A June 2, 2015 Report Into The Mackenzie Village Development Proposed For Arrow Heights

City of Revelstoke
Council Report
Date:
June 2, 2015
File No:
To:
Mayor and Council
From:
Dean Strachan, MCIP, RPP

Manager of Development Services
Subject:
Zoning Bylaw Text Amendment and Rezoning Applications 1750, 1800

&1816 Nichol Road
3360-20, ZON2014-16
1. ISSUE
The City has received and is processing a Zoning Bylaw Text Amendment and
Rezoning applications for three properties at 1750, 1800 & 1816 Nichol Road to allow
for a development including a variety of residential formats and an area of mixed use
with residential units above commercial units.
2. RECOMMENDATION
THAT the Community Consultation Summary for the Zoning Bylaw Text
Amendment and Rezoning applications be received.
AND THAT the applicant be required to provide the following items prior to
Councils consideration of Bylaw Readings and scheduling of a Public Hearing:
Financial Impact Assessment
Traffic Study
Preliminary Infrastructure and Servicing Study
Environmental Report
Parks and Trails Plan
Waste Management Plan
Housing Agreements Strategy Affordable / Attainable Housing.
3. CAO COMMENTS
Reviewed. GDI.
4. BACKGROUND
4.1 The applicant is proposing to amend the Zoning Bylaw to add a Comprehensive
Development Zoning District (CD17) and rezone the properties at 1750, 1800 & 1816
Nichol Road (see Figure 1) to the new CD17 zone. The proposal was to develop the
subject properties with approximately 1580 residential units and limited commercial
Page 1 of 5
uses adjacent to Nichol Road. The applicant has revised their development plans to
reduce the number of proposed units from 1580 to 1200 units.
4.2 The subject properties have an Official Community Plan (OCP) designation of Future
Growth (see Figure 2) and are currently zoned Single Family Residential District (R1)
and Rural Residential 60 Hectare District (RR60)(see Figure 3).
4.3 The applicant has provided a project goals and objectives letter and a rezoning
planning document as part of their application outlining the proposed development
formats, densities, uses, parks and infrastructure (see Figure 4).
4.4 At their meeting of February 24, 2015, Council approved a Community Consultation
Plan for the subject application that included communication and consultation above
and beyond the required standard statutory consultation process. Due to the scale and
complexity of the subject application, additional communication and consultation was
undertaken to ensure the community was engaged and given an opportunity to provide
input.
4.5 The Community Consultation Plan included letters sent to all Revelstoke properties on
the south side of the bridge informing them of the subject development application,
ways to provide input and inviting them to a Public Open House. In addition to the
letter, communication notifications on the proposed development were posted on the
City website, posted on the City Facebook page and a press release was sent to local
media outlets.
4.6 The Public Open House was held on Thursday, April 30, 2015 at Arrow Heights
Elementary School from 6:00 8:00 pm. The format of the open house included an
introductory presentation from City Staff on the proposal followed by an opportunity for
the public to review a series of panel drawings, maps and designs for the proposed
development and ask questions of staff. Comment / Input forms were available for
attendees to provide their input. The number of people who attended the open house
was 154, of which two-thirds (105) were from the Arrow Heights neighbourhood. As of
May 29, 2015 comments have been received from 87 people. A summary of the
community consultation including copies of the open house sign in sheets and
comment / input form are attached as Figure 5.
4.7 The applicant has reviewed the public input received and has provided a letter in
response to the input (see Figure 6)
5. FINANCIAL IMPLICATIONS
5.1. The additional consultation and communication within the proposed Community
Consultation Plan resulted in additional Staff time, postage and facility rental not
normally required for Zoning Bylaw Text Amendment and Rezoning applications. These
costs are not anticipated to exceed $1500 and would not adversely impact the proposed
2015 Budget for Development Services.
Page 2 of 5
6. DISCUSSION
6.1. The subject application was originally proposed to include approximately 1580
residential units, the applicant has reduced the number of proposed units by 25% to
~1200 units through a reduction in the number of subzones including apartments. No
further density reduction has been recommended at this time. Following the review of
the additional information requested additional recommendation may be made on this
item.
6.2. The implementation of the Community Consultation Plan resulted in good community
engagement and a significant number of public input submissions. As a result of the
community consultation to date an expansion of the plan is not proposed at this time.
However, an expansion of the consultation plan may be considered as the application
progresses and if the assessments, reports and plans proposed result in additional
issues needing more detailed consultation than that offered through the Public Hearing
process.
6.3. The public consultation submissions included a mix of support and concerns with the
subject applications. The input received included a wide range of comments but
generally followed six main themes:
Support for variety and size of proposed residential units.
Concerns about the number of residential units proposed.
Support for the greenspace and trials proposed.
Concerns about infrastructure capacity (roads, water, sewer etc.).
Support for the concept of limited neighbourhood commercial uses being included.
Concerns about impacts of short term rental of units.
6.4. As a result of referrals to internal and external agencies and public input received
through the consultation process to date it is recommended that the applicant be
requested to provide seven additional items. It is further recommended that these items
be provided by the applicant, presented to Council, and made available to the
community in advance of the scheduling of a Public Hearing.
6.5. As the subject application would include the addition of a significant number of
residential units to the community the financial impact to the City should be reviewed.
This Financial Analysis is proposed to look at the site development in two formats, as a
standard single family subdivision and as the proposed mixed use / mixed format
development.
6.6. Traffic volume and flow resulting from the proposed development warrant the preparing
of a Traffic Study by a Civil Engineer. Items requiring review include the access points
to the proposed development site as well as the intersection of Nichol Road and Airport
Way and the Illecillewaet River crossing.
6.7. The infrastructure and servicing for the proposed development includes a number of
complex components requiring a Civil Engineer to review and plan. As the development
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is proposed to be constructed as a phased development extending over ten years, an

