DISTRICT OF SECHELT ADVISORY PLANNING COMMISSION MEETING

Transcription

1 DISTRICT OF SECHELT ADVISORY PLANNING COMMISSION MEETING Community Meeting Room, 5797 Cowrie St, Sechelt, BC Thursday, March 8, :00pm AGENDA 1. CALL TO ORDER 2. ADOPTION OF AGENDA 3. APPOINTMENTS AND DELEGATIONS 4. MINUTES 4.1 Minutes of the February 15 th, 2018 Advisory Planning Commission Meeting for receipt Pg CORRESPONDENCE 6. BUSINESS ITEMS 6.1 Olson Brothers Development 6 Lot Subdivision Pg Holywell Properties Rezoning Text Amendment 5665 Teredo Street Pg ADJOURNMENT

2 DISTRICT OF SECHELT MINUTES OF THE ADVISORY PLANNING COMMISSION MEETING Held at the Seaside Centre located at 5790 Teredo Street, Sechelt, BC Thursday, February 15 th, 2018 PRESENT REGRETS STAFF Michael Hoole (Chair), Paul Mears, Astor Tsang, Sandra Friedman, Ken Crozier, Ana Sandrin. Ahren Bichler, Rainer Weininger, Barry Gilson Director of Planning and Development Services, T. Corbett; Municipal Planner A. Letman; Community Planner A. Thompson, Recording Secretary M. Roberts 1. CALL TO ORDER The Chair called the Advisory Planning Commission Meeting to order at 5:03pm. Angela informed the committee that Ken Crozier, Michael Hoole and Rainer Weininger had their terms renewed and that one new Advisory Planning Commission member, Barry Gilson, was unable to make this meeting. 2. ADOPTION OF AGENDA Recommendation No. 1 Agenda That the Agenda be adopted. 3. APPOINTMENTS AND DELEGATIONS Recommendation No. 2 - Chair Appointment That Michael Hoole be appointed as Commission Chair. 4. ADOPTION OF PREVIOUS MINUTES 4.1 Minutes of the January 11 th, 2018 Advisory Planning Commission Meeting

3 Recommendation No. 3 That the minutes of the January 11 th, 2018 Advisory Planning Commission meeting be adopted as circulated. 5. CORRESPONDENCE - None 6. BUSINESS ITEMS AND REPORTS 6.1 Resland Development McCourt Rd. Development Variance Permit The Municipal Planner presented the development variance permit application for Resland Development on Norwest Bay Road. There are four existing properties in the application and the subdivision includes a number of lots. The applicant has requested a variance to the lot width and panhandle driveways and panhandle width. A summary for each of the variances were reviewed. Three recommendations were presented. In discussion it was noted that: The back of the house will face the Sunshine Coast Highway 101 on proposed Lot 29; The access to the driveway on proposed Lot 25 could be improved by widening the panhandle where the panhandle meets the road; Lots 4, 5, 6, and 7 should be redesigned to make the lots regular shaped instead of pie shaped; The panhandles should have the openings (truncated corners) to ease the accessibility to the properties (see photo); The driveway location is not indicated on the proposed subdivision layout for Lot 17. Recommendation No. 4 Resland Development McCourt Rd. - Development Variance Permit That the Advisory Planning Commission recommends to Council the variance to Bylaw 430 Parcel Standard - Section 17(5) for a panhandle driveway width reduction for proposed Lot 29 from 6.0 meters to 4.5 meters, provided that: Corner truncations, on Lot 25 and Lot 28 at Road D, are provided for a larger turning radius entrance and easier access to the panhandle; A similar corner truncation is provided by Lot 28 at the western end of the panhandle for easier access to Lot 29; and Each of Lots 25 and 28 are a minimum 600 meters 2 in area.

