Table of Contents 1 INTRODUCTION 1 1.1 - - PDF document

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WATERFRONT LANDING

SUB AREA PLAN

District of Squamish

Official Community Plan No. 2500, 2017

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Table of Contents

1 INTRODUCTION 1

1.1 PLAN AREA AND CONTEXT ................................................................................................ 1 1.2 RATIONALE FOR UPDATED SUB AREA PLAN ........................................................................ 1 1.3 FRAMEWORK FOR MANAGING CHANGE ............................................................................ 3 1.4 EXISTING SITE CONDITIONS ............................................................................................. 4

2 VISION 8

2.1 A VISION FOR WATERFRONT LANDING .............................................................................. 8 2.2 NEIGHBOURHOOD STRUCTURE AND CHARACTER .............................................................. 8 2.3 SUSTAINABLE PLANNING PRINCIPLES ................................................................................ 9

3 LAND USE POLICIES 11

3.1 LAND USE PLAN ............................................................................................................. 11 3.2 RESIDENTIAL AREAS ....................................................................................................... 12 3.3 MIXED USE COMMERCIAL USE ....................................................................................... 14 3.4 PARKS + PATHWAYS ....................................................................................................... 16 3.5 ENVIRONMENT + HABITAT ............................................................................................. 18

4 NEIGHBOURHOOD INFRASTRUCTURE 20

4.1 TRANSPORTATION NETWORK ......................................................................................... 20 4.2 SITE SERVICING ............................................................................................................. 26 4.3 GEOTECHNICAL: FLOOD PROTECTION+SITE REMEDIATION .............................................. 29

5 IMPLEMENTATION 31

5.1 IMPLEMENTATION POLICIES ............................................................................................. 31 5.2 PHASING OF DEVELOPMENT ........................................................................................... 32

6 DEVELOPMENT PERMIT AREA NO.13 - WATERFRONT LANDING 33

A. GENERAL DESIGN AND SITE PLANNING GUIDELINES ........................................................ 35 B. RESIDENTIAL AND MIXED USE DESIGN GUIDELINES ........................................................ 39 C. MARINE VILLAGE + PUBLIC REALM .................................................................................. 41 D. MAMQUAM WATERFRONT GUIDELINES ........................................................................... 42

7 SCHEDULES 48

SCHEDULE A LAND USE PLAN .................................................................................................. 48 SCHEDULE B PARKS + PATHWAYS ............................................................................................ 48 SCHEDULE C STREET HIERARCHY PLAN .................................................................................... 48 SCHEDULE D PEDESTRIAN + BICYCLE + TRANSIT PLAN .............................................................. 48 SCHEDULE E WATER CONCEPTUAL PLAN .................................................................................. 48 SCHEDULE F SANITARY CONCEPTUAL PLAN .............................................................................. 48 SCHEDULE G DRAINAGE CONCEPTUAL PLAN ............................................................................ 48 SCHEDULE H PHASING PLAN ................................................................................................... 48

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List of Figures

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1 INTRODUCTION

1 . 1 P L A N A R E A A N D C O N T E X T 1 . 2 R A T I O N A L E F O R U P D A T E D S U B A R E A P L A N

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Squamish Municipal Boundary Site Boundary

APRIL 2017

CONTEXT PLAN

Figure 1

LEGEND S EA T O S K Y H

I

G HW A Y

WATERFRONT

LANDING

SQUAMISH BC

VALLEYCLIFFE DENTVILLE GARBALDI HIGHLANDS SQUAMISH CHIEF STAWAMUS BRACKENDALE

Howe Sound

S q u

a

mi

s

h

Ri

v e

r

SEA T

O

S

KY H

I

GHW AY 125250 1250m 375 625

99

& Vancouver Horseshoe Bay

to 99

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1 . 3 F R A M E W O R K F O R M A N A G I N G C H A N G E Regional Growth Strategy Official Community Plan

’

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4

WATERFRONT LANDING SUB AREA PLAN

• Bu

Bu Bu Buildings and infrastructure ildings and infrastructure ildings and infrastructure ildings and infrastructure: : : : Best practices in environmental management are central to the development of Waterfront Landing, including use of green building technologies, restored natural systems, and a focus on active transportation.

