PRESENTED: May 6, 1008 FILE: BYL s 1936 / 1932

Transcription

1 DISTRICT OF SQUAMISH REPORT TO: Council FOR: Regular PRESENTED: May 6, 1008 FILE: BYL s 1936 / 1932 FROM: SUBJECT: Planning Department District of Squamish Official Community Plan Bylaw No. 1536, 1998, Amendment Bylaw (1000 Industrial Way) No. 1936, 2006 and District of Squamish Zoning Bylaw No. 1342, 1995, Amendment Bylaw (Comprehensive Development Zone No. 41) No. 1932, 2006 Recommendation: For Council s information. CAO Recommendation: THAT the report from the Planning Department be approved. K. Anema, CAO 1. Purpose: To provide Council with information regarding the legislated and District of Squamish process with respect to Bylaws 1936 and 1932 for the Public Hearings on May 6, Background: On April 1 st, 2008 Council gave first two readings to Bylaw 1936 and 1932 and scheduled a Public Hearing for May 6, Third reading for the bylaws is also on the May 6, 2008 Council agenda for consideration. The April 1 st, 2008 motion is as follows, THAT District of Squamish Official Community Plan Bylaw No.1536, 1998, Amendment Bylaw (1000 Industrial Way) No. 1936, 2006 be given first two readings. THAT District of Squamish Zoning Bylaw No. 1342, 1995, Amendment Bylaw (Comprehensive Development Zone No. 41) No. 1932, 2006 be given first two readings; THAT should Council adopt Bylaws 1936, 2006 and 1932, 2006, the developer s contribution of $200,000 to the District is required in advance of adoption, and that the funds are to be spent on pedestrian and/or vehicular transportation improvements. THAT the District of Squamish Council schedule a Public Hearing Date of May 6, 2008 for District of Squamish Official Community Plan Bylaw No. 1536, 1996 Amendment Page 1

2 Bylaw No. 1936, 2006 (1000 Industrial Way) and District of Squamish Zoning Bylaw No. 1342, 1995, Amendment Bylaw No. 1932, 2006 (1000 Industrial Way). THAT Council include District of Squamish Official Community Plan Bylaw No. 1536, 1996 Amendment Bylaw No. 1936, 2006 (1000 Industrial Way) and District of Squamish Zoning Bylaw No. 1342, 1995, Amendment Bylaw No. 1932, 2006 (1000 Industrial Way) on the Strategy Session Agenda for April 22, Council discussed local area transportation and pedestrian connectivity issues at their meeting on April 22 nd, 3. Project Information: The District of Squamish policy and process, as well as the requirements of provincial legislation have been met with respect to this rezoning application. Bylaw 1936, 2006 is included as Attachment 1. Bylaw 1932, 2006 is included as Attachment 2. Notice of Public Hearing was published in two consecutive issues of the Squamish Chief newspaper, namely April 25 th and May 2 nd, 2008, pursuant to section 892 of the Local Government Act. Fourteen (14) Notices of Public Hearing were also sent to all owners/tenants in occupation of property within 100 metres of the subject site for the proposed rezoning. The Technical Planning Committee discussed the rezoning application and staff has addressed issues related to the application. The applicant held a Public Information Meeting regarding the application on April 18 th, Written comments received to date are attached. 4. Written Comments received (as of March 24 th, 2008): 1. PIM Questionnaire Wes Rafuse request concrete median planned for Industrial Way as a result of this development be reconsidered. 2. Lawrie Shears, G.M. Mounting Building Centres questions to be addressed at PIM Heather Evans, Planner Attachments: 1. April 1, 2008 Planning Department report (first two readings) 2. April 22, 2008 Planning Department report 3. Bylaw Bylaw written comments received to March 24/08 Page 2

3 DISTRICT OF SQUAMISH REPORT TO: Council FOR: Regular Meeting PRESENTED: April 1, 2008 FILE: , Byl 1932 & 1936 DEPARTMENT: Planning Department SUBJECT: First and Second Readings for Bylaws 1932 (rezoning) and 1936 (OCP amendment), 1000 Industrial Way Recommendation: That the District of Squamish Council give First Two Readings to District of Squamish Official Community Plan Bylaw No. 1536, 1998 Amendment Bylaw No. 1936, 2006 (1000 Industrial Way) And that the District of Squamish Council give First Two Readings to District of Squamish Zoning Bylaw No. 1342, 1995, Amendment Bylaw No. 1932, 2006 (1000 Industrial Way) And that should Council adopt Bylaws 1936, 2006 and 1932, 2006 the developer s contribution of $200,000 to the District is required in advance of adoption, and that the funds are to be allocated to a District project that will upgrade the Discovery Trail including installation of two bridges (on north and south sides of Industrial Way) across the Hwy 99 ditch to improve alignment of the trail with pedestrian crossing of Industrial Way And that the District of Squamish Council schedule a Public Hearing Date of April 15, 2008 for District of Squamish Official Community Plan Bylaw No. 1536, 1996 Amendment Bylaw No. 1936, 2006 (1000 Industrial Way) and District of Squamish Zoning Bylaw No. 1342, 1995, Amendment Bylaw No. 1932, 2006 (1000 Industrial Way). CAO Recommendation: Concur with Planning Department Report and Recommendation. K. Anema, CAO 1. Purpose: For Council to consider first and second readings of the rezoning bylaw and OCP amendment bylaw that are associated with the subject application. Page 1

4 2. Time Critical: The applicant is eager to move ahead with the council consideration of the application. 3. Background: Current Development Application ( Subject Application ) and Site Information Staff received the subject application in March 2006 from Besharat Friars Architects, on behalf of owners Taina Gateway Two Developments Inc. The site is located at the north west corner of Highway 99 and Industrial Way, as shown in Figure 1 below. Figure 1 Site Location Map: 1000 Industrial Way Subject property Previous Council direction received on the subject application Council provided the following direction to staff regarding this application in July 2007: THAT Council directs staff to restrict retail and office uses in the bylaws for OCP amendment (Business Park Gateway designation) and rezoning (CD zone) for 1000 Industrial Way (Lot 93 DL 1305 Group 1 Plan 20132) as per the intent of the Business Park Sub Area Plan, as follows: N Page 2

5 Retail uses: restrict to home improvement retail and building supply retail Office uses: restrict to business office uses The zone has been drafted according to Council s direction regarding uses. Policy Context The subject property is designated Industrial in the Squamish OCP (the whole Business Park is designated Industrial). The Business Park Sub Area Plan makes provision for limited commercial development along the Highway 99 frontage on the lands designated as Specialized Highway Commercial, and includes the subject property. The commercial development in this frontage area is restricted to large format retail outlets and automobile oriented commercial activities. We have included the land use plan from the Business Park Sub Area Plan for reference, as Attachment 4. The property is zoned Light Industrial (I-1) and is in Development Permit Area 5 Highway 99 Corridor. The relatively small acre (35,371 sq ft) subject property would not have adequate capacity to accommodate in an acceptable form the Specialized Highway Commercial development prescribed in the plan, which requires minimum 30,000 square foot buildings (or 10,000 square foot tenancies) in a power centre configuration. The plan does make provision for smaller parcels that are designated as Specialized Highway Commercial, for commercial operations with tourist focus that cater to the traveling public (e.g. hotel/motel, tourist info centre, recreation facilities) that do not meet the applicant s intent. In order to accommodate the proposed development the applicant proposes an OCP amendment to the Squamish Business Park Sub Area Plan to allow for Gateway development in the Business Park. Staff support an OCP amendment to create a new Business Park Gateway designation and apply it to this site, which would support other Business Park uses, and create an inviting and functional gateway to the Business Park from Highway Project Information: Proposed Development The applicant is proposing to develop a building that would be three storeys in height, plus a mezzanine (partial fourth floor). The CD zone would specify the general layout setbacks etc. as well as the uses, and the Development Permit would address the form and character of the building. As currently proposed in the DP application that has been submitted by the applicant, the building would be comprised of about 24,000 square feet of useable space. The ground floor is about 8,000 square feet, 2 nd and 3 rd floors are about 7,200 square feet each, and the top mezzanine floor is about 1,600 square feet. Parking would be accommodated both underground and on the surface of the site. Site access would be from a driveway on Industrial Way. The driveway is close to the west property line of the site. Page 3