4 Recommendation No. 5 Resland Development Norwest Bay That the Advisory Planning Commission recommends to the Approving Officer the reduced lot width for new Lots 17, 18 and 19, as proposed. Recommendation No. 6 Resland Development Norwest Bay The Advisory Planning Commission recommends to the Approving Officer that Lots 5 and 24 be accessed by a panhandle driveway. Recommendation No. 7 Resland Development Norwest Bay That the Approving Officer work with the developer to revise the layout for Lots 6, 7, 30 and 31 to one similar to Lots 4 and 5 to make the lots more regular shaped instead of pie shaped. 6.2 Wade Grout McTavish Official Community Plan Amendment The Community Planner presented the Wade Grout McTavish Official Community Plan amendment. The rezoning application was seen last year. The applicant has requested an amendment to increase the maximum allowable density from 100 units per hectare to 114 units per hectare, which would allow for 6 more units in the building. The Municipal Planner noted that the proposed use of the property is generally consistent with the Official Community Plan. Furthermore, the Official Community Plan has other policies that support this project such as increasing the density of downtown, making downtown more walkable, and preventing the underutilization of land. In discussion it was noted that: Concerns were raised that a 6 storey building will have a negative impact and block the light for the neighbouring properties; Council could approve the 6 storey height of the building without an Official Community Plan amendment; A public hearing will be held for the proposed Official Community Plan amendment and zoning amendments; The intersection of Ebbtide St. and Wharf Avenue and East Porpoise Bay Road is a development cost charge identified project. The future project could be a roundabout, or signalized intersection or something else. Public consultation will most likely take place on any future redesign of this intersection; Concern was raised that the character of the village is not being considered in

5 this development proposal; The density of the project is too much for this site. The Municipal Planner stated in response: o The building can be sensitively integrated into the neighbourhood. A 4-storey building is beside the property, making the increase in height gradual; o Open space is being provided to accommodate the height of the building; o The geotechnical report supports the building at this location; o The fire department ensures the building has adequate fire protection such as a sprinkler system; o Some of the property would be dedicated to provide for future roadway improvements; o Commercial space is being provided. Recommendation No. 8 Wade Grout McTavish Official Community Plan Amendment That the Advisory Planning Commission recommends to Council the denial of the Official Community Plan amendment to increase the maximum allowable density. Recommendation No. 9 Wade Grout McTavish Official Community Plan Amendment The Advisory Planning Commission requests that Council reduce the height, increase the setbacks and mitigate the impacts to the neighbouring properties. DEFEATED Recommendation No. 10 Wade Grout McTavish Official Community Plan Amendment The Advisory Planning Commission requests that Council revisit and have regard for the previous APC recommendations for the rezoning application which included: Recommendation No. 4 - That Council address the height and setbacks to ensure minimal impact on the neighbouring building; and That the retail space operates in a manner that is a good fit with the neighbourhood and the proposed residential units. Recommendation No. 5 That the applicant remove the units located above the proposed retail space. And take into consideration the APC comments made at this meeting and the previous

6 meeting regarding the Zoning and OCP Amendment applications. 6.3 Jones- Rona Development Permit & Development Variance Permit The Municipal Planner described the development variance permit and development permit application for the properties that make up Rona. The business operates on three lots. The applicant has requested a variance for Lot 5 and Lot B to reduce the setback of the buildings. The applicant also requested to reduce some of the municipal infrastructure improvements required until a future redevelopment of the site. The proposed project includes relocating some of the existing racking, installing a new covered heavy-duty racking system at the north end of the property, enclosing part of an existing storage structure to expand the store, expanding the length of the existing sidewalk, and landscaping. A vegetated buffer on the adjacent residential property is also proposed. In discussion it was noted that: The overhead electrical services were not put underground on neighbouring properties when developing; cash in lieu was provided; A cash in lieu contribution is proposed to be paid at a later time; A development agreement covenant can be put on all three properties. There is not enough information to provide guidance on the form and character of the building. Recommendation No. 11 Rona Development Variance Permit The Advisory Planning Commission recommends to Council the approval of the variance on Lot B, to the rear lot line building setback as proposed, for the expansion to the retail store, to be consistent with the existing covered storage. Recommendation No. 12 Rona Development Variance Permit The Advisory Planning Commission recommends to Council the approval of the variance, on Lot 5, for a reduction of a 3.0 meter rear building and structure setback to a 0 meter setback, as proposed, provided that it is for the life of the structure. Recommendation No. 13 Rona Development Permit & Development Variance Permit The Advisory Planning Commission recommends to Council the approval of the extension to the current sidewalk at the same standard as the existing sidewalk.