• H

H H Housing

• using
• using
• using meets the

meets the meets the meets the needs of the whole community needs of the whole community needs of the whole community needs of the whole community: : : : A mix of housing forms and tenures, including affordable rental housing, are provided to support a wide range of households, ages and incomes.

• Jo

Jo Jo Jobs bs bs bs are close to home are close to home are close to home are close to home: : : : The SAP provides employment lands both in the Marine Village and adjacent to Laurelwood Road; the Victoria Street bridge also provides direct access to jobs in other parts of the Downtown.

• T

T T The spirit of he spirit of he spirit of he spirit of the community the community the community the community is honoured is honoured is honoured is honoured: Building design and guidelines emphasize a “made in Squamish” vision through use

• f local materials, design that reflects the historical industrial

waterfront character, and reference to local history, including First Nations use of the Mamquam Blind Channel.

• E

E E Everyone has a voice veryone has a voice veryone has a voice veryone has a voice: : : : The SAP has drawn extensively from public consultation, the agency referral process, and direct input from District Council and staff. The Waterfront Landing site is a former lumber mill site, heavily disturbed by previous industrial uses. New environmental and geotechnical reports have been completed which supplement the

• riginal biophysical information for Waterfront Landing. The following

sections summarize key points from these reports.

Landform

The Waterfront Landing site is 21.5 hectares in size, of which 1.8 ha is water area and 19.7 ha is land. The site is relatively level with elevations ranging from approximately 3.3 to 4.3 metres, with some lower areas due to previously excavations. The southeast edge of the site consists of a forested, steep rocky bluff. The south portion of the site was excavated in the past to facilitate a log sort and boat basin. While under water, this area is within the property’s legal boundary. The site has a predominantly west and south facing aspect, oriented toward the afternoon and midday sun. Panoramic views over the Mamquam Blind Channel towards Squamish and Howe Sound, as well as the Stawamus Chief are accessible throughout the neighbourhood.

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5

WATERFRONT LANDING SUB AREA PLAN

Archaeological Assessment

A previous Preliminary Field Reconnaissance (PFR) assessed the archaeological resource potential of the site and verified that the vast majority of the site has low potential for the presence of archaeological sites. 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, which 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.

Environmental Values | Habitat

Although the Waterfront Landing site is largely disturbed and contaminated from previous uses, a number of environmentally valuable resources (EVRs) are located on or near the site. A Preliminary Site Survey was completed in 2015 to determine the condition and extent of EVRs. Seven habitat zones were identified on the site: Zone 1 - Standing Freshwater; Zone 2 - Emergent Vegetation without Trees; Zone 3 ---

• Emergent Vegetation with Trees; Zone 4 ---
• Disturbed Areas with Invasive Plants; Zone 5 ---
• Mixed Forest with

Invasive Plants; Zone 6 ---

• Mature Forest; and Zone 7 ---
• Intertidal
• Marsh. A Detailed Site Bio-Inventory1 was completed in 2016 in

support of the rezoning application and Site Alteration Permit for the

• site. The report provides an inventory of environmentally valuable

features and specifies mitigation and restoration measures necessary for development of the site.

Hydrology | Watercourses

Water features on the site have been created either by the former lumber mill use or as a result of the 2008-2009 partially completed remediation activities. Filling has drastically disrupted site hydrology. Surface water on site is currently collected in storm drains and directed to culverts flowing into the Mamquam Blind Channel. Waterbodies are believed to have varying levels of contamination in the soils and groundwater. No fish-bearing streams are located on the site.

1 Detailed Site Bio-Inventory, Squamish Lands Remediation Project 1500 Highway 99, Keystone

Environmental Ltd., June 2016

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Shoreline Conditions Geotechnical Conditions Flood Hazard

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Site Remediation | Mitigation

Figure 2 Exi xist sting Si ng Site Con e Conditions

• ns

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2 VISION

2 . 1 A V I S I O N F O R W A T E R F R O N T L A N D I N G 2 . 2 N E I G H B O U R H O O D S T R U C T U R E A N D C H A R A C T E R

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2 . 3 S U S T A I N A B L E P L A N N I N G P R I N C I P L E S Foster a vibrant and diverse age-mixed community:

• Design compact, safe, walkable neighbourhood | Active transportation:
• Support an economically sound community:
• Create integrated networks of parks and natural space:

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Celebrate local art and culture:

• Celebrate the natural heritage: Conserve ecological integrity
• Green design and infrastructure

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3 LAND USE POLICIES

3 . 1 L A N D U S E P L A N

Figure 3

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3 . 2 R E S I D E N T I A L A R E A S

3.2.1 Residential Policies

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Residential Design Affordable Housing; Adaptable Housing

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3 . 3 M A R I N E V I L L A G E | C O M M E R C I A L U S E Commercial | Employment Lands Marine Uses

3.3.1 Commercial Policies

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Marine Uses Home Business Form and Character

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3 . 4 P A R K S + P A T H W A Y S

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3.4.1 Park, Trails and Open Space Policies

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3 . 5 E N V I R O N M E N T + H A B I T A T

3.5.1 Environment Policies ’

Habitat Riparian and Shoreline Areas

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Public Ownership of Environmentally Sensitive Areas Site Remediation

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4 NEIGHBOURHOOD INFRASTRUCTURE

4 . 1 T R A N S P O R T A T I O N N E T W O R K Access | Roads Active Transportation |Cycling and Pedestrian Networks

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Safe Routes To School Mamquam Blind Channel Crossing | Pemberton Bridge

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Typical Cross Sections

2.50m

L P

2.00m 0.15m 5.20m 18.00m | ROW 0.55m 3.30m 2.50m 0.15m 0.55m 3.30m 6.60m | Travel Way

L P

3.00m 6.20m

Road B | Local - 18.0m

3.50m 3.50m 2.50m

L P

1.35m 3.00m 0.15m 7.00m 21.00m | ROW 2.50m 0.15m 3.00m 1.35m 7.00m

L P

7.00m Travel Way

Road A | Minor Collector - 21.0m

3.50m 3.50m 2.50m

L P L P

1.20m 2.00m 1.80m 3.00m 1.50m 1.00m 2.50m 1.50m 0.15m 12.15m 5.85m 4.20m 25.00m | ROW 0.15m

3

m CN Rai

l

ROW 7.00m Travel Way

Laurelwood Road | Collector - 25.0m

WATERFRONT LANDING | Squamish BC

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Transit Network

4.1.1 Transportation Policies

Access + Road Network

’

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Internal roads Active Transportation: Neighbourhood Walking + Cycling Transit

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Marine Transportation Lighting Parking

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4 . 2 S I T E S E R V I C I N G Water Servicing Sanitary Sewer Servicing Drainage

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4.2.1 Servicing Policies

Water Sanitary sewer

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Stormwater | Drainage Emergency Services | Fire Protection Noise Abatement

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4 . 3 G E O T E C H N I C A L : F L O O D P R O T E C T I O N + S I T E R E M E D I A T I O N

4.3.1 Geotechnical and Flood Protection Policies

Geotechnical Flood Protection

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‘ ’

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5 IMPLEMENTATION

5 . 1 I M P L E M E N T A T I O N P O L I C I E S Relationship to Official Community Plan Future Changes to the Sub Area Plan Zoning Bylaw Development Permits

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Land Development Agreement (covenant) 5 . 2 P H A S I N G O F D E V E L O P M E N T

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6 DEVELOPMENT PERMIT AREA NO.13 - WATERFRONT LANDING

Designation Application and Intent

• M

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34

WATERFRONT LANDING SUB AREA PLAN

Justification + Objectives Waterfront Landing is a new mixed use neighbourhood with a spectacular location on the Mamquam Blind Channel. DPA guidelines are intended to ensure a high level of design quality throughout the neighbourhood, with visual and functional integration with the rest of

• Downtown. The underlying design concepts for Waterfront Landing are intended to create a

unique sense of place that enhances the connection to the marine environment and surrounding views. This previous industrial site also brings many opportunities for local and historic design references. The guidelines are also intended to integrate best management practices into the design of development adjacent to and within the Mamquam Blind Channel to protect, maintain or enhance the shoreline and marine environment. Design Guidelines Organization The Waterfront Landing Development Permit Area guidelines are intended to be consistent with the DPA guidelines for other parts of the Downtown and Mamquam Blind Channel as much as possible, while also reflecting the specific site conditions and the proposed design approach to Waterfront Landing. The following list indicates the applicability of each section

