11.

CSRD

BOARD REPORT

TO:

Chair and Directors

File No:

FROM:

Dan Passmore
Senior Planner

Date:

SUBJECT:

Electoral Area 'B' Official Community Plan Amendment (Hansford

Land Corporation) Bylaw No. 850-8
Electoral Area IBI Zoning Amendment (Hansford Land Corporation)
Bylaw No. 851-7

RECOMMENDATION #1

THAT:

BL 850-8
BL 851-7
June 18, 2015

"Electoral Area 'B' Offjciai Community Plan Amendment (Hansforcf Land

Corporation) Bylaw No, 850-8" be read a first time this 16th day of July,

2015;

AND THAT:
the Board utilize the complex consultation process for Bylaw No. 850-8,
and, in accordance with Section 879 of the Local Government Act, it be
referred to the following agencies and First Nations:
Area 'B' Advisory Planning Commission;

Interior Health Authority;

Ministry of Transportation and Infrastructure;
IVlinistry of Environment;
Ministry of Forests, Lands and Natural Resource Operations;
Ministry of Forests, Lands and Natural Resource Operations -

Water Rights Branch;

Ministry of Forests, Lands and Natural Resource Operations,
Archaeology Branch;
CSRD Operations Management;
CSRD Financial Services;
City of Revelstoke;
Transport Canada/ Nav Canada;
School District #83; and,
All relevant First Nations Bands and Councils.

AND FURTHER THAT:

pursuant to Section 882 of the Local Government Act, the Board has
considered this "Electoral Area 'B' Official Community Plan Amendment
(Hansford Land Corporation) Bylaw No. 850-8" in conjunction with the
Columbia Shuswap Regional District's Financial Plan and its Waste
Management Plan.

Page 1 of 14

Board Report

July 16,2015

BL 850-8, BL 851-7

RECOMMENDATION #2:

THAT:
"Electoral Area 'B' Zoning Amendment (Hansford Land Corporation)
Bylaw No. 851-7" be read a first time this 16th day of July, 2015;

AN D THAT:
the Board utilize the complex consultation process for Bylaw No. 851-7,
and it be referred to the following agencies and First Nations:
Area 'B' Advisory Planning Commission;

Interior Health Authority;

Ministry of Transportation and Infrastructure;
Ministry of Environment;
Ministry of Forests, Lands and Natural Resource Operations;
Ministry of Forests, Lands and Natural Resource Operations -

Water Rights Branch;

Ministry of Forests, Lands and Natural Resource Operations,
Archaeology Branch;
CSRD Operations Management;
CSRD Financial Services;

City of Revdstoke;
Transport Canada/ Nav Canada;
School District #83; and,
All relevant First Nations Bands and Councils.

APPROVED for Board Consideration:

Meeting Date: July 16th,

2015

A_

^z

Charles Hamilton,

l/-l-~

ft.

fr- J ..

CAO

SHORT SUMMARY:
This OCP/rezoning amendment application is for a property that formerly was used for residential
purposes and is located in the Airport Bench area in rural Revelstoke, near the City of Revelstoke in
Electoral Area (B). The proposal is to redesignate the subject property from RR2 - Rural Residential
2 to RC - Resort Commercial and to rezone from RR2 - Rural Residential - 2 to RC2 - Resort
Commercial - 2 with some specific provisions for the site.
The proposal is to build a 5 bedroom backcountry lodge and a helipad to house a heli-skiing
operation.

VOTING: Unweighted Corporate

Weighted Corporate D

Stakeholder D

(Weighted)

LGA Part 26
(Unweighted)

BACKGROUND;
APPLICANT:

Hansford Land Corporation

Page 2 of 14

Board Report

BL 850-8, BL 851-7

July 16,2015

AGENT:

Barry Janyk

ELECTORAL AREA:

'B' (Airport Bench)

CIVIC ADDRESS:

1944 Leidloff Road

LEGAL DESCRIPTION:

Lot A, Sec. 14, Tp. 23, Rge. 2, W6M, Plan 5575, Except Plans 5614,

SIZE OF PROPERTY:

2.319 ha.

10031, and 10533

SURROUNDING LAND
USE PATTERN:
NORTH
SOUTH
EAST
WEST

Rural Residential

Rural Residential
Rural Residential
Rural Residential

CURRENT USE:

Single Family Dwelling

PROPOSED USE:

5 unit backcountry lodge and helipad

OCP DESIGNATION:

RR2 - Rural Residential - 2

PROPOSED OCP:

RC - Resort Commercial

ZONING:

RR2 - Rural Residential - 2

PROPOSED ZONING:

RC2 - Resort Commercial - 2

POLICY:
Electoral Area 'B' Official Community Plan Bylaw No. 850
1.5 General Implementation
1.5.3 The CSRD will require development approval information pursuant to Section 920.1 of the Local
Government Act. Procedures and policies for requiring development approval information will be

required to be established by bylaw and would apply to:

applications for amendments to an adopted Zoning Bylaw,
applications for a Development Permit, and
applications for temporary use permits.