6 Gateway Land Use Designation In order to accommodate the proposed development the applicant proposes an OCP amendment to the Squamish Business Park Sub Area Plan. The OCP amendment bylaw is Attachment 1. The amendment is to add a new land use designation to the Business Park Sub Area Plan, which acknowledges the distinct role of the site as an inviting and functional gateway to the Business Park from Highway 99. As included in the policy text of the amendment (which if approved would be added to the OCP s Business Park Sub Area Plan) the new designation would support other Business Park uses, and would not support small scale retail and personal services that are better suites in the downtown and other neighbourhood commercial areas. The gateway designation also makes provision within the gateway designation for appropriate urban design and architecture principles, the focus of which is to establish an inviting entryway for businesses. CD Zone The permitted uses in the drafted CD zone include the following: accessory retail sales; automobile oriented commercial including retail sale of industrial equipment and vehicles; business office; building supply outlet; catering; coffee shop; community directional signs; dine-in restaurant; fitness centre; indoor recreation; industrial business; processing, fabricating, assembling, repairing of goods or materials; media production and broadcasting; messenger and courier; motor vehicle repair; nurseries; publishing and printing of materials; school; small scale manufacturing; tourist information centre; and wholesale. The CD zone (CD-41) is attached as Attachment 2. Permitted Uses: Some of the I-1 permitted uses are included in the zone. The other permitted uses similar to uses intended for the northern part of the business park to be developed in the future including indoor recreation, media, publishing, industrial business, and business office. The uses envisioned for the Industrial Business area are considered to be also appropriate for this site because of the visibility and profile of the subject site, and because the uses on the subject site will reflect the existence of these types of uses within the business park. Building Height, FAR, Lot Coverage: The proposed CD zone allows for up to 4 storeys or 14.5 metres in height, but includes a limitation on the size of the 4 th storey to be a mezzanine which means that the 4 th floor would be set back from the edge of the building. The height restriction would be higher than the I-1 zone (3 storeys or 10.7 m), and staff feels that the additional height is appropriate for a development that should intentionally stand out as a key entry building to the business park. The CD zone includes a lot coverage of 30% (much less than the 75% lot coverage of the I-1 zone) and a Floor Area Ratio (FAR) of 1.0. Siting requirements: The building setbacks are comparable to the I-1 zone with some slight variations. Page 4

7 Parking and loading: In accordance with the zoning bylaw, no special parking provisions included in the CD zone. Transportation and Site Access: Automobiles The site will be accessed from a single driveway off Industrial Way. The driveway is located close to the west property line of the property (ie as far away as possible from the intersection of Industrial Way and Highway 99). Access to the site will be right-in and right-out as shown on the figure below (from traffic report submitted by the applicant): Due to the turning movement limitations (limited by centre median), traffic leaving the site and heading for Highway 99 will not be able to turn left from the site. Traffic will have to turn right and then come back to the highway from an alternate intersection to the north or south, or reapproach the Hwy 99 and Industrial Way intersection. In addition, traffic traveling east along Industrial Way that wants to access the site could turn north on Discovery Way, right on Commercial Way, South on Hwy 99, then west on Industrial Way in order to turn right into the site. The Highway 99 upgrade includes a deceleration lane (for right turns) onto Industrial Way. Industrial Way (upgraded) has two westbound lanes (and a left turn lane at Progress Way). The applicant s traffic consultant has submitted a series of studies for staff s review and analysis. Staff have determined that the proposal for access and traffic and the submitted studies are satisfactory, and that the proposed arrangement is as practical as possible with the parameters of the site s proximity to the Hwy 99 intersection and access constraints. Overall the applicant is not proposing to include uses that would exacerbate automobile traffic and access demand (eg a drive-thru restaurant, which are not included as permitted use in the zone). MoT will need to approve the bylaws prior to adoption. MoT has given preliminary review and preliminary approval. Pedestrians and Cycling Sidewalk: A sidewalk will be installed along the north side Industrial Way with the upgrade that is underway. The sidewalk will be constructed to meet with the on-street, at-grade pedestrian crossing of Industrial Way. Discovery Trail and Crossing at Industrial Way: The Developer has offered to contribute $200,000 toward the installation of bridges (spanning the Hwy 99 ditch) that will improve the alignment of the trail with the at-grade pedestrian crossing of Industrial Way at Hwy 99. As indicated in the staff recommendation, the contribution would be received as a condition of bylaws approval. Page 5

8 Currently the alignment of the Discovery Trail to the pedestrian crosswalk at Industrial Way is poor. When pedestrians and cyclists approach the interruption of the Discovery Trail by Industrial Way they have to walk/ride over a small culvert bridge, which is not located along a desire line of travel and not well protected (particularly north side) from automobile traffic. Since the alignment is poor and inconvenient many cyclists and pedestrians cross Industrial Way just west of the intersection and not in a crosswalk, which is extremely dangerous. The District is proposing to improve the situation by installing two bridges along the Discovery Trail (close to its intersection with Hwy 99) to span the Hwy 99 ditch. The bridges would be installed on both the north side and the south side of Industrial Way. The bridges would be installed at an angle, which allows pedestrians to conveniently and safely access the on-street pedestrian crossings of Industrial Way. As part of the Industrial Way upgrade, installation of a median along the middle of Industrial Way is proposed, which would strongly deter unsafe pedestrian/cycle crossings that are not at the designated intersection crosswalk. The District has received quotations for the proposed bridge work, and that the cost will be approximately equal to the developer s contribution of $200,000. The Trails Society executive has reviewed the conceptual plans and supports the plans. MoT supports the plans in concept as well. If the bylaws are approved (and hence the funds are received) the District will proceed with this project which involves more detailed planning and permit from MoT since the bridges would be within the highway right-of-way. The District is also investigating a similar bridge treatment at the Commercial Way intersection, which would not be funded from this developer s contribution. Engineering requirements The District has already received required funds for frontage upgrades. No offsite infrastructure upgrade requirements were identified. The owner also has already dedicated as road a narrow strip along the frontage of the property (on Industrial Way) for road widening. Public process and input The Developer held a public information meeting on April 18, The meeting was attended by a small group, and focused on site access and traffic considerations. If Council gives two readings and schedules a public hearing, then the opportunity for community input to Council will be at the public hearing. 4. Department Comments: Staff are supportive of an amendment to the Business Park Sub Area Plan, to implement a new gateway designation on this site. Staff are also supportive of rezoning to a CD zone, which aligns with the intent of the gateway designation. 5. Policy Implication This application, if approved, would result in the creation of a new land use designation Business Park Gateway in the Business Park Sub Area Plan. Page 6

9 7. Staff Recommendation and Alternatives: Staff Recommendation: That the District of Squamish Council give First Two Readings to District of Squamish Official Community Plan Bylaw No. 1536, 1998 Amendment Bylaw No. 1936, 2006 (1000 Industrial Way) And that the District of Squamish Council give First Two Readings to District of Squamish Zoning Bylaw No. 1342, 1995, Amendment Bylaw No. 1932, 2006 (1000 Industrial Way) And that should Council adopt Bylaws 1936, 2006 and 1932, 2006 the developer s contribution of $200,000 to the District is required in advance of adoption, and that the funds are to be allocated to a District project that will upgrade the Discovery Trail including installation of two bridges (on north and south sides of Industrial Way) across the Hwy 99 ditch to improve alignment of the trail with pedestrian crossing of Industrial Way And that the District of Squamish Council schedule a Public Hearing Date of April 15, 2008 for District of Squamish Official Community Plan Bylaw No. 1536, 1996 Amendment Bylaw No. 1936, 2006 (1000 Industrial Way) and District of Squamish Zoning Bylaw No. 1342, 1995, Amendment Bylaw No. 1932, 2006 (1000 Industrial Way). Alternative 1: That the District of Squamish Council NOT give First Two Readings to District of Squamish Official Community Plan Bylaw No. 1536, 1998 Amendment Bylaw No. 1936, 2006 (1000 Industrial Way) And that the District of Squamish Council NOT give First Two Readings to District of Squamish Zoning Bylaw No. 1342, 1995, Amendment Bylaw No. 1932, 2006 (1000 Industrial Way) Implications: No readings to bylaw and closure of application. Alternative 2: That Council directs staff to bring bylaws 1936, 2006 and 1932, 2006 to a Strategy Session of Council to discuss the following issues: {Council to specify issues} Implications: No readings to bylaw, and further discussion of issues prior to bylaw readings. Page 7