7 Recommendation No. 14 Rona Development Variance Permit The Advisory Planning Commission recommends to Council the approval of a variance to not require the undergrounding of services; provided that a development agreement covenant is registered on all of the properties to ensure that the owner completes the reconstruction of the landscaping, sidewalk, street lights, and undergrounding of the services or cash in lieu, in accordance with the District of Sechelt s standards, based on any future redevelopment, on a consolidated site, within the next 5 to 10 years. Recommendation No. 15 Rona Development Permit The Advisory Planning Commission recommends to Council that as proposed, a landscaped buffer be provided on neighbouring residential Lot 9 and that the area be protected and covenanted. Recommendation No. 16 Rona Development Permit The Advisory Planning Commission recommends to Council to follow the OCP guidelines and so as to be in keeping with the existing structures and paint colours of the existing building and structures. 6.4 Murmac Rezoning The Community Planner presented the application to increase the density by 5 lots with a change to the proposed rezoning of the property. Previous application was to rezone to R-1A (from the RR-1 Rural-1 zone). R-1A has a minimum lot area of 700 sq. metres. This application is to rezone to R-1 (from the RR-1 Rural-1 zone). R-1 has a minimum lot area of 500 sq. metres. The proposed layout has 21 lots ranging in size from 570m 2 to 715m 2 lots. Recommendation No. 17 Murmac Rezoning That the Advisory Planning Commission recommends to Council the approval of the rezoning application based on the proposed layout. 6.5 Mobius Architecture BC Housing OCP Amendment, Zoning Amendment and Road Closure The Municipal Planner described the application. The current site is undeveloped. The

8 proposed use is consistent with the Official Community Plan which designates the property as multifamily. The site is currently zoned R-4 which supports apartments and townhouses. An Official Community Plan amendment has been requested to support the creation of a custom zone, to increase the allowable maximum density. The aim of the project is to provide affordable housing in partnership with BC Housing. The proposal is to build 40 units of independent supportive affordable housing. Each unit will be approximately 35 sq. metres in size. On the ground floor of the building will be 4 accessible units and shared amenities and services including a kitchen, dining area and lounge, counselling room, laundry, offices, reception, etc. The building will be a 3-storey walk-up building. The idea of the project is to create homes for individuals moving from temporary shelter to their own residence, whereby those residents will have access to support systems. The units will be rented only and can be protected by a Housing Agreement. The applicant has also requested to reduce the width of the undeveloped portion of the Hightide Ave. road right of way from 24 meters to 20 meters which is the standard road right of way width. Reducing the right of way width will allow an increased setback/buffer to a neighbouring residential property from the proposed 3 metres to approximately 7 metres. This would need a road closure process. In discussion it was noted that: A development permit process will follow, before final adoption of the bylaws; There will most likely be improvements to Lamprey Lane, and extension of, and improvements to, Hightide Ave.; Concern was raised about adequate lighting and safety in the area; Concern for the density number of units proposed for the site is too great; The units are generally designed to house 1 person per unit; Could there be a maximum occupant load for the building? Staff to research. This type of housing is needed in the community; Limited parking will be provided as individuals in this type of housing do not drive; How long would a person be expected to rent or live in one of these units? Staff to research. The Arrowhead Centre s 8-unit development is a similar use and there have been no negative impacts from that housing which is located at Dolphin St. and Inlet Ave. Recommendation No. 18 Mobius Architecture-BC Housing OCP Amendment Moved, but not seconded The APC recommends to Council to deny the Official Community Plan Amendment application. MOTION FAILED

