770 Harmston Avenue, Courtenay BC V9N 0G8

Tel: 250-334-6000 Fax: 250-334-4358

Toll free: 1-800-331-6007

www.comoxvalleyrd.ca

Memo

File: 3060-20/DP 26C 19 DATE: April 6, 2020 TO: Advisory Planning Commission

Puntledge – Black Creek (Electoral Area C) FROM: Planning and Development Services Branch RE: Commercial and Industrial (Form and Character) Development Permit

9022 Clarkson Avenue (1069585 BC Ltd.) Lot 1, District Lot 221, Comox District, Plan VIP76726, PID 025-897-977

The attached development proposal is for commission members’ review and comment. The subject property is located at 9022 Clarkson Avenue in the Saratoga Settlement Node (Figures 1 and 2). The property is 1.24 hectares in area, and is zoned Tourist Commercial One (TC-1) (Appendix A and Figure 3). The property is bounded by residential lots to the north and south, by Strait of Georgia to the east, and Clarkson Avenue to the west. The property is currently vacant, except for some concrete platforms that were poured in 2006 for a resort development, but the project was later abandoned. The owner would like to propose a 29 tourist commercial unit and one residential unit development (Appendix B). The residential unit is intended for the caretaker’s residence. As the subject property is zoned TC-1, a Commercial and Industrial (Form and Character) Development Permit (DP) is required. It should be noted that it is the intent of the applicant to have more units, up to 36 tourist commercial units, but the Zoning Bylaw has a maximum density limit of 24 units per hectare, which would yield a maximum of 29 tourist commercial units for the 1.24 hectare lot. For the remaining seven units, the applicant will apply for a rezoning application to increase the maximum density provision later. If this were the case, the Advisory Planning Commission will be referred in the future for review and comment. In addition, the subject property is in the Black Creek Oyster Bay Water Local Service Area, and there is an existing water connection. To manage and balance water consumption, the applicant is proposing an above-ground cistern tank located on the common area at the front yard. Regional Growth Strategy Analysis Bylaw No. 120, being the “Comox Valley Regional District Regional Growth Strategy Bylaw No. 120, 2010”, designates the subject property within Settlement Nodes (SNs). SNs shall accommodate growth through a balance of new development, intensification and improvements to public infrastructure (MG Policy 1B-1). The growth management framework is to direct 90 per cent of growth to Core Settlement Areas, and this SN is part of the Core Settlement Areas. Therefore, the proposed tourist commercial development is consistent with this growth management framework.

APC Memo – File No. DP 26C 19 Page 2

Comox Valley Regional District

Official Community Plan Analysis Bylaw No. 337, being the “Rural Comox Valley Official Community Plan Bylaw No. 337, 2014” (OCP) designates the property within SNs. SN is a primary growth area in the electoral areas. Section 85 of the OCP contains Development Permit Area (DPA) guidelines on the form and character of commercial and industrial development (Appendix C). This DPA is intended to minimize potential for conflict with established residential properties, to ensure that development is attractive and coordinated with respect to form and character of the neighbourhood. In addition, the subject property is within Aquatic and Riparian Habitat, and Eagle Nest DPAs. The approval authority of these DPs has been delegated to Comox Valley Regional District (CVRD) Officers, and therefore, would be processed and reviewed separately from this Commercial and Industrial (Form and Character) DP. Form and Character The guidelines direct that all buildings and structures be architecturally coordinated and give consideration to the relationship between buildings and open areas, circulation systems, visual impact and design compatibility with the surrounding development. The units are made up of three styles, labelled as Units A, B and C. All three styles are consistent with each other. The ground floor of each unit has a tandem parking space to accommodate two cars. Units A and C have two stories above parking, and Unit B, which is located along the waterfront, has one storey above parking. Every unit has balconies on the upper floors. The proposed building exterior features cedar shingle siding with metal cladding and metal roofing. The fascia, window trims, doors and wood railings are proposed to be painted charcoal gray. The impact of obstructing direct sunlight onto adjacent properties is likely to be low given that the proposed buildings are at least 9.5 metres from the northern and southern lot lines, which abut residential properties. Further, there is at least 3 metres of vegetation along these lot lines to provide a visual buffer. With respect to site access and circulation, there are two proposed driveway access points, and the driveway is 6.1 metres in width to provide a single loop of vehicular circulation. For pedestrians, there are walkways that are 1.5 metres in width to provide access to the units, the foreshore and common areas. Overall, the proposed buildings have varied architectural features to provide visual interest and there will not be any blank, unarticulated walls. The buildings would be compatible with the visual character of the neighbourhood, which is a mixture of single detached dwellings and tourist commercial cabins. Landscaping The guidelines direct that a landscape plan should be provided. A landscape plan is prepared by MacDonald Gray, a landscape architectural firm, dated March 23, 2020 (Appendix B). The landscape plan features a 3 metre wide planted buffer abutting residential properties to the north and south. In addition, there is a solid 2.5 metre high timber fence that runs along these northern and southern side lot lines. The pedestrian path is made up of crushed gravel. The proposed trees are either Shore pine or Douglas fir. The proposed shrubs include Saskatoon, Oceanspray, Oregon grape, red flowering currant, Nootka rose, snowberry and evergreen huckleberry. Groundcovers are proposed

