event that an enclosed “solarium” is preferred to an open balcony, it should be incorporated as part of the initial design of the build-ing. Balustrades around balconies should be transparent either through the use of glass or fine metal detailing. Solid should be limited to 300mm in height.

ParkingParking will be accommodated within the envelope of the build-ing on the street-side of the ground floor. Access will be provided by an individual driveway, which may accommodate a second vehicle.

Parking surfaces, including driveways, should be comprised of permeable pavers, consistent with the landscape design guide-lines. Concrete may be considered as an alternative surface material. Asphalt should not be used.


Commercial / Choice of Use Building

Ceiling HeightAll three levels of the Commercial / Choice of Use Building should have commercial height ceilings (approximately 12 feet) to ensure adequate commercial space and easy conversion between resi-dential and commercial uses on upper levels.

Building height Building height does not include elevator and mechanical pent-houses. In the Commercial / Choice of Use building, the building height should allow for a minimum floor height of 4m for all three levels. A floor height of 5m may be appropriate for the ground floor commercial units.

Roof forms Both flat and sloped are acceptable. Where roofs are sloped, they should not exceed more than four meters in height above finished ceiling height. Horizontal projections, including roof overhangs and trellis elements, should be used to contrast sloped roof forms. Where roofs are flat, some articulation is encouraged- corresponding with building articulation- to ensure visual interest. Innovative sustainable roofing technologies are encouraged to improve the energy efficiency of buildings.

Architectural appurtenancesVents, mechanical equipment rooms and elevator penthouses should be integrated with the architectural treatment of roofs and screened from view. Higher buildings should introduce articulation in the upper floors through the use of terracing and/or architectural appurtenances like projecting roof lines, trellises or vertical elements to create greater interest.

Building scale along streetsThe three-storey Commercial / Choice of Use Building creates an appropriate scale along the street and public walkways. In all cases, buildings should be articulated to address the public realm when fronting onto public walkways, plazas, or parks.



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Underground parking structuresSurface parking is inappropriate with the exception of on-street parking. In the case of the Commercial / Choice of Use Building, some angled off-street parking may be appropriate.

Parking located under buildings, should meet side and rear yard setback requirements. In some situations, it may be feasible for parking to extend to a side property line, subject to acceptable de-sign coordination with the adjacent property. Some portions of the parking structure may project above the adjacent grades, subject to conformance with one or more of the following criteria:

• new, landscaped grades created through bermed land forms or structured, terraced planters; or,

• quality wall materials, such as stone, used as architec-tural treatment on projecting walls.

• above grade parking should make use of access to natu-ral light to create a more comfortable environment

• To raise the sense of security and comfort within parking garages, they should be well illuminated, painted, have good view lines throughout, and make use of glazing in lobbies, stairwells and at entrances.

Parking surfaces should be comprised of permeable pavers, consistent with the landscape design guidelines. Concrete may be considered as an alternative surface material. Ashphalt should not be used.


Parking entrancesRamps to underground parking should be perpendicular to the street that serves them, rather than parallel to the street frontage. Ramps should be concealed to the greatest extent possible within a building or through the use of overhead trellises and landscap-ing. Indirect lighting sources should be used to avoid the spill-out of lighting from paring areas and ramps into street and yard spaces.

Where secured, visitor parking is provided in underground garag-es, access control shall be carefully located to avoid non-entering vehicles from having to back up ramps onto the street.

Apartments (4 to 8 storeys)

Ceiling HeightIn all cases, there should be an opportunity for nine foot ceilings.

Building height Building height does not include elevator and mechanical pent-houses.

Roof forms Both flat and sloped are acceptable. Where roofs are sloped, they should not exceed more than four meters in height above finished ceiling height. Horizontal projections, including roof overhangs and trellis elements, should be used to contrast sloped roof forms. Where roofs are flat, some articulation is encouraged- corresponding with building articulation- to ensure visual interest.

Generally, buildings above 4 storeys will be urban in character and may have flat roofs. Portions of the roof may be sloped. These rooftops may also be utilized as amenity space for tenants. Innovative sustainable roofing technologies are encouraged to improve the energy efficiency of buildings.



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Separation between higher buildings:Any portion of a building above six storeys in height should maintain a separation of 25 metres minimum from any existing, or approved, adjacent structure that is higher than six storeys.

Terracing upper levels of higher buildings is encouraged.

Building scale along streetsTo create an appropriate scale along streets a two- or three-storey building base element is encouraged. Within this base, two-storey “city-homes” are strongly encouraged with their primary entrance from the street. Floors above this base element should gener-ally be set back a minimum of two metres. In all cases, buildings should be articulated to address the public realm when fronting onto public walkways, plazas, or parks.


Softened cornersTo reduce the bulk of larger buildings, a “softening” of corners in plan and elevation is encouraged. This can be achieved by introducing corner balconies or by stepping the upper corner back from the face of the building a minimum of 1.5 metres.




Underground parking structuresSurface parking is inappropriate with the exception of on-street parking.






Parking surfaces should be comprised of permeable pavers, consistent with the landscape design guidelines. Concrete may be considered as an alternative surface material. Asphalt should not be used.




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Towers (above 8 storeys)

Ceiling HeightIn all cases, there should be an opportunity for nine foot ceilings.