9 Recommendation No. 19 Mobius Architecture-BC Housing OCP Amendment The APC recommends to Council to approve the OCP Amendment application to increase the allowable density on the property to allow a maximum of 40 residential units in a three storey building for non-profit, independent supported, rental housing with the condition that a housing agreement be registered. Recommendation No. 20 Mobius Architecture-BC Housing Zoning Amendment The APC recommends to Council the approval of the Zoning Amendment application to create a zone for a 40 unit transitional housing, 3-storey building conditional upon a housing agreement for 100% of the units. Recommendation No. 21 Mobius Architecture-BC Housing Road Closure The APC recommends to Council the partial road closure of Hightide Avenue as proposed by the applicant, provided that the building footprint and number of units does not increase in size. Recommendation No. 22 Mobius Architecture-BC Housing DP Stage The APC recommends that the applicant add exterior lighting and address safety concerns at the Development Permit stage. 7. ADJOURNMENT The Advisory Planning Commission meeting of February 15 th, 2018 was adjourned at 7:52pm. Michael Hoole, Chair Jo-Anne Frank, Corporate Officer

10 APPLICATION NO: DISTRICT of SECHELT REFERRAL FORM P.O. Box 129, Sechelt, B.C. V0N 3A0 Phone: Fax: OCP Zoning APPLICANT Russell Olson APPLICANT S 6233 Highmoor x Subdivision ADDRESS Road, Sechelt Dev. Permit SITE 5650 Curtis Place Date March 2, 2018 ADDRESS Dev. Variance LEGAL Lot 1 Block - OTHER: District Lot 4299 Plan Zoning Existing R-1 Proposed Unchanged OCP Designation Existing Residential Proposed Unchanged PLEASE RESPOND TO THIS REFERRAL BY APRIL 2, 2018 Please comment on the attached referral for potential effect on your agency s interest. We would appreciate your response within 30 days. If no response is received within that time, it will be assumed that your agency s interests are unaffected. PURPOSE OF APPLICATION: To subdivide a 5790m 2 parcel into 6 lots for single family dwellings. GENERAL LOCATION: West Sechelt OTHER INFORMATION: If your agency s interests are Unaffected no further information is necessary. In all other cases, we would appreciate receiving additional information to substantiate your position and, if necessary, outline any conditions related to your position. Please note any legislation or official government policy which would affect our consideration of this bylaw. Marina Stjepovic, Community Planner This referral has also been sent to the following agencies: x District of Sechelt Engineering x Sechelt Volunteer Fire Department x District of Sechelt Public Works x FortisBC Energy / Energy Services Advisor x District of Sechelt Parks x Telus x District of Sechelt Building x B.C. Hydro / BC Transmission Co x SC Regional District x Coast Cable -Eastlink Sechelt Indian Government x Canada Post x Vancouver Coastal Health Authority x School District #46 Ministry of Transportation & Infrastructure x APC Agriculture Land Commission Accessibility Advisory Committee Archaeology Branch of SIB & BC x Council for information TRAC Community Associations East Porpoise Bay Downtown Village x West Sechelt Tuwanek Selma Park/Davis Bay/Wilson Creek Sandy Hook SHORA S.D.B.A. Chamber of Commerce

11 Location Plan 1 8 REM A _ ^ REM Curtis Place C D ± Lot Subdivision Olson Brothers Developments Inc Meters District of Sechelt Advisory Planning Commission Meeting Agenda Thursday, March 8, 2018 Page

