nichol road housing development
TRANSCRIPT
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City of RevelstokeCouncil Report
File No.: 3360-20, ZON 2014-16
To: His Worship Mayor McKee and Members of City Council
From: Dean Strachan, MCIP, RPP
Manager of Development Services
Date: January 15, 2016
Subject: Zoning Bylaw Text Amendment and Rezoning 1750, 1800 & 1816 NicholRoad
RECOMMENDATION:
THATthe information items provided by the applicant in response to Councils resolutionJune 9, 2015 be received.
AND THAT the information items provided by the applicant are forwarded to theAdvisory Planning Commission for their review and recommendation to Council.
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City of RevelstokeCouncil Report
Consultation Plan included: letters sent to all Revelstoke properties on the south side of thebridge informing them of the subject development application, ways to provide input and invitingthem to a Public Open House. In addition to the letter, communication notifications on theproposed development were posted on the City website, posted on the City Facebook page anda press release was sent to local media outlets.
The Public Open House was held on Thursday, April 30, 2015 at Arrow Heights Elementary
School from 6:00 8:00 pm. The format of the open house included an introductorypresentation from City Staff on the proposal followed by an opportunity for the public to review aseries of panel drawings, maps and designs for the proposed development and ask questions ofstaff. Comment / Input forms were available for attendees to provide their input. The number ofpeople who attended the open house was 154, of which two-thirds (105) were from the ArrowHeights neighbourhood. Submissions were received from 87 people.
At their meeting of June 9, 2015 Council received a Community Consultation Summary that
included copies of the 87 submissions received (see Figure 5). The summary copy included withthis report does not include the 87 submissions to reduce report length. At that meeting Councilalso received a letter from the applicant in response to the public comments and input received(see Figure 6). Further, at the June 9, 2015 meeting Council requested that the applicantprovide the following seven items prior to Councils further consideration of the application:
1. Financial Impact Assessment2 T ffi St d
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City of RevelstokeCouncil Report
Traffic volume and flow resulting from the proposed development warrants the preparation of aTraffic Study by a Civil Engineer. At this time the applicant has provided a preliminary reviewwhich has been stamped and sealed by a Civil Engineer (see Figure 11). If the subjectapplication proceeds further it will be recommended that a Development Agreement be enteredinto with the applicant. As a part of that process more detailed traffic analysis will be required.The Development Agreement would be recommended to be completed in advance of Councilsconsideration of adoption of the proposed Zoning Bylaw amendments and Rezoning.
The infrastructure and servicing for the proposed development includes a number of complexcomponents requiring a Civil Engineer to review and plan. As the development is proposed tobe constructed in phases over ten years, an over arching plan for what infrastructure isrequired would be developed prior to the adoption of the proposed Zoning Bylaw Amendmentsand Rezoning. The applicant has provided a preliminary Infrastructure and Servicing Review(see Figure 12) which indicates a Civil Engineer will be engaged in detailed design should theapplication proceed. The applicant has indicated the internal roadways and infrastructure would
be private with rights of way for public access on main connecting roadways.
Environmental conditions on the site were reviewed and reported on by an EnvironmentalProfessional (Registered Professional Biologist). The Biologist did not identify any significantitems requiring addressing at this time (see Figure 13).
The applicant has proposed the Parks and Trails Plan to include a series of connecting trailid th t ld t t l th d d l t b t l th di
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City of RevelstokeCouncil Report
Financial / Risk Implications:
No financial or risk implications are anticipated from the proposed recommendation.
Others Consulted:
In addition to the standard referral process undertaken a Community Consultation Plan was
followed.
Attachments:
Figure 1Context MapFigure 2Official Community Plan Designation MapFigure 3Zoning District MapFigure 4Community Consultation Plan
Figure 5Community Consultation Plan SummaryFigure 6Letter from Applicant and Rezoning Application Planning PackageFigure 7Updated Letter from ApplicantFigure 8Financial Analysis, R1 Development FormatFigure 9Financial Analysis, CD Development FormatFigure 10Financial Analysis, ComparativeFigure 11Traffic StudyFi 12 I f t t d S i i St d
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Official Community Plan
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Zoning District Map
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File: 3360-20, ZON2014-16
Community Consultation Plan
Zoning Bylaw Text Amendment and Rezoning Appl ications
1750 & 1816 Nichol Road
Proposed Development Project:
The applicant is proposing to amend the Zoning Bylaw to add a Comprehensive Development
Zoning District (CD17) and rezone the properties at 1750 & 1816 Nichol Road to the new CD17
zone. The proposal is to develop the subject properties with approximately 1580 residential
units and limited commercial uses adjacent to Nichol Road.
As the proposed development is significant as it is proposed to include approximately 1580
residential units and is complex in it is to include multiple sub zones a consultation plan isproposed to allow for a greater level of review, referral and consultation than that required by
legislation.