Building height Building height does not include elevator and mechanical pent-houses.

Roof formsGenerally, taller buildings will be urban in character and may have flat roofs. Portions of the roof may be sloped. Innovative sustain-able roofing technologies are encouraged to improve the energy efficiency of buildings. These rooftops may also be utilized as amenity space for tenants. Where roofs are flat, some articulation is encouraged- corresponding with building articulation- to ensure visual interest.


Separation between higher buildings:Any portion of a building above six storeys in height should maintain a separation of 25 metres minimum from any existing, or approved, adjacent structure that is higher than six storeys.

Terracing upper levels of higher buildings is encouraged.

Building scale along streetsTo create an appropriate scale along streets a two- or three-storey building base element is encouraged. Within this base, two-storey “city-homes” are strongly encouraged with their primary entrance from the street. Floors above this base element should gener-ally be set back a minimum of two metres. In all cases, buildings should be articulated to address the public realm when fronting onto public walkways, plazas, or parks.



Softened cornersTo reduce the bulk of larger buildings, a “softening” of corners in plan and elevation is encouraged. This can be achieved by introducing corner balconies or by stepping the upper corner back from the face of the building a minimum of 1.5 metres.



Underground parking structuresSurface parking is inappropriate with the exception of on-street parking.







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Parking surfaces should be comprised of permeable pavers, consistent with the landscape design guidelines. Concrete may be considered as an alternative surface material. Asphalt should not be used.



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7.2.3 Structural Materials

The dominant structural material for buildings above six storeys will be concrete or steel consistent with the BC Building Code and provides greater durability and sound transmission ratings. How-ever, low-rise buildings may make use of wood frame or structural steel stud construction to provide more affordable housing within the community.

7.2.4 Materials and Colour

Exterior finishes

Cladding materials may include wood, metal, concrete and stone. Stucco should not be used as a principal wall material but may be appropriate, in small quantities, subject to detailing. Plastic, plywood, concrete block are not permitted materials.

Exterior materials should be finished in a manner that retains their colour and quality over time. For example, in-situ concrete left un-painted should be sealed to reduce water streaking. Staining and painting are acceptable subject to colour. Stone finishes should also be sealed. Exterior wood requires a stain finish sufficiently solid to eliminate blackening over time. Scheduled maintenance is required to ensure that finishes last.Following are more detailed criteria for individual materials:

Primary Uses:

Concrete:• where used structurally, in-situ concrete should be expressed on the exterior of a building in the form of a grid, band, projecting slab or load-bearing wall;• concrete left exposed should have a sand blasted or bush-ham-mered finish;• concrete may be stained or painted, subject to colour selection.• pre-cast concrete may be used as wall cladding or for window and door sills, base and fascia elements;

Stone:• natural stone should be used as a base element in the lower walls of buildings and for landscaping walls;• locally sourced stone is preferable,• the type of stone selected may be split-face field stone, or split-face ashlar applications. Polished-face stone and cultured (artifi-cial) stone are not considered appropriate.


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Wood: • siding should be of a smooth or re-sawn finish, not rough-sawn;• horizontal applications are preferred;• stain finishes should utilize solid or semi-solid products.

Metal:• metal panel systems and sheet products are appropriate for wall and fascia material. • the finish of metal systems can be anodized or factory-finish paint.• locally sourced copper is considered an appropriate material.

Steel and aluminum:• steel is an appropriate material for finishing details such as rails, grates, privacy screens, fascia and banding elements, trellises and canopies;• aluminum is most appropriately used for window construction, balcony railings and gates;

Secondary Uses:“Secondary use” materials are generally defined as those materi-als that are of a minor surface area on exterior walls. For ex-ample, continuous vertical wall surfaces would be require “primary use” materials whereas spandrel panels may be of “secondary use” materials.

Stucco:• stucco may only be used as a secondary wall finish;• stucco should generally not be used adjacent to the street level along streets and public rights-of-way as it lacks durability;• construction detailing must prohibit water entry into the wall, roof and floor systems of dwelling units by adopting currently ac-ceptable applications;

VinylVinyl is not considered an appropriate finishing material.


ColourA range of brighter accent colours is appropriate for detailed build-ing elements like doors and windows. The palette of colours for the project should generally be “warm” with a high “grey” content to make them consistent with a waterfront, maritime vernacular. Warm-grey, taupe, grey-green, buff, beige and ochre characterize a colour palette that fits with the site context while increasing the feeling of warmth, appropriate for a residential environment.

7.2.5 Residential Livability

It is important that the new community achieve a high standard of livability for residents.

Building setbacks

Privacy for grade level units should be enhanced through low walls, hedges and changes in elevation. Buildings should be sep-arated by landscaping elements such as extensions of the natural forest along property lines, where feasible. Buildings should be designed to avoid overlook problems between units facing one another. Windows located in side yards should take into account those located in existing or approved adjacent developments.

Location of children’s play areas

Children’s play areas are encouraged in communal outdoor spaces and should be able to be visually supervised from amenity areas and residential units.

Play areas should relate to the recreational opportunities of the region, be idiosyncratic, and well-designed. These areas may be distinctly intended for play, or may be blur the line between playground and public art.