APC Memo – File No. DP 26C 19 Page 3

Comox Valley Regional District

to include yarrow, Dune wildrye. The landscaped areas are proposed to be irrigated. Construction Phase The applicant is advised that the development shall take place during the working hours of 7:00 am to 7:00 pm, and that there should be no dumping of any material or debris on any roads before, during or after site development. Outside Storage The proposed development does not involve any outside storage of materials or goods. Screening The guidelines state that there should be a 3 metre buffer from residential lots, and that there is visual privacy and screening to cause minimum disturbance to adjacent residential areas. The proposal consists of a 3 metre buffer along the northern and southern lot lines. The aforementioned solid timber fence provides additional visual screening. The proposed garbage and recycling receptacles will be enclosed by the similar solid timber enclosure, located in one of the parking areas at the northwestern portion of the property. With respect to avoid illumination onto neighbouring residential properties, the landscape plan shows that the driveways and pathways are proposed to be illuminated by unit markers and pathway lights. The applicant is advised that all exterior lighting needs to comply with the CVRD DarkSky Policy. Parking The guidelines indicate that parking areas should be organized, safe for pedestrians to walk around the site, and be able to accommodate all of the parking within the site. All of the proposed units have two parking spaces underneath their buildings. There are eight visitors’ parking spaces in the front yard of the property. All parking spaces are at least 1.5 metres from all lot lines. Rainwater Management The applicant provided a drainage plan by geotechnical engineers from Newcastle Engineering Ltd. and Ryzuk Geotechnical. Post development rainwater quality and quantity shall be managed to be consistent with pre-development flow by way of an in-ground system. Zoning Bylaw Analysis The subject property is zoned TC-1 (Figure 3 and Appendix A). The proposed buildings meet the minimum lot line setbacks and maximum height limit of the zone. The maximum number of units is 29 tourist commercial units and one residential unit. With respect to occupancy length, the TC-1 zone permits residential occupancy for up to 50 per cent of the tourist accommodation units if three of the uses listed in Section 903(4)(i)(e)(2) are in operation. The applicant confirms that the proposal would not meet this regulation; therefore, all of the proposed tourist commercial units will be on a temporary basis, up to six months in a 12 month period.

APC Memo – File No. DP 26C 19 Page 4

Comox Valley Regional District

Sincerely, T. Trieu Ton Trieu, RPP, MCIP

Manager of Planning Services Planning and Development Services Branch /bc Attachments Appendix A – “TC-1 Zone” Appendix B – “Site Plans, Elevation Drawings and Landscape Plan” Appendix C – “Development Permit Area Guidelines”

APC Memo – File No. DP 26C 19 Page 5

Comox Valley Regional District

Figure 1: Subject Property Map

APC Memo – File No. DP 26C 19 Page 6

Comox Valley Regional District

Figure 2: Air Photo

APC Memo – File No. DP 26C 19 Page 7

Comox Valley Regional District

Figure 3: Zoning Map

Excerpt from Rural Comox Valley Zoning Bylaw, No. 520, 2019

PART 900 COMMERCIAL INDUSTRIAL ZONES

903 Tourist Commercial One (TC-1)

1. Principal Use

i) On any lot:

a) Campground

b) Recreational vehicle (RV) park

c) Tourist accommodation

d) Recreation facility

e) Marina

2. Accessory Uses

i) On any lot:

a) Restaurant

b) Liquor licensed establishment

c) Retail

d) Office

e) Outdoor recreation use

f) Wharves and moorage use excluding: permanent or indefinite berthing, and berthing of vessels occupied as a dwelling unit or as tourist accommodation

g) Outdoor storage

h) Residential use limited to one dwelling unit

3. Conditions of Use

i) All Campgrounds and recreational vehicle park uses, shall be subject to the following conditions:

a) Every camping site shall have a minimum area of 110.0 square metres.

b) No camping site shall be located within 3.0 metres of an internal access road.

c) Washrooms shall be provided for in accordance with Ministry of Health requirements.

d) A minimum of one container for every two camping sites shall be provided for purposes of garbage disposal or a garbage collection facility of suitable capacity. Each container must be durable, insect-tight, water-tight, and rodent proof.

e) Occupancy shall be temporary in nature. At least 50 per cent of the camping site shall be limited to a maximum stay of six months in a 12 month period. The relocation of RVs within the campground does not constitute the start of a new stay.

f) Structural additions to recreational vehicles in campgrounds are not permitted.

Appendix A Page 1 of 3

Excerpt from Rural Comox Valley Zoning Bylaw, No. 520, 2019

PART 900 COMMERCIAL INDUSTRIAL ZONES

4. Density

i) Tourist Accommodation

a) Minimum tourist accommodation unit area is 40.0 square metres.

b) For Tourist Accommodation uses, maximum of twenty-four (24) tourist accommodation units per hectare.

c) A minimum of 40 per cent of the lot area shall be retained as open space.

d) Occupancy of tourist accommodation units shall be limited to temporary occupancy. At least 50 per cent of the tourist accommodation units shall be limited to a maximum stay of six months in a 12 month period.

e) Residential occupancy of up to 50 per cent of the total units is permitted where:

1) A surveyor’s site certificate identifying all campsites and other tourist accommodation units is provided indicating the location of the proposed residential occupancies.

2) At least three of the following uses are in operation on the site:

i) Campground

ii) Hotel

iii) Restaurant

iv) Liquor licensed establishment

v) Marina

vi) Wharves and moorage

vii) Outdoor recreation use

5. Siting of Buildings and Structures

i) The minimum setbacks required for buildings and structures shall be as set out in the table below.

Required Setback

Type of Use Front Yard Rear Yard Side Yard Side Yard Abutting Road

Principal 4.5m 4.5m 3.5m 4.5m

Accessory 4.5m 1.0m 3.5m 4.5m

6. Height of Structures

i) The maximum permitted height of principal buildings and structures shall be:

a) At and beyond required side yard setback: 8.0 metres

b) At and beyond 7.5 metres from any lot line: 10.0 metres

c) At and beyond 12.0 metres from any lot line: 12.0 metres

ii) The maximum permitted height of accessory buildings and structures shall be 8.0 metres.

Appendix A Page 2 of 3

Excerpt from Rural Comox Valley Zoning Bylaw, No. 520, 2019

PART 900 COMMERCIAL INDUSTRIAL ZONES

7. Subdivision Requirements

i) The minimum permitted lot area for lands shown in the zoning bylaw layer at http://imap2.comoxvalleyrd.ca/imapviewer/ is 4.0 hectares.

ii) Minimum Lot Area for All Other Lands:

The minimum average lot area permitted shall be 4000 square metres.