Public Consultation:
The consultation plan includes an expanded area for notification. Letters are to be sent to all
R l t k ti th th id f th b id i f i th f th li ti t
Figure
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File: 3360-20, ZON2014-16
Community Consultation Plan SummaryZoning Bylaw Text Amendment and Rezoning Appl ications
1750, 1800 & 1816 Nichol Road
Proposed Development Project:
The applicant is proposing to amend the Zoning Bylaw to add a Comprehensive Development
Zoning District (CD17) and rezone the properties at 1750, 1800 & 1816 Nichol Road to the newCD17 zone. The proposal is to develop the subject properties original with approximately 1580
residential units (now reduced to approximately 1200 units) and limited commercial uses
adjacent to Nichol Road.
The proposed development is significant as it is proposed to include a significant number of
residential units and is complex in it is to include multiple sub zones a consultation plan was
developed to allow for a greater level of review, referral and consultation than that required by
legislation.
Public Consultation:
The consultation plan included an expanded area for notification. Letters were sent to all
Revelstoke properties on the south side of the bridge informing them of the subject development
application, ways to provide input and inviting them to the Public Open House. In addition to the
Figure 5
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Conclusion:
The consultation process to date has successfully engaged the community in providing input on
the subject development proposal. An expansion of the current consultation plan is not
recommended at this time. It is recommended that the formal Bylaw process proceed and that
the applicant provide additional studies related to the public input received. The additional
studies are to be completed in advance of the Public Hearing. It is further recommended by
Staff that notification for the Public Hearing be expanded from the standard 100m radius to
include all Revelstoke properties on the south side of the bridge.
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0929468 BC Ltd.
David Evans
3669 Catherwood RoadRevelstoke, BC V0E 2S3
1 (604) [email protected]
Mayor McKee & Revelstoke City Council,
Please accept this rezoning application for 14.4 hectares of land in the Arrow Heights neighbourhood of Revelstoke.
The parcel of land is located on Nichol Road between Arrow Heights Elementary School and Hay Road (Map A -
page 1). It is currently a greeneld site with little development and represents the best location for inll development
in Arrow Heights.
I ask that you support the rezoning of R-1 (single-family residential) (Map B - page 2)to a mixed use CD-16 zone
with 6 sub zones (Maps C & D - pages 3-4). This zone will provide a mix of multi-family housing made up of studio
and 1 to 4-bedroom apartments, row houses, with some duplexes, single-family dwellings, and suites with a small
neighbourhood commercial node. The variety of housing types makes this area attractive to rst-time buyers, retir-
ees, recreational property owners, and renters. My intent is to provide housing starting from under $99,999. I believe
that this development represents a great opportunity for Revelstoke to provide a diversity of aordable housing for all
types of residents, implement strong sustainable design policies found in the Ocial Community Plan, provide small
neighbourhood commercial services, increase the municipal taxation base, and reduce long-term infrastructure
MacKenzie Landing
Nichol RoadRevelstoke, BC
Figure 6
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construction workers, electricians, plumbers, etc. and am focused on hiring as many local people as possible.
Sustainable Development Principles
Working with SPD, before beginning the design we undertook several preliminary steps to ensure that this develop-
ment will be done right. First, we developed a list of Sustainable Design Principles (page 7). These principles were
developed by completing a thorough review of Revelstokes Ocial Community Plan (OCP), reviewing neighbour-
hood designs and layouts from other communities, and integrating standard sustainable design practices. We have
highlighted policies from the OCP that support this development and can be found asAppendix 1of your submis-
sion package. We also mapped steep slopes and other environmentally sensitive lands with the aim of preserving
and protecting these areas throughout the construction phase (Map E - page 5). We also recognize that the devel-
opment needs to be sensitive to its neighbours, so we have buered existing single-family residential development
by locating higher density residential away from the edges (Map F - page 6), towards the interior of the lot, and
locating the mixed use commercial node along Nichol Road to take advantage of higher trac volumes.
Sta Review and Support
We have reviewed the concepts and preliminary designs with the sta from the Department of Engineering, Building& Planning and received support for this development. We have continued to work closely with City sta to ensure
that the development is consistent with Ocial Community Plan and the best interests of the City and residents. We
have agreed to work with the City to create a safe cycling and walking route through the neighbourhood by provid-
ing parks and greenway space to connect the recently constructed trail system running along Nichol Road to Arrow
Heights school up the steep embankment through this property and along Nichol to other areas of Arrow Heights
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d. They reduce snow removal costs, by reducing the amount of snow that needs to be cleared.
We will create a series of greenways for pedestrian, cycling and recreational use that will connect to sur-
rounding pathways and parks and provide non-motorized access through the neighbourhood, while still al-lowing for Emergency Medical Services access (Map G - page 7). These greenways will be maintained by
the strata groups and will signicantly reduce the amount of money the City spends on road maintenance
and snow removal.