10 Heather Evans Planner Attachments: Attachment 1: Bylaw 1936, 2008 (OCP amendment) Attachment 2: Bylaw 1932, 2008 (zoning bylaw amendment) Page 8

11 DISTRICT OF SQUAMISH Bylaw No. 1936, 2006 A bylaw to amend the District of Squamish Official Community Plan Bylaw No. 1536, 1998 WHEREAS the District of Squamish deems it necessary and appropriate to amend Official Community Plan Bylaw No. 1536, NOW THEREFORE the Council of the District of Squamish, in open meeting assembled, enacts as follows: 1. This bylaw may be cited as: District of Squamish Official Community Plan Bylaw No.1536, 1998, Amendment Bylaw (1000 Industrial Way) No. 1936, District of Squamish Official Community Plan Bylaw No. 1536, 1998, is amended in as follows: a) Section Generalized Land Use Pattern, Table One i) by adding the following row to Table one, below the sixth row: Business Park Gateway.8 less than 1% Section 4. b) Section Business Park Sub Area Plan under section Commercial Land Use Policies by adding the following after item (f): (g) Accommodate commercial development within the Business Park Gateway designated area that is of a type, scale, and design that creates a sense of entry into the Business Park. This will be achieved by applying contextually appropriate urban design and architecture principles, the focus of which is to establish an inviting entryway for businesses, customers, and the traveling public to enter the Business Park. Uses will reflect the gateway location and strongly reinforce the Business Park s function. Include all land in the Business Park Gateway designation area within Development Permit Area 5. The mix and type of commercial uses that will occupy the buildings within the Business Park Gateway designated area is also important in enhancing the image of the Business Park. Notwithstanding Policy (d), the range of uses that would be considered appropriate includes: tourist facilities, business office, industrial business, dine-in restaurants, commercial and technical schools, small scale manufacturing, wholesaling, coffee shop, fitness centres, indoor recreational use, and home improvement and building supply. The types of uses that would be considered inappropriate include: gas station; car wash; retail except home improvement, building supply, personal service, industrial business; professional offices; banks; liquor stores.

12 3. Figure 2 of the Business Park Sub Area Plan, Section , forming part of Schedule A of the District of Squamish Official Community Plan Bylaw No. 1536, 1998 is amended by changing the land use designation of Lot 93, District Lot 1305, Plan as shown in Schedule A of this bylaw, from Specialized Highway Commercial to Business Park Gateway. READ A FIRST TIME this day of, READ A SECOND TIME this day of, PURSUANT TO THE LOCAL GOVERNMENT ACT, NOTICE WAS ADVERTISED ON AND. PUBLIC HEARING HELD on the day of, 2008 READ A THIRD TIME this day of, ADOPTED this day of Ian Sutherland, Mayor R. Arthurs, Director of Administrative Services

13 DISTRICT OF SQUAMISH SCHEDULE "A" to District of Squamish Official Community Plan Bylaw No. 1536, 1998, Amendment Bylaw (1000 Industrial Way) No. 1936, 2006 Create New Business Park Gateway designation. Change Land Use designation of Lot 93, District Lot 1350, Plan from Specialized Highway Commercial to Business Park Gateway.

14 ATTACHMENT 2 DISTRICT OF SQUAMISH BYLAW NO. 1932, 2006 A bylaw to amend the District of Squamish Zoning Bylaw No. 1342, 1995 WHEREAS the District of Squamish deems it necessary and appropriate to amend Zoning Bylaw No. 1342, 1995; NOW THEREFORE the Council of the District of Squamish, in open meeting assembled, enacts as follows: 1. This bylaw may be cited as "District of Squamish Zoning Bylaw No. 1342, 1995, Amendment Bylaw (Comprehensive Development Zone No. 41) No. 1932, District of Squamish Zoning Bylaw No. 1342, 1995 is amended as follows: That Section 1.2 Definitions be amended by adding the following in alphabetical order: INDUSTRIAL BUSINESS means the use of a building for analytical, scientific and technological research and may involve the development, processing, testing, fabrication, assembly, storage, servicing, wholesaling, and distribution of information, material goods or things, but does not include medical, dental, or other health science-related laboratories that directly service the public. That Section 14KK Comprehensive Development Zone 41 (CD-41) be added after the existing Section 14JJ Comprehensive Development 40 (CD-40) Zone: SECTION 14KK- COMPREHENSIVE DEVELOPMENT ZONE 41 (CD-41) In accordance with the policies of the Business Park Gateway designation in the Business Park Sub Area Plan, the intent of this zone is to accommodate a multitenant commercial development at the main entrance to the Business Park with uses that are compatible with and complimentary to function and purpose of the Business Park. 14KK.1 Permitted Uses In the Comprehensive Development Zone No. 41 the use of land and buildings is restricted to: (a) accessory uses; (b) automobile oriented commercial including retail sale of industrial equipment and vehicles; (c) business office; (d) building supply outlet; (e) catering; (f) coffee shop; (g) community directional signs;

15 (h) dine-in restaurant; (i) fitness centre; (j) indoor recreation; (k) industrial business; (l) processing, fabricating, assembling, repairing of goods or materials; (m) media production and broadcasting; (n) messenger and courier; (o) motor vehicle repair shops; (p) nurseries; (q) off-street parking and loading; (r) publishing and printing of materials; (s) school; (t) small scale manufacturing; (u) tourist information centre; and (v) wholesale. 14KK.2 Conditions of Use a) All permitted uses and storage areas except garbage and recycling storage shall be completely enclosed within the principal building. b) Accessory retail sales shall be limited to not more than 20% of the gross floor area of the building. Accessory retail sales are limited to products produced or stored on the site, and shall not be permitted within a business office use. c) A school use shall be limited to the teaching of commercial or technical school subjects. 14KK.3 Minimum Lot Area No lot shall be created by subdivision that is less than 0.4 ha (1 acre). 14KK.4 Height of Principal Buildings No principal building shall exceed a height of 14.5 m (47.6 ft) or four storeys, whichever is less. 14KK.5 Density a) The lot coverage shall not exceed 30% of the area of the lot. b) The Floor Area Ratio shall not exceed 1.0

16 14KK.6 Siting Requirements of Principal Building (a) Front Lot Line Setback: No principal building shall be located within 7 meters (22.97 ft) of a front lot line (b) Interior Side Lot Line Setback: No principal building shall be located within 25 meters (82 ft) of a side lot line; (c) Exterior Side Lot Line Setback: No principal building shall be located within 7 meters (22.97) of a side lot line; (d) Rear Side Lot Line Setback: No principal building shall be located within 12 meters (39.37ft) of a rear lot line; (e) Parking structures located entirely below the finished grade may project beyond the property setbacks. The underground encroachments must not result in a finished grade that is inconsistent with the grade of the site and abutting lots. (f) Gross floor area on the fourth storey of a principal building shall not exceed 155 sq m ( sq ft). 14.Y.7 Outdoor Space A minimum of 5% or 130 sq m (1399 sq ft), whichever is more, of the building s gross floor area shall be provided in the form of a patio, terrace, deck and / or balcony for the use of the occupants of the building or individual unit. 14Y.8 Fencing Fencing shall be provided in accordance with Section 4.6 of this Bylaw. 14Y.9 Off-Street Parking Off-street parking spaces for buildings and uses shall be provided in accordance with Section 40 of this Bylaw. 14Y.10 Off-Street Loading Off-street loading spaces for buildings and uses shall be provided in accordance with Section 41 of this Bylaw. 14Y.11 Accessory Buildings (a) (b) All accessory buildings shall comply with the requirements of Section 4.4 of this Bylaw. Notwithstanding Section 4.4(b) a maximum of one accessory building shall be permitted. 14Y.11 Screening and Landscaping Screening and Landscaping shall be provided in accordance with Section 4.7 of this Bylaw. 3. That those parcels of land in the District of Squamish, legally described as Lot 93 District Lot 1305, Plan and located at 1000 Industrial Way, Squamish, British Columbia, as shown shaded in black on the sketch attached as Schedule "A" to this bylaw, is rezoned from Light Industrial (I -1) zone to Comprehensive Development Zone No. 41 (CD-41) Business Park