End TC-1

Appendix A Page 3 of 3

SARATOGA BEACH COTTAGES

BLACK CREEK, BRITISH COLUMBIA

APRIL 02, 2020

DATA SHEET

3060-20/DP 26C 19Appendix B Page 1 of 13

OUTLINE OF 10'X10'

BUILDING FOR SEPTIC

SITE PLAN

30 UNITS

8 SURFACE STALLS 60 BELOW UNIT STALLS

COMMON

AREA

COMMON AREA

3.5M SETBACK

3

.5

M

S

E

T

B

A

C

K

3

.5

M

CLA

RK

SO

N A

VE

A

D

J

A

C

E

N

T

P

R

O

P

E

R

T

Y

(R

-1

)

ADJACENT PROPERTY (R-1)

EDGE OF NEIGHBOURING BUILDING

EDGE OF NEIGHBOURING BUILDING

6

.

1

M

1.5

M

W

ALK

W

AY

S

6

.1

M

6.1M

6.1M

4

.5

M

S

E

T

B

A

C

K

5.5M

2

0

.

1

M

S

E

T

B

A

C

K

P

R

E

S

E

N

T

N

A

T

U

R

A

L

B

O

U

N

D

A

R

Y

6.1

M

12' x 12'

GARBAGE/RECYCLING

2.7M

COMMON

AREA

REVIEW MSR SOLUTIONS C01 & C02

FOR SEPTIC SYSTEM , TANK

SECTIONS AND DISPOSAL FIELD DETAILS

VISITOR

PARKING

VISITOR

PARKING

60kW DIESEL GENERATOR

ABOVE GROUND CISTERN

TANK WITH SCREENING

PROPOSED LIFT STATION

REVIEW LANDSCAPE L1 FOR

COMMON SPACE LAYOUT,

PATHWAYS & PLANTING.

SARATOGA BEACH COTTAGES

BLACK CREEK, BRITISH COLUMBIA

APRIL 02, 2020

PARKING PLAN

PROJECT

Appendix B Page 2 of 13

SITE PLAN

30 UNITS

8 SURFACE STALLS 60 BELOW UNIT STALLS

COMMON

AREA

COMMON AREA

CLA

RK

SO

N A

VE

A

D

J

A

C

E

N

T

P

R

O

P

E

R

T

Y

(R

-1

)

ADJACENT PROPERTY (R-1)

EDGE OF NEIGHBOURING BUILDING

EDGE OF NEIGHBOURING BUILDING

9.5M

9.2

M

1

7

.3

M

9

.5

M

5.2

M

18.5M

3.6M

A

A

A

A

C

CC

C

2

4

.

0

MT

O

F

A

C

E

O

F

U

N

I

T

2

0

.

1

MT

O

F

A

C

E

O

F

D

E

C

K

B

B

BB

2

0

.1

M

T

O

F

A

C

E

O

F

D

E

C

K

C

C

C

C

A

AA

A

A

A

A

A

C

C

B

B

B

B

COMMON

AREA

REVIEW MSR SOLUTIONS C01 & C02

FOR SEPTIC SYSTEM , TANK

SECTIONS AND DISPOSAL FIELD DETAILS

'CARETAKER'

RESIDENTIAL UNIT

REVIEW LANDSCAPE L1 FOR

COMMON SPACE LAYOUT,

PATHWAYS & PLANTING.

SARATOGA BEACH COTTAGES

BLACK CREEK, BRITISH COLUMBIA

APRIL 02, 2020

SITE PLAN

PROJECT

Appendix B Page 3 of 13

+/-1

1'-0

"

+/- [3

.4

m]

10

'-0

"

[3

.0

m]

8'-0

"

[2

.4

m]

+/-3

3'-7

1

2

"

+/- [1

0.2

m]

+/-1

1'-0

"

+/- [3

.4

m]

10

'-0

"

[3

.0

m]

8'-0

"

[2

.4

m]

+/-3

3'-7

1

2

"

+/- [1

0.2

m]

1 STANDING SEAM METAL ROOFING2 CHARCOAL GRAY VINYL WINDOWS3 FASCIA PAINTED CHARCOAL GRAY4 CEDAR SHINGLE SIDING5 FRAMELESS GLASS GUARDRAIL6 STANDING SEAM METAL CLADDING7 DOOR PAINTED CHARCOAL GRAY8 WOOD RAILINGS PAINTED CHARCOAL GRAY9 VINYL SOFFIT (WHITE)

LEGEND

UNIT A: FRONT ELEVATION

UNIT A: BACK ELEVATION

UNIT A: RIGHT ELEVATION

UNIT A: LEFT ELEVATION

SARATOGA BEACH COTTAGES

BLACK CREEK, BRITISH COLUMBIA

OCTOBER 7, 2019

UNIT A ELEVATIONS

Appendix B Page 4 of 13

UNIT A: PERSPECTIVE 1

SARATOGA BEACH COTTAGES

BLACK CREEK, BRITISH COLUMBIA

OCTOBER 7, 2019

UNIT A PERSPECTIVES

UNIT A: PERSPECTIVE 2

Appendix B Page 5 of 13

+/-1

1'-0

"

+/- [3

.4

m]

9'-0

"

[2

.7

m]

+/-2

3'-1

0"

+/-[7

.3

m]

+/-1

1'-0

"

+/- [3

.4

m]

9'-0

"

[2

.7

m]

+/-2

3'-1

0"

+/-[7

.3

m]

LEGEND

1 STANDING SEAM METAL ROOFING

2 CHARCOAL GRAY VINYL WINDOWS

3 FASCIA PAINTED CHARCOAL GRAY

4 CEDAR SHINGLE SIDING

5 FRAMELESS GLASS GUARDRAIL

6 STANDING SEAM METAL CLADDING

7 DOOR PAINTED CHARCOAL GRAY

8 WOOD RAILINGS PAINTED CHARCOAL GRAY

9 VINYL SOFFIT (WHITE)

UNIT B: FRONT ELEVATION

UNIT B: BACK ELEVATION

SARATOGA BEACH COTTAGES

BLACK CREEK, BRITISH COLUMBIA

OCTOBER 7, 2019

UNIT B ELEVATIONS

Appendix B Page 6 of 13

+/-11'-0"