The Development Approval Information Bylaw will apply to all lands within the OCP Bylaw area.
The Development Approval information Bylaw will give the CSRD authority to require an applicant
to provide information on the impact of the activity or development that is the subject of the
application. The Development Approval Information Bylaw will also specify the matters for which
additional on-site and off-sife information will be required, including, but not limited to such issues
as:

Page 3 of 14

Board Report BL 850-8, BL 851-7 July 16, 2015

an assessment of drinking water source and sewage disposal as required by the local
authorities;
transportation patterns including traffic flow;
the impact and assessment on local infrastructure;
assessment of capacity of public facilities including schools and parks;
the impact on or need for additional community services;
the impact and assessment of the natural environment of the area affected;
assessment of slope conditions;
an assessment of the wildfire urban interface; and,
an assessment of how the development addresses on-site issues such as emergency
use, accessibility and water conservation.
The Development Approval Information Bylaw will also set out procedures regarding requests for
reconsideration of development approval information requirements.
2.1 Growth Patterns
South Revelstoke
The South Revelstoke area is the area east of the Arrow Lakes reservoir and south of the
Revelstoke municipal boundary. At present the South Revelstoke area has a rural character that is
highly valued by the residents. The area contains a mixture of lot sizes from small half acre parcels
to large agricultural acreages. There is abundant forested upland area framing the valley and
providing context for the proposed ski resort. The developed area is also bordered by large areas of
the river ecosystem that supports recreational activities and open space when the Arrow Lakes
reservoir elevation is low.
The settled area contains a mixture of housing types and sizes but the majority of development is
single family residential. There are some properties that are within the Agricultural Land Reserve but
there is little active farming taking place.
Residents in this area expressed a desire to retain the environmental quality and the rural residential
character. Residents also noted that while their objective was to retain a country living atmosphere,
they recognized that their close proximity to the ski resort could significantly alter their lifestyle.
In reviewing the South Revelstoke area it is evident that the lands closest to the resort (Upper
Bench) have the greatest potential to be impacted by resort development. The Upper Bench,
adjacent to the core of the RMR development, but not part of the resort land holdings, has not been
integrated into the City of Revelstoke land use planning process. The relationship between the resort
and the privately held lands in the rural residential area is complex and raises numerous planning
and servicing issues. While it is recognized that the resort wishes to initially concentrate on
launching its own development initiatives, there must also be a time for planning partnerships
involving the Upper Bench landowners, the City of Revelstoke, the CSRD and Revelstoke Mountain
Resort. The municipality does not have any responsibility for servicing lands in the Regional District,
however, it is likely that any future servicing in this general area will be led by the municipality as
they sen/ice lands in the municipality. In the process of planning for servicing to this general area, it
would be appropriate for an active dialogue between the Regional District and the City of
Revelstoke. With an estimated 150 parcels and an approximate population of 300 persons, South
Revelstoke will be dwarfed by the 16,000 bed units proposed for the Revelstoke Mountain Resort

Page 4 of 14

Board Report BL 850-8, BL 851-7 July 16, 2015

community, Specific policies related to the ultimate development of the South Revelstoke area are
articulated in Section 4.4.
The Revelstoke Airport is located in Revelstoke, immediately north of the South Revelstoke
neighbourhood. The airport is owned by the CSRD. Numerous flight path options are available as
approaches to the airport and these need to be considered in future planning exercises both in terms
of the safety of the approach (e.g. structure height) and the impacts of the airport on neighbours
4.4 Community Specific Policies
South Revelstoke
4.4.8 As shown on Figure 4.2, South Revelstoke contains an Upper Bench area that adjoins the
planned core of Revelstoke Mountain Resort. The Upper Bench will be impacted by future activity
in the resort core and will not sustain its present rural character. Recognizing the nature of future
development pressures, the CSRD supports the following strategy for the Upper Bench.
a. As Revelstoke Mountain Resort develops, the future land uses considered for the Upper Bench
should be urban and resort development;
b. development to higher resort densities should be consistent with the overall direction of the Resort
Master Plan, and will require neighbourhood planning and design guidelines to achieve
consistency and use compatibility;
c. development to higher density cannot be accomplished without improved servicing. The terms of
servicing, phasing, timing and partnerships shall be considered as part of a detailed planning
process; and
d. when there is a clear strategy to integrate development on the Upper Bench with the overall
Revelstoke Mountain Resort Master Plan, these lands may be more appropriately

administered as properties within the City of Revelstoke and the CSRD could support a
Phase 3 boundary extension process that considers the private lands on the Upper Bench and
how they should be serviced.
4.4.10 Residential properties in the south Revelstoke area that are not in the ALR will be designated for
Rural Residential 2 use with a minimum parcel size of 2 ha from the City of Revelstoke to Montana
Creek. Residential properties south of Montana Creek are designated as Small Holdings and
intended for large lot rural residential and agricultural use. Properties in the South Revelstoke
area, including those south of Montana Creek, which are excluded from or subdivided within the
ALR, may be considered for redesignation to Rural Residential 2
4.4.11 Parcels in all areas south of Revelstoke will be independently serviced with water and sewer.
Minimum parcel sizes 2 ha can only be achieved where provincial water and sewer servicing
standards can be met.
Commercial
5.2 Objectives
The objectives for commercial development in the plan area are as follows:
5.2.1 To provide for commercial activities servicing the needs of local communities and the traveling

public;
5.2,2 To minimize land use incompatibility between commercial activities and surrounding land uses by
requiring setbacks, screening and landscaping of new commercial developments;

Page 5 of 14

Board Report BL 850-8, BL 851-7 July 16, 2015

5.2.3 To ensure that the scale of all commercial developments harmonizes with the natural
surroundings of the plan area;
5.2.4 To encourage home occupations that do not harm the rural residential character of communities;
5.2.5 To protect the character and integrity of quiet rural residential areas;
5.2.6 To recognize unique recreation and resort opportunities subject to detailed project reviews; and
5.2.7 To support the City of Revelstoke as the commercial centre of Area 'B'.
5.3 General Commercial Policies
5.3.1 Commercial land use designations are shown on Schedules B and D
5.3.2 The minimum parcel size shall be 1 hectare serviced by an approved water system and
approved sewer system subject to relevant regulations and approvals. The CSRD will
consider small parcel sizes where community water and sewer system requirements have
been met.

