DISTRICT OF SQUAMISH REPORT TO: Council FOR: Business PRESENTED: July 17 th, 2007 FILE: DP No. 268 FROM: SUBJECT: Planning Department Development Permit No. 268 38144 Cleveland Avenue Recommendation: THAT the Council of the District of Squamish authorize issuance of Development Permit No. 268, issued to 0755572 BC Ltd. at 38144 Cleveland Avenue on land legally described as the Lot A, Block K, District Lot 486, Group 1, NWD, Plan BCP27016 Subject to: a) the provision of bonding for landscaping works in the form of cash, certified cheque or an Irrevocable Letter of Credit in the amount of $28,655.55; AND THAT District of Squamish Zoning Bylaw No. 1342, 1995, Section 38.8(5) Off Street Parking is hereby varied as follows: From: 1 space per 46.5m 2 (500 sq ft) of gross floor area (all other uses) for a total of 13 stalls To: 1 space per 61.29 m 2 (659.8 sq ft) for a total of 10 stalls Allowing for a 3 off-street parking stall reduction. b) The cash-in-lieu payment of $24,000 for the off site provision of four commercial parking stalls as permitted by Section 40 Off Street Parking of Zoning Bylaw No. 1342, 1995. CAO Recommendation: Concur with the Planning Department report. K. Anema, CAO 1. Purpose: The Development Permit application is to allow for the construction of a mixed-use building on Cleveland Avenue. 2. Timeline: The applicant intends on constructing the building as soon as they have received all required approvals and permits. DP No. 268 38144 Cleveland Avenue 1
3. Background: The DP application is for a property located at 38144 Cleveland Avenue. The property is situated between Cleveland Ave and Loggers Lane, and North of Winnipeg Street. It is currently occupied by the old movie theatre building, where Binnie Engineering and Surveying is currently located. The property is owned by two local business owners and residents. They intend on occupying the residential and commercial components of the new building. 4. Project Information: Downtown Commercial (C-4) Proposed Development zone Min. Lot size 3,000 sq ft (279 m 2 ) 7,498 sq ft (696.6 m 2 ) Lot coverage No minimum or maximum 87% Building Maximum 66 ft (20m) or 6 45 ft (13.71 m) and 4 storeys Height storeys Setbacks Front: 0 Side: 0 Rear: 0 Front: 0 Side: 0 Rear: 7ft (2.13) Parking 1 stall per residential 1 stall per 500 sq ft other 1 per residential (10 stalls) 1 per 659.8 sq ft (6 stalls) 3 stall variance requested Total commercial space: Total office space: Total residential units: 1,485 sq ft 5,113 sq ft 10 (2 lofts + 8 apartments) or 9,076 sq ft Development Permit Area No. 2 Downtown Squamish Commercial/Multi-Family DP Area 2 states: The overall objectives for this area are to create a sense of place and vibrancy to live and work and to become a focal point for Squamish. This image, or ambience, can be improved by having new development participate in the creation of a special place. The realization of this objective will strengthen community identity, broaden the District s economic base, and form an exciting and vibrant commercial centre with an enhanced physical image. Additional DP Area 2 Objectives are: to encourage a compact, continuous façade of street level, pedestrian oriented commercial and public service uses along Cleveland and Second Avenue; to accommodate mixed use developments in the commercial core of Downtown DP No. 268 38144 Cleveland Avenue 2
Squamish; Recommended DP Area 2 building materials include: granite brick river rock heavy timber wood horizontal or vertical siding wood shingles Smart Growth on the Ground SGOG identifies this part of Downtown Squamish as Cleveland Commercial, and as assigned a maximum density of 115 units per acre. Other components of this designation are: 2 storeys with possible 4 storeys if top two floors are stepped back option for stacked lofts or apartments Shared parking at the rear of the buildings 0 ft to 22 ft setbacks storefronts and entrances should face the street. Form and Character The building consists of two tall 12 ft storeys (grade and second floor) and then two standard height stories (third floor at 10 ft, fourth/loft floor at 8 ft). On Cleveland Avenue, the third and fourth floors are stepped back 10ft from the top of the second floor. The building has a continuous canopy along the street level of the building, and the roof-line extends to form a canopy above the residential units. Architectural constraints include fire code requirements, as well as the economic challenge of building a livable and economically viable 4-storey structure on a 7,498 sq ft site. Cleveland Avenue has been developed over time, with buildings that have a zero lot line setback, and boxy frontages. The architect has worked to incorporate a new building into the existing context, but to also introduce new building scale, materials, and