over arching plan for what infrastructure is required and when its needed should be
developed. The Preliminary Infrastructure and Servicing Study would provided the
framework for a Development Servicing Agreement should the application proceed. The
applicant has been requested to explore private onsite infrastructure with City and
public access through statutory rights of way. The property owners through their stratas
would be responsible for onsite servicing and infrastructure including roadways and
trails.
6.8. Environmental conditions on the site should be reviewed and reported on by an
Environmental Professional (Registered Professional Biologist). Items to be reviewed
would include sensitive ecosystems and wildlife corridors.
6.9. Parks and Trails Plan would be needed to address the dedication of parks and trails or
the provision of cash in lieu. This plan would form the guiding base for the Approving
Officers approval of future subdivisions of the subject properties. The plan would be
developed by the applicant in conjunction with City Staff.
6.10. The proposed development includes a variety of formats of multi-family development
that facilitate centralized garbage and recycling, however, it has been recommended
that the entire site utilize a centralized system of waste disposal developed through a
Waste Management Plan. Of note the centralized system using structures enclosing
bins addresses concerns with wildlife access to these materials.
6.11. Affordable and attainable housing has been a topic of significant community
discussion for many years. Although the subject development includes a wide variety of
residential unit formats that would include smaller units, it is recommended that the
opportunity of Housing Agreements be incorporated into the proposed Zoning Districts.
The format allows for additional density to be permitted subject to the establishment of
a Housing Agreement for that development phase. As a tool Housing Agreements offer
the greatest flexibility for addressing emerging community housing related issues. As
the proposed development is scheduled to extend beyond ten years flexibility to shape
initiatives to community changes over time is recommended. Of note the proposed
Housing Agreement format would be based on the provision of bonus density, if an
agreement could not be established the developer would be able to proceed with the
development but would not be able to include the bonus density. The proposed Housing
Agreement Strategy would include parameters for the types of Housing Agreements
that would be available and the format and number of bonus residential units that would
be attached to the Housing Agreements.
6.12. Staff are currently reviewing the proposed allocation of short term rentals within the
proposed development as part of the Zoning District development.
7. RELEVANT LEGISLATION
7.1. Official Community Plan, Bylaw No. 1950
7.2. Zoning Bylaw No. 1264
Page 4 of 5
8. ATTACHMENTS
Figure 1 Context Map

Figure 2 Official Community Plan Land Use Designation Map
Figure 3 Current Zoning District Map
Figure 4 Letter from Applicant and Rezoning Application Planning Package
Figure 5 Public Consultation Summary
Figure 6 Public Consultation Input Response from Applicant
9. RECOMMENDATION AND OPTIONS

9.1. Recommendation
THAT the Community Consultation Summary for the Zoning Bylaw Text
Amendment and Rezoning applications be received.
AND THAT the applicant be required to provide the following items prior to
Councils consideration of Bylaw Readings and scheduling of a Public Hearing:
Financial Impact Assessment
Traffic Study
Preliminary Infrastructure and Servicing Study
Environmental Report
Parks and Trails Plan
Waste Management Plan
Housing Agreements Strategy Affordable / Attainable Housing.
9.2. Option 1: Council may not support the application proceeding.
9.3. Option 2: Council may request Staff to conduct further consultation in advance of the
application proceeding.
9.4. Option 3: Council may remove and/or add information requests to those recommended
by Staff.
Page 5 of 5
1700
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Figure 4
MacKenzie Landing
0929468 BC Ltd.
David Evans
3669 Catherwood Road
Revelstoke, BC V0E 2S3
1 (604) 932-9835
dnevanshk@gmail.com
Nichol Road
Revelstoke, BC
Mayor McKee & Revelstoke City Council,

Please accept this rezoning application for 14.4 hectares of land in the Arrow Heights neighbourhood of Revelstoke.
The parcel of land is located on Nichol Road between Arrow Heights Elementary School and Hay Road (Map A page 1). It is currently a greenfield site with little development and represents the best location for infill development
in Arrow Heights.
I ask that you support the rezoning of R-1 (single-family residential) (Map B - page 2) to a mixed use CD-16 zone
with 6 sub zones (Maps C & D - pages 3-4). This zone will provide a mix of multi-family housing made up of studio
and 1 to 4-bedroom apartments, row houses, with some duplexes, single-family dwellings, and suites with a small
neighbourhood commercial node. The variety of housing types makes this area attractive to first-time buyers, retirees, recreational property owners, and renters. My intent is to provide housing starting from under $99,999. I believe
that this development represents a great opportunity for Revelstoke to provide a diversity of affordable housing for all
types of residents, implement strong sustainable design policies found in the Official Community Plan, provide small
neighbourhood commercial services, increase the municipal taxation base, and reduce long-term infrastructure
costs.
Main Goal Affordable & Attainable Housing
The main goal of this development is to make true affordable and attainable housing for the residents of Revelstoke,
and attract new residents with a unique sustainable neighbourhood not found anywhere else in the world. I chose
to move to Revelstoke because I think this is a great place to live. In my time living here I have seen and spoken with
too many residents who want to stay, but cannot afford the price of owning a house. Reasons for this include an
abundance of old housing, that while affordable at face value have several issues requiring more and more money
to maintain and fix. Wooden foundations, asbestos, oil tanks, single pane windows, poor insulation, mould, can
make it nearly impossible to attain a mortgage and may double the cost of owning a home in Revelstoke. Add in the
financial and environmental costs of heating an inefficient and leaky home makes a truly affordable home in Revelstoke hard to find.
Hiring Local Businesses
This project is focused on serving Revelstoke and its residents. It starts with a commitment to hire local businesses and
people to work on the planning, design, and construction for this project. I have hired Selkirk Planning & Design (SPD),
a local planning and urban design firm to work with me and the City to create a sustainable neighbourhood plan and
work through the rezoning and subdivision. I have met with local building designers and builders to gauge their ability
and willingness to work on this project. In previous construction projects here in Revelstoke I have hired local contractors,
Page 1 of 3
construction workers, electricians, plumbers, etc. and am focused on hiring as many local people as possible.
Sustainable Development Principles
Working with SPD, before beginning the design we undertook several preliminary steps to ensure that this development will be done right. First, we developed a list of Sustainable Design Principles (page 7). These principles were
developed by completing a thorough review of Revelstokes Official Community Plan (OCP), reviewing neighbourhood designs and layouts from other communities, and integrating standard sustainable design practices. We have
highlighted policies from the OCP that support this development and can be found as Appendix 1 of your submission package. We also mapped steep slopes and other environmentally sensitive lands with the aim of preserving
and protecting these areas throughout the construction phase (Map E - page 5). We also recognize that the development needs to be sensitive to its neighbours, so we have buffered existing single-family residential development
by locating higher density residential away from the edges (Map F - page 6), towards the interior of the lot, and
locating the mixed use commercial node along Nichol Road to take advantage of higher traffic volumes.
Staff Review and Support
We have reviewed the concepts and preliminary designs with the staff from the Department of Engineering, Building
& Planning and received support for this development. We have continued to work closely with City staff to ensure
that the development is consistent with Official Community Plan and the best interests of the City and residents. We
have agreed to work with the City to create a safe cycling and walking route through the neighbourhood by providing parks and greenway space to connect the recently constructed trail system running along Nichol Road to Arrow
Heights school up the steep embankment, through this property and along Nichol to other areas of Arrow Heights
and hopefully, eventually all the way to RMR.
Design Principles
There are several core design principles that make this development economically, environmentally, and socially
sustainable. These key concepts include:
Higher density & mixed use - Providing higher density means there are more units per hectare paying
for city services. This equates to lower costs for the City on infrastructure. Mixed use means that residents
of Arrow Heights and visitors going to or returning from Revelstoke Mountain Resort can stop to purchase
goods from small neighbourhood commercial stores rather than having to drive downtown. These commercial spaces arent designed to attract big box stores, but is at a size that encourages locally-owned businesses serving the immediate neighbourhood within a walkable distance. This helps the City meet its OCP
emissions targets of 8% GHG reduction by 2020 and 15% by 2030 based on 2007 levels, by reducing the
number of vehicular trips required.
Narrower and fewer roads - Narrower roads provide several benefits:

a.
They reduce speeding, making streets safer for cyclists, pedestrians and children,
b. They reduce City lifecycle maintenance costs by having less paved surface to replace as needed,
c.
They improve water quality with a smaller surface for pollutants, and less surface to heat and degrade water, and
Page 2 of 3
d. They reduce snow removal costs, by reducing the amount of snow that needs to be cleared.
We will create a series of greenways for pedestrian, cycling and recreational use that will connect to surrounding pathways and parks and provide non-motorized access through the neighbourhood, while still allowing for Emergency Medical Services access (Map G - page 7). These greenways will be maintained by
the strata groups and will significantly reduce the amount of money the City spends on road maintenance
and snow removal.
Sustainable Design & Technologies - This development integrates several standard sustainable design
elements, with a specific focus on Revelstoke. The buildings will be located and placed to best take advantage of solar gain and the use of passive solar energy, reducing heating requirements in buildings. For heat
& power, this development will integrate district biomass heat & energy built on a phase by phase basis,
making this a potentially off-the-grid neighbourhood and a net contributor to the provincial power grid. This
development will also include several ecological elements such as using native species to reduce water use
and reflect a local sense of place, use storm water trenches rather than sewers to reduce infrastructure
costs and have cleaner storm water discharge, and maintain and protect slopes and existing large trees, to
better integrate the development into the landscape. Sustainability is also about building homes and public
spaces that will last a long time. This development will focus on high quality building and public spaces. See
the character palette for examples of potential building and public space design (pages 9-10).
Flexibility & Intended Build-Out

The strength of this application is in the flexibility of uses allowed in the proposed CD zone. With the higher densities proposed through this development absorption rates become an important consideration. Flexible land uses
and adaptable building design allows for better absorption rates (Page 11). By allowing commercial, residential and
vacation rental suites in the main commercial area it means that if demand for commercial or residential isnt yet high
enough to fill the allotted space, buildings can still be filled for use by vacation rental. This flexibility reduces empty
buildings and allows the neighbourhood to evolve naturally. This flexibility is built into the surrounding residential sub
areas allowing the entire neighbourhood to better respond to market demands.
With regard to absorption rates this is a bit of an unknown as there is no accommodation or subdivision in Revelstoke to compare with our proposal in front of you today. That said we are extremely confident that there is a need
for high quality, lower maintenance, lower cost accommodation. Our intention is to start with subzone D and look to
build in year one up to 25% of this area, if sales of these homes are good we would look to start immediately with
another similar size build in subzone D followed after that by subzone A&B. We would then probably look to complete subzone D before moving into subzone C. Based on our expectations and knowledge from other similar plans
we would expect total build out to happen over the course of 10 years.
Regards,
David Evans
Page 3 of 3
Rezoning Application
MacKenzie Landing
0929468 BC Ltd.
David Evans
1 (604) 932-9835
dnevanshk@gmail.com
Nichol Road
Revelstoke, BC
Submitted: December 2nd, 2014
Package Contents:
Part 1: Mapping & Design Principles
Maps A - G
Sustainable Development Principles
Neighbourhood Character Images
Flexible Building Types Diagram
Part 2: Official Community Plan Support
Highlighted Goals & Policies (Selected pages only)
Drawings Prepared by:

1-7
8
9-10
11
Box 1994
Revelstoke, BC
V0E 2S0
(250) 200-0680
serlkirkplanning@gmail.com
MacKenzie Landing Sustainable Development Principles

City-Wide
On-Site Environmental Development Principles
Create a diverse housing stock with a variety of building types that provide different types of residential types,
including ownership, timeshare, suites, and rental units for a wider range of people (elderly, young families,
seasonal workers, young retirees, etc.)
Protect steep slopes by maintaining vegetation, minimizing soil compaction and creating minimal disturbances
(cut & fill) to slopes
Develop higher density housing to take advantage of municipal cost sharing for infrastructure (i.e. more people
paying for the same amount of pipe)
Transition surrounding neighbourhood single-family densities to higher densities towards the middle of the site
with adequate buffering
Reduce the number and width of roads throughout the neighbourhood to save on municipal maintenance
costs and create natural traffic calming
Link the road network to surrounding neighbourhoods where feasible
Consider snow removal and storage in laying out roads
Preserve existing trees where possible
Re-establish the native forest ecology by planting native species and reducing lawn, water and pesticide use
Treat stormwater on-site through infiltration with storm trenches along roads and pathways and storm ponds
where appropriate
Make solar access a priority in building layout to take advantage of passive solar and maximize daylight in
winter
Consider shade and solar access in laying out trails and parks to encourage use during non-summer months
Use biomass to provide heat, hot water, and electricity for the entire neighbourhood
Infill new development within established neighbourhoods rather than new development on the outer edges of the City
Neighbourhood-Wide
Allow for small neighbourhood mixed use commercial development to service the Arrow Heights neighbourhood and reduce vehicle trips to downtown
Locate higher densities & mixed use commercial buildings along the Nichol Road transportation corridor
Create a diversity of parks using greenways, trails, open space and public space, and link to existing pathways
& parks in the Arrow Heights neighbourhood
Building Development Principles
MacKenzie Landing Development Concept

