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Dean Strachan
From:
Sent:
To:
Cc:
Subject:
Attachments:

Graham Farstad <graham@arlingtongroup.ca>


Thursday, December 24, 2015 3:15 PM
Dean Strachan
Anne Cooper
Mountain View Site Rezoning
Mountain View Rezoning Site - December 2015.jpg

InfollowinguponourpreviousdiscussionabouttheMountainViewsite,Iwouldliketosubmitarezoningapplication
onbehalfoftheSchoolDistrictinJanuary2016.Beforedoingso,somepreliminarydiscussionisneededasthesitehas
somecomplicatingelements.Theneedforrezoningisstraightforwardtheschoolusehasceasedandissurplustothe
needsoftheSchoolDistrict.InaccordancewithaProjectAgreementwiththeMinistryofEducation,theSchoolDistrict
must generate significant local funds as its contribution to the Revelstoke Schools Project. This includes the proceeds
fromthedispositionofsurplusschoolassets,includingtheMountainViewsite.
Thegeneralobjectivesofrezoningthesitearetoreflectthechangesinlanduse,reduceuncertaintyconcerningits
futureuseandenhancetheprospectsofitsdisposition.
Morespecificobjectivesofrezoningareto:
1. CreateaviablesiteplanconsistentwiththeCitysOfficialCommunityPlanandtheRevelstokeIntegrated
CommunitySustainabilityActionPlan;
2. Createaspecificsitefortheschoolbuilding,whichreceivedaheritagedesignationearlierthisyear,necessary
foritsfuturedispositionandadaptivereuse;
3. Defineandzoneasiteforapark,notlessthantheareaofexistingsurplusrightsofway,andconveythatsiteto
theCityofRevelstoke;and
4. Defineandzonetheremainingareaforresidentialdevelopmentcompatiblewiththesurrounding
neighbourhood.
Theattacheddrawingisverysimilartothe2014RFPfordispositionofthesite.Thisreflectslandusesresultingfrom
extensiveconsultationundertakenbytheSchoolDistrict,includingwiththeCity,theheritagecommunity,theschool
communityandthegeneralpublic.NochangeintheCitysOfficialCommunityPlanisproposed.Thesecondobjective
willbemetbycreatingasiteforthe1914building,whichhasbeendesignatedaheritagestructure,aswellasan
additionalareatoaccommodateonsiteparking.Thethirdobjectivewillbemetbycreatingaparksitenotlessthanthe
areaofexistingsurplusroadrightsofway.Thepresentconfigurationofthesesurplusroadrightsofway,ownedbythe
City,doesnotreflectopenspaceinausableconfigurationforanyone.Thefinalobjectiveistoenablesuitableground
orientedresidentialdevelopmentoftheremainingsurpluslandareatobesoldbytheSchoolDistrict.
TheentiresiteiscurrentlyzonedP3Institutional,whichreflectsitsprevioususeasaschool.TheP3zonepermits
publicorquasipublicusesofaninstitutionalnature,culturalandrecreationalfacilities,publicserviceandutility
buildings.Thezoningoftheheritagesiteneednotchangeastheseusesmaybesuitabletoafutureownerand,ifnot,
theycanbeaddressedthroughaheritagerevitalizationagreement.Atthistimewedontknowwhatawhiteknightwill
findtobethemostviableuseforthisbuilding.LeavingtheexistingzoningofthissiteunchangedwillenabletheCityto
workwithafuturepurchaserindeterminingthemostappropriateadaptivereuseofthisheritagebuilding.
Theexistingzoningisnotsuitablefortheremainderoftheblock.TheparksitetobeconveyedtotheCityshouldbe
rezonedP1ParksandPublicUseDistrict,whichprovidesforpublicparksandplaygrounds.Theremaininglandshould
bezonedforgroundorientedresidentialuse.Howeverthelotsizecouldvarydependingonapurchasersassessmentof
marketconditions.Detachedhousingcouldbeonsmalllots,whichwouldworkbestwithlanesinordertomaintainthe
historiccharacterandavoidgaragesdominatingthelotfrontage.Largerlotswouldalsoworkandtheremaybedemand
forhighendestatelotsoverlookingtheColumbiaRiverandenjoyinglongdistancemountainviews.Bothfeesimple
1

tenureandstrataownershiptoaccommodatedetachedpatiohomesorattachedtownhousesshouldbesuitableforthis
area.TheSchoolDistrictneedssomeflexibilityinthefutureredevelopmentofthisareabutitshouldbewithinanarrow
scope.Nonresidentialusesorapartmentsarenotproposed.Thereissignificantvacantcommercialspaceindowntown
Revelstokeandapartmentsmaybecontroversial..