Sustainable Design & Technologies - This development integrates several standard sustainable design
elements, with a specic focus on Revelstoke. The buildings will be located and placed to best take advan-
tage of solar gain and the use of passive solar energy, reducing heating requirements in buildings. For heat& power, this development will integrate district biomass heat & energy built on a phase by phase basis,
making this a potentially o-the-grid neighbourhood and a net contributor to the provincial power grid. This
development will also include several ecological elements such as using native species to reduce water use
and reect a local sense of place, use storm water trenches rather than sewers to reduce infrastructure
costs and have cleaner storm water discharge, and maintain and protect slopes and existing large trees, to
better integrate the development into the landscape. Sustainability is also about building homes and public
spaces that will last a long time. This development will focus on high quality building and public spaces. Seethe character palette for examples of potential building and public space design (pages 9-10).
Flexibility & Intended Build-Out
The strength of this application is in the exibility of uses allowed in the proposed CD zone. With the higher densi-
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MacKenzie Landing
Nichol RoadRevelstoke, BC
Submitted: December 2nd, 2014
0929468 BC Ltd.David Evans
3669 Catherwood RoadRevelstoke, BC V0E 2S3
1 (604) [email protected]
Rezoning Application
Drawings Prepared by:
Box 1994Revelstoke, BC V0E 2S0(250) [email protected]
Part 1: Mapping & Design PrinciplesMaps A - G 1-7
Sustainable Development Principles 8Neighbourhood Character Images 9-10Flexible Building Types Diagram 11
Part 2: Official Community Plan SupportHighlighted Goals & Policies (Selected pages only)
Package Contents:
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C
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D
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E
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F
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G
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On-Site Environmental Development Principles
Create a diverse housing stock with a variety of building types that provide dierent types of residentia
including ownership, timeshare, suites, and rental units for a wider range of people (elderly, young fam
seasonal workers, young retirees, etc.)
Develop higher density housing to take advantage of municipal cost sharing for infrastructure (i.e. morepaying for the same amount of pipe)
Reduce the number and width of roads throughout the neighbourhood to save on municipal maintena
costs and create natural trac calming
Link the road network to surrounding neighbourhoods where feasible
Consider snow removal and storage in laying out roads
Preserve existing trees where possible
Re-establish the native forest ecology by planting native species and reducing lawn, water and pestici
Treat stormwater on-site through inltration with storm trenches along roads and pathways and storm p
where appropriate
Make solar access a priority in building layout to take advantage of passive solar and maximize daylighwinter
Consider shade and solar access in laying out trails and parks to encourage use during non-summer
Use biomass to provide heat, hot water, and electricity for the entire neighbourhood
Building Development Principles
Create buildings with High Environmental Performance standards (Passive House, LEED, etc.)
Create adaptable buildings that are designed to be exible enough to house both residential and com
uses (to be located strategically)
Create sustainable buildings are designed to last for centuries, considering lifecycle, deconstruction, s
able and non-toxic materials
Use local materials and climatic architecture to develop a Revelstoke Vernacular
Give every unit semi-private outdoor space (porches, patios, decks, etc.)
MacKenzie Landing Sustainable Development Principles
City-Wide
Inll new development within established neighbourhoods rather than new development on the outer edges of the City
Neighbourhood-Wide Protect steep slopes by maintaining vegetation, minimizing soil compaction and creating minimal disturbances
(cut & ll) to slopes
Transition surrounding neighbourhood single-family densities to higher densities towards the middle of the site
with adequate buering
Allow for small neighbourhood mixed use commercial development to service the Arrow Heights neighbour-
hood and reduce vehicle trips to downtown
Locate higher densities & mixed use commercial buildings along the Nichol Road transportation corridor
Create a diversity of parks using greenways, trails, open space and public space, and link to existing pathways
& parks in the Arrow Heights neighbourhood
MacKenzie Landing Development ConceptRezoning Application Package
N i hb h d Ch t
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Neighbourhood Character
MacKenzie Landing Development ConceptRezoning Application Package
Neighbourhood Character
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Neighbourhood Character
MacKenzie Landing Development ConceptRezoning Application Package
Flexible Building Types Allow for Higher Absorption Rates & Healthier Neighbourhoods