17 Gateway Zone. 4. The zoning map, being Schedule "A" to the District of Squamish Zoning Bylaw No. 1342, 1995 is amended to reflect the rezoning. READ A FIRST AND SECOND TIME this day of. PURSUANT TO THE LOCAL GOVERNMENT ACT, NOTICE WAS ADVERTISED ON AND. PUBLIC HEARING HELD on the day of. READ A THIRD TIME this day of. THIRD READING RESCINDED this day of. APPROVED by the Ministry of Transportation, pursuant to Section 54(2) of the Highway Act this day of ADOPTED this day of. Ian Sutherland, Mayor R. Arthurs, Director of Administrative Services

18 DISTRICT OF SQUAMISH SCHEDULE "A" to District of Squamish Zoning Bylaw No. 1342, 1995, Amendment Bylaw (1000 Industrial Way) No. 1932, 2008 Lot 40 HWY 99 Industrial Way Rezone from Light Industrial (I-1) to Comprehensive Development 41 (CD-41)

19 DISTRICT OF SQUAMISH REPORT TO: Council FOR: Regular Meeting PRESENTED: April 22, 2008 FILE: , Byl 1932 & 1936 DEPARTMENT: Planning Department SUBJECT: Bylaws 1932 (rezoning) and 1936 (OCP amendment), 1000 Industrial Way Recommendation: That Council rescinds the motion on April 1, 2008 THAT should Council adopt Bylaws 1936, 2006 and 1932, 2006, the developer s contribution of $200,000 to the District is required in advance of adoption, and that the funds are to be spent on pedestrian and/or vehicular transportation improvements And that should Council adopt Bylaws 1936, 2006 and 1932, 2006, the developer s contribution of $200,000 to the District is required in advance of adoption, and that the funds are to be spent on Discovery Trail improvements related to its alignment with crossing of Industrial Way. CAO Recommendation: Concur with Planning Department Report and Recommendation. K. Anema, CAO 1. Purpose: For Council to discuss issues related to transportation and trail connectivity that were raised when the application was discussed on April 1, Time Critical: The applicant is eager to move ahead with the council consideration of the application. Also at the April 1, 2008 meeting Council directed this item to the April 22 strategy session agenda. Discussion of these issues is timely, and should take place in advance of the Public Hearing that is scheduled for May 6, Page 1

20 3. Background: Figure 1 Site Location Map: 1000 Industrial Way Subject property N Motions Passed April 1, 2008 re this Application Council passed the following resolution on April 1, 2008: THAT District of Squamish Zoning Bylaw No. 1342, 1995, Amendment Bylaw (Comprehensive Development Zone No. 41) No. 1932, 2006 be given first two readings THAT should Council adopt Bylaws 1936, 2006 and 1932, 2006, the developer s contribution of $200,000 to the District is required in advance of adoption, and that the funds are to be spent on pedestrian and/or vehicular transportation improvements. THAT the District of Squamish Council schedule a Public Hearing Date of May 6, 2008 for District of Squamish Official Community Plan Bylaw No. 1536, 1996 Amendment Bylaw No. 1936, 2006 (1000 Industrial Way) and District of Squamish Zoning Bylaw No. 1342, 1995, Amendment Bylaw No. 1932, 2006 (1000 Industrial Way). Page 2

21 THAT Council include District of Squamish Official Community Plan Bylaw No. 1536, 1996 Amendment Bylaw No. 1936, 2006 (1000 Industrial Way) and District of Squamish Zoning Bylaw No. 1342, 1995, Amendment Bylaw No. 1932, 2006 (1000 Industrial Way) on the Strategy Session Agenda for April 22, The April 1, 2008 Council report is attached for information (Attachment 3) 4. Project Information: Staff noted the following issues and requests for information from Council discussion on April 1, 2008 about vehicular and pedestrian transportation that were directed to follow-up discussion on April 22, 2008: o traffic demand for proposed combination and sum of uses in the development o how the traffic demand for the site relates to peak times of contextual uses including truck traffic o overall parking and traffic demand for proposed development o commentary on the feasibility of a traffic light at Progress Way o anticipated routing for vehicles when they turn right out and want to get back to the highway o a conceptual picture of the proposed improvements to the Discovery Trail These items are addressed in this report as well as the traffic report that was submitted by the applicant s traffic consultant, Attachment 1, which addresses the vehicular traffic issues that were raised. Transportation and Site Access: Vehicles No offsite road infrastructure upgrade requirements for this application have been identified as a requirement. The property owner Taina has dedicated as road a strip of land along the frontage of the property (on Industrial Way) for road widening. The site if developed would be accessed from a single driveway off Industrial Way. The driveway is located close to the west property line of the property (i.e. as far away as possible from the intersection of Industrial Way and Highway 99), to be finalized as the project proceeds to Development Permit stage of development approvals. Access to the site will be right-in and right-out. Due to the turning movement limitations (limited by centre median), traffic leaving the site and heading for Highway 99 will not be able to turn left from the site. Traffic will have to turn right and then come back to the highway from an alternate intersection to the north or south, or re-approach the Hwy 99 and Industrial Way intersection. The Sea To Sky Highway improvements will complete the median construction at the Page 3

22 intersection. The Bunt April 2008 report anticipates that a raised median would serve as selfregulating measure to limit the left turn movements out of the driveway in which case a painted median may serve equally as well. Should this method prove ineffective a barrier median could be installed after the traffic patterns have been evaluated. In addition, traffic traveling east along Industrial Way that wants to access the site could turn north on Discovery Way, right on Commercial Way, South on Hwy 99, then west on Industrial Way in order to turn right into the site. The traffic report in Attachment 1 shows the traffic access and routing back to Highway 99 in Exhibit 1. The Highway 99 upgrade includes a deceleration lane (for right turns) onto Industrial Way. Industrial Way (upgraded) has two westbound lanes (and a left turn lane at Progress Way). The applicant s traffic consultant has submitted a series of studies for staff s review and analysis. Staff have determined that the proposal for access and traffic and the submitted studies are satisfactory, and that the proposed arrangement is as practical as possible with the parameters of the site s proximity to the Hwy 99 intersection and access constraints. Overall the applicant is not proposing to include uses that would exacerbate automobile traffic and access demand (e.g. a drive-thru restaurant, which are not included as permitted use in the zone). MoT will need to approve the bylaws prior to adoption. MoT has given preliminary review and preliminary approval. The implementation of plans for the Industrial Way upgrade have been already allocated and paid to the District. Transportation patterns in the business park will change somewhat with new roads (e.g. Commercial, Pioneer (future)); however the changes will not provide significant change or relief in the Industrial Way and Hwy 99 area because the main traffic generators will continue in that area including Tim Horton/ Wendys, the card lock gas depots, and the hotel. The potential idea for a traffic signal at Progress Way was raised by Council. Staff comment is that given the proximity of the Highway 99 and Progress Way intersections any queing impact the Progress Way intersection would have detrimental impact on the operations of the Highway/Industrial intersection. The recommended method of resolve to the congestion is at the source which would mean relocating the Tim Horton/Wendy s entrance, which was addressed by Council at the April 15, 2008 Council meeting. The overall traffic demand for the site is projected by the applicant s traffic consultant to be moderate, and assumes a total useable floorspace of about 24,000 square feet. The predication for traffic increase is that the uses on this site will add approximately one vehicle per minute in each direction on Industrial Way during morning and afternoon peak periods. The proposed parking supply would be required to be in accordance with the zoning bylaw. Until the tenant mix is established (and likely will always be in flux due to changing tenancies) and parking requirements cannot be calculated as based on the bylaw requirements. At the Development Permit stage of development staff would more closely examine the parking lot Page 4