Rezoning Application Package
Create buildings with High Environmental Performance standards (Passive House, LEED, etc.)
Create adaptable buildings that are designed to be flexible enough to house both residential and commercial
uses (to be located strategically)
Create sustainable buildings are designed to last for centuries, considering lifecycle, deconstruction, sustainable and non-toxic materials
Use local materials and climatic architecture to develop a Revelstoke Vernacular
Give every unit semi-private outdoor space (porches, patios, decks, etc.)
Neighbourhood Character
Nichol Road
Private Property
Nichol Road Right-of-Way
5.0 m
2.7 m
4.3 m
2.7 m
3.0 m
Cycling Lane
Boulevard &
Parking
Driving Lane
Stormwater,
Boulevard &
Parking
Sidewalk
4.3 m
Road Width
9.7 m
Road & Parking Width
17.7 m
Road Right-of-Way
September 8, 2014

Nichol Road, Revelstoke, BC
DRAFT - Road Sections
Neighbourhood Character

10
Flexible Building Types Allow for Higher Absorption Rates & Healthier Neighbourhoods
Mixed Use CD Zones (A & B)
A variety of building and unit sizes configurable at each phase as the market demands
Adaptable Buildings allowing for transition to ground-floor commercial or to

residential as demand changes
Variable Unit Sizes and configurations
Potential Setback Fourth Storey
Walk-Up Apartments with a variety of unit sizes

and configurations
Row house units with a variety of unit sizes and configurations
Row houses with standard unit sizes to mimic single family housing and buffer higher density from surrounding single-family housing
Suites may be built
Residential CD Zones (C-F)
Flexible Unit configurations allow for different housing types
Walk-up apartments with standard unit sizes to mimic single

family housing and buffer higher density from surrounding
single-family housing

11
Figure 5
File: 3360-20, ZON2014-16
Community Consultation Plan Summary

Zoning Bylaw Text Amendment and Rezoning Applications
1750, 1800 & 1816 Nichol Road
Proposed Development Project:
The applicant is proposing to amend the Zoning Bylaw to add a Comprehensive Development
Zoning District (CD17) and rezone the properties at 1750, 1800 & 1816 Nichol Road to the new
CD17 zone. The proposal is to develop the subject properties original with approximately 1580
residential units (now reduced to approximately 1200 units) and limited commercial uses
adjacent to Nichol Road.
The proposed development is significant as it is proposed to include a significant number of
residential units and is complex in it is to include multiple sub zones a consultation plan was
developed to allow for a greater level of review, referral and consultation than that required by
legislation.
Public Consultation:
The consultation plan included an expanded area for notification. Letters were sent to all
Revelstoke properties on the south side of the bridge informing them of the subject development
application, ways to provide input and inviting them to the Public Open House. In addition to the
letter, communication notifications on the proposed development were posted on the City
website, posted on the City Facebook page and a press release was sent to local media outlets.
The Public Open House was held on Thursday, April 30, 2015 at Arrow Heights Elementary
School from 6:00 p.m. 8:00 p.m. The format of the open house included an introductory
presentation from City Staff followed by an opportunity for the public to review a series of panel
drawings, maps and designs for the proposed development and ask questions of staff.
Comment / Input forms were available for attendees to provide their input. The number of
people who attended the open house was 154, of which two-thirds (105) were from the Arrow
Heights neighbourhood (see attached Open House Sign In Sheets). Comment / Input sheets
were available at City Hall following the Public Open House and e-mail and letter submissions
were also received that were added to the input. As of May 29, 2015 we had received
comments from 87 people, the comment sheets have been attached for reference.
The public input received included six main themes:
1. Support for variety and size of proposed residential units.
2. Concerns about the number of residential units proposed.
3. Support for the greenspace and trials proposed.
4. Concerns about infrastructure capacity (roads, water, sewer etc).
5. Support for the concept of limited neighbourhood commercial uses being included.
6. Concerns about impacts of short term rental of units.
Conclusion:
The consultation process to date has successfully engaged the community in providing input on
the subject development proposal. An expansion of the current consultation plan is not
recommended at this time. It is recommended that the formal Bylaw process proceed and that
the applicant provide additional studies related to the public input received. The additional
studies are to be completed in advance of the Public Hearing. It is further recommended by
Staff that notification for the Public Hearing be expanded from the standard 100m radius to
include all Revelstoke properties on the south side of the bridge.
City of Revelstoke
P.O. Box 170, Revelstoke, British Columbia VOE 2S0
revelstoke.ca
PLEASE SIGN IN
PIJBLIC OPEN
HOTJSE
Zonittg Byla\M Text
Amendment 8.Re-Zoning
Application
1750 8. 1816 Nichol Rd
DEVELOPMENT
PUBLIC WORKS
FINANCE
SERVICES
(2sol 837-3637
development@revelstoke.ca
FIRE RESCUE
SERVICES
PARKS,RECREATION
CORPORATE
&CULTURE
ADMINISTRATION ECONOMICDEVELOPMENT
837-2911
(250) 837-2001
(250) 837-2151
(2501 837-28A4
(250) 837-9351
(250)
works@revelstoke.ca
finance@revelgtoke.ca
file@levelstokqe
prc@revelstoke. ca
admin@evelatoke.ca
COMMUNITY
(2s0) 837-s34s
ced@revelstoke.ca
City of Revelstoke
revelstoke.ca
PLEASE SIGN IN
PUBLIC OPE,N HOUSE
Zoning Bylaw Text Amendment & Re-Zoning Application 1750
NAME:
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(2so) 837-2884
(2s0) 837-93s1
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prc@revelstoke-ca
admin@levelstoke.ca
837-29t1
(2s0) 837-s34s
ced@revelstoke,ca
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(2s0) 837-93s1
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prc@revelstoke.ca
admin@revelstoke.ca
CORPORATE
COMMUNITY
ADMINISTRATION
ECONOMIC DEVELOPMENT
(2s0) 837-s34s
ced@fevelstoke.ca
PLEASE SIGN IN
PUBLIC OPEN HOUSE
ZoningBylaw Text Amendment &,Re-Zoning Application 1750 & 1816 Nichol Rd
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ZoningBylaw Text Amendment & Re-Zoning Application 1750 & 1816 Nichol Rd
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COMMENTS
April30th,2015
We would like to hear from you!