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Flexible Building Types Allow for Higher Absorption Rates & Healthier Neighbourhoods
Mixed Use CD Zones (A & B)
A variety of building and unit sizes congurable at each phase as the market demands
Residential CD Zones (C-F)
Flexible Unit congurations allow for dierent housing types
Adaptable Buildings allowing for transition to ground-oor commercial or to
residential as demand changes
Variable Unit Sizes and congurations
Potential Setback Fourth Storey
Walk-up apartments with standard unit sizes to mim ic single
family housing and buer higher density from surrounding
single-family housing
Row houses with standard unit sizes to mimic single family housing and buer higher densi -
ty from surrounding single-family housing
Suites may be built
Walk-Up Apartments with a variety of unit sizes
and congurations
Row house units with a variety of unit sizes and congurations
MacKenzie Landing Development ConceptRezoning Application Package
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Figure 7
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COMMUNITY INFRASTRUCTURE PLANNING
DECISION SUPPORT TOOL
STEP 9: VIEW RESULTS
F Current Scenario: #8 - Nichol Road - Existing Development Type Note: Changes to Scenarios #0 - 6 cannot be SAVED as they are the built- in scenario s
Results Quick Navigation Menu: F Click on the cost category of interest.POTENTIAL REVENUES & PRIVATE COSTS & or pick compare scenarios to see a
COMMUNITY SERVICES COST RECOVERY EXTERNAL COSTS summary of the results
INITIAL CAPITAL COSTS
Total Residential Household PercentDevelopment Portion Costs Breakdown
POTENTIAL COMMUNITY SERVICES $ $ $/hh %Internal Roads $2,217,706 $2,217,706 $24,918 37%External Roads $2,212,397 $2,212,397 $24,858 37%
Potable Water Distribution and Treatment $300,000 $300,000 $3,371 5%Sanitary Sewer Collection and Treatment $350,000 $350,000 $3,933 6%
Storm Sewer Collection $880,000 $880,000 $9,888 15%Schools - - - -
Recreational Facilities $4,094 $4,094 $46 0%Transit Services $26,700 $26,700 $300 0%
Fire Services $5,073 $5,073 $57 0%
Distribution of Initial Capital Costs(Residential Portion)
Internal Roads
External Roads
Potable Water Distribution andTreatmentSanitary Sewer Collection andTreatmentStorm Sewer Collection
Schools
Recreational Facilities
Transit Services
Main Menu
Operating Costs
Life-cycle Costs
Compare Scenarios
Capital/Operating/LCC
Revenues
Revenue-Cost Allocation
Compare Scenarios
Cost/Revenue
Private Costs
External Costs
Compare Scenarios
Private/External Costs
Initial Capital Costs
View
Intermediate
Calculations
Figure 8
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ANNUALIZED LIFECYCLE COSTS
Total Residential Household PercentDevelopment Portion Costs Breakdown
POTENTIAL COMMUNITY SERVICES $ $ $/hh %
Internal Roads $156,479 $156,479 $1,758 12%External Roads $184,792 $184,792 $2,076 14%
Potable Water Distribution and Treatment $53,733 $53,733 $604 4%
Sanitary Sewer Collection and Treatment $57,578 $57,578 $647 4%Storm Sewer Collection $57,626 $57,626 $647 4%
School Transit $71,200 $71,200 $800 5%Recreational Facilities $27,020 $27,020 $304 2%
Transit Services $18,763 $18,763 $211 1%Fire Services $29,589 $29,589 $332 2%
Police Services $44,596 $44,596 $501 3%Waste Management $16,376 $16,376 $184 1%
USER DEFINED User Defined Costs $1 $1 $0 0%SCHOOLS School Costs $618,461 $618,461 $6,949 46%
Total Costs (Excludin g School Costs) $717,753 $717,753 $8,065
Total Costs (Includin g School Costs) $1,336,214 $1,336,214 $15,014 100%
F Based on 100 year analysis period.
Includes initial capital, annual O&M, and replacement costs.
- $40 $80 $120 $160 $200
Internal Roads
External Roads
Potable Water Distribution and Treatment
Sanitary Sewer Collection and Treatment
Storm Sewer Collection
School Transit
Recreational Facilities
Transit Services
Fire Services
Police Services
Waste Management
User Defined Costs
Thousands
Annualized Lifecycle Costs* (Residential Portion)
Return to Results Menu
* Excludes School Costs
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COST COMPARISON FOR POTENTIAL COMMUNITY SERVICES - RESIDENTIAL PORTION
Scenarios for Compariso n (Select scenarios)
Scenario 2:
Scenario 3:
INITIAL CAPITAL COSTS PER HOUSEHOLD
Initial Capital Costs (hh)
Nichol Road -Existing
Development
Potent ial Community Services $67,400Schools -
User Defined Costs -Total Costs $67,400 - -
ANNUAL O&M COSTS PER HOUSEHOLD
Annual O&M Costs (hh)
Nichol Road -Existing
Development
Potential Communi ty Services $3,775Schools $6,949
User Defined Costs $0Total Costs $10,724 - -
ANNUAL LIFECYCLE COSTS PER HOUSEHOLD
Nichol Road
$0.0 $10.0 $20.0 $30.0 $40.0 $50.0 $60.0 $70.0 $80.0
Nichol Road - ExistingDevelopment Type
Thousands
Initial Capital Costs per Household - Residential Portion
Potential Community Services Schools
$0.0 $2.0 $4.0 $6.0 $8.0 $10.0 $12.0
Nichol Road - ExistingDevelopment Type
Thousands
Annual Operating Costs per Household - Residential Portion
Potential Community Services Schools
Annualized Lifecycle Costs per Household - Residential Portion
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REVENUES
Total RevenuesResidential per household($) or unit ($)
Annual Property Taxes $238,876 $2,684
Annual User Charges $44,055 $495 F Revenue collected from residents such aswaste collection charges, transit fares, water fees etc.