5.3.3 Higher order and larger scale commercial uses are encouraged to locate in the City of
Revel stoke.
5.3.4 The CSRD will consider regulating commercial signage through the zoning bylaw.
Resort Commercial Uses
5.3.10 Resort Commercial uses may be considered throughout the plan area and should meet the
following criteria:
a. accessible to adequate transportation routes;
b, capable of being serviced with municipal, private or public utilities;
c. capable of being sufficiently buffered from adjacent non-compatible land uses to ensure the
quality of life (e.g. character and integrity of quiet rural residential area) of those and adjacent
occupiers;
d. accessible to community services, recreation and open space;
e. cognizant of, and addressing special site features such as mature vegetation, landscaping,
topography, adjacent development, environmental sensitive habitat and wildlife corridors, and
view sheds; and
f. all parking requirements, as specified in the zoning bylaw shall be provided on site.
g. may include primary and accessory residential uses in conjunction with the Resort
Commercial use.

New Resort Commercial Developments should consult and implement strategies from the Best
Practices Guide for Resort Developments in British Columbia, September 2005, Province of
British Columbia,
Section 5.4 of the OCP designates a Commercial Development Permit Area (CDPA) for the purpose
of establishing objectives for the form and character of commercial development. A Commercial
Development Permit will therefore need to be issued prior to any new construction of, addition to or
alteration of buildings or structures on the subject property.

Page 6 of 14

Board Report BL 850-8, BL 851-7 July 16, 2015

Electoral Area 'B' Zoning Bylaw No. 850

The subject properties are currently zoned RR2 - Rural Residential. The RR2 zone is summarized
as follows:
Principal uses:
agriculture
day care

horticulture

single family dwelling

standalone residential campsite
Secondary Uses:
accessory use

bed and breakfast

home occupation
residential campsite
secondary dwelling unit
The minimum parcel size created by subdivision is 2.0 ha.
Proposed Zone: RC2 - Resort Commercial 2
The RC2 zone is summarized as follows:

Principal Uses:
backcountry lodge
lodge

single family dwelling

tourist cabin
Secondary Uses:
accessory use

secondary dwelling unit

Page? of 14

Board Report

BL 850-8, BL 851-7

July 16,2015

Regulations:

COLUMN 1
MATTER REGULATED
(a) Minimum parcel size created by
subdivision
(b) Minimum parcel width created by
subdivision
(c) Maximum parcel coverage

(d) Maximum number of single family

dweiiings per parcel (subject to Section
3.7ofthis6y/aw)
(e) Maximum number of secondary dwelling
units per parcel (subject to Section 3.15

COLUMN 2
REGULATION
4 ha
30m

20%
one

one

of this Bylaw}
(f) Maximum gross floor area of secondary

dweHing unit

shall not exceed 100 m2 or 60% of

the gross floor area of the single

family
(g) Maximum number of tourist cabins

6 per ha

(h) Minimum number of sleeping units

(i) Maximum number of sleeping units per

parcel
(]) Maximum number of guests per parcel

15
30

(k) Maximum height for:

K principal buildings and structures
accesso/y buildings

11.5m

K 10m

(1) Minimum setback from:

front parcel boundary

- 10m

interior side parcel boundary

10m

N exterior side parcel boundary

10m

rear parcel boundary

N 10m

Screening
(4) All outside commercial storage, including the storage of garbage, shall be completely
contained within a landscape screen of not less than 2 m in height.
Proposed Zoning Amendment
Staff are proposing that a special regulation be used for this proposed development to restrict the
permitted uses on the subject property to those that the applicant is proposing. Staff is proposing to
amend the RC2 zone to include a new special regulation for the subject property only, as follows:
Special Reg u lation
(5) This subsection, applies to Lot A, Section 14, Township 23, Range 2, West of the 6th
Meridian, Kootenay District, Plan 5575, Except Plans 5614, 10031, and 10533, as shown

Page 8 of 14

Board Report

BL 850-8, BL 851-7

July 16,2015

on the map below. In the event of any discrepancy between the legal description of the
lands and the map, the map governs.

a) Notwithstanding Section 5.14 (1) and (2), the only permitted uses on the subject
property, as shown hatched on the map below, are a 5 unit lodge, with accessory uses
of a spa and sauna; helipad and restaurant which is for guest use only.

b) Notwithstanding Section 5,14 (3) (i), the Minimum setback from front parcel boundary
for the lodge building only on the subject property, as shown hatched on the map
beiow, is 1.5 m.

c) Notwithstanding Part 4, Table 1, parking for 7 cars and a loading space is required on
the subject property, as shown hatched on the map below.