Private outdoor space

When possible, each dwelling unit should have direct access to a private outdoor space in the form of a balcony, patio or roof deck with a minimum depth of 1.5m and a minimum area of 4 square metres. Adjoining balconies should be separated with a privacy screen. Where outdoor spaces are terraced, the extent of over-look should be minimized from one patio to another.


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Identity

The ground floors of all buildings should be designed to express the individuality of units through architectural expression and the inclusion of entrance doors and windows addressing the street. Private outdoor spaces should be capable of being customized by residents through their choice of plant materials, potted plants, window boxes and furnishings.

Signage

Residential building identification signage should be low-level and illuminated, indicating the street address in a discreet, graphic style. Signage should be closely related to the principal building entrance and generally placed in low wall elements. Signage should appear to be consistent with the building design. Com-mercial signage should add diversity and interest.

Safety and security

Residential developments and unit designs should be safe and secure from on-street access. Public and semi-private outdoor spaces should have some degree of overlook from residential units and good visibility from the street. Windows and balconies at upper floor levels should face outward to allow “eyes and ears” on the street.

Landscaping should be illuminated to enhance security.

Accessibility and Adaptable Housing

With some exceptions, access to residential units and their interi-ors shall be designed to the greatest extent possible to be ac-cessible to all persons. This will include residential corridors and indoor and outdoor communal and amenity spaces. An exception may be where street-oriented units are elevated several steps above the adjacent sidewalk.

Many older people prefer to remain in their home for as long as possible. To this end, housing units should be designed to be adaptable to the future needs of residents as they age. Particular consideration should be given to CMHC “Flex Housing” design guidelines.


Recycling and garbage

Provision should be made within individual units, and in the main garbage holding area for each building, for a full recycling pro-gram for residential waste.

Recycling and garbage receptacles should be “bear-proof.”

Townhouses: Garbage containers may be located roadside for pick-up. How-ever, all garbage and recycling areas must be fully enclosed and screened from the street and public realm on all other days.

Buildings four storeys and greater: Garbage holding areas should be contained within buildings either at grade or in underground parking areas and screened from view. These areas are to be properly ventilated, enclosed behind operable doors, and equipped for full sanitary management. In no case should large commercial garbage containers be left exposed to the street.

Bicycle parking

Waterfront Landing is envisioned as a highly accessible neigh-bourhood for cyclists and, as such, particular emphasis should be placed on providing racks in highly visible locations, convenient to primary entrances.

Provision should be made for secured bicycle parking for residen-tial units and employees of businesses. Visitor racks should be provided in all residential and commercial areas.

Additionally, secure storage lockers for residents’ bikes are en-couraged.

Recreational gear storage

Additional provision should be made for the secure storage of outdoor recreation gear. Kayaks, canoes, large rock climbing equipment and other mountain, river, or ocean “gear” should be accommodated for through suitably designed, secure storage areas. Specific considerations may be locker length and over-width doorways.


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7.3 Sustainability and Green Initiatives

Building and landscape design should be consistent with Smart Growth principles and demonstrate a commitment towards environmental performance and stewardship. Specific de-sign elements that make a positive contribution to the overall sustainability of the neighbourhood are strongly encouraged.

Many of the following guidelines are discussed in greater detail in either 7.1 Public Realm Guidelines and 7.2 Form and Character Guidelines. While individual measures taken towards achieving a sustainable neighbourhood are strongly encouraged, each of the preceding guidelines need to be considered in light of their ability to contribute to the overall sustainability of the neighbourhood.As such, the following guidelines are included to emphasize the fundamental importance of pursuing a sustainable approach to design.

Environmental SustainabilityFollowing are several technologies that will contribute to a higher-level of environmental performance:

• Sustainable building techniques, including higher levels of building insulation.

• Alternative sustainable energy use;• Sustainable roofing technology;• Natural filtration of storm water though permeable paving

and on-site bio-swales• Landscape techniques that minimise maintenance

requirements and reduce harmful fertilizer, herbicide, and pesticide use;

• Planting of drought tolerant species in both the public and private realm to minimise water usage

Economic Sustainability• Affordable housing may be achieved through the creation

of secondary suites. To enable this, zoning innova-tions will be explored to allow for the inclusion of rental suites for students and others in the community seeking rental accommodation. For example, townhouses may be designed with lower levels having separate entries to allow for secondary suites. Self-contained suites in apart-ments may have an additional private entry from the corridor to create “lock-off” suites.

• A variety of housing types and sizes allows for a residential population with a diversity of incomes to purchase or rent homes.


Social Sustainability• Individual projects should include amenity spaces for the

residents. These areas should relate to a communal space for outdoor activity or offer an attractive view. Alternatively, amenity spaces could be related to a rooftop terrace. Amenity spaces will be excluded from the floor area calculation for a site.

• Public Outdoor Space should include opportunities for play, gathering, recreation, reflection, and social interaction.

• A neighbourhood amenity building will include weather protected facilities to allow for community events year round.

• Land-use should include a mix of residential, commercial retail, and restaurant uses, contributing to the creation of a “complete community.”

• A diversity of housing types and sizes will allow residents the opportunity to “age in place.”