+/- [3.4m

]

9'-0"

[2.7m

]

+/-23'-10"

+/-[7.3m

]

LEGEND

1 STANDING SEAM METAL ROOFING

2 CHARCOAL GRAY VINYL WINDOWS

3 FASCIA PAINTED CHARCOAL GRAY

4 CEDAR SHINGLE SIDING

5 FRAMELESS GLASS GUARDRAIL

6 STANDING SEAM METAL CLADDING

7 DOOR PAINTED CHARCOAL GRAY

8 WOOD RAILINGS PAINTED CHARCOAL GRAY

9 VINYL SOFFIT (WHITE)

+/-11'-0"

+/- [3.4m

]

9'-0"

[2.7m

]

+/-23'-10"

+/-[7.3m

]

UNIT B: RIGHT ELEVATION

UNIT B: LEFT ELEVATION

SARATOGA BEACH COTTAGES

BLACK CREEK, BRITISH COLUMBIA

OCTOBER 7, 2019

UNIT B ELEVATIONS

Appendix B Page 7 of 13

SARATOGA BEACH COTTAGES

BLACK CREEK, BRITISH COLUMBIA

OCTOBER 7, 2019

UNIT B PERSPECTIVES

UNIT B: PERSPECTIVE 1

UNIT B: PERSPECTIVE 2

Appendix B Page 8 of 13

+/-1

1'-0

"

+/- [3

.4

m]

10

'-0

"

[3

.0

m]

8'-0

"

[2

.4

m]

+/-[1

0M

]

+/-1

1'-0

"

+/- [3

.4

m]

10

'-0

"

[3

.0

m]

8'-0

"

[2

.4

m]

+/-[1

0M

]

LEGEND

1 STANDING SEAM METAL ROOFING

2 CHARCOAL GRAY VINYL WINDOWS

3 FASCIA PAINTED CHARCOAL GRAY

4 CEDAR SHINGLE SIDING

5 FRAMELESS GLASS GUARDRAIL

6 STANDING SEAM METAL CLADDING

7 DOOR PAINTED CHARCOAL GRAY

8 WOOD RAILINGS PAINTED CHARCOAL GRAY

9 VINYL SOFFIT (WHITE)

UNIT C4: FRONT ELEVATION

UNIT C4: BACK ELEVATION

UNIT C4: RIGHT ELEVATION

UNIT C4: LEFT ELEVATION

SARATOGA BEACH COTTAGES

BLACK CREEK, BRITISH COLUMBIA

OCTOBER 7, 2019

UNIT C4 ELEVATIONS

Appendix B Page 9 of 13

SARATOGA BEACH COTTAGES

BLACK CREEK, BRITISH COLUMBIA

OCTOBER 7, 2019

UNIT C PERSPECTIVES

UNIT C: PERSPECTIVE 1

UNIT C: PERSPECTIVE 2

Appendix B Page 10 of 13

+/-1

1'-0

"

+/- [3

.4

m]

10

'-0

"

[3

.0

m]

9'-0

"

[2

.7

m]

+/-3

2'-9

1 2

"

+/-[1

0m

]

+/-1

1'-0

"

+/- [3

.4

m]

10

'-0

"

[3

.0

m]

9'-0

"

[2

.7

m]

+/-3

2'-9

1 2

"

+/-[1

0m

]

1 STANDING SEAM METAL ROOFING2 CHARCOAL GRAY VINYL WINDOWS3 FASCIA PAINTED CHARCOAL GRAY4 CEDAR SHINGLE SIDING5 FRAMELESS GLASS GUARDRAIL6 STANDING SEAM METAL CLADDING7 DOOR PAINTED CHARCOAL GRAY8 WOOD RAILINGS PAINTED CHARCOAL GRAY9 VINYL SOFFIT (WHITE)

LEGEND

UNIT C3: FRONT ELEVATION

UNIT C3: BACK ELEVATION

UNIT C3: RIGHT ELEVATION

UNIT C3: LEFT ELEVATION

SARATOGA BEACH COTTAGES

BLACK CREEK, BRITISH COLUMBIA

OCTOBER 7, 2019

UNIT C3 ELEVATIONS

Appendix B Page 11 of 13

SFM

SFM SFM SFM

SFM

SFM SFM SFM SFM

SFM

SFM

SFM

SFM

SFM SFM SFM

SFM

SFM SFM SFM SFM

SFM

SFM

SFM

SFM

SFM SFM SFM

SFM

SFM SFM SFM SFM

SFM

SFM

SFM

SFM

SFM SFM SFM

SFM

SFM SFM SFM SFM

SFM

SFM

SFM

CLARKSO

N AVEN

UE

NEIGHBOURING SINGLE FAMILY

R-1

NEIGHBOURING SINGLE FAMILY

R-1

S

A

L

IS

H

S

E

A

BUILDING 1

BUILDING 2

BUILDING 3

BUILDING 8

BUILDING 7

BUILDING 6

BUILDING 4

BUILDING 5

PL

PL

P L

PRES

ENT

NATU

RAL

BOUND

ARY

30m F

ORE

SHO

RE

DEV

ELO

PMEN

T PE

RMIT

ARE

A

(E) O

/H W

IRES

(E) TREES TO REMAIN:(10) 15cm - 40cm DIA.

PSEUDOTSUGA MENZIESII (DOUGLAS FIR),REFER TO GENERAL NOTES

(E) TREES TO REMAIN:(13) 20cm - 30cm DIA.