ideas. A key and central design element of the building is an internal courtyard, that will be a private internal landscaped space for building residents and office employees. The courtyard will allow for more natural light in the office and apartment spaces, and also presents an opportunity for social interaction within the building. The applicant has designed a building with a strong commercial storefront presence, and a second story of office space with every office unit accessing natural light from the street and the courtyard. The residential levels are stepped back from the second storey on Cleveland Ave, however a strong roof line supported by heavy timber beams, and a combination of loft and apartment units creates an interesting 3 rd and 4 th storeys. DP No. 268 38144 Cleveland Avenue 3
Site Landscaping: The development plan leaves the site landscaping on Cleveland Avenue as is, and new landscaping is concentrated on Loggers Lane and in the internal building courtyard. Hard Landscaping elements include decorative patterned and colored concrete, permeable pavers and a stone waterfall-pool feature that will incorporate rainwater from the roof. Plant types include bamboos, ferns, and grasses that will do well in shady areas, as well as shrubs. Parking: District of Squamish Zoning Bylaw No. 1342, 1995, Section 38.8(5) Off Street Parking requires 1 parking space per residential unit, and 1 space per 46.5m 2 (500 sq ft) of gross floor area (all other uses). According to this formula, a total of 23 parking stalls are required. The applicant is intent on maintaining viable commercial spaces, as well as an attractive and functional lobby entrance at the ground level. The applicant proposes the following: No. of Stalls 1 parking space per residential unit 10 1 space per 61.29 m 2 (659.8 sq ft) 6 Purchase of max. 4 commercial stalls as 4 permitted in Bylaw No. 1342, 1995 Requested parking variance 3 The applicant requests a variance of 3 parking stalls as part of their Development Permit. In order to support the requested parking variance, the site layout has designated one parking stall as a dedicated carpool stall (Schedule B Site Layout). 5. Advisory Design Panel: The Advisory Design Panel reviewed the proposed development on June 21, 2007. The ADP recommendation was: THAT the Advisory Design Panel supports Development Permit No. 268 subject to the following recommendations: Recommend art doors to Cleveland storefronts; Review the capture of rainwater to a time-drip irrigation for courtyard plantings; Review access and security between courtyard and residential units; Consider glass in courtyard floor to allow for natural light into the parking level; Consider resident access to rooftop. The architect and applicant reviewed the ADP recommendations and then presented DP No. 268 38144 Cleveland Avenue 4
their response to Staff. Some items, such as rooftop access, were deemed prohibitive in terms of fire safety access, as well as additional building height. Other items, including art doors, access and security between the courtyard and the residential units, and the capture of rainwater to irrigate landscaping have been incorporated into the building design. Staff are satisfied with the architect s revisions following the ADP meeting. 6. Department Comments: The regulations for development on Cleveland Ave straddle two different goals and sets of requirements. The existing Downtown C-4 zone permits a 6-storey building, while the Smart Growth on the Ground Concept Plan recommends a 2-storey building with setbacks for the third and fourth floor. The applicant proposes a building that pays attention to items that have been identified as important in Downtown development guidelines, including use of quality natural materials, a street level storefront that is continuous with the existing Cleveland Avenue commercial format, and maintenance of office space to keep jobs and activity downtown. The Development also works towards the economic redevelopment and vitality that has been identified as important to Downtown Squamish, especially in the existing commercial zone. Staff consider this development to be a positive step forward in the revitalization of Downtown Squamish. 7. Policy implications The proposed development is consistent with the objectives of DP Area No. 2, and the Smart Growth on the Ground concept plan. 8. Alternatives to Staff Recommendation: Staff Recommendation: THAT the Council of the District of Squamish authorize issuance of Development Permit No. 268, issued to 0755572 BC Ltd. at 38144 Cleveland Avenue on land legally described as the Lot A, Block K, District Lot 486, Group 1, NWD, Plan BCP27016 Subject to: a) the provision of bonding for landscaping works in the form of cash, certified cheque or an Irrevocable Letter of Credit in the amount of $28,655.55; AND THAT District of Squamish Zoning Bylaw No. 1342, 1995, Section 38.8(5) Off Street Parking is hereby varied as follows: From: 1 space per 46.5m 2 (500 sq ft) of gross floor area (all other uses) for a total of 13 stalls To: 1 space per 61.29 m 2 (659.8 sq ft) for a total of 10 stalls DP No. 268 38144 Cleveland Avenue 5