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Landscape Appendices to theDevelopment Permit Area Guidelines

The following appendices relate to specific components of the land-scape guidelines:

• Landscape Components A: Boulevard Trees• Landscape Components B: Plant List• Landscape Components C: Paving• Landscape Components D: Heritage Artifacts• Landscape Components E: Lighting


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Landscape Components A: Boulevard Trees

Botanical Name Common Name

Acer cicinatum Vine Maple

Acer rubrum Red Maple

Carpinus betulus ‘Fastigiata’ Pyramidal European Hornbeam

Cedrus deodora

Cercidiphyllum japonicum Katsura tree

Cercis canadensis

Chamaecyparis nootkatcusis Nootka Cedar

Cornus ‘Eddie’s White Wonder’

Davidii involucrata Dove Tree

Halesia carolina

Liquidambar styracifl ua Sweet Gum

Magnolia kobus Kobus Magnolia

Nothofagus antarctica Antarctic Beech

Nyssa sinensis Sour Gum

Picea omorika Serbian Spruce

Pyrus calleryana ‘Chanticleer’ Flowering Pear

Styrax japonicus Japanese Snowbell

Thuja plicata Western Red Cedar


Landscape Components B: Plant List

Botanical Name Common Name

Trees

Abies grandis Grand Fir

Acer circinatum Vine Maple

Acer glabrum Douglas Maple

Acer macrophyllum Bigleaf Maple

Acer rubrum Red Sunset Maple

Alnus rubra Red Alder

Betula papyrifera Paper Birch

Chamaecyparis nootkateusis Nootka Cedar

Cornus nuttallii Western Flowering Dogwood

Crataegus douglasii Black Hawthorne

Malus fusca Pacifi c Crab Apple

Picea sitchensis Sitka Spruce

Populus trichocarpa Black Cottonwood

Pseudotsuga menziesii Douglas Fir

Pyrus calleryana ‘Chanticleer’ Flowering Pear

Salix lasiandra Pacifi c Willow

Taxus brevifolia Western Yew

Thuja plicata Western Red Cedar

Tsuga hetrophylla Western Hemlock

Shrubs

Alnus crispa spp. siruata Sitka Alder

Amelanchier alnifolia Saskatoon Berry

Buddlei davidii ‘Black Knight’ Black Butterfl y Bush

Ceanothus velutinus Snowbrush

Chimaphila umbellata Prince’s Pine

Clintonia unifl ora Queen’s Cup

Cornus stolonifera Red-Osier Dogwood

Garrya elliptica Silk Tassel

Gaultheria shallon Salal

Holodiscus discolor Oceanspray

Ledum groenlandicum Labrador Tea

Lonicera ciliosa Western Trumpet Honeysuckle

Lonicera involucrata Black Twinberry

Lonicera maackii Amur Honeysuckle

Mahonia aquifolium Cascade Oregon Grape

Mahonia nervosa Oregon Grape

Menziesia ferruginea False Azalea

Omeleria cerasiformus Indian Plum

Orthilia secunda One-sided Wintergreen

Paxistima myrsinites Oregon Box

Physocarpus capitatus Pacifi c Ninebark

Potentilla fruticosa Shrubby Potenilla

Ribes bracteosum Stink Currant

Ribes cereum Wax Currant

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Ribes lacustre Black Gooseberry