12 PAVEMENT EDGE RETAINING WALL PAVEMENT EDGE KIOSK McElhanney ANSI D CONCRETE SLAB GUTTER LINE TWO STOREY SINGLE FAMILY DWELLING EDGE OF GRAVEL ROAD DATE: , 12:50 FILE: N:\Projects\3400 Series\ Apple Orchard Subdivision\10.0 DRAWINGS\10.1 Civil 3D Files\ R2.dwg THIS DRAWING AND DESIGN IS THE PROPERTY OF McELHANNEY ASSOCAITES LAND SURVEYING LTD. (McELHANNEY) AND SHALL NOT BE USED, REUSED OR REPRODUCED WITHOUT THE CONSENT OF McELHANNEY. McELHANNEY WILL NOT BE HELD RESPONSIBLE FOR THE IMPROPER OR UNAUTHORIZED USE OF THIS DRAWING AND DESIGN. THIS DRAWING AND DESIGN HAS BEEN PREPARED FOR THE CLIENT IDENTIFIED, TO MEET THE STANDARDS AND REQUIREMENTS OF THE APPLICABLE PUBLIC AGENCIES AT THE TIME OF PREPARATION. McELHANNEY, ITS EMPLOYEES, SUBCONSULTANTS AND AGENTS WILL NOT BE LIABLE FOR ANY LOSSES OR OTHER CONSEQUENCES RESULTING FROM THE USE OR RELIANCE UPON, OR ANY CHANGES MADE TO, THIS DRAWING, BY ANY THIRD PARTY, INCLUDING CONTRACTORS, SUPPLIERS, CONSULTANTS AND STAKEHOLDERS, OR THEIR EMPLOYEES OR AGENTS, WITHOUT McELHANNEY'S PRIOR WRITTEN CONSENT. INFORMATION ON EXISTING UNDERGROUND FACILITIES MAY NOT BE COMPLETE OR ACCURATE. McELHANNEY, ITS EMPLOYEES AND DIRECTORS ARE NOT RESPONSIBLE NOR LIABLE FOR THE LOCATION OF ANY UNDERGROUND CONDUITS, PIPES, CABLES OR OTHER FACILITIES WHETHER SHOWN OR OMITTED FROM THIS PLAN. PRIOR TO CONSTRUCTION CONTRACTOR SHALL EXPOSE LOCATIONS OF ALL EXISTING FACILITIES BY HAND DIGGING OR HYDROVAC AND ADVISE THE ENGINEER OF POTENTIAL CONFLICTS. 2 18/01/11 ROAD DEDICATION REVISED TD MH 1 18/01/10 REVISED LOT SIZES TD MH 0 18/01/08 PLAN ISSUED FOR REVIEW TD MH Rev Date Description Drawn Design App'd ORIGINAL DWG SIZE: ANSI D (22" x 34") FENCE : McElhanney Associates Land Surveying Ltd. All rights reserved. No person may copy, reproduce, transmit or alter this document in whole or in part without the consent of McElhanney Associates Land Surveying Ltd FENCE Suite Beatty Street Vancouver BC Canada V6B 1C1 Tel FENCE FENCE OLSON BROTHERS DEVELOPMENTS INC INLET AVE - UNIT E, SECHELT B.C SKETCH PLAN SHOWING TOPOGRAPHY AND PROPOSED SUBDIVISION OVER LOT 1, DISTRICT LOT 4299, GROUP 1, NEW WESTMINSTER DISTRICT, PLAN BCP19117 SIDEWALK GUTTER LINE Drawing No. Project Number Rev. DESTROY ALL PRINTS BEARING PREVIOUS REVISION