PSEUDOTSUGA MENZIESII (DOUGLAS FIR),REFER TO GENERAL NOTES

(E) TREE TO REMAIN:(1) 40cm DIA.

PINUS CONTORTA VAR. CONTRORTA(SHORE PINE),

REFER TO GENERAL NOTES

15m N

ATURA

L BO

UND

ARY

SET

BACK

WIT

H 1

.0m R

AR F

ENCE

REF

ER T

O E

NVIR

ONM

ENTA

L RE

PORT

START 2.5m TIMBER FENCE,REFER TO DETAIL A SHEET L2

END 2.5m TIMBER FENCE,REFER TO DETAIL A SHEET L2

START 2.5m TIMBER FENCE,REFER TO DETAIL A SHEET L2 END 2.5m TIMBER FENCE,

REFER TO DETAIL A SHEET L2

END 2.0m TIMBER FENCE,REFER TO DETAIL A SHEET L2

START 2.0m TIMBER FENCE,REFER TO DETAIL A SHEET L2

UNIT MARKER, TYP. OF (29)REFER TO DETAIL B ON SHEET L2

3.0m WIDE PLANTED BUFFER

PUBLIC ROAD LANDSCAPETREATMENT AND PARKING SCREEN

3.0m WIDE PLANTED BUFFER

BF

CET2.5m TIMBER TRASH ENCLOSURE,

REFER TO DETAIL A SHEET L2

PATHWAY LIGHT, TYP. OF (25)REFER TO DETAIL B ON SHEET L2

FREE PROGRAM OPEN SPACEREMOVE INVASIVE SPECIES

SEMI-PRIVATEYARD SPACE

REMOVE INVASIVESPECIES

SEMI-PRIVATE YARD SPACEREMOVE INVASIVE SPECIES

FREE PROGRAM OPEN SPACE

BENCH,TYP. OF (5) PLACES

of

Date:

Draw

n:

Scale:

Project N

um

ber:

DRAW

IN

G N

UM

BER:

Checked:

Date

#

REVISIO

N SCH

ED

ULE

NO

TES

814 Shorew

ood D

rive, Parksville, BC V9P 1S1

TEL(: 250) 248-3089

EM

AIL: info@

macdonaldgray.ca

ww

w.m

acdonaldgray.ca

March 23, 2020

NG

18-0229

2

9022 Clarkson Avenue, Black Creek, BC

Island W

est Coast D

evelopm

ents Ltd.

Saratoga Beach Cottages

THIS DRAWING IS NOT FINAL AND SHALL NOT BE USED

FOR CONSTRUCTION WORK UNTIL IT HAS BEEN

STAMPED AND SIGNED BY THE LANDSCAPE ARCHITECT

THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY

OF MACDONALD GRAY CONSULTANTS. REPRODUCTION OR USE FOR ANY

PURPOSE OTHER THAN THAT AUTHORIZED BY MACDONALD GRAY

CONSULTANTS IS FORBIDDEN

09O

CT2019

0D

P Review

23M

AR2020

1D

P Review

LAN

DSCAPE ARCH

ITECTU

RE

CM

1:250 m

etric

L1

PLAN

LAYOUT LEGENDABBREVIATIONS DESCRIPTION

EXISTING

PROPERTY LINE

TYPICAL

(E)

PL

SYMBOL DESCRIPTION

PROPERTY LINE

1.5m WIDE PATH: 100mm DEPTH OF 19mm (1/2") MINUS CRUSHED GRAVEL

200mm DEPTH OF 38mm - 150mm (1.5" - 6") DIA. ROUND WASHED BEACH ROCK

BEACH SAND 'DUNES': BERM UP TO 450mm.STOCKPILE ON-SITE SAND FROM FOOTING EXCAVATIONS

UNIT MARKER & PATHWAY LIGHT

BENCH

TYP.

SYMBOL DESCRIPTION

GENERAL NOTES1.

2.

3.

4.

REFER TO SITE PLAN PREPARED BY WENSLEY ARCHITECTURE LTD. FOR SITE PLAN LAYOUT,PROPOSED FINISHED FLOOR ELEVATIONS AND OTHER ARCHITECTURAL INFORMATION.

REFER TO CIVIL PLANS AND REPORT PREPARED BY NEWCASTLE ENGINEERING LTD. FOR ALL SITESERVICING, GRADING, DRAINAGE AND STORM WATER MANAGEMENT INFORMATION.

REFER TO THE BIO-PHYSICAL ASSESSMENT PREPARED BY CURRENT ENVIRONMENTAL FOR ALLRAPTOR CONSERVATION AND AQUATIC AND RIPARIAN HABITAT PROTECTION AND MITIGATIONMEASURES WITHIN THE 15m NATURAL BOUNDARY SETBACK.

ALL TREE RETENTION, REMOVAL AND PROTECTION SHALL BE AS APPROVED BY A CERTIFIEDARBORIST WITH EXPERTISE IN TREE RISK ASSESSMENT.

REFER TO SHEET L2 FORPLANTING NOTES & LEGEND

3060-20/DP 26C 19

Appendix B Page 12 of 13

of

Date:

Draw

n:

Scale:

Project N

um

ber:

DRAW

IN

G N

UM

BER:

Checked:

Date

#

REVISIO

N SCH

ED

ULE

NO

TES

814 Shorew

ood D

rive, Parksville, BC V9P 1S1

TEL(: 250) 248-3089

EM

AIL: info@

macdonaldgray.ca

ww

w.m

acdonaldgray.ca

March 23, 2020

NG

18-0229

2

9022 Clarkson Avenue, Black Creek, BC

Island W

est Coast D

evelopm

ents Ltd.