I plan NEP19490

5540

NWi UK ROAD
Plan 9561
1

^/

Rem. N 1/2

LS1

S38.^

i?o

PlanNEP19135

m.LS2

p?

\^PQ

FINANCIAL:
This application is not the result of a bylaw enforcement action. There would be no financial
implications to the Regional District.

Page 9 of 14

Board Report BL 850-8, BL 851-7 July 16, 2015

KEY ISSUES/CONCEPTS:
Sewage Disposal

The applicant has provided a Record of Sewerage System for the property that has been filed with
the Interior Health Authority (IHA). This document indicates that sewage disposal for the
development of a 6 bedroom Bed and Breakfast development is accommodated by a Type 2 septic
system. Staff have reviewed the 1HA filing and have expressed some concerns over some of the
content to the applicant and to the IHA.

Water Supply
Water for the proposed development will be provided by an onsite groundwater well that will be in
compliance with the Drinking Water Protection Act.
Geotechnical
The owner has engaged Interior Testing Services, who has provided a report, dated May 1, 2015
which provides a geotechnical investigation of the site, although this firm was not involved with the
construction of the new lodge facility. The report examines site slope conditions in respect of the new
lodge building and a proposed helicopter landing site, in particular foundations for the proposed
helipad. The report provides recommendations regarding the suitability of the site to support the
intended development.
A further report, dated June 3, 2015 has been received specifying the design characteristics for a
retaining wall to be installed to support the proposed helipad.
Access
Primary driveway access to this property is from Leidloff Road, a Cul-de-Sac off Mclnnes Road.

Materials submitted with the application advise that guests proposing to stay at the lodge would not be
driving to the lodge, but rather they would all be picked up at the airport and shuttled to the site. A
survey plan of the lodge building shows a proposed parking area just off Leidloff Road as well as a
gravel driveway down into the site. The plan does not illustrate the number of parking spaces provided.
Electoral Area 'B' Zoning Bylaw No. 851, in Part 4 requires off-sfreet parking and loading spaces.
Unfortunately, Table 1 does not specify a parking requirement for a lodge, so staff have included a site
specific requirement for 7 parking spaces and a loading space for the lodge facility.
Development Permit
Section 5.4 of the OCP designates a Commercial Development Permit Area (CDPA) for the purpose of
establishing objectives for the form and character of commercial development. A Commercial
Development Permit (DP) must therefore be issued prior to any new construction of, addition to or
alteration of buildings or structures on the subject property. The owner has already constructed a new

lodge building on the property without having first obtained a DP. The current OCP designation on the
site is RR2 which does not require a Development Permit.
Accessory Structures and Uses
There are some existing accessory buildings on the property that are proposed to be used for guest
services such as a spa and sauna.

RAR
A watercourse flows through the subject property, known as Turtle Creek. The watercourse has carved
a significant gully through the property. The owner engaged Jeremy Ayotte, RPBio, as a Qualified

Environmental Professional (QEP) to perform a Riparian Area Assessment Report (RAAR) because
Page 10 of 14

Board Report BL 850-8, BL 851-7 July 16, 2015

proposed helipad development on the property is within 30.0 m of the watercourse. The RAAR was

filed with the Provincial Riparian Area Assessment Report Notification System (RAARNS) on April 10,
2015. The RAAR indicates that development is situated 22,0 m from the natural boundary of the
watercourse and that the Streamside Protection and Enhancement Area (SPEA) is 10.0 m.

Proposed Helicopter Flight Operations

The applicant has provided a letter which describes proposed flight operations from the helipad on the
site. The information provided includes the following:
Helicopter will be a Eight single-engine machine;

Helicopters will follow an east/west flight path which will mean that the helicopters will not
directly overfly neighbouring properties;
A thick forest belt to the north side of the property will effectively buffer neighbouring properties
in that direction;
Some landscaping is proposed on the east side of the property to help buffer neighbouring

properties in that direction;

Flights will only occur in the winter months (December to April);
Flights will only operate 5 days per week;
Takeoffs are anticipated at 9:00 am with the helicopters returning at around 3:00 pm; and,
2 to 4 flight movements are anticipated per operational day.
Front Setback - IVIoT
As previously mentioned the owner has already constructed the lodge on the site. The owner had a
survey certificate prepared which indicated that a structural column supporting a deck on the front of
the lodge building was situated 1.5 m from the front property line. The proposed site specific zone for
the property will include a reduction in the front setback from the required 10.0 m for the RC2 zone, to
the actual 1.5 m.

The Ministry of Transportation and Infrastructure (MoT) has a 4.5 m (1476') setback requirement from
all Highway Rights-of-Way. The Provincial setback area, is established in Provincial Public
Undertakings Regulation No. 513/2004 under Section 12. The applicant has initiated an application

(2015-02036) to obtain a waiver to the Provincial Setback requirement from the Ministry of
Transportation and Infrastructure (MoT).

Lodge
Electoral Area 'B' Zoning Bylaw No. 851 has defined a Lodge use as follows:
"LODGE is a building which complies with the definition of a "hotel" except that a lodge does not
include a restaurant and areas used for public retail and public entertainment purposes;."
The applicant has advised that the proposed lodge building will contain a restaurant. The applicant has
advised that operationally they will only be providing food service to guests. The site specific rezoning
has therefore included this use, with the stipulation that it be restricted for use by guests only.