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14 DISTRICT of SECHELT REFERRAL FORM P.O. Box 129, Sechelt, B.C. V0N 3A0 Phone: Fax: APPLICATION NO: OCP X Zoning APPLICANT Joe James Holywell Properties APPLICANT S Teredo Subdivision ADDRESS Street, Sechelt BC Dev. Permit V0N 3A0 SITE 5665 Teredo Street Date March 1, 2018 ADDRESS Dev. Variance LEGAL Strata Lot 58 Block - OTHER: District Lot 303 Strata Plan EPS1505 Zoning Existing CD-30 Proposed Text Amendment to CD-30 OCP Designation Existing Downtown Centre Proposed Unchanged PLEASE RESPOND TO THIS REFERRAL BY APRIL 2 nd, 2018 Please comment on the attached referral for potential effect on your agency s interest. We would appreciate your response within 30 days. If no response is received within that time, it will be assumed that your agency s interests are unaffected. PURPOSE OF APPLICATION: To add Commercial Art Gallery as a permitted use in the CD-30 zone (the zone for the Watermark Complex). This would permit a commercial art gallery to be located within the existing building, in an existing commercial strata unit of sq. metres floor area, at the ground level fronting the Boulevard. Note- Currently the CD-30 zone permits specialty commercial which restricts the size of retail spaces to 100 sq. metres of floor area. GENERAL LOCATION: The Boulevard and Inlet Ave., Downtown Sechelt OTHER INFORMATION: If your agency s interests are Unaffected no further information is necessary. In all other cases, we would appreciate receiving additional information to substantiate your position and, if necessary, outline any conditions related to your position. Please note any legislation or official government policy which would affect our consideration of this bylaw. Angela Letman Municipal Planner This referral has also been sent to the following agencies: District of Sechelt Engineering x Sechelt Volunteer Fire Department District of Sechelt Public Works FortisBC Energy / Energy Services Advisor District of Sechelt Parks Telus x District of Sechelt Building B.C. Hydro / BC Transmission Co x SC Regional District Coast Cable -Eastlink x Ministry of Transportation & Infrastructure x APC Archaeology Branch of SIB & BC x Council for information Community Associations East Porpoise Bay x Downtown Village West Sechelt Tuwanek Selma Park/Davis Bay/Wilson Creek Sandy Hook SHORA x S.D.B.A. x Chamber of Commerce

15 Location Plan 40 E G C A 2 1 L E D F SL101 SL111 SL68 SL62 SL104 SL64 SL103 SL114 SL86 SL105 SL SL91 _ ^ A SL50 SL3 SL10 SL41 SL57 SL6 SL12 SL17 SL43 SL54 SL13 SL46 SL33 SL45 SL52 SL53 I L ± Rezoning Text Amendment Holywell Properties Meters District of Sechelt Advisory Planning Commission Meeting Agenda Thursday, March 8, 2018 Page 15 1 SL20 SL25 SL22 SL21 SL23 SL12 SL24 SL14 SL4 SL16 SL15 SL6 SL5 SL8 SL7

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19 10ZCD ZCD30.02 COMPREHENSIVE DEVELOPMENT ZONE 30 (CD-30) PACIFIC SPIRIT PROPERTIES (TEREDO) DEVELOPMENT DEFINITIONS LIVE/ WORK UNIT means a suite of rooms where both residential and commercial (either offices or specialty retail ) floor space is designed as a single environment and in which residential and commercial amenities are provided. FLOOR AREA RATIO (FAR) means the gross floor area of a building divided by the lot area. 10ZCD30.03 INTENT The intent of the CD-30 zone is to regulate a 5 and 6 storey, mixed use development complex comprising one hundred seven (107) residential dwelling units (includes 3 live/work units) and commercial/retail spaces and a free standing restaurant on the property legally described as: Lot A, Block B, District Lot 303, Group 1, New Westminster District, Reference Plan LMP (PID: ); and as located on attached Schedule A. 10ZCD30.04 PERMITTED USES Except as otherwise provided in Part 3, Section 303 of this bylaw, the following and no other uses are permitted: Principal Uses a) Dwelling, multiple family, apartment b) Fitness centre c) Offices d) Specialty Commercial e) Restaurant f) Live /work unit g) Public/civic outdoor uses Accessory Uses a) Parking b) Loading bay c) Service and storage rooms d) Apartment amenity rooms and storage e) Apartment outdoor uses District of Sechelt Zoning Bylaw 25, 1987 Consolidation September 2011 Update July 2012 Update January 2014 Page 140