Ribes laxifl orum Trailing Black Currant

Ribes lobii Bummy Gooseberry

Ribes sangineum Red-fl owering Currant

Rosa acicularis Prickly Rose

Rosa butkana Nootka Rose

Rosa gymnocarpa Baldhip Rose

Rosa pisocarpa Cluster Wild Rose

Rosa woodsii Wood’s Rose

Rubrus parvifl orus Thimbleberry

Rubus leucodermis Black Rasberry

Rubus spectabilis Salmonberry

Rubus ursinus Trailing Blackberry

Salix arctica Arctic Willow

Salix hookeriana Hooker’s Willow

Salix lucida ssp. lasiandra Pacifi c Willow

Salix scouleriana Scouler’s Willow

Salix sitchensis Sitka Willow

Sambucus racemosa Red Elderberry

Shpherdia canadensis Soapberry

Spirea douglasii Hardback

Symphoricarpus albus Snowberry

Vaccinium alaskaense Alaskan Blueberry

Vaccinium ovalifolium Oval-leaved Blueberry

Vaccinium ovatum Evergreen Huckleberry

Ground Covers

Anaphalis margaritacea Pearly Everlasting

Aquilegia formosa Red Columbine

Arctostaphylos uva-ursii Kinnickinnick

Aruncus sylvester Goat’s Beard

Athyrium felix-femina Lady Fern

Blechnum spicant Deer Fern

Cornus canadensis Bunchberry

Dicentra formosa Pacifi c Bleeding Heart

Dryopteris expansa Spiny Wood Fern

Empetrum nigrum Crowberry

Erythronium oregonum White Fawn Lily

Fragaria chiloensis Coastal Strawberry

Fragaria virginiana Wild Strawberry

Gaultheria ovatifolia Western Tea-berry

Maianthemum dilatatum False Lily-of-the-valley

Pachistima myrsinites Falsebox

Polystichum munitum Sword Fern

Pteridium aquilinum Bracken Fern

Smilacina racemosa False Solomon’s-seal

Smilacina stellata Star-fl owered False Solomon’s

Trillium ovatum Western Trillium

Viola langsdorfi i Alaska Violet

Viola sempervirens Trailing Yellow Violet


Moss

Hylocomium splendens Step Moss

Plagiothecium undulatum Flat Moss

Pleurozium shreberi Red-stemmed Feathermoss

Rhytidiadelphus loreus Lanky Moss

Dune Grass

Calamagrostis canadensis Bluejoint Reedgrass

Carex macrocephala Bigheaded Sedge

Carex deweyana Dewey’s Sedge

Carex macloviana Falkland Island Sedge

Carex aenea Bronze Sedge

Cares rossii Ross’ Sedge

Deschampsia cepitosa Tufted Hairgrass

Poa macrantha Seashore Bluegrass

Juncus effusus Common Rush

Lathyrus japonicus Beach Pea

Elymus mollis Beach Grass

Convolvulus soldanella Beach Morning-glory

Marsh/Tidal Plants

Alisma plantago-aquatica Water-plantain

Brasenia schreberi Watershield

Carex lyngbyei Lyngbye’s Sedge

Deschampsiacepitosa Tufted Hairgrass

Juncus falcatus Sickle-leaved Rush

Lupinus littoralis Seashore Lupine

Phyllospadix scouleri Scouler’s Surf-grass

Plectritis congesta Sea Blush

Polygonum amphibium Water Smartweed

Potamogeton natans Floating-leaved Pondweed

Potentilla palustris Marsh Cinquefoil

Ruppia maritima Ditch-grass

Sagittaria latifolia Arrowhead

Scirpus lacustris Tule

Scirpus lacustris ssp. glaucus Hard-stemmed Bulrush

Scirpus lacustris ssp. validus Soft-stemmed Bulrush

Triglochin maritimum Sea Arrow-grass

Typha latifolia Cat-tail

Zostera marina Common Eel-grass

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109

Landscape Components C: Paving

Unit Pavers (includes Permeable Pavers)

Recommended Colours (illustrated at left from top to bottom)

• Charcoal

• Granite

• Natural

• Buff

• Tan

Recommended Finish

• Granitech

Cast-in-Place Concrete

Recommended Finish

• Broom

• Light Sandblast


Landscape Components D: Heritage Artifacts

Rails

Recycled as sculptural element

Concrete Pads

Incorporated into harbour waterfront

Hoist/Platform


Dolphins


Dock-A

Incorporated into waterfront walk

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Dock-B


Dock-C


Pier

Recondition and incorporate into waterfront walk

Red Building-A


Red Building-A Propane Pump

Use to be determined


Red Buidling-B


Red Building-B Diesel Pump


Dry Valve House


Dry Valve House Equipment


Hydrant Valve equipment


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Dolphins

Incorporate into marina

Various Cleats (x10)

Incorporate into waterfront walk


114

IMPLEMENTATION As a means of implementing this Plan, it is intended that Council consider the following measures: 8.1 OFFICIAL COMMUNITY PLAN AMENDMENT That this Sub Area Plan with input from District staff, Council and community be adopted by bylaw to amend the approved Official Community Plan. 8.2 ZONING BYLAW That this Plan be implemented through the approval of a CD (Comprehensive Development) Zoning designation by an amendment to the Zoning Bylaw that will zone sufficient land to permit a maximum of 1500 residential dwelling units. 8.3 RESTRICTIVE COVENANTS Council may wish to establish a restrictive covenant agreement in the Neighbourhood relative to the dedication and phased construction of all required services and infrastructure, including the public waterfront park, the one-acre play field, plazas, walkways, trails, linkages and the lagoon as a condition of rezoning or subdivision approval, generally in accordance with the Land Use Plan in Figure 3.

8.4 DEVELOPER / DISTRICT AGREEMENTS 8.5 AFFORDABLE HOUSING The owner will make provision for affordable housing as a pre-requisite to rezoning approval.






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Deleted: The proponent of Waterfront Landing has supplied to the District of Squamish Community Development Department a report entitled; “Impact Assessment and Servicing Strategy” report. This report summarizes the findings of a previous report prepared by the District’s infrastructure consultant Kerr Wood Leidal, analyzing the impact the proposed development would have on existing municipal infrastructure, and presents proposed servicing configurations to address the problems identified.¶¶The proposed servicing of the site has been discussed and generally agreed to by senior staff of the Community Development Department. Final servicing configurations will be determined during the detailed design stage of this development, and a Servicing Agreement will define when and how the required / agreed to system works will be undertaken.

Deleted: Master-planned developments like Waterfront Landing provide excellent opportunities to deliver affordable housing for a variety of family needs. At one end of the spectrum, compact townhouses and apartments offer more efficient and affordable market housing than the traditional single family form for empty nesters and young couples starting out. Some housing will include lock-off units and other secondary forms of accommodation, providing mortgage helpers in some of the residential units. The Developer can also contribute to the District of Squamish’s affordable housing fund. The details of the affordable housing contribution in the form of cash-in-lieu or a portion of the units located on-site, have been negotiated with the District of Squamish staff and represent an important component of the overall community amenity package that will be presented for Council’s consideration at 1st & 2nd reading