Page 11 of 14

Board Report

July 16, 2015

BL 850-8, BL 851-7

IMPLEMENTATION:
Consultation Process
CSRD Policy No. P-18 regarding Consultation Processes-Bylaws, recommends that a complex
consultation process be followed when considering combined OCP/Rezoning proposals. If the Board
endorses staffs recommendation, the applicant will be required to hold a public meeting. Neighbouring
property owners will first become aware of the application for OCP and zoning amendments when the
applicant informs them of the public meeting and a notice of development sign is posted on the subject
property in accordance with Development Services Procedures Bylaw No. 4001 , adopted by the Board
at the June 18, 2015 regular meeting.
Referral Process
The following list of referral agencies is recommended:
Area 'B' Advisory Planning Commission;

Interior Health Authority;

Ministry of Transportation and Infrastructure;
Ministry of Environment;
Ministry of Forests, Lands and Natural Resource Operations;
Ministry of Forests, Lands and Natural Resource Operations - Water Rights Branch;
Ministry of Forests, Lands and Natural Resource Operations, Archaeology Branch;
CSRD Operations Management;
CSRD Financial Services;
City of Revelstoke;
Transport Canada/ Nav Canada;
School District #83; and,
All relevant First Nations Bands and Councils.

SUMMARY:
The applicant has applied to redesignate the subject property from RR2 - Rural Residential 2 to RC
- Resort Commercial and to rezone from RR2 Rural Residential 2 to RC2 Resort Commercial 2 with
some specific provisions for the site. The proposal is to build a 5 bedroom lodge including a
restaurant for guests only and accessory spa and sauna, and a helipad to house a heli-skiing
operation. Staff are recommending that the Board consider the bylaws for first reading, and endorse
staff's recommendation for the applicant to follow the complex consultation process and hold a public
meeting regarding their proposal, Staff are also recommending that the Board consider directing staff
to refer the proposed bylaws to referral agencies

LIST NAME OF REPORTS / DOCUMENTS:

1. Maps: Location, Orthophotos, OCP, Zoning

Attached to Board
Report:0

Available from

2. Site Survey Plans, Site Plan, Building Plans

Attached to Board
Report:0

Available from

Staff: D
Staff: a

Page 12 of 14

Board Report

July 16, 2015

BL 850-8, BL 851-7

3. Electoral Area 'B' Official Community Plan

Amendment (Hansford Land Corporation)
Bylaw No. 850-8

Attached to Board
Report:0

Available from
Staff: a

4. Electoral Area 'B' Zoning Amendment

(Hansford Land Corporation) Bylaw No. 851-7

Attached to Board
Report:0

Available from

Attached to Board

Available from

5. RAAR
6. Geotechnical Reports

Staff: D

Report:a

Staff: 0

Attached to Board

Available from

Report:D

Staff: 0

DESIRED OUTCOME:
That the Board endorse staff recommendations.

BOARD'S OPTIONS:
1.

Endorse recommendations. Bylaw No. 850-8 and Bylaw No. 851-7 will be given first
reading, the applicant wii! be required to follow the complex consultation process and the
Bylaws will be sent out to the referral agencies.
Decline first readings, Bylaw No. 850-8 and Bylaw No. 851-7 will be defeated. The fodge
building already constructed on the site could only be used as a single family dwelling and
a DVP would be required to address setback regulations.

3.

Defer.

4.

Any other action deemed appropriate by the Board,

COMMUNICATIONS:
If the bylaws are given first readings they will be forwarded to the referral agencies. Agency
comments will be provided with a future Board report. If the Board endorses staff's recommendation
for the complex consuitation process, the applicant will be required to hold a public meeting
regarding the proposal. Information regarding the public meeting will be provided with a future Board
report.

REVIEWED BY:

Date Signed Off

(MO/DD/YR)

Approval Signature of Reviewing Manager or Team Leader

Development Services
Development Services

of 1^//.r

Operations Management
Finance

^ ^1

fb

.^Of'S^O

Page 13 of 14

Location (1:10,000)

Subject Properties Map - Legal 1:5,000

Current OCP
4t. ^ .^r "^ ^.-.

^ ,: f_ . ^ -^u ;

*' ^. '.^ :*: ^ J

?* K '^ ^* ^

\^- '*J

Proposed OCP Amendment

MOUNTA^ /y

Rem.

plan NEP19490

3,

<
0

)E RD ..

& s.

.^^

W. E

MclNN^. 1

^00^ [ 4

^UI_;3

LOi.

< ROAD

Rem. N 1/2

Plan 9561

^iHtM
^^?K'^i

s^smi i^
1"^

LS1

^&

Plan

<
0

\\

Subject Property to be re-designaied

from: RR2- Rural ResidenEiaj 2
to: RC - Resort Commercial

=T ROAD

|5614'

5682

Rem.

LS4

T*3 - '

'0 2

2 1 .(= 5
0 .

plan:

13^76 :o, 4
:7
:0

WESTERBURG ROAD

0
5

1I? i

PlanNEP19135

32

v
\ <; -

Q:

<^
^E D
1/2 1/2
3 3

LS5

5 4

\.

2^

NEP65856

Rem.:

L1 i

^
iQCrt

"A

Current Zoning

Proposed Zoning Amendment

MOUNTAIN ^

Rem.