• f the guidelines:

Section Section Section Section Design Guidelines Design Guidelines Design Guidelines Design Guidelines Applicable to: Applicable to: Applicable to: Applicable to: A General Design and Site Planning Guidelines All developments B Residential + Mixed Use Design Guidelines All multiple unit residential and mixed residential/commercial uses C Marine Village Guidelines Additional guidelines for the Marine Village and public realm D Mamquam Waterfront Guidelines Additional guidelines for development on or adjacent to the Mamquam Blind Channel Exemptions The exemptions listed in Part 5 (Development Permit Areas) of the OCP apply to Development Permit Area 13 (Waterfront Landing). In addition to the exemptions listed in OCP Part 5, a Development Permit is not required for temporary buildings or temporary uses in DPA No.13 (Waterfront Landing).

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• A. General Design and Site Planning Guidelines

Neighbourhood Character Preserve Views Setbacks from Water, Parks and Trails Pedestrian Circulation and Accessibility

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Parks, Trails and Open Spaces

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Landscaping Lighting

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Parking + Loading Sustainable Design

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• B. Residential and Mixed Use Design Guidelines

Relationship to Street Building Height and Massing

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Roofscape and Image Building Facades, Materials and Colours Residential Livability

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Common Areas and Amenity Spaces Commercial + Mixed Use Guidelines

• C. Marine Village + Public Realm

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• D. Mamquam Waterfront Guidelines

Site Planning and Building Design

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Environment Best Management Practices

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Marine Uses Lighting of water areas

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Figure 5 Nei eighbour bourhood hood Char arac acte ter Par arks a ks and P Pat aths hs

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Figure 6

Nei eighbour bourhood hood Char arac acte ter – Res esid identi tial al

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Figu Figure e 7

Nei eighbour bourhood hood Char arac acte ter - Mari arine Vil Villa lage

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7 SCHEDULES

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LAND USE PLAN

Schedule A

Site Boundary Public Park Strata Park Road ROW Attached Residential Lot 20 Lot 12 Lot 13 Lot 14 Lot 15 Lot 2 Lot 3 Lot 4 Lot 1 Lot 5 Lot 6 Lot 7 Lot 8 Lot 10 Lot 18 Lot 21 Lot 19 Lot 11 Water | Shoreline Lot 9 Mixed Use Commercial Public Parking Marine Use

MAY 2017

Lot 16 Lot 17 Higher Density Residential

LEGEND S E A T O S KY HI GHW AY CL E VE L AND AVE NUE L OGGE R S L ANE

W

I

N N

I

P E

G

S T

WATERFRONT

LANDING

SQUAMISH BC

15 30 45 75 150m VI C T O R

I

A

S T P E

MB

E R T O N A V E 2

A V E L AUR E L

W

OOD R OAD

l

e

n n a h

C

d n

i l

B

m

a

u q

m

a

M

C ANADI AN NAT

I

ONAL R AI L

W

AY

3

A V E

C L A R K E D R

I

V E

99

Mixed Density Residential

Mixed Density Residential

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Site Boundary Public Park Strata Park 3.0m Multi-Use Sidewalk 6.5m Boardwalk 4.5m Multi-Use Trail 1.5m Strata Trail Development Area

PATHWAYS PLAN PARKS +

Schedule B

APRIL 2017

2.0m Sidewalk 1.8m Bike Path

LEGEND S E A T O S KY HI GHW AY CL E VE L AND AVE NUE L OGGE R S L ANE

W

I

N N

I

P E

G

S T

WATERFRONT

LANDING

SQUAMISH BC

15 30 45 75 150m VI C T O R

I

A

S T P E

MB

E R T O N A V E 2

A V E L AUR E L

W

OOD R OAD

l

e

n n a h

C

d n

i l

B

m

a

u q

m

a

M

C ANADI AN NAT

I

ONAL R AI L

W

AY

3

A V E

C L A R K E D R

I

V E

99

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HIERARCHY PLAN STREET

Schedule C

Site Boundary Water 25m Collector 21m Minor Collector | Road A 18m Local | Road B 6.1m Strata Street Development Area