Total Initial Development Charges $1,118,196 $12,564 F Revenue collected from the developer through DCCs
Annual User Defined Revenues - - F Also includes home heating savings from Green Infrastructure Alternatives
Annualized Value of Revenues* $350,882 $3,942
* Based on 100 year analysis period. Includes annual property taxes,initial development charges, user charges and user defined revenues
ANNUAL REVENUE-COST ALLOCATIONS
ANNUALIZEDLIFECYCLE COSTS Developer Municipal User Fees Others F Caution should be observed in comparing municipal costs againstotential Community Services $227,992 $491,979 - - range of services. Similarly, due to varied approaches used by
Schools - $618,461 - - municipalities for providing credits for development charges, it is notUser Defined Costs $1 recommended that development charges be compared directly
Ann LC Costs* $227,992 $1,110,440 - $1 with developer costs.
ANNUAL REVENUESTaxes & Develop. Charges $306,827
User Charges $44,055User Defined Revenues -
Ann LC Revenues $350,882
ANNUAL PRIVATE COSTSDriving Costs $1,423,083Home Energy $204,700
Ann LC Private Costs $1,627,783
ANNUAL EXTERNAL COSTSClimate Change $20,675
Air Pollution $17,615Motor Vehicle Collisions $121,840
Allocation Not Assessed
Return to Results Menu
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PRIVATE COSTS
ANNUAL COSTS Total HouseholdDevelopment Costs F Transportation costs and home heating costs are two major household costs
$ $ that depend on development form.
Driving Costs $1,423,083 $15,990 F The cost of operating and owning a vehicle.Transit Fares - -
Home Heating Costs $204,700 $2,300 F Home energy consumption is related to heating,
air conditioning and hot-water heating.
EXTERNAL COSTS OF AUTOMOBILE USE
ANNUAL COSTS Total Household
Development Costs F Valuation of external costs is highly varied and results should be viewed as approximate
$ $ F The cost of motor vehicle collisions includes the direct costs of fatal, injuryMotor Vehicle Collisions $121,840 $1,369 and property damage collisions. These costs implicitly include the costs of health care.
Air Pollution $17,615 $198 F Climate change is based on model assumptions around the Vehicle km Travelled.Climate Change $20,675 $232 GHGs are calculated at $25/tonne - a standard cost for offsets, but does not necessarily
account for the total external costs associated with Climate Change impactssuch as rebuilding dykes, emergency response costs, etc.
COMPARISON OF PRIVATE COSTS AND EXTERNAL COSTS
ANNUAL PRIVATE COSTS PER HOUSEHOLD
Annual Private Costs (hh)
Nichol Road -Existing
Development
Driving Costs $15,990Transit Fares -
Home Heating Costs $2,300$18,290 - -
ANNUAL EXTERNAL COSTS OF AUTOMOBILE USE PER HOUSEHOLD
Total Cost
0 2 4 6 8 10 12 14 16 18
Nichol Road - Existing Development Type
Annual Costs ($/household/year)Thousands
Annual Private Costs Per Household
Home Heating Costs Transit Fares Driving Costs
Annual External Costs of Automobile Use Per Household
Return to Results Menu
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COMMUNITY INFRASTRUCTURE PLANNING
DECISION SUPPORT TOOL
STEP 9: VIEW RESULTS
F Current Scenario: #7 - Nichol Road - Proposed Note: Changes to Scenarios #0 - 6 cannot be SAVED as they are the built- in scenario s
Results Quick Navigation Menu: F Click on the cost category of interest.POTENTIAL REVENUES & PRIVATE COSTS & or pick compare scenarios to see a
COMMUNITY SERVICES COST RECOVERY EXTERNAL COSTS summary of the results
INITIAL CAPITAL COSTS
Total Residential Household PercentDevelopment Portion Costs Breakdown
POTENTIAL COMMUNITY SERVICES $ $ $/hh %
Internal Roads $1,829,608 $1,646,647 $1,327 49%External Roads - - - -
Potable Water Distribution and Treatment $330,000 $330,000 $266 10%Sanitary Sewer Collection and Treatment $363,000 $363,000 $293 11%
Storm Sewer Collection $735,840 $662,256 $534 20%Schools - - - -
Recreational Facilities $57,086 $57,086 $46 2%Transit Services $210,338 $189,304 $153 6%
Fire Services $70,737 $70,737 $57 2%
Distribution of Initial Capital Costs(Residential Portion)
Internal Roads
External Roads
Potable Water Distribution andTreatmentSanitary Sewer Collection andTreatmentStorm Sewer Collection
Schools
Recreational Facilities
Transit Services
Main Menu
Operating Costs
Life-cycle Costs
Compare Scenarios
Capital/Operating/LCC
Revenues
Revenue-Cost Allocation