3 4

&719

\.\

LS5

plan ?P19490

h<SIDE RD
Ei

1/2'

\.\

:66^

B \a-\S._
'.W E

I2 ''V2'-V2i'

MclNM^-

2 '(fl

^ g:

3 i 3 ,

5540,
MUK ROAD

Rem. N 1/2

p'an'|956l

LS 1

^'^

3 ,'S

A?- y'^'v^.^: y^y-''-^

-^^^^y^^.,-^

Subject Property to be re-zoned

from; RR2- Rural Residential - 2
to: RC2 - Resort Commercial - 2

^y^^^V^J^ ^^^ \^'"/^.yy/^ .'^

:^^;%7^-:^Ali

ti^ii^.%ia ^
I^StiB^RbAD

5682

4 ! 3 2 1 _

Plan

^
-i^

PlanNEP19135

1 ;C' 5

A
h. LS 2 :

;0: '.-

13^6 li 4
!0;
0

j>' 3

5614
<3'<V3

x^
NEP65856

'-

ft^

LS4

<0' 2

WESTERBURGROAD__ ._.___.____

^!

Rem.

2 ^

Rem.l

LI I

%."^

*
Pit n MEP)SHBC

1
non 10031

Ran 10011

?.

Site Plan of
Lot A, Sec 14. Tp 23, R 2,
~~

^/

-'

W6M. Kootenay District,

Plan 5575

',

Exctpt Plur S61+. 11WS1 and 10SI3

suric f-.soa ews amoo

\ ^

\\

?i

03

<D

^
^\
'-f.i

Rem Lot A
Plan 5575

C/3
c

'"'<'.-.

f*IS^1m=i

(D

!<:
-a

Q)

E f^ LT^-TJ -

Sec 'i4 Tp 23 R 2 W6M

LEGCTO

<

Jl /;5 -"~^1= ^ J ;l

-A:-i". ! n "^1

-^ ^

1
Plon 105M

",...,.

^..-...^

Ltidtoff Road
4
Finn 5SI+

A
WEIS194M

Plan 10031

1
fun 10031

Site Plan of
Lot A, Sec 14, Tp 23, R 2,

fc -

W6M, Kootenay District,

Plan 5575

^ .

_^f-~''

'^.,.

in

3
Ul

0)
0
!"o
(D

0
0
3

I/
Cross Section 3
Rem Lot A '
Plan 5575
Sec 14 Tp 23 R 2 W6M

Q.

y"ss
VT:
;f^'

'"S-

11-

^-...
'^'""'^

^'?

K ^ ^ :;l-s^'1

X "t 1-T"?

e'ui

;.,

".//'''