Saratoga Beach Cottages

THIS DRAWING IS NOT FINAL AND SHALL NOT BE USED

FOR CONSTRUCTION WORK UNTIL IT HAS BEEN

STAMPED AND SIGNED BY THE LANDSCAPE ARCHITECT

THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY

OF MACDONALD GRAY CONSULTANTS. REPRODUCTION OR USE FOR ANY

PURPOSE OTHER THAN THAT AUTHORIZED BY MACDONALD GRAY

CONSULTANTS IS FORBIDDEN

09O

CT2019

0D

P Review

23M

AR2020

1D

P Review

LAN

DSCAPE ARCH

ITECTU

RE

CM

1:250 m

etric

L1

PLAN

PLANTING NOTES1.

2.

3.

4.

5.

6.

7.

8.

9.

10.

11.

12.

ALL LANDSCAPE INSTALLATION AND MAINTENANCE SHALL MEET OR EXCEED THE MOST RECENT STANDARDS SETOUT BY THE CANADIAN LANDSCAPE NURSERY ASSOCIATION (CLNA) / CANADIAN SOCIETY OF LANDSCAPEARCHITECTS (CSLA) CANADIAN LANDSCAPE STANDARD.

ALL TREES SHALL BE PLANTED WITH 300mm OF TOPSOIL OR AMENDED ORGANIC SOILS AROUND AND BELOWROOTBALL.

SOIL DEPTHS: SHRUBS - 450mmGROUNDCOVER - 300mmLAWN - 100mmTREES - 300mm AROUND AND BELOW ROOTBALL

MULCH SHALL BE COMPOST PER SECTION 10 MULCHING OF THE CANADIAN LANDSCAPE STANDARD. MULCH DEPTHSHALL BE 75mm MINIMUM OVER ALL TREE AND SHRUB PLANTING AREAS.

PLANT MATERIAL QUALITY, TRANSPORT AND HANDLING SHALL COMPLY WITH CLNA STANDARDS FOR NURSERYSTOCK.

ALL PLANTING AREAS SHALL BE WATERED VIA AN UNDERGROUND AUTOMATIC IRRIGATION SYSTEM. IRRIGATIONEMISSION DEVICES SHALL BE LOW VOLUME ROTARY NOZZLES OR MICRO/ DRIP EQUIPMENT.

PLANT QUANTITIES ARE FOR INFORMATION ONLY. IN CASE OF ANY DISCREPANCY THE PLAN SHALL GOVERN.

ALL PLANT MATERIAL SHALL MATCH SPECIES AS INDICATED ON THE PLANTING LEGEND.

CONTACT THE LANDSCAPE ARCHITECT FOR APPROVAL OF ANY SUBSTITUTIONS. NO SUBSTITUTIONS WILL BEACCEPTED WITHOUT PRIOR WRITTEN APPROVAL OF THE LANDSCAPE ARCHITECT.

CHECK FOR LOCATIONS OF WATER LINES AND OTHER UNDERGROUND SERVICES PRIOR TO DIGGING TREE PITS.EXCAVATED PLANT PITS SHALL HAVE POSITIVE DRAINAGE. PLANT PITS WHEN FULLY FLOODED WITH WATER SHALLDRAIN WITHIN ONE HOUR AFTER FILLING.

NO PLANTS REQUIRING PRUNING OF MAJOR BRANCHES DUE TO DISEASE, DAMAGE OR POOR FORM WILL BEACCEPTED.

ALL CALIPRE-STOCK TREES SHALL BE B & B IN WIRE BASKETS.

PLANT LEGENDBOTANICAL /

COMMON NAMESYMBOL

SHRUBS

AMELANCHIER ALNIFOLIASASKATOON

HOLODISCUS DISCOLOROCEANSPRAY

MAHONIA AQUIFOLIUMOREGON GRAPE

RIBES SANGUINEUMRED FLOWERING CURRANT

ROSA NUTKANANOOTKA ROSE

SYMPHORICARPOS ALBUSSNOWBERRY

VACCINIUM OVATUMEVERGREEN HUCKLEBERRY

#5 POT

#2 POT

#1 POT

#5 POT

#2 POT

#2 POT

#2 POT

2.0m O.C.

1.5m O.C.

1.0m O.C.

1.2m O.C.

1.0m O.C.

1.0m O.C.

1.0m O.C.

60

71

121

40

144

54

59

TREES

PINUS CONTORTA VAR. CONTORTASHORE PINE

PSEUDOTSUGA MENZIESIIDOUGLAS FIR

2.0m

2.0m

PERENNIALS & GROUNDCOVERS

ACHILLEA MILLEFOLIUMYARROW

LEYMUS MOLLISDUNE WILDRYE

UNDERPLANT WITH:FRAGARIA CHILOENSIS

BEACH STRAWBERRYLATHYRUS JAPONICUS

BEACH PEALUPINUS LITTORALIS

SHORE LUPINE

RESTORATION TERRASEED (SOIL, COMPOST,SEED MIX)COASTAL NATIVE MIX WITH FORBS &WILDFLOWERS

#1 POT

PLUGS

10cm POT

10cm POT

10cm POT

0.6m O.C.

1.0m O.C.

1.0m O.C.

1.0m O.C.

1.0m O.C.

NATIVE SPECIES

NATIVE SPECIES

NATIVE SPECIES

SIZE QUANTITYSPACING NOTES

80

372

124

124

124

1850 sq.m.

6.0m O.C.

4.5m O.C.

7

8

NATIVE SPECIES

NATIVE SPECIES, PERCHTREE REPLACEMENT TREE,REFER TO BIOPHYSICALASSESSMENT

NATIVE SPECIES

NATIVE SPECIES

NATIVE SPECIES

NATIVE SPECIES

NATIVE SPECIES, MAINTAINAT 1.0m HIGH IN 15-30mDPA SETBACKNATIVE SPECIES

NATIVE SPECIESSection/ Elevation

Unit Marker/ Pathway Light1:25 metric

Ø350mm CEDAR ROUND.1000mm HIGH

ALUMINIUM LED DOWN-LIGHT

150mm (6") CAST IRON UNITNUMBERS

CONCRETE FORMWORK MIN.75mm COLLAR

'DUNE' SAND AND PLANTING

100mm DEPTH 19mm MINUSGRANULAR COMPACTED BASE

EXISTING SUBGRADE

20mm, 45° CHAMFER TYPICALALL

1

2

4

5

6

3

7

8

CONTRACTOR SHALL OBTAINAPPROVAL OF ROUGH GRADESAND LAYOUT PRIOR TO PLACEMENTOF CEDAR ROUNDS.