InordertomeettheSchoolDistrictsobjectivesandmeettheneedsoftheCity,rezoningthesurpluslandareasinthe
MountainViewsitetoaComprehensiveZoneisproposed,tailormadeforthisparticulararea.Thiswouldprovidefor
providecertaintyinlandusebutalsoallowforsomeflexibilitywithinarelativelynarrowscope.IftheareafacingGarden
Avenueiszonedforgroundorientedresidentialuse,eitherdetachedorattached,thatwouldprovideconsiderable
opportunityforadeveloperbutatascalecompatiblewiththeneighbourhood.Iftheremainingareasbetweenthepark
andPearsonStreetarezonedforsinglefamilydwellingswithvariablesizelots,thatwouldalsoprovideflexibilitytoa
developer,butremainatacompatibleneighbourhoodscale.Feesimplelotsofvaryingsizeswouldbepossibleaswould
astratadevelopmentwithsmallerpatiohomestomeettheneedsofanagingpopulation.

RezoningtheMountainViewblockwillrequiresomesiteservicingupgrades.Tothatend,theKamloopsofficeofWSP
hasbeenretainedtoaddressthecivilengineeringissues.

IwillbetakingsomeholidaysinearlyJanuary2016butwillfollowupwithyoulaterinJanuaryonceyouhavehadan
opportunitytoreviewthismatter.Bestwishesfor2016!

Graham Farstad, MCIP, RPP


Principal
the Arlington Group
(604) 683-1903
www.arlingtongroup.ca

architecture | planning | heritage

Figure 4
COMMUNITY CONNECTIONS (REVELSTOKE) SOCIETY
www.community-connections.ca
February 25, 2016
Dear Mayor and Council,
Community Connections (Revelstoke) Society has been providing professional integrated
services to Revelstoke since the amalgamation of Family and Youth Resources and Community
Living Services in 2001. We are an accredited agency and our mission is to support individuals
and families in our community by providing and advocating for accessible, responsive social
services. We provide services to individuals and families from infancy to senior years. Our
services include: Community Living Services for Adults, Counselling services for families,
individuals and children, several Youth programs, Parent Support programs, Child
Development services and Outreach programs including Social Justice Advocate, Housing
Outreach and Tenant Support. We also operate several satellite programs including three
residences, Community Link Program, the Food Bank, a licensed group child care and a
neighbourhood playgroup.
Each month Community Connections provides services to approximately 1500 people in the
community and each week this includes connecting with over 150 families, the majority with
infants and/or young children.
Currently Community Connections employs 54 persons and we retain the services of 10
contracted people. We employee 49 women and 5 men; we are not certain how many of our
staff are the primary wage earner in the home but Community Connections does pay a
Revelstoke living wage and better to all staff that have successfully completed their probation.
In as far as years of service we have numerous employees that have been with us upwards of
30 years. We are an equal opportunity employer and consider our staff our most valuable
asset.
As an organization, Community Connections respects the diversity, capacity, and strengths of
the people we serve, our community and our co-workers. A guiding principle which defines
service delivery is accessibility and includes physical access as well as providing a welcoming
environment where individuals and families feel connected and supported. With this in mind,
we find we have outgrown our current spaces and are facing limitations to provide the quality
and number of services we offer. With the exception of our residences our objective is to
increase accessibility by creating a space that will accommodate all of our services at one
prime location. We strongly believe this is necessary to offer progressive, responsive services
in the community, while significantly decreasing barriers to accessibility for families and
seniors including transportation to and from multiple services and locations. It is our intention
to construct a purpose built facility of approximately 25,000 sq ft in order to meet our needs.
We believe the ideal property to accommodate a facility of this size and nature is the Mountain
View property and we submit this letter as an expression of our interest.
Community Connections is committed to our community and to the future of social services.
We look forward to discussing this further with you.
Sincerely,
The Executive Team
Community Connections (Revelstoke) Society

314 Second Street East, P.O. Box 2880, Revelstoke, BC V0E 2S0
Phone (250)837-2920 Fax (250)837-2909

Figure 5