'<

-^

0
3

co
-0

EU

3
V.
~~~^

I. __,._.____;
Cross Section 2
t

^ J ... ^':^

Cross Section 1 .

'
Pl un 561 *

^ ._.\.

Wan 10533 \

Cross Sections ^ through 6

Lot A, Sec 14, Tp 23, R 2,
W6M. _K_ootenay District.

Plan 5575

en
0

Cross Section 1

T3
a>

0
0
3

Q.

Cross Section 4

0
3
01

0
0

U)

Cfl

co
CD

Cross Section 2

0
Z3
01
Cross Section 5

Cross Section 3

Cross Section 6

FORM 1
Riparian Areas Regulation - Quaiified Environmental Professional - Assessment Report

Section 3. Site Plan

Site Plan of
Lot A, Sec 14, Tp 23, R 2,
W6M,
Kootenay District,
PlQn'557~5~'~'' '""""'

co
r-l~

(D

n
m
10 m SPEA and zones of j
sensitivity for bank and
channel stability, leaf

=3
Proposed

<f>

Heli-Pad

=T

litter and insect drop

(Q

co

-a

m
>

Rem Lot A

Plan 5S75
Sec 14. Tp 23 R 2 W6M

73

Riparian Assessment
'^ <: . -'~

^^^'Y-'ST--

'^.^-y '

Form 1

_<D

Area (30 m from top of

stream bank)

-o

.^.

Page 7 of 15

T y
Q -S

Ct: 5

9I
t l e

on

^^^^^^^,=p^3^^^_,^_^

z;

<

:c

00
c
a.

(Q

-D

Qi

3
C/l

co
<D
-o

a)

--^

^u
ISP-1.01

darFick"'^

-^

< 0

EH
^

0^ IfS Q ^
.r\-

<

STOBACE AND LAUNDRY

U3
c
Q.
zs

<Q

~0

Qi

3
en

0
0
~I

n
ai

co

ra^
^^
\.J

-~1

! nL!
.-T:; i ENTRY LEVEL FLOOR PLAN - A
/^WiS[^LE:3/]6-- !'-0-

.^-

A-1.0A

<i//"'

'studio .,.

L._.J

Dd
c

LU
t/1

3: y

Q4
ec: g

CL

(Q

p1

(/1

=i
01

i-L. <

~z.

<
X

03

-n

0
0

K^/B

n
0)

3
0)

0
0
3
Q.

^-,,_-^

t.l^^.-c
-^-

VJ
/~1

nr^LI
L^^

1 SENTRY LEVEL FLOOR PLAN-B

L.i.cii;ou.E;i/<"-r'o"

"

r-n

M.OBI
L.....J

;darrlck ~^

UJ
1/1

^3

0
~H y
d s.

WL 5

0 ?

00
c
Q-

(Q

n
Qi

co

71
0
0
^W;3^t-^=^=:::

^PHilT SIUNn!

EU

3
U)

0
0
3
Q-

durlck -^
;S!Ud1o . . .
I.._..!

LU
t/1

oa

=3

3: a
Q s

CD

p
LL ?
^

^
<

0)
en

Csl 3
(VI

3:

Q=3

3
1

"n

0
0
^

-0

M
=i

V)

0
0
3
Q-

^
1 -UPPER LEVEL FLOOR PLAN
A-l leiSOU-E: 1/4'- f.O-

-^

~J&^
A-1.1BI

oa
c
CL

(Q

-0
1 ?EAST ELEVATION

m
3

'"A:H ?'suT/i--T:1

0)
1

fc^^-Sxi^l

m
CD

03
1-1-

^;X-'i-'2"?:;1' 'S,'-'^'.\

>

'^-'' -;l::y-Q-?''-f~f\

^S^PPI

D - U V-~--U^

J~t.J7:':. ilff-'^'-'-Q

j^^jgi

.___^.==^

-^;
l:a-.r

=j . ~:L L^1L.

i^M^
^^3

>

<Q>

p^^ ^

^^
^3>^L

.-.'jm

=3
(/)

u (fell i^iiw,-^ u-v -ifs

p<"> u ^.'-u-:'-^-';

ng
T^S^I

;s.?i

>

^ <$>:

h_^::~' r---^j

1---^-

if 11^=

\i iFt-~-="^=-

^<

UDU
lA-2.2

^jS^y^^^S^1-^

IS^S^^
Kl?
i^-

00

-T- u

Q|

Q; K

o i

IS&S81sE

-u

a)

<

en

"2.

t.;.l S5c.>i.E:)/r-r-f

(/1

u.. ^

.L [N5RTH^EUEV&I"!91N.

Q-

CQ

3:

m
W
<
M
r+
0
3

^sw^ss
E^^SE^^^!

V)

0
0
3
CL

-s-^^i

TU
2 !SOUTH ELB/ATION
A-;.] !SCWf:)/<--r4>-

IA-2.1

Building Plans - Elevations (cont'd.)

ilFSlis
ii@ ai

3a 'a;)Ci5|aA3ij

3SnOH CmOdSNVH

[i^gf^i^%ig^iu[^

Ul

Mi
T.^~Ji|

3a

[j%^^iiJf^MggOTg]|

i:

gfzjji

SCTi^^^^M^Dlh'ffi]|
Hi

Di^^;Ml|fe?%M^|
-^J\^>!^-\

i~^)'il;^?L;J.

^\

li
^

'mW^SSSMff^B

COLUMBIA SHUSWAP REGIONAL DISTRICT

ELECTORAL AREA 'B' OFFICIAL COMMUNITY PLAN AMENDMENT
(HANSFORD LAND CORPORATION) BYLAW NO. 850-8
A bylaw to amend_the "ElectoraJ_Area_'B' OfficiaLCommynity Plan Bylaw No. 850"

WHEREAS the Board of the Columbia Shuswap Regional District adopted Bylaw No.850;

AND WHEREAS the Board deems it appropriate to amend Bylaw No.850;

NOW THEREFORE the Board of the Columbia Shuswap Regional District, in open meeting
assembled, HEREBY ENACTS as follows:

1. "Electoral Area 'B' Official Community Plan Bylaw No. 850", as amended, is hereby further
amended as follows:

A. MAP AMENDMENT
1. Schedule B (Overview Maps B1 - B5) which forms part of the "Electoral Area <B'

Official Community Plan Bylaw No. 850" is hereby amended by:

a. Redesignating Lot A, Section 14, Township 23, Range 2, West of the

6th Meridian, Kootenay District, Plan 5575> Except Plans 5614,

10031, and 10533; which is more particularly shown outlined in bold
and cross-hatched red on Schedule 1, attached, from RR2 Rural
Residential - 2 to RC Resort Commercial.

2. Schedule D (Land Use Designation IVlaps) which forms part of the "Electoral Area
B' Official Community Pian Bylaw No. 850" is hereby amended by:
a. Redesignating Lot A, Section 14, Township 23, Range 2, West of the

6th Meridian, Kootenay District, Plan 5575, Except Plans 5614,

10031, and 10533; which is more particularly shown outlined in bold
and cross-hatched red on Schedule 2, attached, from RR2 Rural
Residential - 2 to RC Resort Commercial.

Page 2

Bylaw No. 850-8

3. This Bylaw may be cited as "Electoral Area 'B' Official Community Plan Amendment
(Hansford Land Corporation) Bylaw No. 850-8."

READ a first time this

day of