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9.0 PLAN DEFINITIONS “Applicant” refers to Pridham Development Inc. “Aquatic Habitat” refers to areas associated with water that provide food and cover and other elements critical to the completion of an organism's lifecycle, such as bogs, swamps, riparian areas and streams. "Average Daily Water Flow" or "ADWF" refers to the average daily wastewater flow estimated to be generated by a proposed development. “Best Management Practices” or “BMPs” refers to the practice or combination of practices that are determined to be the most technologically and economically feasible means of preventing or managing potential impacts. “Brownfield” refers to unused industrial lands that may or may not be contaminated or that have undergone remediation. “Canadian Environmental Assessment Act Screening” or “CEAA Screening” refers to an ACT that provides the legal basis for federal environmental assessment in order to ensure that the environmental effects of projects are carefully reviewed before federal authorities take action in connection with them so that projects do not cause significant adverse environmental effects. “Compensation” refers to the replacement of natural habitat, increase in the productivity of existing habitat or maintenance of fish production by artificial means in circumstanced dictated by social and economic conditions, where mitigation techniques and other measures are not adequate to maintain habitats for Canada's fisheries resources. "Convertible Space" or "Adaptable Space" refers to residential building space that can be easily modified in the future to meet changing needs of occupants and visitors. “Council” refers to the Council of the District of Squamish. “Culvert” refers to a conduit used to enclose a flowing body of water. It may be used to allow water to pass underneath a road, railway, or embankment. “Crime Prevention through Environmental Design” or “CPTED” refers to a multi-disciplinary approach to deterring criminal behavior. CPTED strategies rely upon the ability to influence offender decisions that precede criminal acts, and are mostly implemented within the built environment. “Developer” refers to the developer of the Neighbourhood, Pridham Development Inc., or any future developer of the site. “Development Cost Charges” or “DCCs” refers to the expenses for roads, parks, sewer and water servicing infrastructure a municipality may recover from a developer as part of the costs that new developments create. “Development Permit” refers to a permit issued by Council that sets forth conditions under which development should take place. It is usually required for commercial, industrial, and multi-family developments where Council desires a higher quality of amenity. Once approved, it becomes binding on the developer and the existing and future owners of the property.

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“Development Permit Area” refers to areas of the District of Squamish designated in the OCP where it is deemed that special conditions should prevail, due to the physical environment or where it has been recommended that special siting or design requirements should exist. “Development Permit Area Guidelines” or “Guidelines” refer to guidelines that are intended to give Council greater control over the form and character of developments beyond the provisions of the Zoning Bylaw and the Subdivision Bylaw “Development” or “Plan” refer to the proposed Waterfront Landing development which is the subject of this Sub Area Plan. “Department of Fisheries and Oceans Canada” or “DFO” refers to the lead federal government department responsible for developing and implementing policies and programs in support of Canada's economic, ecological and scientific interests in oceans and inland waters. “Detention Facility” refers to an artificial flow control structure that is used to contain precipitation runoff for a limited period of a time. “District” or “Squamish” refer to the District of Squamish municipality. “Downtown Core” or “Core” refer to the current commercial core of the downtown and does not include the subject Site “Downtown Squamish” or “Downtown” refer to the area currently designated as downtown (known as the central district) and also applies to the Site as per the November Draft 2006 Official Community Plan. “Ephemeral” refers to streams that have defined channels but flow for only part of the year, usually in winter and spring in coastal drainages. “Erosion” refers to the wearing away of soil and rock by water and wind action. “Exfiltration” refers to loss of water from a drainage system through percolation or absorption into the surrounding soil. "Fire Flow" refers to the minimum water flow required to provide minimum level of fire fighting protection. “Fish Habitat” refers to the spawning grounds and nursery, rearing, food supply and migration areas on which fish depend directly or indirectly in order to carry out their life processes. "Flex Space" or "Flex Housing" refers to space within a building (such as a home) that can be designed to be adaptable to accommodate different uses over the course of time and can also provide owners with income from utilizing this surplus space. “Flood Hazard Area” refers to land adjacent to a stream or river that experiences occasional or periodic flooding. "Foreshore" refers to the upland area above the high tide mark. This area can include many different types of habitats, including steep rocky cliffs, sandy or rocky beaches, vegetated areas, riprap or a combination of all of these. "Groundwater Recharge" refers to the process of water soaking into the ground to become groundwater. “Growth Management Strategy” or “GMS” refers to a District-wide strategy that is intended to provide direction to managing population growth to the year 2031 and provide guidance for accommodating future