23 layout. It is noted that the site is relatively small, so in order for the developer to build the project that they are currently proposing in their DP application they would need to build an underground parking facility, which is part of their plans. Pedestrians and Cycling Sidewalk: A sidewalk will be installed along the north side Industrial Way with the upgrade that is underway. The sidewalk will be constructed to meet with the on-street, at-grade pedestrian crossing of Industrial Way. Discovery Trail and Crossing at Industrial Way: A graphic explanation of the existing situation and proposed trail bridges is shown in Attachment 2. In the development process the District raised with the applicant a community concern about the safe crossing of Industrial Way related to the alignment of the Discovery Trail, and District staff proposed the idea of bridges to improve the alignment of the trail with the at-grade pedestrian crossing of Industrial Way at Hwy 99. The project cost has been estimated at approximately $200,000. The Developer has offered to contribute $200,000 toward the project, which would be the approximate cost of the project. The developer s representative clarified at the April 1, 2008 meeting that the developer would be willing to see the funds expended where the District thought the funds were most needed. Council resolution of April 1, 2008 notes that funds are to be spent on pedestrian and/or vehicular transportation improvements. Currently the alignment of the Discovery Trail to the pedestrian crosswalk at Industrial Way is poor. When pedestrians and cyclists approach the interruption of the Discovery Trail by Industrial Way they have to walk/ride over a small culvert bridge, which is not located along a desire line of travel and not well protected (particularly north side) from automobile traffic. Since the alignment is poor and inconvenient many cyclists and pedestrians cross Industrial Way just west of the intersection and not in a crosswalk, which is extremely dangerous. The District is proposing to improve the situation by installing two bridges along the Discovery Trail (close to its intersection with Hwy 99) to span the Hwy 99 ditch. The bridges would be installed on both the north side and the south side of Industrial Way. The bridges would be installed at an angle, which allows pedestrians to conveniently and safely access the on-street pedestrian crossings of Industrial Way. As part of the Industrial Way upgrade, installation of a median along the middle of Industrial Way is proposed, which would strongly deter unsafe pedestrian/cycle crossings that are not at the designated intersection crosswalk. The Trails Society executive has previewed the conceptual plans and supports the plans. MoT supports the plans in concept as well. Formal application to MoT is required for the construction of pedestrian bridges because the works are in the Hwy 99 right of way. Page 5

24 Staff s intent is that District would proceed with this project, which involves more detailed planning and permit from MoT since the bridges would be within the highway right-of-way. The District is also investigating a similar bridge treatment at the Commercial Way intersection, which would not be funded from this developer s contribution. 4. Department Comments: Through the application staff raised the need for improvement to the Discovery Trail alignment with Industrial Way crossing, reflecting community needs and concerns that have been heard by Council and staff. Staff are of the opinion that a contribution of $200,000 would cover the cost of the bridge installation project. Staff believe that the upgrade of the trail is the best allocation of the $200,000. Financial contribution from the developer is not required to complete the planned Industrial Way upgrades. if Council does not want to allocate the funds to trail improvement, staff request that Council allocate the developer s contribution to a specific project, rather than allocate it to a more general allocation for pedestrian and/or vehicular transportation improvement. Clear direction and allocation of funds will result in staff s focus and appropriate expenditure of funds, clear communication to the community regarding improvements that can be expected to be implemented, and an understanding to the donor of how their funds will be expended. 5. Policy Implication None. 7. Staff Recommendation and Alternatives: Staff Recommendation: That Council rescinds the motion on April 1, 2008 THAT should Council adopt Bylaws 1936, 2006 and 1932, 2006, the developer s contribution of $200,000 to the District is required in advance of adoption, and that the funds are to be spent on pedestrian and/or vehicular transportation improvements And that should Council adopt Bylaws 1936, 2006 and 1932, 2006, the developer s contribution of $200,000 to the District is required in advance of adoption, and that the funds are to be spent on Discovery Trail improvements related to its alignment with crossing of Industrial Way. Implications: $200,000 contribution is allocated to trail pedestrian improvements on the Discovery Trail related to the intersection of Highway 99 and Industrial Way Page 6

25 Alternative 1: THAT should Council adopt Bylaws 1936, 2006 and 1932, 2006, the developer s contribution of $200,000 to the District is required in advance of adoption, and that the funds are to be spent on {project is to be specifically defined by Council}. Implications: If the rezoning proceeds, the developer s contributions will be spent on the project specified by Council. Alternative 2: No motion by Council. Implications: The Council motion of April 1, 2008 applies: THAT should Council adopt Bylaws 1936, 2006 and 1932, 2006, the developer s contribution of $200,000 to the District is required in advance of adoption, and that the funds are to be spent on pedestrian and/or vehicular transportation improvements. Implications: The expenditure of funds would not be defined, and further Council direction on how to expend the funds would be required at a later date. Heather Evans Planner Doug French Manager of Engineering Todd Pope Trails Coordinator Attachment 1: Bunt Traffic Report April 2008 Attachment 2: Visual explanation of pedestrian alignment with crossing at Industrial Way Attachment 3: April 1-08 staff report to Council (first two readings) for Bylaws 1932 & 1936 Page 7

26 DISTRICT OF SQUAMISH Bylaw No. 1936, 2006 A bylaw to amend the District of Squamish Official Community Plan Bylaw No. 1536, 1998 WHEREAS the District of Squamish deems it necessary and appropriate to amend Official Community Plan Bylaw No. 1536, NOW THEREFORE the Council of the District of Squamish, in open meeting assembled, enacts as follows: 1. This bylaw may be cited as: District of Squamish Official Community Plan Bylaw No.1536, 1998, Amendment Bylaw (1000 Industrial Way) No. 1936, District of Squamish Official Community Plan Bylaw No. 1536, 1998, is amended in as follows: a) Section Generalized Land Use Pattern, Table One i) by adding the following row to Table one, below the sixth row: Business Park Gateway.8 less than 1% Section 4. b) Section Business Park Sub Area Plan under section Commercial Land Use Policies by adding the following after item (f): (g) Accommodate commercial development within the Business Park Gateway designated area that is of a type, scale, and design that creates a sense of entry into the Business Park. This will be achieved by applying contextually appropriate urban design and architecture principles, the focus of which is to establish an inviting entryway for businesses, customers, and the traveling public to enter the Business Park. Uses will reflect the gateway location and strongly reinforce the Business Park s function. Include all land in the Business Park Gateway designation area within Development Permit Area 5. The mix and type of commercial uses that will occupy the buildings within the Business Park Gateway designated area is also important in enhancing the image of the Business Park. Notwithstanding Policy (d), the range of uses that would be considered appropriate includes: tourist facilities, business office, industrial business, dine-in restaurants, commercial and technical schools, small scale manufacturing, wholesaling, coffee shop, fitness centres, indoor recreational use, and home improvement and building supply. The types of uses that would be considered inappropriate include: gas station; car wash; retail except home improvement, building supply, personal service, industrial business; professional offices; banks; liquor stores.

27 3. Figure 2 of the Business Park Sub Area Plan, Section , forming part of Schedule A of the District of Squamish Official Community Plan Bylaw No. 1536, 1998 is amended by changing the land use designation of Lot 93, District Lot 1305, Plan as shown in Schedule A of this bylaw, from Specialized Highway Commercial to Business Park Gateway. READ A FIRST TIME this 1st day of April, READ A SECOND TIME this day of, PURSUANT TO THE LOCAL GOVERNMENT ACT, NOTICE WAS ADVERTISED ON AND. PUBLIC HEARING HELD on the day of, 2008 READ A THIRD TIME this day of, ADOPTED this day of Ian Sutherland, Mayor R. Arthurs, Director of Administrative Services

28 DISTRICT OF SQUAMISH SCHEDULE "A" to District of Squamish Official Community Plan Bylaw No. 1536, 1998, Amendment Bylaw (1000 Industrial Way) No. 1936, 2006 Create New Business Park Gateway designation. Change Land Use designation of Lot 93, District Lot 1350, Plan from Specialized Highway Commercial to Business Park Gateway.