Compare Scenarios
Cost/Revenue
Private Costs
External Costs
Compare Scenarios
Private/External Costs
Initial Capital Costs
View
Intermediate
Calculations
Figure
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ANNUALIZED LIFECYCLE COSTS
Total Residential Household PercentDevelopment Portion Costs Breakdown
POTENTIAL COMMUNITY SERVICES $ $ $/hh %
Internal Roads $129,095 $116,186 $94 3%External Roads $51,655 $46,490 $37 1%
Potable Water Distribution and Treatment $347,637 $345,543 $278 8%
Sanitary Sewer Collection and Treatment $343,921 $341,709 $275 8%Storm Sewer Collection $48,141 $43,327 $35 1%School Transit $171,440 $154,296 $124 4%
Recreational Facilities $376,766 $376,319 $303 9%Transit Services $147,809 $133,028 $107 3%
Fire Services $412,582 $412,028 $332 10%Police Services $621,842 $621,460 $501 14%
Waste Management $228,344 $228,344 $184 5%USER DEFINED User Defined Costs $1 $1 $0 0%SCHOOLS School Costs $1,489,171 $1,489,171 $1,200 35%
Total Costs (Excludin g School Costs) $2,879,232 $2,818,730 $2,271
Total Costs (Includin g School Costs) $4,368,403 $4,307,901 $3,471 100%
F Based on 100 year analysis period.
Includes initial capital, annual O&M, and replacement costs.
- $100 $200 $300 $400 $500 $600 $700
Internal Roads
External Roads
Potable Water Distribution and Treatment
Sanitary Sewer Collection and Treatment
Storm Sewer Collection
School Transit
Recreational Facilities
Transit ServicesFire Services
Police Services
Waste Management
User Defined Costs
Thousands
Annualized Lifecycle Costs* (Residential Portion)
Return to Results Menu
* Excludes School Costs
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COST COMPARISON FOR POTENTIAL COMMUNITY SERVICES - RESIDENTIAL PORTION
Scenarios for Compariso n (Select scenarios)
Scenario 2:
Scenario 3:
INITIAL CAPITAL COSTS PER HOUSEHOLD
Initial Capital Costs (hh)
Nichol Road -Proposed
Potential Communi ty Services $2,704Schools -
User Defined Costs -Total Costs $2,704 - -
ANNUAL O&M COSTS PER HOUSEHOLD
Annual O&M Costs (hh)
Nichol Road -Proposed
Potential Communi ty Services $2,090Schools $1,200
User Defined Costs $0Total Costs $3,290 - -
ANNUAL LIFECYCLE COSTS PER HOUSEHOLD
$0.0 $0.5 $1.0 $1.5 $2.0 $2.5 $3.0
Nichol Road - Proposed
Thousands
Initial Capital Costs per Household - Residential Portion
Potential Community Services Schools
$0.0 $0.5 $1.0 $1.5 $2.0 $2.5 $3.0 $3.5
Nichol Road - Proposed
Thousands
Annual Operating Costs per Household - Residential Portion
Potential Community Services Schools
Annualized Lifecycle Costs per Household - Residential Portion
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REVENUES
Total RevenuesResidential per household($) or unit ($)
Annual Property Taxes $1,556,574 $1,254
Annual User Charges $781,830 $630 F Revenue collected from residents such aswaste collection charges, transit fares, water fees etc.
Total Initial Development Charges $7,918,684 $6,381 F Revenue collected from the developer through DCCs
Annual User Defined Revenues - - F Also includes home heating savings from Green Infrastructure Alternatives
Annualized Value of Revenues* $2,819,611 $2,272
* Based on 100 year analysis period. Includes annual property taxes,initial development charges, user charges and user defined revenues
ANNUAL REVENUE-COST ALLOCATIONS
ANNUALIZEDLIFECYCLE COSTS Developer Municipal User Fees Others F Caution should be observed in comparing municipal costs againstotential Community Services $593,581 $2,059,267 - - range of services. Similarly, due to varied approaches used by
Schools - $1,489,171 - - municipalities for providing credits for development charges, it is notUser Defined Costs $1 recommended that development charges be compared directly
Ann LC Costs* $593,581 $3,548,438 - $1 with developer costs.
ANNUAL REVENUESTaxes & Develop. Charges $2,037,781
User Charges $781,830User Defined Revenues -
Ann LC Revenues $2,819,611
ANNUAL PRIVATE COSTSDriving Costs $5,167,265Home Energy $1,550,500
Ann LC Private Costs $6,717,765
ANNUAL EXTERNAL COSTSClimate Change $118,150
Air Pollution $100,668Motor Vehicle Collisions $696,291
Allocation Not Assessed
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PRIVATE COSTS
ANNUAL COSTS Total HouseholdDevelopment Costs F Transportation costs and home heating costs are two major household costs
$ $ that depend on development form.