APRIL 2017

Public Park Strata Park

R

• a

d

A

R

• a

d

B

R

• a

d

B

Roa

d

B

LEGEND S E A T O S KY HI GHW AY CL E VE L AND AVE NUE L OGGE R S L ANE

W

I

N N

I

P E

G

S T

WATERFRONT

LANDING

SQUAMISH BC

15 30 45 75 150m VI C T O R

I

A

S T P E

MB

E R T O N A V E 2

A V E L AUR E L

W

OOD R OAD

l

e

n n a h

C

d n

i l

B

m

a

u q

m

a

M

C ANADI AN NAT

I

ONAL R AI L

W

AY

3

A V E

C L A R K E D R

I

V E

99

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Primary Connection Points Proposed Water Main Existing Water Main

CONCEPTUAL PLAN WATER

Schedule D

APRIL 2017

Site Boundary Existing 68m HGL Clarke Zone River Zone Existing 59m HGL Squamish Valve Station Proposed Pressure Reducing

LEGEND

WATERFRONT

LANDING

SQUAMISH BC

15 30 45 75 150m

l

e

n n a h

C

d n

i l

B

m

a

u q

m

a

M

99

S E

A T O

S

KY HI GHW AY CL E VE L AND AVE NUE L OGGE R

S L

ANE

W

I

N N

I

P E

G

S T

VI C T O R

I

A

S T P E

MB

E R T O N A V E 2

A V E L AUR E L

W

OOD R OAD C ANADI AN NAT

I

ONAL R AI L

W

AY

3

A V E

C L A R K E D R

I

V E PC PC PC

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Water Proposed Gravity Sewer Main Site Boundary Development Area

APRIL 2017

CONCEPTUAL PLAN SANITARY

Schedule E

Proposed Lift Station Proposed Forcemain Public Park Strata Park

LEGEND S E A T O S KY HI GHW AY CL E VE L AND AVE NUE L OGGE R S L ANE

W

I

N N

I

P E

G

S T

WATERFRONT

LANDING

SQUAMISH BC

15 30 45 75 150m VI C T O R

I

A

S T P E

MB

E R T O N A V E 2

A V E L AUR E L

W

OOD R OAD

l

e

n n a h

C

d n

i l

B

m

a

u q

m

a

M

C ANADI AN NAT

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ONAL R AI L

W

AY

3

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C L A R K E D R

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99

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CONCEPTUAL PLAN DRAINAGE

Schedule F

Public Park Water Proposed Gravity Main P r

• p
• s

e d S t

• r

m O u t l e t

APRIL 2017

Site Boundary Development Area Strata Park

LEGEND S E A T O S KY HI GHW AY CL E VE L AND AVE NUE L OGGE R S L ANE

W

I

N N

I

P E

G

S T

WATERFRONT

LANDING

SQUAMISH BC

15 30 45 75 150m VI C T O R

I

A

S T P E

MB

E R T O N A V E 2

A V E L AUR E L

W

OOD R OAD

l

e

n n a h

C

d n

i l

B

m

a

u q

m

a

M

C ANADI AN NAT

I

ONAL R AI L

W

AY

3

A V E

C L A R K E D R

I

V E

99

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PHASING PLAN Schedule G

Site Boundary Phase Boundary Sub-Phase Boundary Phase 1 Phase 2 Phase 3 Phase 4 Phase 5 Phase 6 Phase 7

MAY 2017 LEGEND

S E

A T O

S

KY HI GHW AY CL E VE L AND AVE NUE L OGGE R

S L

ANE

W

I

N N

I

P E

G

S T

WATERFRONT

LANDING

SQUAMISH BC

15 30 45 75 150m VI C T O R

I

A

S T P E

MB

E R T O N A V E 2

A V E L AUR E L

W

OOD R OAD

l

e

n n a h

C

d n

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B

m

a

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C ANADI AN NAT

I

ONAL R AI L

W

AY

3

A V E

C L A R K E D R

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2a 4a 2b 3a 7b 5a 5c 1 5b 3b 4b 4c 7a 7c 6a 6b 6c

99