29 DISTRICT OF SQUAMISH BYLAW NO. 1932, 2006 A bylaw to amend the District of Squamish Zoning Bylaw No. 1342, 1995 WHEREAS the District of Squamish deems it necessary and appropriate to amend Zoning Bylaw No. 1342, 1995; NOW THEREFORE the Council of the District of Squamish, in open meeting assembled, enacts as follows: 1. This bylaw may be cited as "District of Squamish Zoning Bylaw No. 1342, 1995, Amendment Bylaw (Comprehensive Development Zone No. 41) No. 1932, District of Squamish Zoning Bylaw No. 1342, 1995 is amended as follows: That Section 14KK Comprehensive Development Zone 41 (CD-41) be added after the existing Section 14JJ Comprehensive Development 40 (CD-40) Zone: SECTION 14KK- COMPREHENSIVE DEVELOPMENT ZONE 41 (CD-41) In accordance with the policies of the Business Park Gateway designation in the Business Park Sub Area Plan, the intent of this zone is to accommodate a multitenant commercial development at the main entrance to the Business Park with uses that are compatible with and complimentary to function and purpose of the Business Park. 14KK.1 Permitted Uses In the Comprehensive Development Zone No. 41 the use of land and buildings is restricted to: (a) accessory uses; (b) automobile oriented commercial including retail sale of industrial equipment and vehicles; (c) business office; (d) building supply outlet; (e) catering; (f) coffee shop; (g) community directional signs; (h) dine-in restaurant; (i) fitness centre; (j) indoor recreation; (k) industrial business; (l) processing, fabricating, assembling, repairing of goods or materials;

30 (m) media production and broadcasting; (n) messenger and courier; (o) motor vehicle repair shops; (p) nurseries; (q) off-street parking and loading; (r) publishing and printing of materials; (s) school; (t) small scale manufacturing; (u) tourist information centre; and (v) wholesale. 14KK.2 Conditions of Use a) All permitted uses and storage areas except garbage and recycling storage shall be completely enclosed within the principal building. b) Accessory retail sales shall be limited to not more than 20% of the gross floor area of the building. Accessory retail sales are limited to products produced or stored on the site, and shall not be permitted within a business office use. c) A school use shall be limited to the teaching of commercial or technical school subjects. 14KK.3 Minimum Lot Area No lot shall be created by subdivision that is less than 0.4 ha (1 acre). 14KK.4 Height of Principal Buildings No principal building shall exceed a height of 14.5 m (47.6 ft) or four storeys, whichever is less. 14KK.5 Density a) The lot coverage shall not exceed 30% of the area of the lot. b) The Floor Area Ratio shall not exceed KK.6 Siting Requirements of Principal Building (a) Front Lot Line Setback: No principal building shall be located within 7 meters (22.97 ft) of a front lot line (b) Interior Side Lot Line Setback: No principal building shall be located within 25 meters (82 ft) of a side lot line; (c) Exterior Side Lot Line Setback: No principal building shall be located within 7 meters (22.97) of a side lot line;

31 (d) Rear Side Lot Line Setback: No principal building shall be located within 12 meters (39.37ft) of a rear lot line; (e) Parking structures located entirely below the finished grade may project beyond the property setbacks. The underground encroachments must not result in a finished grade that is inconsistent with the grade of the site and abutting lots. (f) Gross floor area on the fourth storey of a principal building shall not exceed 155 sq m ( sq ft). 14.Y.7 Outdoor Space A minimum of 5% or 130 sq m (1399 sq ft), whichever is more, of the building s gross floor area shall be provided in the form of a patio, terrace, deck and / or balcony for the use of the occupants of the building or individual unit. 14Y.8 Fencing Fencing shall be provided in accordance with Section 4.6 of this Bylaw. 14Y.9 Off-Street Parking Off-street parking spaces for buildings and uses shall be provided in accordance with Section 40 of this Bylaw. 14Y.10 Off-Street Loading Off-street loading spaces for buildings and uses shall be provided in accordance with Section 41 of this Bylaw. 14Y.11 Accessory Buildings (a) (b) All accessory buildings shall comply with the requirements of Section 4.4 of this Bylaw. Notwithstanding Section 4.4(b) a maximum of one accessory building shall be permitted. 14Y.11 Screening and Landscaping Screening and Landscaping shall be provided in accordance with Section 4.7 of this Bylaw. 3. That those parcels of land in the District of Squamish, legally described as Lot 93 District Lot 1305, Plan and located at 1000 Industrial Way, Squamish, British Columbia, as shown shaded in black on the sketch attached as Schedule "A" to this bylaw, is rezoned from Light Industrial (I -1) zone to Comprehensive Development Zone No. 41 (CD-41) Business Park Gateway Zone. 4. The zoning map, being Schedule "A" to the District of Squamish Zoning Bylaw No. 1342, 1995 is amended to reflect the rezoning. READ A FIRST AND SECOND TIME this 1st day of April, PURSUANT TO THE LOCAL GOVERNMENT ACT, NOTICE WAS ADVERTISED ON AND.

32 PUBLIC HEARING HELD on the day of. READ A THIRD TIME this day of. THIRD READING RESCINDED this day of. APPROVED by the Ministry of Transportation, pursuant to Section 54(2) of the Highway Act this day of ADOPTED this day of. Ian Sutherland, Mayor R. Arthurs, Director of Administrative Services

33 DISTRICT OF SQUAMISH SCHEDULE "A" to District of Squamish Zoning Bylaw No. 1342, 1995, Amendment Bylaw (1000 Industrial Way) No. 1932, 2008 Lot 40 HWY 99 Industrial Way Rezone from Light Industrial (I-1) to Comprehensive Development 41 (CD-41)

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36 Squamish Trails Society Box 2498 Squamish, BC V8B 0B6 Revenue Canada Charitable Registration # RR0001 April 17, 2008 Mayor & Council District of Squamish By Dear Mayor & Council: Re: Discovery Trail Crossing of Industrial Way The Squamish Trails Society understands there is a special Council meeting to discuss the Industrial Way - Discovery Trail - Hwy 99 intersection. We have on several occasions spoken to staff about the Discovery Trail and our concerns about crossings at Industrial Way and Commercial Way. We made presentation to Council about this issue November 2006 and June Mick Gottardi submitted a report to Council about this issue July 17th, (File copies attached with cover .) We recently met with representatives of Com Dev and Planning to discuss their proposed solution for both Industrial Way and Commercial Way crossing by the Discovery Trail. It was explained to us that the four bridges from Discovery Trail to the intersection cross walks at each intersection on the north and south side is the best option available at this time. (We asked whether other in-line-of-discovery Trail options would continue to be explored. To which we were told they would be.) On this basis we agreed to the bridge solutions as proposed by Com Dev and Planning. We are very concerned about a comment made at the March 25th Council meeting discussing the Industrial Way-Discovery Trail crossing: that the Discovery Trail is just "a recreational trail". We are concerned that this is political-speak to say that the Discovery Trail is not needed. Nothing could be further from the truth. And a solution must be found to provide a safe crossing at each intersection. Just as Squamish has a road network, as there is more than one access to the Highlands, we similarly have a need for a trail network, where many options are provided. It is important for Council to grasp and own this concept, especially with the times at hand, when alternative means of commuting are becoming more and more important. As a community we will be successful and more attractive to new residents, if we have a commuting trail network (including bike lanes) that makes it easy for all to commute. Moreover, these routes must be safe, especially for children going to school!

37 Within this context the Discovery Trail plays an incredibly important role. It is on the west side of the highway, making it preferred and desired commuting route north to south for residents and school children of Dentville, North Yards, the Mamquam school area and Brackendale. Further it is a trail, away from the road, and therefore not in traffic. It is a much more pleasant experience. Queensway has a bike lane (which is also very important - although it's continually blocked by cars and trucks at the storage-taxi-quarry businesses' sites). The Discovery Trail is the most direct route between to get from the Brackendale area to Downtown. Traveling along the Queensway bike lane route takes you a long way around. This is particularly important for school children traveling to French Immersion at Mamquam Elementary. On two occasions, STS has been at Industrial Way and Commercial way site inspections with District staff. Even in those short times, in the middle of the day, we encountered many citizens commuting and moms traveling with children in trailers, going Downtown or home. A safe solution must be found for Discovery Trail users to cross both Industrial Way and Commercial Way. Yours truly Bob Brant President CC - Cameron Chalmers, Heather Evans, Mick Gottardi, Kim Anema, Bob Kusch, Todd Pope

38 Presentation Notes STS before Council November 21, 2006 Thank you for the opportunity for the Squamish Trails Society to present our safety concerns for the community's commuter bike lanes and trails. Included in the notes we are passing out to Council, are comments from the Brackendale PAC and Kelly Doyle, parent of a Mamquam student. The subject of commuter route safety came to STS's attention earlier this year with a report from our vice-president, Dr Shawn Gosnell. He stated that after a year of trying to commute by bike from Brackendale to Downtown, he gave up because he felt it was too unsafe. He expressed these concerns to Councilor Ray Peters, who, we understand, brought them forward at one of the last Council meetings he attended. Subsequently, other related issues intensified our concerns: Wal Mart and Home Depot's disregard for the integrity of the Discovery Trail community commuter route and CN-Onni's unacceptable handling of the Leskie's Crossing Government Road realignment. This latter issue really brought to light the danger we put our school children in, not only at the dangerous Leskie's Crossing re-alignment, but also along our entire Bike Lane routes that are in great dis-repair. These issues have caused a paradigm shift for STS. We are here before Council this evening to promote a similar paradigm shift, not only for Council, but for staff and the community as well. We must collectively realize a much fuller appreciation of the concerns and issues facing citizens and school children who are brave enough to venture on our currently ill-prepared bike lanes. More importantly, we must immediately work on solutions, before someone gets hurt. Let's review the situations these people face: Speed - vehicles travelling beyond a reasonable 60 km rate, let alone the municipally posted 50 km rate. This is particularly concerning where bike lanes are on curving roads.