20 10ZCD30.05 DENSITY The number of dwelling units shall not exceed one hundred seven (107) including all live-work units. No less than three (3) live /work units shall be provided. 10ZCD ZCD30.07 LOT COVERAGE (1) The lot coverage shall be consistent with the layout as illustrated on attached Schedules B and C. (2) The lot coverage of all buildings and structures, excluding underground parking and driveways, shall be no greater than 4,075 m2 or 36 % of the lot area. (3) The Floor Area Ratio (FAR) of the building complex to the lot area excluding balconies, underground parking and driveways shall be no more than The maximum gross floor area of the building complex shall be no greater than 14,255 m2. (4) The floor area of the waterfront restaurant shall be no greater than 167 m2. (5) The combined floor area of any and all Fitness Centre, Offices and Specialty Commercial uses shall have a floor area of no less than six hundred square metres (600 m2). SITING OF BUILDINGS AND STRUCTURES (1) The siting and composition of the buildings shall be in accordance with the following: Level 1: (Parkade/Teredo Street level): live-work units; retail/commercial units; underground parking garage; loading bay; strata apartment amenity spaces, storage, entrance lobbies, scooter storage, bicycle storage; and building services spaces. Level 2: multiple-family residential, apartment dwelling units; waterfront-oriented restaurant; landscaped outdoor public/civic open space; and landscaped private outdoor open space. Levels 3-6, multiple-family residential, apartment dwelling units. (2) No building, structure or balcony (excluding landscape features) shall be located outside of the designated building envelope/setbacks, except that roof overhangs/eaves may project into the setback areas by 0.80 metres. (3) The location of Buildings A and B shall be consistent with the building envelope illustrated on Schedule C attached. Building A and B shall be articulated at an angle of approximately twelve degrees (12 ) off the Teredo Street property line with a building axis parallel to, or mirrored to, the northern portion of Inlet Ave. as illustrated on Schedule C attached. District of Sechelt Zoning Bylaw 25, 1987 Consolidation September 2011 Update July 2012 Update January 2014 Page 141

21 (4) Level 1, the underground parking garage level, shall be located no less than 9.2 metres from the south (the Boulevard) property line, 6.7 meters from the west property line (Driftwood Motor Inn) and 2.7 meters from the east property line (Inlet Avenue) as indicated on attached Schedule B. (5) No building above finished grade, except unenclosed, Level 3 balconies, shall be located less than 15.2 metres from the south (the Boulevard) property line, except that a single-storey, above grade, restaurant no greater than 167 square meters in floor area, may be located no less than 4.27 meters from the south (the Boulevard) property line. Level 3 unenclosed balconies may encroach into the 15.2 metre setback area by no more than 1.5 meters as illustrated on Schedule C attached. (6) No building or balcony above finished grade shall be located less than 6.0 metres from the west property line. (7) No building or balcony shall be located less than 1.5 metres from the north (Teredo Street) property line of Lot A, Block B, DL 303, Group 1, NWD, Reference Plan LMP (8) No building or balcony shall be located less than 2.74 metres from the east (Inlet Ave.) property line of Lot A, Block B, DL 303, Group 1, NWD, Reference Plan LMP ZCD30.08 BUILDING FORM 1) The building form shall be an articulated, setback, appearance consistent with the illustrated plan, elevation and section drawings attached as Schedules C, D & E. 2) Levels 2 through 6, buildings and unenclosed balconies shall be located no less than 4.25 metres setback from, and maintain an average setback of no less than 8.5 metres from Teredo Street. 3) Level 4 buildings, except unenclosed balconies, shall be located no less than 24.0 metres from the south (the Boulevard) property line. Level 4, unenclosed balconies may encroach into the 24.0 metre setback area by no more than 1.8 meters. 4) Levels 5 and 6 buildings, except unenclosed balconies, shall be located no less than metres from the south (the Boulevard) property line. Levels 5 and 6, unenclosed balconies may encroach into the metre setback area by no more than 1.8 meters. 5) As illustrated on Schedule C, the separation distance between Buildings A and B, except unenclosed balconies, shall be no less than 40.0 metres. Building A and B s Levels 3 to 6, unenclosed balconies may each encroach into the minimum 40.0 metre separation distance area by no more than 1.8 meters. District of Sechelt Zoning Bylaw 25, 1987 Consolidation September 2011 Update July 2012 Update January 2014 Page 142