Allowing for a 3 off-street parking stall reduction. b) The cash-in-lieu payment of $24,000 for the off site provision of four commercial parking stalls as permitted by Section 40 Off Street Parking of Zoning Bylaw No. 1342, 1995. Alternative 1: THAT the Council of the District of Squamish not authorize issuance of Development Permit No. 268, Alternative 2: Another direction / course of action as specified by Council. Sabina FooFat Planner Attachment A: Development Permit No. 268 DP No. 268 38144 Cleveland Avenue 6
Location Map: Development Permit No. 268 38144 Cleveland Avenue Subject Property DP No. 268 38144 Cleveland Avenue 7
DISTRICT OF SQUAMISH DEVELOPMENT PERMIT NO. 268 1. This Development Permit No. 268 is issued to 0755572 BC Ltd. (the Permittees ) and shall apply to the parcel of land in the District of Squamish, in the Province of British Columbia, and legally described as: Lot A, Block K, District Lot 486 Group 1, NWD Plan BCP27016 to which the civic address of 38144 Cleveland Avenue, Squamish, British Columbia has been assigned (hereinafter referred to as Lands ). 2. This Development Permit No. 268 is issued pursuant to the authority of the District of Squamish Official Community Plan No. 1536, 1998 as amended, and in conformity with the procedure prescribed by the District of Squamish Development Procedure Bylaw No. 1446, 1997 and the provisions, requirements, terms and conditions of the District of Squamish Zoning Bylaw No. 1342, 1995 and the District of Squamish Subdivision and Development Control Bylaw No. 1767, 2003, as the same relate to and regulate the use of the Lands, and shall not be in any way varied. 3. The following terms and conditions shall apply to the Lands. (a) Dimensions & Siting of Buildings & Structures All buildings and structures to be constructed on the Lands shall generally conform in every respect to the following plans: (i) Title Sheet, no drawing number, received June 29 th, 2007, marked Schedule A; (ii) Project Data / Context, drawing number A1.1, received June 29 th, (iii) 2007 marked Schedule B; Site Plan, drawing number A1.2, received June 29 th, 2007 marked Schedule C; (iv) Level 1 & 2 Floor Plan, drawing number A2.1, received June 29 th, 2007 marked Schedule D; (v) Level 3 & 4 Floor Plan, drawing number A2.2, received June 29 th, 2007 marked Schedule E; (vi) Roof Plan, drawing no. A2.3, received June 29 th, 2007 marked Schedule F; (vii) West Units Floor Plan level 3, drawing no. A3.1 received June 29 th, (viii) 2007 marked Schedule G; West Units Floor Plan level 4, drawing number A3.2, received June 29 th, 2007 marked Schedule H; 1
Page 2 of Development Permit No. 268 (ix) East Units Floor Plan, drawing number A3.3, received June 29 th, 2007 marked Schedule I; (x) East Units Floor Plan, drawing number A3.4, received June 29 th, 2007 marked Schedule J; (xi) Building Elevations, drawing number A4.1, received June 29 th, 2007 marked Schedule K; (xii) Building Elevations, drawing number A4.2, received June 29 th, 2007 marked Schedule L; (xiii) Building Elevations, drawing number A4.3, received June 29 th, 2007 marked Schedule M; (xiv) Building Sections, drawing number A5.1, received June 29 th, 2007, marked Schedule N; (xv) Landscape Plan, drawing number L-1, received June 29 th, 2007, marked Schedule O; (xvi) Materials Board Schedule P. approved by the District of Squamish on July 17 th, 2007 and as attached. (b) Landscaping or Screening Landscaping or screening shall be established around different uses in conformity with Schedule O (Drawing L-1), approved by the District of Squamish and as attached. All landscaping is to be contained by curbing. 4. Siting of Garbage Containers Garbage containers and recycling, suitably enclosed, shall be provided in accordance with Schedule C (Site Plan drawing no. A1.2) approved by the District of Squamish on July 17, 2007. 5. The following maps and plans are attached hereto and are made part of this Development Permit. Notwithstanding any other provision, no works shall be performed upon the Lands, nor shall any building or structure be erected, constructed, repaired, renovated or sited, nor any use permitted on the Lands that is not in accordance therewith and with all terms and conditions of this Development Permit. Plans: (i) Title Sheet, no drawing number, received June 29 th, 2007, marked Schedule A; (ii) Project Data / Context, drawing number A1.1, received June 29 th, 2007 marked Schedule B; 2