39 Parking on Bike Lanes - bike lanes are not parking lanes. Cars parked in bike lanes force lane users out into traffic, endangering both parties. Further, there's the concern about a vehicle owner suddenly opening their door in front of a lane traveller, potentially catapulting them into harm and danger. This is not how we want to be sending our kids to school or promoting alternative transport commuting. The Legal Issue - in many cases current bike lanes exist on only one side of our roads. This means bicycles travelling illegally, towards on-coming traffic, which the Motor Vehicle Act prohibits them from doing. Animosity and Antagonism Towards Cyclists - too many cyclists report antagonistic close calls with vehicles, that are both dangerous and do not encourage alternate transportation use. (This is especially true if the cyclist is obeying the law and riding with traffic.) Again, this a great concern for parents sending their children to school in this environment. Bike Lanes in Poor Repair - much of our bike lane routes are in poor repair with broken pavement, covered with gravel and, in many cases, covered with lengthy, deep pools of water in the rainy season. Further, in certain situations, developers who are installing utilities, etc. repave the road, but leave the bike path unpaved. All these situation force users potentially into traffic to avoid them. Traffic Light Signals - the on-the-road signal line sensors are not set up to be triggered by the weight of a bike and cyclist. We propose establishing a Commuter Route ACTION Safety Task Force, consisting of a Council representative, the Director of Community Development, a Planning Dept rep, the Trails Coordinator, an STS rep, a Seniors Walking Club representative and representatives from school PACs. The purpose of the Task Force would be to identify dangerous situations and other areas of concern, along our current commuter routes and trails. We propose these be set out and acted upon in an Immediate Term (within 6-12 months), Short Term (within months) and Long Term framework. The Discovery Trail - Wal Mart/Home Depot road is another concern and disappointment. As our only currently existing commuter trail, it is now much less safe, less appealing to use and not as efficient with the imposition of the Wal Mart entrance road. During this road's construction phase we have had numerous close safety calls and concerns. The communication file with Mick Gottardi will attest to this. The current contractors of the Industrial Way work unfortunately seem to have little appreciation of Discovery Trail users or their safety. The following is an account by

40 Ron Enns of school children riding the Discovery Trail from Dentville to Mamquam School. It's a shocking story: The crossing of Industrial Way at Hwy. 99 from the intersection's southwest corner to northwest corner is unacceptable. Kids riding to school are forced to ride along the concrete barriers into traffic to get around them, and the exit lane from Industrial Way south on Hwy. 99 is even narrower now...on the northwest corner, things aren't much better. Drivers of vehicles are confused by cones all over the place, signage is blocking the pedestrian/bike lane, a pile of gravel is right in the middle of the entrance to the Discovery Trail, and there are no flagpeople trying to sort out the gong show (and my daughter and her friends told me that the flagperson there on Monday morning was in their words "useless" and causing even more confusion). This is all adding up to a huge lack of safety. As well, when I was crossing yesterday afternoon from the southeast corner to the southwest corner, various pieces of heavy equipment were parked on shoulder of the southeast corner, blocking sightlines for traffic and pedestrians/bikes. At the new Wal-Mart intersection yesterday afternoon, two large sign-painting trucks (Scottish Line Painting I think?) were parked right across the trail access. This morning, three Kiewit pick-up trucks were parked right across the trail access. What's up with that when they've got the whole road to park on? Also it looks like there's limited space at the southwest corner of that intersection for pedestrians/bikes. Would you want to send you children or grandchildren on such a journey into such a situation? We have to do better! In the bigger picture, it is disheartening and bitterly ironic that, likely at the same time as this community was involved in a Smart Growth On the Ground process, Wal Mart, Home Depot and Parallax were imposing a road on us, intercepting the Discovery Trail, with no consideration for compensating the community for the impact to this vital commuter route. Not Smart Growth on The Ground! On the stretch of trail that is now taken over by their road, one could cross in 5 to 10 seconds. Now it will likely take up to 5 minutes of traffic light hell to commute at this area and will be much more dangerous.

41 It is STS's formal position, communicated to Mick Gottardi and Mayor Sutherland last March, that Wal Mart, Home Depot, and other businesses that will subsequently benefit from the new entrance road, pay for and install a straight-line-approachoverpass, to compensate the community for the impact its entrance road has on the Discover Trail commuter route. There now would appear to be little leverage to make this happen, other than the support and understanding of Council that this is a reasonable goal and the promotion of such action to these businesses. Beyond this, the community must let Wal Mart and Home Depot know they owe Squamish compensation for their impact to the Discovery Trail commuter route. In summary, STS asks you to consider the prompt establishment of the aforementioned Commuter Route ACTION Safety Task Force. We have submitted a list of corrective bike lane/trail moves, we feel can be acted upon immediately. We would also appreciate your proactive support at mitigating the impact of the Wal Mart road on the Discovery Trail commuter route. A suggested motion is included as well. Thank you for your consideration of these important community issues.

42 DISTRICT OF SQUAMISH REPORT TO: Council FOR: Regular Meeting of Council PRESENTED: July 17, 2007 FILE: COMDEV SUBJECT: Discovery Trail Reconciliation Options Recommendation: THAT the Three Stage Plan described in staff s July 17, 2007 report to Council be applied to reconciling interface issues between the Discovery Trail and Commercial Way. CAO Recommendation: THAT the report from Community Development be approved. K. Anema, CAO 1. Purpose: This report is in response to a Squamish Trails Society (STS) delegation to the June 19, 2007 meeting of Council on the subject of the Discovery Trails. 2. Time Critical: With the Commercial Way intersection planned to open as soon as the end of July there is a need to understand how the Trail will be safely integrated with the intersection and to respond to the concerns of trail users and the Squamish Trails Society. 3. Background: The STS delegation distributed a letter at the June 19 Council meeting and Mr. Bob Brant, STS President, spoke to the letter. The letter is attached as Schedule 1. Following the delegation, Council passed the following resolution: THAT Council receive the recommendations presented by the Squamish Trails Society and that they be referred to staff for discussions with Ministry of Transportation Sea to Sky Highway Project and affected stakeholders and user groups and that staff bring back information to a future Council meeting. Later in the same meeting Council defeated a Notice of Motion that would have deferred the opening of Commercial Way to full movement. Following the meeting the STS letter was discussed with at a staff level and then forwarded to L:\WPDocs\COUNCIL\Form.wpd Page 1