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development in a way that balances fiscal, economic, environmental, and social concerns. GMS (District of Squamish, 2005) “Habitat Authorization” or “HA” refers DFO authorizing a project to negatively impact fish habitat, as long as certain conditions of mitigation and compensation are met and there is no net loss of fish habitat. “Habitat Enhancement” refers to any manipulation of habitat that improves its value and ability to meet the specified requirements of one or more species. "Infiltration" refer to the process by which water enters and flows through the pores between soil particles. “Invasive Species” refer to non-native exotic plant species that spread through natural regeneration and require means to control the spread in the woodlot and to adjacent areas of the woodlot, eg. English Ivy. “Local Government Act” or “LGA” refers to a legislative document which provides a legal framework and foundation for the establishment and continuation of local governments to represent the interests and respond to the needs of their communities. It also provide local governments with the powers, duties and functions necessary for fulfilling their purposes, and the flexibility to respond to the different needs and changing circumstances of their communities. “Mamquam Blind Channel” or “MBC” refers to the waterway the divides the former Interfor sawmill site and the Downtown Core. "Maximum Daily Demand" or "MDD" refers to the maximum daily demand for water required by a neighbourhood. “Navigable Waters Protection Division” or “NWPD” refers to a division of Transport Canada whose mission is to preserve the public right of unimpeded safe navigation, and contribute to a secure marine environment. Transport Canada is responsible for administering the application of the NWPD. The Navigable Waters Protection Division within the Transport Canada is directly responsible for the administration of the Navigable Waters Protection Act. “Official Community Plan” or “OCP” refers to the District of Squamish Official Community Plan either specified as adopted 1998 OCP or as November Draft 2006 OCP currently under review. “Open space” refers to public places where anyone has a right to go with no expectation of privacy. “Raptor” refers to birds of prey such as hawks, falcons, eagles, owls, etc.. “Remediation” refers to the cleanup or mitigation of pollution or contamination in sediments by various methods. “Riparian” or “Riparian Area” or “Riparian Zone” refers to areas adjacent to ditches, streams, lakes and wetlands. Vegetation in these areas stabilizes streambanks, regulates temperatures, and provides a continual source of woody debris and fish food organisms to the stream channel “Riprap” refers to rock or stone placed on earth surfaces for the protection of the soil against the erosive action of flowing water or precipitation. “Roster Reviewer” refers to a new Contaminated Sites Approved Professional (CSAP) system for the review of contaminated site submissions on behalf of the Ministry of Environment. This new system is intended to replace all current review processes for non-high priority contaminated site submissions. “Scat” refers to waste product from an animal's digestive system tract expelled through the anus (or cloaca) during defecation.
























Deleted: “Neighbourhood” refers to the Waterfront Landing Site which is the subject of this Sub Area Plan.¶

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“Site” refers to the lands subject to the policies of this Sub Area Plan. “Smart Growth on the Ground” or “SGOG” refers to an innovative and unique program that helps BC communities to prepare more sustainable neighbourhood plans – including land use, transportation, urban design, and building design plans, by creating real, built examples of Smart Growth. Smart Growth on the Ground report (District of Squamish, October 18, 2005). “Squamish Estuary Review Committee” or “SERC” refers to the government body that reviews all proposed works in the Blind Channel, Cattermole Slough, Terminals, etc. and is primarily concerned with dredging. There are several levels of government that sit on SERC including Department of Fisheries and Oceans Canada (DFO), Environment Canada (EC), Minister of Water, Land and Air Protection (WLAP), and the District of Squamish. “Squamish Nation” refers to the Salish peoples who are descendents of the aboriginal peoples who live in the present day Greater Vancouver Area, Gibson’s Landing, and Squamish River watershed. “Storm-Surge” refers to an onshore gush of water associated with a low pressure weather system, typically a tropical cyclone. "Storm Water Management Model" or "SWMM" refers to a dynamic rainfall-runoff simulation model used for single event or long-term (continuous) simulation of runoff quantity and quality from primarily urban areas. “Sub Area Plan” or “SAP” refers to this document – a comprehensive planning and development framework that applies to the site, in accordance with District of Squamish approved policies. “Triple Bottom Line” or “TBL” refers to an approach to decision making that considers economic, social and environmental issues in a comprehensive, systematic and integrated way. “Vernacular” or “Architectural Vernacular” refers to that type of architecture which is indigenous to a specific time or place (not imported or copied from elsewhere).

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10.0 REFERENCES Socio-Economic Impact Assessment, Harris Consulting Inc., August 2006. Environmental Impact Assessment, Pottinger Gaherty Environmental Consultants Ltd., (in process). Preliminary Environmental Scoping report, Pottinger Gaherty Environmental Consultants Ltd.,

December 2005. Preliminary Field Reconnaissance (PFR), Arrowstone Archaeological Research and Consulting,

December 16, 2005. Archaeological Impact Assessment, Arrowstone Archaeological Research and Consulting, September 5,

2006. Approval Letter of Archaeological Investigation, Archaeology Branch of the Ministry of Tourism Sport

and the Arts, January 9, 2007. Shoreline and Lagoon Design report, Westmar Consultants Inc., September 15, 2005. Sub-tidal Eelgrass Survey and Water Main Inspection in Mamquam Blind Channel, Seacology,

December 2005. DFO correspondence (agency Approval in Principle – e-mail only), September 7, 2006. Ministry of Environment Approval In Principle, January 23, 2007. Golder Associates Roster Review Recommendation for an Approval In Principal of a Remedial Plan,

January 10, 2007; Pottinger Gaherty Environmental Consultants Ltd. PSI, DSI, Remedial Plan, January 2007 Transportation Assessment Report, Bunt & Associates Engineering Ltd., January 2007. Impact Assessment & Servicing Strategy Report, (DRAFT), October 2006. Preliminary Stormwater Management Report, R.F. Binnie & Associates Ltd.(DRAFT), Oct. 25, 2006 Flood Control Opinion Letter, R.F. Binnie & Associates Ltd., September 27, 2005. Confirmation letter from BC Hydro, March 2, 2006. Confirmation letter from Telus, June 19, 2006. Confirmation letter from Shaw, June 6, 2006. Preliminary Geotechnical Investigation report, GeoPacific Consultants Ltd., May 17, 2005. Technical Memorandum, Former Interfor Site Development Water Servicing Study, Kerr Wood Leidal

Associates Ltd., December 16, 2005. Technical Memorandum, Former Interfor Site Development Sanitary Sewer Study, Kerr Wood Leidal

Associates Ltd., December 18, 2005.