1.

NOTES:

33

350

10

00

70

0

1

2

3

4

5

6

7

8

B

50mm X 100mm (2" X 4")CAPRAIL

50mm X 100mm (2" X 4") TOP &BOTTOM FENCE RAILS

100mm X 100mm (4" X 4") POST

25mm X 150mm (1" X 6") FENCEBOARD, INSTALLED ONALTERNATE SIDES OF RAILS

CONCRETE FOOTING

1

2

3

5

1:25 metric

2.0m Timber Fence & Trash EnclosureSection /Elevation

25

00

2438 [8'] SECTION WIDTH(16 BOARDS & 0 SPACES)

CL CL

CL

1

2

3

5

250

60

0

76

0

50

DETAIL SECTION DETAIL SECTION / ELEVATION

ALL FASTENERS SHALL BEGALVANIZED

1.

NOTES:

2

4

4

A

IRRIGATION NOTES1.

2.

3.

4.

5.

6.

THE IRRIGATION SYSTEM SHALL BE AUTOMATICALLY CONTROLLED WITH SMART "ET" EQUIPMENT AND SHALLOPERATE WITHIN THE COMOX VALLEY REGIONAL DISTRICT WATER RESTRICTION SCHEDULE.

THE IRRIGATION SYSTEM SHALL MEET OR EXCEED THE MOST CURRENT STANDARDS AND SPECIFICATIONS SETOUT BY THE IRRIGATION INDUSTRY ASSOCIATION OF BRITISH COLUMBIA (IIABC) AS REFERENCED IN THE MOSTCURRENT EDITION OF THE CANADIAN LANDSCAPE STANDARD PREPARED BY THE CANADIAN SOCIETY OFLANDSCAPE ARCHITECTS (CSLA) & CANADIAN NURSERY LANDSCAPE ASSOCIATION (CNLA).

IRRIGATION EMISSION DEVICES SHALL BE LOW VOLUME ROTARY NOZZLES OR DRIP EQUIPMENT.

THE PLACEMENT AND RADIUS OF SPRINKLERS SHALL BE ADJUSTED AS REQUIRED BY FIELD CONDITIONS TOACHIEVE FULL COVERAGE OF ALL PLANTED AREAS AND TO MINIMIZE OVER-SPRAY ONTO ADJACENT HARDSURFACES, FENCES AND PROPERTY LINES.

ALL PIPING UNDER PAVING SHALL BE INSTALLED IN SEPARATE SCHEDULE 40 SLEEVES AT A MINIMUM DEPTHOF 600mm WITH 150mm OF SAND BACKFILL ABOVE AND BELOW PIPE. ALL WIRING UNDER PAVING SHALL BEINSTALLED IN SEPARATE SCHEDULE 40 PVC CONDUIT. ALL SLEEVES AND CONDUIT SHALL BE INSTALLED PRIORTO PAVEMENT INSTALLATION AND SHALL EXTEND150mm BEYOND EDGE OF PAVEMENT OR CURB. BACKFILLFOR SLEEVES SHALL BE COMPACTED TO THE SPECIFIED DENSITY FOR THE SUBGRADE.

ESTABLISHMENT WATERING SHALL MEET OR EXCEED THE LATEST EDITION OF THE CANADIAN LANDSCAPESTANDARD.

BF

IRRIGATION EQUIPMENT LEGENDSYMBOL

TBD

TBD

PER CIVIL

MODEL DESCRIPTION

AUTOMATIC IRRIGATION CONTROLLER MOUNTED ONEXTERIOR WALL OF TRASH ENCLOSURE

ET/ WEATHER SENSOR ON SOUTH-FACING EAVE

38mm (1.5") DOUBLE CHECK BACKFLOW PREVENTERAND WATER SUPPLY

38mm (1.5") PVC MAINLINE TO LANDSCAPE

PVC SLEEVES SHALL BE INSTALLED UNDER ALL PAVINGAND PLANTERSMAINLINE & LATERALS: 100mm (4")LATERALS ONLY: 75mm (2")CONTROL WIRE: 50mm (2")

BURIAL DEPTH TO MATCH DEPTH OF CARRIED PIPE.

TBD

WSS-SEN

TBD, CSA APPROVED

SCHEDULE 40

SCHEDULE 40

MANUFACTURER

C

ET

Inspiration

Appendix B Page 13 of 13

Rural Comox Valley Official Community Plan 2014 Bylaw No. 337 - Schedule 'A'

Section 84 removed for ease of reading.

Commercial and industrial development permit area (Form and character)

85. JustificationThis type of development occurs primarily along main roads and highways in the ComoxValley such a Ryan, Royston and Cumberland Roads and the Island Highway. As such, the

Appendix C Page 1 of 5

Page 70 of98

Rural Comox Valley Official Community Plan 2014 Bylaw No. 337 - Schedule 'A' Page 71 of98

development along these corridors offers many visitors their first impression of the Comox Valley.

This land use also tends to occur as infill development in areas traditionally used as rural residential. As such, it is important that the potential for conflict with established residential properties be minimized.

The permit process will be used to ensure that adequate buffers are provided and to ensure that the development is attractive and coordinated with respect to form and character of the neighborhood.

Area

Those parcels zoned for commercial and/ or industrial use under part 900 pursuant to the Comox Valley zoning bylaw, 2005 being bylaw no. 2781 as amended from time to time by the CVRD board.

Guidelines Development permits shall be issued in accordance with the following guidelines.

Form and character

(a) All buildings and structures shall be architecturally coordinated and shall giveconsideration to the relationship between buildings and open areas, circulationsystems, visual impact and design compatibility with the surrounding development.Blank unarticulated walls will not be permitted.