43 Kiewit s Design Manager, Construction Manager, the Director of the Sea to Sky Project and the MOT s Deputy Approving Officer, requesting comments. The only response received was from Dale Jeffs the Deputy Approving Officer. His July 4 is attached as Schedule 2. Also on July 4, Comdev staff met with Kiewitt, the Trails Coordinator and Mr. Brant on site to discuss the opening conditions. The discussion also included options for improving the trail interface. The recommendations of this report are taken from this discussion. 4. Project Information: The STS letter speaks to the importance of the Discovery Trail and how vital it is in providing commuters with an alternative to the car. It also expressed concerns about the safety of trail users when reaching Commercial Way. The letter made three suggestions and a comment, summarized as follows with staff comments in italics: 1. That the Discovery Trail cross Commercial Way in its present alignment Unless the trail crossing is given a pre-emptive priority over vehicular traffic, an at grade crossing on the present trail alignment would be extremely dangerous. The use of the intersection pedestrian crossing, while clearly less convenient, is a safe method of crossing an arterial road. Mr. Jeffs comments on this are as follows: To place another crossing straight across on both streets west of the highway intersections, DOS would have to present drawings to MOT, change the signage, remove the other crosswalks in the intersections, electrical changes, plus whatever else maybe required and at the end it maybe not possible based on traffic and safety for full movement intersections. Commercial Way is planned to be a major traffic carrier for the Business Park. If the Discovery Trail had priority over vehicles, the traffic carrying objectives of the transportation system would be compromised. Also, given the concerns MOT has already expressed about the possible negative impact of the roundabout on the highway, staff believe that it is extremely unlikely that MOT would approve such changes. 2. That Wal-Mart and Home Depot support trail improvements from the south end of the business park to the north end of the Parallax Property. On June 20, 2007 Staff sent an to Wal-Mart, Home Depot and Parallax. Home Depot and Parallax responded indicating a willingness to discuss trail improvements. There was no response from Wal-Mart. 3. That STS and parents of children that use the trail be informed about the plans for the Parallax Property and be given an opportunity to dialogue and input. STS also requested the opportunity to be informed and have dialogue around the treatment of the Discovery Trail on Pioneer Way and the planned Centennial Way intersection. Staff will include STS as a stakeholder in the approval process for the Parallax development. In turn staff request that STS assist by involving parents of children who use the trail. STS will be consulted on the treatment of the Trail along Pioneer Way and the planned intersection at Centennial. L:\WPDocs\COUNCIL\Form.wpd Page 2

44 4. Comment: That a route be found for Squamish Equestrain Association members to access the Squamish River and to replace the route lost through development of the Business Park. This matter has been referred to the Trails Coordinator to work with stakeholders. 5. Department Comments: On July 4, Chris Dandurand (Kiewit Construction Manager for Squamish Urban), Bob Brant (President of Squamish Trails Society), Todd Pope (District Trails Coordinator), Doug French (District Manager of Engineering), Rod Pleasance (District Project Engineer) and Mick Gottardi (Director of Community Development) met to discuss Discovery Trail options. At this meeting it was reaffirmed that for the opening of Commercial Way, the Discovery Trail crossing would initially be at the traffic lights as designed. It was also understood that the continuity of Discovery Trail at Industrial and Commercial Ways could and should be improved in the future. The following Three Stage Plan was agreed among the parties. Three stages were identified as follows: STAGE 1 - Opening of Commercial Way to full movement. (July/ August 2007) The signalized intersection will completed and put into service as soon as MOT approves the pavement mix design. With this completion a concrete median barrier will be installed on Commercial Way. In order to ensure that the correct and safe crossing point is identified the north and south approaches of the Discovery Trail will be paved and the trail alignment will be painted for clarity. Kiewit has been asked for quotation. Kiewit will install safety railings along the culvert headwalls. Staff will consider the use of barriers along the curb. Additional trail signage will be considered. Kiewit will provide the signal timing to the District in advance of the opening so that pedestrian/ cyclist crossing times can be understood. STAGE 2 Near Term Options (Fall 2007) Staff and STS will further investigate the position of MOT s Approving Officer regarding the at-grade straight line trail crossing and arrange a meet if needed to explain the STS proposal. If an approach that reconciles the needs of trail users and vehicles in a safe manner is possible a preliminary design will be prepared by the District and submitted to MOT for consideration. If the at-grade straight-line crossing is not feasible then at-grade trail approach bridges or a grade separated crossing will be considered as the ultimate solution. STAGE 3 Ultimate Solution (2007 to 2012) If the at-grade straight-line trail crossing is feasible this may be the preferred approach. If the at-grade straight-line trail crossing is not feasible staff will consult with STS L:\WPDocs\COUNCIL\Form.wpd Page 3

45 and will bring a report to Council forward for either the at-grade trail approach bridge or the grade separated crossing. Home Depot and Parallax have indicated a willingness to discuss issues associated with the Discovery Trail in the vicinity of Commercial Way. Incidentally, the owner of Lot 93 has indicated a willingness to discuss trail improvements in the vicinity of Industrial Way. It is critical to the success of the plan that the Squamish Trails Society and the District s Trail Coordinator be integrally involved in the process. Staff anticipate that the ultimate solution for Commercial Way will be equally as applicable to Industrial Way. 7. Policy Implication The Squamish Trail System is a valued community asset and is embedded in the current OCP Update. Trails play an integral part in the District s overall transportation planning and support the Smartgrowth objective of reducing the use of the automobile. 7. Alternatives to Staff Recommendation: Staff Recommendation: THAT the Three Stage Plan described in staff s July 17, 2007 report to Council be applied to reconciling interface issues between the Discovery Trail and Commercial Way. Implications: This approach will produce the best practical solution. Alternative 1 Another direction indicated by Council. Mick Gottardi, P. Eng. Director of Community Development L:\WPDocs\COUNCIL\Form.wpd Page 4

46 Schedule 1 STS June 19, 2007 Letter L:\WPDocs\COUNCIL\Form.wpd Page 5

47 Schedule 2 July 4, From Dale Jeffs, MOT Deputy Approving Officer, to Mick Gottardi on the subject of the STS June 19 Letter Mick, when MOT approved drawings 41DD-DB and 9414 the trail must be set back from these intersections (I don't see it in the drawings). As these are municipal roads the integrity of these intersections should and can not be compromised. If the Trails Society finds that they would rather go directly across Commercial and Industrial rather then follow the designated crossings nor proceed west on Commercial to the crossing at the roundabout (not sure about Industrial), the solution maybe a structure over Commercial and Industrial or redoing the trail to force the users to the designated crossings. To place another crossing straight across on both streets west of the highway intersections, DOS would have to present drawings to MOT, change the signage, remove the other crosswalks in the intersections, electrical changes, plus whatever else maybe required and at the end it maybe not possible based on traffic and safety for full movement intersections. At the end of it its DOS issue to resolve Original Message----- From: Mick Gottardi [mailto:mgottardi@squamish.ca] Sent: Friday, June 29, :56 PM To: Chris Dandurand ( ); Cavanagh, John TRAN:EX; Jeffs, Dale TRAN:EX Cc: Stuart Brown ( ); Brent Leigh; Bob Brant ( ) Subject: Hello Chris/ John/ Dale, I am forwarding a letter from the Squamish Trails Society that was handed out to Council at its June 19 meeting. As I mentioned in my earlier , at that meeting Council defeated a motion to defer the opening of Commercial Way to full movements. However Council did refer the letter to staff for discussion with MOT and STS. I would appreciate any comments you may have on this subject. I was originally wanting to put a report on the July 3 agenda but this has now been deferred until July 17. Council will not be sitting in August so please get back to me by the end of next week or feel free to call. Regards, Mick. L:\WPDocs\COUNCIL\Form.wpd Page 6

48 Squamish Trails Society Box 2498 Squamish, BC V8B 0B6 Revenue Canada Charitable Registration # RR0001 The Discovery Trail is an integral and vital component in our community's trail network. It is a constantly used and strategic trail for those who travel and commute by foot or bike from Downtown to Brackendale. The beauty is that it is a trail - not a road - that serves this need. We have been communicating our concerns with the District about the Discovery Trail regarding and what is now Commercial Way for over 3 years. Yet, safety and other concerns of our only currently existing commuter trail seem to have not been considered in the discussion between the District, Wal Mart and Home Depot during their planning talks. Council has received our request that the Commercial Way and Hwy 99 light not be fully activated until there is demonstrated need. Notwithstanding this request, we feel there are immediate concerns that must be addressed. In the current status we are concerned for the safety of trail users, which include elementary school children. For the community's sake, the Squamish Trails Society must do better... For the community's sake, the District must do better... For the community's sake, Wal Mart must do better... For the community's sake, Home Depot must do better... For the community's sake, staff must to do better...to come up with solutions that maintain the attractiveness of the Discovery Trail as a commuter route and insure safe passage for all trail users...not only across Commercial Way, but across Industrial Way as well. We have some suggestions for these parties to consider. They are intended to positive and proactive. We hope all parties, including the Ministry of Highways, will consider these openly and with a "can-do" attitude. Let's find a way to make it work.