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P.O. Box 674

Revelstoke, BC VOE 2S0
(250) 837-8624
beaware@telus.net
www. reve lstoke bea raware. org
May 12th,2015
Office of the Mayor
P.O. Box 170,
216 Mackenzie Avenue
Revelstoke, BC VOE 2S0
To His Worship Mayor Mark McKee and City Council,
Regarding: Secure garbage handling for new Nichol Road development

Garbage is the number one attractant that brings bears into human neighbourhoods
and creates human-bear conflict and concern for public safety.
For many years now Bear Aware has been educating the people of Revelstoke
about locking up their garbage in a bear-resistant secure area to reduce conflict with
bears. This requires an ongoing education program and is particularly difficult to
achieve in areas with a high population turnover or in areas without access to
secure garbage storage.
The proposed new development on Nichol Road is likely to house a significant

proportion of renters and thus have a high population turnover. ln addition to the
difficulties of ongoing education of a population with high turnover, there are also
issues of people not being present on garbage day (particularly if they only live at
the residence part-time) and therefore opting to leave their garbage out for several
days before collection.
To avoid these problems Bear Aware suggests that a bear-resistant neighbourhood
bin system similar to that in Whistler is implemented. This system would require a
bear-resistant transfer bin area placed at the main Nichol Road entrance to the
development, in which residents could place their garbage on a daily basis.
We understand that there has been resistance to centralised community bin

systems in Revelstoke due to the difficulty of placement of the bins as a retrofit to
existing communities, and the issues of people dumping large items near the bins.
However, in this instance the bin area could be designed into the development, and
with just one transfer bin area, a security camera could significantly reduce the cost
of large items dumped illegally.
Regardless of the collection system that is used in the new development on Nichol
Road, secure garbage storage and collection is a must in any new development in
Revelstoke in order to reduce future conflict with bears and to provide for improved
public safety in our town.
We suggest that no new development is approved by council without due

consideration being given to secure garbage storage and handling options
Kind Regards,
Sue Davies
Community Coordinator
Revelstoke Bear Aware
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From:
Sent:
Wednesday, April22, 2015 12:46 PM
lo:
development
zoning on Nichol road
Subject:
Hello Chris Selvig

My nome
is
ond
own
the property of the junction of Nichol ond Beruschi rood.
Under the Design Principles section of

respec'l to
norrower roods ond ewer roods.
f.
the
Mockenzie londing brochure
thereore some serious design flaws with
Anorrowroadwill notollowforosnowplowtotempororilyplowsnowintothe
centerorside of astreet. Itwll
reguire snow removolto be picked up immediotely every time it snows - this is jusl not goingto hoppen. The most
important
thing is to keep roods open ond initiolly this is done with plows or groders - ond done multiple tmes o doy during
h*vy snowfolls. When people pork on both sides of these
norrow roods - there will be 5orely room for o smoll cor to trovel down these streets when this hoppens. And with
the high density of this development there will not beenoughoff street porking considering two plus cars per unif
ond then visitors. And even i there wos enough off street porking there would be no ploce to shovel the snow
except onto the porking spot of the person odjocent. Underground porking is out of the guesfion considering the
low cost estimote of these units. Nqrrow streets
arenot theqnswer foraheavy snowfall arealkeRevelstoke. Sellingguolityunitsfor$99.OOO.OOisopipe
dreom. This is
o promise thot sounds good when it comes to of fordoble housing, but it is unrealistic. The city should put more
incentives
f or people integroting suites into new or exitsting housing - with odeguote off street porking. A ew yeors ogo the
trend wqs
to eliminate suites from Cities, but now if is o very gteen ond low cost woy to more low cost housing.
2. Norrow streets willnot mokestreets sofer for bicycles. First of ollyou musf remember fhot Revelstoke hos
o bylow that does not permit bicycles to ride on sidewolks. There is going to be two way troffic on these norrow
roods - ond then porked cors all olong both sides of the street becouse of the high housing density - and then
bicycles
in thot mix. fn no woy is a norrow street moking t sofer for bicycles. f ride o bicycle o lot - do you? And tho
rule
of no bicycles
on sidewolks is not
safe. Mony times there is no one ot oll on o sidewalk for blocks ond it would be
much
sofer to ride on the sidewolk. Some cities hove an ordinonce thot stotes thot whenever o person is riding o bike on
o
sidewolk this person must give right of woy to o pedestrion and give on oudible warning when overtoking or possing.
Do not
let thedesire for unrealistic low cost housing,tobethegreen light for unsotisfactory development permit.
Stncerely
Comments
Residential Housing areas:
The very attractive display placards at the Arrow heights school presentation did not
accurately portray the narrow spacing of the units at the premises.
Transportation/Roads/trail Network
.
just
Assuming the residents-to-be are
like most of the rest of us, there will be L580/2000
personal vehicles travelling on the premises and on the lllecillewaet Bridge and local
roadways, (conservatively estimated, as there are proposed 2, 3, 4 bedroom
residences), is there enough room planned for these vehicles? My minivan's footprint is
90 sq. feet and allowing for manoeuvering, door opening etc. another 90 sq. ft. per
vehicle, is L80 sq. ft. times 1580 housing units = 284400 sq. ft. or there goes +/- 2.6
hectares oufof the L4.4 ha. Minus of course the unspecified number of underground
parking spaces.
Narrow roads will not lower accident rates as stated, or make snow removal easy.
Mixed Residential/Commercial areas: (see the above Residential Housing areas comments)
Other Comments:
Our reasons for choosing Revelstoke and the Arrow heights area was because it is so quiet,
and spacious. Our son, visiting from Vancouver marvels at how he can talk in a normal
voice to a neighbour across the street.
A bonus for night sky gazers is that it's so naturally dark at night in Arrow Heights that the
Milky Way is clearly visible from our property on Tillen road.
Please note:
Present R-1 density in Arrow Heights: 6 homes/hectare, or 87 homes on 14.4 Hectares
Proposed project density:
109 units/hectare, or 1580 units on 14.4 Hectares
This wouldbe/r, repeat, % of Revelstoke's present population, on one housing project.
I realize that Revelstoke must grow, but I do not see how Revelstoke City Council can in
any way be serious about allowing a project at even %this density to proceed and pray
they are not seriously considering letting this development go forward.
Bigger does not equate to better. ln my humble opinion, Revelstoke is
place to live than Vernon or Kelowna. That is why we live here.
Thank you for asking for my thoughts on the proposed development
COMMENTS
April30th,2015