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Water front Landing Neighbourhood Sub Area Plan 1Figure

Location Plan


I l lustrative Site Concept Plan


Land Use Plan

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B

C

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D

E

F 1

F 2

F 3

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scale 1:2000

0 20 100 200 300m

WATERFRONT LANDINGN

SITE ANALYSIS


Habitat Enhancement Plan


Open Space Plan


Public Realm Plan

Water front Landing Neighbourhood Sub Area Plan

Landscape Sections

Figure 9.1

el 4.5el 4.0el 4.0

el 4.5

el 4.0el 4.5

el 4.0±el 4.3el 5.0

Pier @ 4.0main floor @ 4.5

main floor @ 4.5

upper floor @ 7.5

main floor @ 4.5

Townhomes

2.0 HHWL

0.0 MWL

1.3 MHWL

1.5

1

MamquamChannel

patio

2.0mintertidalplanting

topof

existingbank

2.0 HHWL

0.0 MWL

1.3 MHWL

1.5

1

MamquamChannel


topof

existingbank

patio

��

2.0 HHWL

0.0 MWL

1.3 MHWL

1.5

1

MamquamChannel


topof

existingbank

patio

��

upper floor @ 8.0

main floor @ 5.0

parkade @ 2.5

Townhomes

surface parking road

1.5mwalk

plantedboulevard

street ROW��

patioplantedboulevard

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parking

1.5mwalk

Boardwalk:elevated, multi-usewith optional paintedline or glyphs todesignate uses

Boardwalk:at-grade, multi-usewith optional paintedline or glyphs todesignate uses

Boardwalk:elevated, multi-usewith optional paintedline or glyphs todesignate uses

WATERFRONT LANDINGSECTIONS

scale 1:100

0 1 5 10 15m


Landscape Sections

Figure 9.2


Circulation Plan

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WATERFRONT LANDINGN

CIRCULATION PLAN

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0 20 100 200 300m

WATERFRONT LANDINGN

CIRCULATION PLAN


Road Right-of-Way Section

Main Entry Road (with turning lanes): 21m Right-of-Way

Figure 11.1



Local Street (one-sided parking): 18m Right-of-Way

Figure 11.2



Local Street (at bump-out): 18m Right-of-Way

Figure 11.3


Connections Plan

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0 20 100 200 300m

WATERFRONT LANDINGN

CONNECTIONS PLAN


Existing Transit Routes

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Proposed Transit Routes


Construction Phasing Plan

HIG

HW

AY

99

LOG

GER

S LA

NE

CLE

VELA

ND

AVEN

UE

PEMBERTON AVENUE

WINNIPEG STREET

SCOTT CRESCENT

MAM

QUA

M B

LIND

CHA

NNEL

MILL ROAD

LAU

RE

LWO

OD

RO

AD

CN

RA

IL R

.O.W

.

LAU

RE

LWO

OD

RO

AD CLARKE DRIVE

1B

1C

2D

2C

2B

2A

1A


Site Servicing Plan : Sanitary & Water

HIG

HW

AY

99

LOG

GER

S LA

NE

CLE

VELA

ND

AVEN

UE

PEMBERTON AVENUE

WINNIPEG STREET

SCOTT CRESCENT

MAM

QUA

M B

LIND

CHA

NNEL

MILL ROAD

ROAD A

CN

RA

IL R

.O.W

.

LAU

RE

LWO

OD

RO

AD CLARKE DRIVE

ROAD B

ROAD C


Pumpstation / Forcemain Location Plan

MAMQUAM RIVER

MA

MQ

UA

M B

LIN

D C

HA

NN

EL SITE

SQU

AM

ISH

RIV

ER

LOG

GE

RS

LA

NEHW

Y 9

9


Laurelwood Crossing Connector Plan

MA

MQ

UA

M B

LIN

D C

HA

NN

EL

SITEDOWNTOWNSQUAMISH

PEMBERTON AVE.

HIG

HW

AY

99


ROAD C

RO

AD

CROAD A

ROAD

C

ROAD

B

ROAD

B

ROAD B

LAU

RE

LWO

OD

RO

AD

LAURELWO

OD

ROAD

LAGOON

MAM

QUA

M B

LIN

D C

HAN

NEL

PROP.

Stormwater Management PlanPost-development


Site Grading Plan

Figure 20

2

34

33

32

31

30

29

28

27

26

252423

21

22

20

19

18

17

16

15

14

13

12

10

11

7

8

9

6

5

4

3

1

1

PLAN 4657

ROAD

ROAD

ROAD


Off-Site Infrastructure Upgrade Plan

MAMQUAM RIVER

MA

MQ

UA

M B

LIN

D C

HA

NN

EL SITE

MASHITE

RCRE

EK

SQU

AM

ISH

RIV

ER

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