Driving Costs $5,167,265 $4,164 F The cost of operating and owning a vehicle.Transit Fares - -
Home Heating Costs $1,550,500 $1,249 F Home energy consumption is related to heating,air conditioning and hot-water heating.
EXTERNAL COSTS OF AUTOMOBILE USE
ANNUAL COSTS Total Household
Development Costs F Valuation of external costs is highly varied and results should be viewed as approximate
$ $ F The cost of motor vehicle collisions includes the direct costs of fatal, injuryMotor Vehicle Collisions $696,291 $561 and property damage collisions. These costs implicitly include the costs of health care.
Air Pollution $100,668 $81 F Climate change is based on model assumptions around the Vehicle km Travelled.Climate Change $118,150 $95 GHGs are calculated at $25/tonne - a standard cost for offsets, but does not necessarily
account for the total external costs associated with Climate Change impactssuch as rebuilding dykes, emergency response costs, etc.
COMPARISON OF PRIVATE COSTS AND EXTERNAL COSTS
ANNUAL PRIVATE COSTS PER HOUSEHOLD
Annual Private Costs (hh)
Nichol Road -Proposed
Driving Costs $4,164Transit Fares -
Home Heating Costs $1,249$5,413 - -
ANNUAL EXTERNAL COSTS OF AUTOMOBILE USE PER HOUSEHOLD
Total Cost
0 1 1 2 2 3 3 4 4 5
Nichol Road - Proposed
Annual Costs ($/household/year)Thousands
Annual Private Costs Per Household
Home Heating Costs Transit Fares Driving Costs
Annual External Costs of Automobile Use Per Household
Return to Results Menu
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COMMUNITY INFRASTRUCTURE PLANNING
DECISION SUPPORT TOOL
STEP 9: VIEW RESULTS
F Current Scenario: #7 - Nichol Road - Proposed Note: Changes to Scenarios #0 - 6 cannot be SAVED as they are the built- in scenario s
Results Quick Navigation Menu: F Click on the cost category of interest.POTENTIAL REVENUES & PRIVATE COSTS & or pick compare scenarios to see a
COMMUNITY SERVICES COST RECOVERY EXTERNAL COSTS summary of the results
INITIAL CAPITAL COSTS
Total Residential Household PercentDevelopment Portion Costs Breakdown
POTENTIAL COMMUNITY SERVICES $ $ $/hh %
Internal Roads $1,829,608 $1,646,647 $1,327 49%External Roads - - - -
Potable Water Distribution and Treatment $330,000 $330,000 $266 10%Sanitary Sewer Collection and Treatment $363,000 $363,000 $293 11%
Storm Sewer Collection $735,840 $662,256 $534 20%Schools - - - -
Recreational Facilities $57,086 $57,086 $46 2%Transit Services $210,338 $189,304 $153 6%
Fire Services $70,737 $70,737 $57 2%
Distribution of Initial Capital Costs(Residential Portion)
Internal Roads
External Roads
Potable Water Distribution andTreatmentSanitary Sewer Collection andTreatmentStorm Sewer Collection
Schools
Recreational Facilities
Transit Services
Main Menu
Operating Costs
Life-cycle Costs
Compare Scenarios
Capital/Operating/LCC
Revenues
Revenue-Cost Allocation
Compare Scenarios
Cost/Revenue
Private Costs
External Costs
Compare Scenarios
Private/External Costs
Initial Capital Costs
View
Intermediate
Calculations
Figure 1
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ANNUALIZED LIFECYCLE COSTS
Total Residential Household PercentDevelopment Portion Costs Breakdown
POTENTIAL COMMUNITY SERVICES $ $ $/hh %
Internal Roads $129,095 $116,186 $94 3%External Roads $51,655 $46,490 $37 1%
Potable Water Distribution and Treatment $347,637 $345,543 $278 8%Sanitary Sewer Collection and Treatment $343,921 $341,709 $275 8%
Storm Sewer Collection $48,141 $43,327 $35 1%School Transit $171,440 $154,296 $124 4%
Recreational Facilities $376,766 $376,319 $303 9%Transit Services $147,809 $133,028 $107 3%
Fire Services $412,582 $412,028 $332 10%Police Services $621,842 $621,460 $501 14%
Waste Management $228,344 $228,344 $184 5%USER DEFINED User Defined Costs $1 $1 $0 0%SCHOOLS School Costs $1,489,171 $1,489,171 $1,200 35%
Total Costs (Excludin g School Costs) $2,879,232 $2,818,730 $2,271
Total Costs (Includin g School Costs) $4,368,403 $4,307,901 $3,471 100%
F Based on 100 year analysis period.