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April30th,20l5

& 1816 Nichol Rd?
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April30th,2015
W'e would like to hear from you!
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April30th, 2015
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April30th,2015
Give us your thoughts on the Development Plan aspects for 1750,1800
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April30th,2015

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Dean Strachan,
Development Services,
City of Revelstoke.
Question re PROPOSED ARROW HEIGHTS DEVELOPMENT

I am assuming that such a major development will receive the benefits of being
serviced by the new City Sewer infrastructure financed by City taxpayers.
I purchased a new home just off Airport way in Arrow Heights in 1974 and was given to
understand, by the developer at that time, that within a few years I would likely be on
City Sewer. Needless to say I am stillwaiting and dealing with the inconvenience, cost
and maintenance of a septic system.

My question is ..as a long time taxpayer in Revelstoke... are there plans to offer me
the benefits of City Sewer before giving that it to the new Nichol Road development ?
Comments
RE:
Development Plan aspects for !750, L800 & 1-8L6 Nichol
Road
Residential Housing
Multi housing Town house / Duplex done correct makes sense.

Maybe include Guest houses
Right from start designate Vacation rental area
..get it over
with and up from the start as it should be, so our

neigh bou rhoods cqn be neigh bou rhoods.
Presented density makes no sense for this location of

* Reve
lstoke
lf Housing under 960 sq Ft is allowed, better have storage for all

their outside toys certainly no room inside for anything housing
is any smaller.
Tra nsportation/Roads/Tra
network
Roadway may appear to work on paper will never convince me
it will in practice at best hope a one way only.

Trail network .. great to see Once beyond the discussed area
whose responsibility will it be to put in proper sidewalks and
bicycle paths to connect to main corridors both summer and
winte r.
Guest parking will be required as the roadway presented show

zero space for road way parking.
Public transit will be required at best one very small vehicle
pa
rking.
Mixed Use ResidentiaUCommercial

lf commercial is to be introduced suggest no one commercial
space over 1500 Sq ft. per retail location. Residence above
commercial space should be encouraged. Located on the north
side of Nichol road makes great sense as if fuel station were
allowed who refuels on their way into destination most do
when they leave.
Other comments
Great to see someone would like to make develop happen. Yes
encou rage
But please let's not sell out for short term brand spanking new
Ask yourself council what would a super high density location
you have presented ever seen look like 30 years later.
After when they purchased they knew what the zoning was.
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Dean Strachan
From:
Sent:
To:
Friday, May 01, 2015 L0:35 AM

Dean Strachan
Subject:
RE: Mackenzie Village
Hi Dean,
Thank you for your quick response and the information. Can you please also include my responses to your
information?
Thanks again,
From : DStracha
@revelstoke.ca
To:
Subject: RE: Mackenzie Village

Date: Fri, 1 May 2O!5 L7:!6:02 +0000
Your input will be included with our report to Council.

Please see below answers to your questions in Red
Dean Strachan, MCIP, RPP

Manager of Development Services
From:
Sent: Friday, May 01, 2015
To: development
Subject: Mackenzie Village
Hello - sorry, I missed the open house last night, I was in Salmon Arm.
the development. I have lived in Arrow Heights f or 37 years and enjoyed the
neighbourhood very much. The flavor of the neighbourhood is family homes with relatively large lots. This is
in extreme contrast to anything currently existing in the area. I live far enough down Hay Road that I would
not be right next to the development. However, the development would affect me.
I am not in favour of
Do you know how many residential units are in Revelstoke? I'm guessing about 3,500? Can you please
confirm? To put t,2OO to 1,800 units in a field in a neighbourhood is putting half of Revelstoke in a corner of
neighbourhood. lt's too big, too much and too different.
Yes Revelstoke currently has -3500 residential units.
would worry about the impact on the housing market if in the next couple of years the equivalent of half the existing
housing stock available in Revelstoke came on the market. The housing market in Revelstoke is slow right now, I don't
see how it could accommodate this much stock.
I
; .,.
The development density in comparison to what currently exists is alarming. This is literally half of the number of units
that exist in Revelstoke currently.
Where are the people going to come from to fill the units? ls there an influx of people moving to town? More
jobs coming because some major industry is coming to Revelstoke and there will be work? Or willthese most
likely be vacation condos that are empty much of the year other than peak times? We already see enough of
this in our neighbourhood with vacation homes and 6-Tvehicles being parked all overthe road in a
home. Much more traffic and difficulties with snow removal.
The developer has indicated their market would be 1,/3 retirees, 1/3 families and the remainder other residential users
and seasonal workers. The developer would be required to engineer the roads and would need to account for snow
removll in that process.
Does the developer have anything to back this up? Studies? Analysis? Where are retirees to fill 600 units coming
from? I am surprised to hear that Revelstoke is a retirement destination. I find people often move to the south
workers are going to buy homes. I don't think those coming to live and work for the ski season are interested in home
ownership or going to buy homes for the ski season.
".
a*
Are they going to be hooked up to our sewage plant? ls the traffic from allthese new residents going to be in
addition to the steady flow of traffic already on their way to the ski hill waiting to turn at the four way stop?
would be connected to City Sewer and would be contributing to services through offsite works and
to provide design and analysis on infrastructure requirements for the
proposed project. This would include a traffic study looking at not only access to the site but the four way stop through
to fourth street Victoria Road intersection.
Yes the development
DCC's. The developers engineer would need
ls
this
DCCs ad
ilar to the
Wa\
RMR played out with hooking up to City Sewer and then the money being recouped through
taxes?
Thanks for your answers
to my questions
Dean Strachan
From:
Nikki
Sent:
To:
Monday, May 04, 2015 11:18 AM
Subject:
FW: Development plans
Ball
Dean Strachan
for 1750, 1800 and1816 Nichol Road.
Here are some comments from the Public Open house