(iii) Site Plan, drawing number A1.2, received June 29 th, 2007 marked Schedule C; Page 3 of Development Permit No. 268 (iv) Level 1 & 2 Floor Plan, drawing number A2.1, received June 29 th, 2007 marked Schedule D; (v) Level 3 & 4 Floor Plan, drawing number A2.2, received June 29 th, 2007 marked Schedule E; (vi) Roof Plan, drawing no. A2.3, received June 29 th, 2007 marked Schedule F; (vii) West Units Floor Plan level 3, drawing no. A3.1 received June 29 th, (viii) 2007 marked Schedule G; West Units Floor Plan level 4, drawing number A3.2, received June 29 th, 2007 marked Schedule H; (ix) East Units Floor Plan, drawing number A3.3, received June 29 th, 2007 marked Schedule I; (x) East Units Floor Plan, drawing number A3.4, received June 29 th, 2007 marked Schedule J; (xi) Building Elevations, drawing number A4.1, received June 29 th, 2007 marked Schedule K; (xii) Building Elevations, drawing number A4.2, received June 29 th, 2007 marked Schedule L; (xiii) Building Elevations, drawing number A4.3, received June 29 th, 2007 marked Schedule M; (xiv) Building Sections, drawing number A5.1, received June 29 th, 2007, marked Schedule N; (xv) Landscape Plan, drawing number L-1, received June 29 th, 2007, marked Schedule O; (xvi) Materials Board Schedule P. all as approved by the District of Squamish on July 17 th, 2007; PROVIDED HOWEVER that nothing herein contained shall be construed to authorize the owner of the Lands to develop them other than in accordance with the provisions of the District of Squamish Zoning Bylaw, except to the extent that they are expressly varied by this Development Permit. 6. District of Squamish Zoning Bylaw No. 1342, 1995, Section 38.8(5) Off Street Parking is hereby varied as follows: From: 1 space per 46.5m 2 (500 sq ft) of gross floor area (all other uses) for a total of 13 stalls To: 1 space per 61.29 m 2 (659.8 sq ft) for a total of 10 stalls Allowing for a 3 off-street parking stall reduction. 3
Page 4 of Development Permit No. 268 7. Prior to issuance of the Permit, the Applicant is to provide security in the form of Cash, Certified Cheque or an Irrevocable Letter of Credit in the amount of $37,273.95 to secure provision of landscaping. The Letter of Credit shall be received and kept in force until all the landscaping work is completed. 8. The renewal of any Letter of Credit shall be in such amount as the District of Squamish shall specify, having regard to any change in the estimated cost of undertaking the works, construction or other activities secured by the Letter of Credit that may have occurred since the Letter of Credit was originally issued. 9. All landscaping to be prepared in conjunction with development should use as a guideline The British Columbia Landscape Standard, as per the British Columbia Society of Landscape Architects. A maintenance bond for landscaping for a period of one (1) year in conjunction with developments is required, and will be in the amount of 10% of the original bond amount (January 3 rd, 1995 Council Policy). 10. All landscaping is to be installed on the subject property and contained by curbing. Landscaping within the abutting road right-of-way is to consist of grass sod or small shrubs. Landscaping works in the Municipal Right-of-Way must meet the requirements of Subdivision and Development Control Bylaw No. 1767, 2003, to the satisfaction of the Manager of Engineering. 11. The Permittee shall complete all landscaping to the satisfaction of the Municipality within twenty-four (24) months from the date the Municipal Council authorized issuance of this Permit. 12.The Permittee does not commence the development permitted by the Permit within TWO YEARS from the date of the issuance of the Permit, this Permit shall lapse. 13.This Permit is not a building permit or a development variance permit. While development on the Lands is subject to the conditions and requirements set out in this Permit, the Permit does not authorize development or any construction. Council reserves the right at any time prior to issuance of a building permit to alter the permitted use, density or conditions of use that affect the Lands. IN WITNESS WHEREOF this permit has been executed under seal of the District of Squamish on the day of 2007. 4
The Corporate Seal of the District of ) Squamish was hereunto affixed in the ) presence of: ) ) ) Ian Sutherland, Mayor ) ) ) ) Robin Arthurs, ) Director of Administrative Services STATEMENT OF INTENT Page 5 of Development Permit No. 268 I,, having read and understood the terms and conditions of this Development Permit hereby agree to abide by such terms and conditions and to complete all of the works and services and all other requirements under the Development Permit in accordance with the District Bylaws. 0755572 BC Ltd. 5
Schedule B DP No. 268
Schedule O DP No. 268