,2015

READ a second time this

day of.

_, 2015

PUBLIC HEARING held this

day of

,2015

READ a third time this

day of.

_, 2015

ADOPTED this

day of

,2015

CORPORATE OFFICER

CHAIR

CERTIFIED true copy of Bylaw No.850-

CERTIFIED true copy of Bylaw No. 850-

as read a third time.

as adopted.

Corporate Officer

Corporate Officer

Pages

Bylaw No. 850-8

SCHEDULE 1
ELECTORAL AREA 'B' OFFICIAL COMMUNITY PLAN AMENDMENT
(HANSFORD LAND CORPORATION) BYLAW NO. 850-8
MOUNTAIN

*CL

-.>-, yo

Rem.

4\

plan NEP19490

\\

LS5

Q
<

[..-.-L-T1

[)E~RD l
""\ -^

UI

e^

<

1/2

0|

C ROAD

Rem. N 1/2

P/an' 9561

LS1

Subject Property to be re-desjgnated

from: RR2- Rural Residential 2
to: RC - Resort Commercial

5682

\\

'<?.?

Rem.,/

^".^

PlanNEP19135

/' LS 4

p\ai^

WESTERBURG_RQAD

^\

Bylaw No. 850-8

Page 4

SCHEDULE 2
ELECTORAL AREA 'B' OFFICIAL COMMUNIP^ PLAN AMENDMENT
(HANSFORD LAND CORPORATION.) BYLAW NO. 850-8

MOUNTA^,

Re m.

plan NEP19490

Q
<
Q

[IE RD

h!^

^
Q_

LS5

'"'

0
s

10 : (U

^1

PL!(-

<
0

1/2;

\0[

< ROAD

Subject Property to be re-designated

from: RR2- Rural Residential 2

Rem. N 1/2

p^\95Q-f

to: RC - Resort Commercial

LS1

5682

A"

1/

^^

//'
Re m. / /

PianNEP19135
A

ptan

A3 ^76

~n

c
0
n
0
^
o
>
0

^
'v
5
4
3

n 2
<0

\^

LS4

\\

2 r

A ,

NEP65856
WESTERBURG_RQAD^-

^1 1\ \ 5 ! 4 I (oa^

2 0?i

Rem.l
. L1

^^\

.onoft

COLUMBIA_SHUSWAP REGIONAL DISTRICT

ELECTORAL AREA 'B' ZONING AMENDMENT
(HANSFORD LAND CORPORATION) BYLAW NO. 851-7
A bylaw to amend the "Electoral Area 'B' Zoning Bylaw No. 851"

WHEREAS the Board of the Columbia Shuswap Regional District adopted Bylaw No.851;
AND WHEREAS the Board deems it appropriate to amend Bylaw No.851;

NOW THEREFORE the Board of the Columbia Shuswap Regional District, in open meeting
assembled, HEREBY ENACTS as follows:

1. The "Electoral Area 'B' Zoning Bylaw No. 851", as amended, is hereby further amended as
follows:

A. TEXT AMENDMENT
i. Schedule A, Zoning Bylaw Text, Section 5.14 Resort Commercial 2 - RC2 zone is hereby

amended by inserting the following Special Regulation subsection (5) including the
attached map, as follows:
"Special Requlatipn
(5) This subsection, applies to Lot A, Section 14, Township 23, Range 2, West of the 6th
Meridian, Kootenay District, Plan 5575, Except Plans 5614, 10031, and 10533, as
shown on the map below. In the event of any discrepancy between the legal
description of the lands and the map, the map governs.

a) Notwithstanding Section 5.14 (1) and (2), the only permitted uses on the subject
property, as shown hatched on the map below, are a 5 unit lodge, with accessory
uses of a spa and sauna; helipad and restaurant which is for guest use only.

b) Notwithstanding Section 5.14 (3) (I), the Minimum setback from front parcel
boundary for the lodge building only on the subject property, as shown hatched on
the map below, is 1.5 m.

c) Notwithstanding Part 4, Table 1, parking for 7 cars and a loading space is required
on the subject property, as shown hatched on the map below.

Page 2

Bylaw No. 851-4

g plan NEP19490

5540

Wl UK ROAD

pteni956i

Rem. N 1/2

LS1

^^
PlanNEP19135

m.LS2

P\an

^3(2.T6

B. MAP AMENDMENT
Schedule B, Zoning Bylaw Overview Maps, and Schedule C, Zoning Bylaw
Mapsheets, which form part of the "Electoral Area 'B' Zoning Bylaw No.851"'are
hereby amended by:
a) rezoning Lot A, Section 14, Township 23, Range 2, West of the 6th Meridian,

Kootenay District, Plan 5575, Except Plans 5614, 10031, and 10533; which is
more particularly shown outlined in bold and cross-hatched red on Schedule 1

attached hereto and forming part of this bylaw; from RURAL RESIDENTIAL 2 -

RR2 to RESORT COMMERCIAL 2 - RC2;

Bylaw No, 851-7

Page3

2. This bylaw may be cited as "Electoral Area 'B' Zoning Amendment (Hansford Land
Corporation) Bylaw No. 851-7".

READ a first time this

jday of

,2015.

READ a second time this

_day of

,2015.

PUBLIC HEARING held this

READ a third time this

ADOPTED this

day of

,2015.

2015.

,day of

day of

CORPORATE OFFICER

,2015.

CHAIR

CERTIFIED true copy of Bylaw No. 851-7

CERTIFIED true copy of Bylaw No.851-7

as read a third time.

as adopted.

Corporate Officer

Corporate Officer

Bylaw No. 851-7

Page 4

SCHEDULE 1
ZONING AMENDMENT
ELECTORAL AREA 'B' ZONING AMENDMENT

(HANSFORD LAND CORPORATION) BYLAW NO. 851-7

MOUNTAIN^

/V1 UK ROAD
P/an'1056^

Subject Property to be re-zoned

from: RR2- Rural Residential - 2
to: RC2 - Resort Commercial - 2

Rem. N 1/2

-/J 1!

LS1
CRO-^

PlanNEP19135

WESTERBURGROAD
5