I have emailed him confirmation
of his emaill
Nikki Ball
City of Revelstoke
Administrative Receptionist
250-837-291,L
Box 170, Revelstoke BC
VOE 2S0 revelstoke.ca
Please note that this email is subject to the Freedom of lnformation and Protection of Privacy Act
-----Origina I Message----From
Sent: May-04-1-5 L0:54 AM
To: Nikki Ball
Subject: Development plans for 1-750,1800 and1816 Nichol Road
Hi Nikk,
We were at last Thursday's meeting and our comments are as follows

Residential housing
The proposed development would add approximately 35% more homes to the town in a tiny area set in a predominantly
single family area. To us this seems to be totally wrong thinking and could lead to major problems in the future if not
many units would be rentals and not occupied year round?
"managed rl{."
fl"rrmably
increase in this area ever happens there wil undoubtedly be improvements needed to existing
infrastructu( rhds, bridge, water and sewerage). Has the developer addressed these issues?
$tr:tffi|*jir,r.,"n
A scaled down, lower density, proposal would be more acceptable
Dean Strachan
From:
Sent:
To:
Thursday, Ap n 30,
15 10:05 PM
Subject:
Housing Project In Arrow Heights
development
My Opinion. I think building a huge complex in a nice quiet residential neighbourhood is wrong. 1500 units is a
lot of people. They'll all be trying to go over our tiny bridge, speeding thru my daughter's school zone, and
putting strain on our systems. Can we actually supply them with water and sewer? I think no one has given
this any proper thought. You say you're going to have narrower streets and ditches instead of storm drains.
Are you stupid? We live in Revelstoke. lt's not going to work. We are a nice community up here and don't need
a huge eye sore ruining it. Build a nice subdivision with nice homes that are different from one another. Make
Revelstoke unique and desirable to live in. The developers are being greedy and just trying to get as much
money as possible and not caring about the residents.
Sent from my BlackBerry 10 smartphone on the TELUS network.
Dean Strachan
From:
Monday,
04,20157:23 AM
Sent:
To:
development
Subject:
Mackenzie Village
To: Chris Selvig

Please accept this letter as an our notice of opposition to this development.
Thank You.
Dean Strachan
From:
Sent:
To:
Y,
ay 01,20
deelopment
Subiect:
1-750
&1816 Nichol Road rezoning
Hi,
I was at the public open house last night about the rezoning for Mackenzie Landing. I have not had time to
review all the information that w3s available there yet and generally I am in favour of development. However, I
hve some concerns about this pperty that I would like to express to you.
a
The proposed number of housing units (1580) seems too large given the size of the property and also in
comparison to the number of units in the whole rest of the city.
Can our aging sewage system handle the future volume? If not, how will the city be able to pay for a
new sewage system?
Illecillawaet bridge issues - eventually the bridge will need replacing to handle traffic. How will the city
be able to pay for this?
Other traffic/road issues.
I may have more or different opinions as I read through your online information and, if so, I will let you know. I
am interested to see how this development unfolds.
Thanks,
Dean Strachan
t
From:
Sent:
Friday, May 0L, 2015 10:014M
lo:
development
Subject:
Mackenzie Village
I I
ft
Hello - sorry, I missed the open house last night, I was in Salmon Arm
the development. I have lived in Arrow Heights for 37 years and enjoyed the
neighbourhood very much. The flavor of the neighbourhood is family homes with relatively large lots. This is
in extreme contrast to anything currently existing in the area. I live far enough down Hay Road that I would
not be right next to the development. However, the development would affect me.
I am not in favour of
Do you know how many residential units are in Revelstoke? I'm guessing about 3,500? Can you please
confirm? Toput.l-,200tol,S00unitsinafieldinaneighbourhoodisputtinghalfof Revelstokeinacornerof

neighbourhood. lt's too big, too much and too different.
Where are the people going to come from to fill the units? ls there an influx of people moving to town? More
jobs coming because some major industry is coming to Revelstoke and there will be work? Or will these most
likely be vacation condos that are empty much of the year other than peak times? We already see enough of
this in our neighbourhood with vacation homes and 6-7 vehicles being parked all over the road in a
home. Much more traffic and difficulties with snow removal.
gortg to be hooked up to our sewage plant? ls the traffic from all these new residents going to be in
iddton to the steady flow of traffic already on their way to the ski hill waiting to turn at the four way stop?
\re they
Thanks for your answers
Revelstoke
to my questions.
Dean Strachan
From:
Sent:
To:
Thursday, April 30, 2015 l-1:16 PM

Dean Strachan
Subject:
Rezoning applications for L750,1800 &. 1-816 Nichol Road
Hi Dean,
would like to submit my comments for rezoning applications for 1750, 1800 & L816 Nichol
Road. Unfortunately I was unable to make it for the presentation so some of my comments may have already
I
been addressed.
Will the property owners own or lease their property?