22 10ZCD ZCD ZCD30.11 HEIGHT OF BUILDINGS 1) The buildings shall not exceed six storeys, 18.6 metres in height measured from existing top-of-curb height at the north property line of Teredo Street. 2) The buildings shall not exceed five storeys, nor 16.3 metres, in height measured from the existing finished grade level at the south property line at the Boulevard. 3) The waterfront restaurant building shall not exceed one storey, nor 5 metres, in height measured from the existing finished grade level at the south property line at the Boulevard. PUBLIC/CIVIC OPEN SPACE The area of civic/ public-accessible open space, excluding landscaped residential buffered areas, provided on the property shall be no less than 40 % of the lot area. Situated along the waterfront and linking the Boulevard with Teredo Street through the centre of the site, as illustrated on Schedule C, the public/civic open space shall be for the public s use, enjoyment and traverse by foot. OFF-STREET PARKING, LOADING, SCOOTER STORAGE AND BICYCLE STORAGE 1) Off-street loading shall include not less than one loading bay accessed from Inlet Avenue and shall conform to the requirements of Part 11 of Zoning Bylaw 25. 2) Off-street parking shall conform to the requirements of Part 11 of Zoning Bylaw 25 except for the following: a. Parking shall be provided in an enclosed, partial-underground building/structure, non-visible from adjoining streets and accessed from Inlet Avenue. b. Off-street parking shall include a minimum of one hundred sixty-seven (167) vehicle parking spaces for the building s residential, live/work and commercial units, of which, no less than: forty-four (44) of the vehicle parking spaces shall be designated and reserved for commercial and visitor use; twenty (20) shall be provided with electric vehicle plug-ins and at least two of which must be located in the area of commercial and visitor parking; two (2) shall be designated and reserved for car-co-operative use; eight (8) shall be designated and designed handicapped accessible with a minimum size of 3.7 metres x 5.7 metres and with a minimum clearance of 2.2 metres overhead; District of Sechelt Zoning Bylaw 25, 1987 Consolidation September 2011 Update July 2012 Update January 2014 Page 143

23 c. A maximum of 22 vehicle parking spaces of the total vehicle spaces provided, may be designated small car with a size no less than 2.43 metres x 4.86 metres and with a minimum clearance of 2.1 metres overhead. d. A minimum of fifteen (15) additional scooter-wheelchair, electricity supplied, underground parking spaces shall be provided for apartment residents; e. A minimum of fifty (50) additional bicycle underground parking spaces shall be provided for apartment residents and minimum of 10 weather protected bicycle parking spaces shall be provided for public use. 10ZCD30.10 ZONING BYLAW AMENDMENT Zoning Bylaw 25, 1987 is further amended by adding Schedules A, B, C, D, E attached to and forming part of this Bylaw as Schedules A, B, C, D and E to Comprehensive Development Zone 30 (CD-30) Pacific Spirit Properties (Teredo) Development. 3. REZONING (1) The following land is rezoned to COMPREHENSIVE DEVELOPMENT ZONE 30 (CD-30) Pacific Spirit Properties (Teredo) Development: Lot A, Block B, District Lot 303, Group 1, New Westminster District, Reference Plan LMP 18610, (PID ); as shown on Schedule A attached to and forming part of this Bylaw. (2) Schedule A of Zoning Bylaw No. 25, 1987 (Official Zoning Map) shall be amended to reflect the zoning designation and boundaries brought into force by this bylaw. SEE BYLAW FOR SCHEDULES District of Sechelt Zoning Bylaw 25, 1987 Consolidation September 2011 Update July 2012 Update January 2014 Page 144