(b) The design and introduction of a new building type to a residential neighbourhoodshould provide harmony and lend continuity to the neighbourhood and should notcreate excessive disruption of the visual character of the neighbourhood.

(c) Landscaping, awnings, lighting fixtures, and other structures shall be architecturallyintegrated with the design of the buildings.

( d) Any end wall of a building that is visible from the street should be finished to thesame standard as the front of the building to provide an attractive appearance.

(e) The roof slope and siting of any buildings shall be such as to minimize anyobstruction of direct sunlight falling onto adjacent properties and residences.

Landscaping (a) A landscape plan shall be required. The landscape plan shall be professionally

prepared and shall:1. include supporting documentary evidence pertaining to landscape

specifications, irrigation requirements, detailed planting lists, cost estimates,and the total value of the work;

11. identify existing vegetation by type and identify areas which are to be cleared;and

111. provide for the landscape treatment of the entire frontage of the building siteabutting onto existing or future public roads. Street specimen tree andgrassed boulevard landscape provisions are to be identified to soften the

Appendix C Page 2 of 5

Rural Comox Valley Official Community Plan 2014 Bylaw No. 337 - Schedule 'A' Page 72 of98

character and scale of the area. All proposed plant materials shall be suitable for local environmental conditions. All landscaping and screening shall be completed within 12 months of an occupancy permit being issued and shall meet or exceed the British Columbia Society of Landscape Architects and British Columbia Nursery Trades Association standards.

Constmction phase (a) All construction must be completed according to a site/building plan and an erosion

and sediment control plan.(b) Construction of developments within or adjacent to residential areas shall take place

during the working hours of 7:00 a.m. to 7:00 p.m.(c) There shall be no dumping of any material or debris on any roads before, during or

after site development.

Outside storage (a) The area of any building site bounded by the front lot line, the exterior or interior

side lot lines, as the case may be, and the front building line of the structure nearestthe front lot line, shall not be used as an outside storage area.

(b) Any portion of a building site which may be used as an outside storage area shallonly be used as such if:1. the area is enclosed within a 2.5 metre high solid fence having a suitable

security gate;11. none of the goods or materials stored therein exceed the height of the 2.5

metre high fence;111. the area is not directly adjacent to any residential development; and1v. cases where the area lies between a structure and any public road, it is

screened by an adequately landscaped buffer strip so that such storage areas are not readily visible from such public road.

(c) Centrally located recycling facilities shall be provided for the use of all businesseswith a development.

Screening (a) The character of developments shall be enhanced by landscaping of substantial

proportions along property lines adjacent to residential developments. Thedevelopers shall provide a three metre buffer - incorporating existing nativevegetation, supplemented by landscaping of substantial proportions utilizingapproved specimen tree species. The required plantings shall recognize the need toprotect adequate sight distances at intersecting streets.

(b) Buildings shall be sited to ensure that any adjacent residential properties have visualprivacy, as well as protection from site illumination and noise. Security and otherlighting shall not be placed so as to shine directly into residential properties or toreduce the separation effectiveness of any landscaped buffer.

Appendix C Page 3 of 5

Rural Comox Valley Official Community Plan 2014 Bylaw No. 337 - Schedule 'A'

(c) Such elements as roof top mechanical equipment, shipping and loading areas,transformers, and meters shall be screened from public view as effectively as possiblethrough the use of evergreen landscaping materials, solid fencing, and buildingdesign.

( d) All waste disposal bins shall be completely screened within a solid walled enclosurenot less than two metres in height.

(e) Loading and receiving areas shall be located so as to cause minimum disturbance toadjacent residential areas.

Parking

(a) Large surface parking areas shall be broken down into smaller parking lots evenlydispersed throughout the development and integrated with planted landscaped areas.Visitor parking spaces should be clearly identified and provided within thedevelopment. Tree planting is encouraged in parking areas.

(b) Parking areas should clearly identify pedestrian circulation areas, preferably withdifferent paving and landscaping treatment.

(c) All paved parking areas shall be included within the context of the required rainwaterwater plan and shall incorporate oil/water separators.

( d) The use of any property within the development permit area shall not produce anyoff-site parking.

(e) Developers are encouraged to incorporate site-parking requirements within theprincipal structures of their development.

(f) Automobile parking areas shall be covered with a select granular base approved byMoTI and provide storm water controls by means of perimeter curtain drains.Access and egress points shall be paved for a minimum distance of 15 metres fromthe edge of the existing pavement into the subject property and be designed andconstructed to MoTI standards. The shared use of a common access betweenbusinesses is encouraged.

(g) Commercial and industrial buildings shall be located in close proximity to the frontproperty line with the majority of parking spaces being situated at the rear and sideof buildings.

(h) Commercial and industrial buildings fronting shall be allowed to share one commoninterior wall (0.0 metre side yard setback) with an adjacent building.

"Rainwater management

(a) It is recognized that the clearing, grading and servicing of sites alters their naturalhydrology patterns. In recognition of this fact, it shall be required that eachdevelopment shall prepare a rainwater management plan that strives to protect waterquality, and to maintain post-development peak flows to those of pre-developmentflow patterns and volumes over the entire water season. This rainwater plan shall beprepared by a professional engineer and should make use of such devices aspermeable surface treatments, wet or dry detention ponds, constructed wetlands or

Appendix C Page 4 of 5

Page 73 of98

Rural Comox Valley Official Community Plan 2014 Bylaw No. 337 - Schedule 'A' Page 74 of98

other devices as deemed suitable and consistent with best management practices. rainwater runoff from storage areas shall be controlled to prevent contamination of watercourses.

(b) The discharge of rainwater runoff from storage areas shall be accomplished with appropriate structures and flow control mechanisms to prevent contamination of receiving water bodies.

Section 86 removed for ease of reading.

Appendix C Page 5 of 5