Will the single family lots be sold as vacant property, or will the developer construct allthe buildings?
What type of construction will be used? Wll t be stick frame, lCF, modular, perfab?
Are there measures in place to help mitigate the potential for increased crime in the area?
What willthe City be responsible for with respect to snow removal, garbage collection etc? Are there
appropriate areas for snow dumps? Has the developer considered a gated community style approach where
all these responsibilities would be borne by the development?
Will/how does the trail system link up to down town? Who will pay for the connection?
Thanks again Dean. I heard the turnout was excellent.
Regards,
qs -Ltar\4
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April30th,2015
Give us your thoughts on the Development Plan aspects for 1750,1800
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0929468 BC Ltd.
David Evans
1 (604) 932-9835
dnevanshk@gmail.com
RE: NICHOL ROAD REZONING APPLICATION
Response to Public Comments

Mayor & Council,
My team and I have reviewed the public comment sheets and the Department of Engineering
and Development Services Summary from the April 30th open house regarding the Nichol Road
rezoning application. We believe that the summary accurately captures the major themes from
the comment sheets. We have begun the recommended studies and look forward to sharing
their findings with Council, staff, and residents.
There were some valuable and constructive comments as well as some comments that we feel
were a result of misunderstanding parts of our proposal. The comments below attempt to clarify
our proposal and are organized around the 6 themes in the summary report.
1. SUPPORT FOR VARIETY AND SIZE OF PROPOSED RESIDENTIAL UNITS.
- no further comments
2. CONCERNS ABOUT THE NUMBER OF RESIDENTIAL UNITS PROPOSED.
- At the public hearing residents were focusing on the incorrect number of units being 1580 which was a
very early release number this has subsequently been reduced to between a maximum of 1100-1200.
- The number of units is a high number as a result of the perceived requirement for smaller 400-750 sqft
units, which vary from studio to 2 bed units.
- We have also proposed allowing suites in townhouses, duplexes, and single-family homes to allow for
flexible living and additional income generation as is the case currently in all single-family homes in
Revelstoke. These units may never be used as suites. So while the building footprint itself may be that
of a single unit this also accounts for a higher number of total units.
- The plan is intended to be flexible and built out over 15 years. If we find that the smaller apartment and
townhouse units are not sought, then we are able to provide duplex and single family options that are in
demand. In which case we would have far fewer number of units. If we consider the visual and
aesthetic impact of the development, we are looking at a few apartment/mixed use buildings with small,
medium and large apartments and 300-400 townhouse, duplex and single family units.
3. SUPPORT FOR THE GREENSPACE AND TRIALS PROPOSED.
4. CONCERNS ABOUT INFRASTRUCTURE CAPACITY (ROADS, WATER, SEWER ETC).
- We believe that the capacity that was identified to support the development of Revelstoke Mountain
Resort is also capable of supporting the proposed Nichol Road development. The studies we are
completing on infrastructure capacity will better answer these questions at the next public hearing.
- The Nichol Road development will increase traffic, but will only help trigger road and infrastructure
improvements sooner, as these improvements are expected with the development of RMR in the
future.
- We intend to plug in to the existing sewer line that is currently underused. By plugging into the existing
sewer line the development helps pay more of the maintenance cost. This allows the City to reduce
their financial burden and in combination with the proposed density of the development, ensures that
the City will recover costs over the long term.
- We will be developing roads as statutory rights-of-way, meaning that the property owners will pay for
the majority of their infrastructure costs. Road construction and maintenance, snow removal, garbage
and recycling collection will be paid for by the development, and not be a City responsibility.
- The addition of this development is going to give the city the future tax revenues to deal with these
already present issues.
5. SUPPORT FOR THE CONCEPT OF LIMITED NEIGHBOURHOOD COMMERCIAL USES BEING
INCLUDED
6. CONCERNS ABOUT IMPACTS OF SHORT TERM RENTAL OF UNITS.
- Short term rentals are a required part of this offering for a number of reasons:
1. Flexibility in use
2. Providing a yield to future owners
3. Concentrating rentals within a given neighbourhood rather than spreading out across many
existing residential neighbourhoods
- For the city of Revelstoke to be a successful and vibrant resort town in the future it needs a strong
owner vacation program, by integrating that zoning within this new development it will provide that and
also centralize nightly rentals that gives two other major benefits to the existing residential areas:
1. You do not get nightly renters between families disrupting their everyday routines.
2. Existing housing does not get valued on a yield basis, potentially making it unaffordable to local
families.
We appreciate your feedback and look forward to the next steps in this project.
Regards,
David Evans

A June 2, 2015 Report Into The Mackenzie Village Development Proposed For Arrow Heights

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City of Revelstoke

Mayor and Council

Dean Strachan, MCIP, RPP

Zoning Bylaw Text Amendment and Rezoning Applications 1750, 1800

is proposed to be constructed as a phased development extending over ten years, an

Figure 1 Context Map

9. RECOMMENDATION AND OPTIONS

1849 1877 1893

OpenStreetMap (and) contributors, CC-BY-SA

McKinnon Rd McKinnon McKinnon Rd

OpenStreetMap (and) contributors, CC-BY-SA

McKinnon Rd McKinnon McKinnon Rd

OpenStreetMap (and) contributors, CC-BY-SA

Mayor McKee & Revelstoke City Council,

Narrower and fewer roads - Narrower roads provide several benefits:

Flexibility & Intended Build-Out

Submitted: December 2nd, 2014

Drawings Prepared by:

MacKenzie Landing Sustainable Development Principles

On-Site Environmental Development Principles

Link the road network to surrounding neighbourhoods where feasible

Consider snow removal and storage in laying out roads

Preserve existing trees where possible

Building Development Principles

MacKenzie Landing Development Concept

Use local materials and climatic architecture to develop a Revelstoke Vernacular

Nichol Road Right-of-Way

MacKenzie Landing Development Concept

Nichol Road, Revelstoke, BC

DRAFT - Road Sections

MacKenzie Landing Development Concept

Adaptable Buildings allowing for transition to ground-floor commercial or to

Variable Unit Sizes and configurations

Potential Setback Fourth Storey

Walk-Up Apartments with a variety of unit sizes

Row house units with a variety of unit sizes and configurations

Suites may be built

Residential CD Zones (C-F)

Flexible Unit configurations allow for different housing types

Walk-up apartments with standard unit sizes to mimic single

MacKenzie Landing Development Concept

Community Consultation Plan Summary

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Zoning Bylaw Text Amendment & Re-Zoning Application 1750

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