Includes initial capital, annual O&M, and replacement costs.
- $100 $200 $300 $400 $500 $600 $700
Internal Roads
External Roads
Potable Water Distribution and Treatment
Sanitary Sewer Collection and Treatment
Storm Sewer Collection
School Transit
Recreational Facilities
Transit ServicesFire Services
Police Services
Waste Management
User Defined Costs
Thousands
Annualized Lifecycle Costs* (Residential Portion)
Return to Results Menu
* Excludes School Costs
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COST COMPARISON FOR POTENTIAL COMMUNITY SERVICES - RESIDENTIAL PORTION
Scenarios for Compariso n (Select scenarios)
Scenario 2:
Scenario 3:
INITIAL CAPITAL COSTS PER HOUSEHOLD
Initial Capital Costs (hh)
Nichol Road -Proposed
Nichol Road -Existing
Development
Potential Community Services $2,704 $67,400Schools - -
User Defined Costs - -Total Costs $2,704 $67,400 -
ANNUAL O&M COSTS PER HOUSEHOLD
Annual O&M Costs (hh)
Nichol Road -Proposed
Nichol Road -Existing
Development
Potential Community Services $2,090 $3,775Schools $1,200 $6,949
User Defined Costs $0 $0Total Costs $3,290 $10,724 -
ANNUAL LIFECYCLE COSTS PER HOUSEHOLD
Nichol Road
$0.0 $10.0 $20.0 $30.0 $40.0 $50.0 $60.0 $70.0 $80.0
Nichol Road - Proposed
Nichol Road - ExistingDevelopment Type
Thousands
Initial Capital Costs per Household - Residential Portion
Potential Community Services Schools
$0.0 $2.0 $4.0 $6.0 $8.0 $10.0 $12.0
Nichol Road - Proposed
Nichol Road - ExistingDevelopment Type
Thousands
Annual Operating Costs per Household - Residential Portion
Potential Community Services Schools
Annualized Lifecycle Costs per Household - Residential Portion
Nichol Road - Existing Development Type
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REVENUES
Total RevenuesResidential per household($) or unit ($)
Annual Property Taxes $1,556,574 $1,254
Annual User Charges $781,830 $630 F Revenue collected from residents such as
waste collection charges, transit fares, water fees etc.
Total Initial Development Charges $7,918,684 $6,381 F Revenue collected from the developer through DCCs
Annual User Defined Revenues - - F Also includes home heating savings from Green Infrastructure Alternatives
Annualized Value of Revenues* $2,819,611 $2,272
* Based on 100 year analysis period. Includes annual property taxes,initial development charges, user charges and user defined revenues
ANNUAL REVENUE-COST ALLOCATIONS
ANNUALIZEDLIFECYCLE COSTS Developer Municipal User Fees Others F Caution should be observed in comparing municipal costs againstotential Community Services $593,581 $2,059,267 - - range of services. Similarly, due to varied approaches used by
Schools - $1,489,171 - - municipalities for providing credits for development charges, it is notUser Defined Costs $1 recommended that development charges be compared directly
Ann LC Costs* $593,581 $3,548,438 - $1 with developer costs.
ANNUAL REVENUESTaxes & Develop. Charges $2,037,781
User Charges $781,830User Defined Revenues -
Ann LC Revenues $2,819,611
ANNUAL PRIVATE COSTSDriving Costs $5,167,265Home Energy $1,550,500
Ann LC Private Costs $6,717,765
ANNUAL EXTERNAL COSTSClimate Change $118,150
Air Pollution $100,668Motor Vehicle Collisions $696,291
Allocation Not Assessed
Return to Results Menu
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PRIVATE COSTS
ANNUAL COSTS Total HouseholdDevelopment Costs F Transportation costs and home heating costs are two major household costs
$ $ that depend on development form.
Driving Costs $5,167,265 $4,164 F The cost of operating and owning a vehicle.Transit Fares - -
Home Heating Costs $1,550,500 $1,249 F Home energy consumption is related to heating,air conditioning and hot-water heating.
EXTERNAL COSTS OF AUTOMOBILE USE
ANNUAL COSTS Total Household
Development Costs F Valuation of external costs is highly varied and results should be viewed as approximate
$ $ F The cost of motor vehicle collisions includes the direct costs of fatal, injuryMotor Vehicle Collisions $696,291 $561 and property damage collisions. These costs implicitly include the costs of health care.
Air Pollution $100,668 $81 F Climate change is based on model assumptions around the Vehicle km Travelled.Climate Change $118,150 $95 GHGs are calculated at $25/tonne - a standard cost for offsets, but does not necessarily
account for the total external costs associated with Climate Change impactssuch as rebuilding dykes, emergency response costs, etc.
COMPARISON OF PRIVATE COSTS AND EXTERNAL COSTS
ANNUAL PRIVATE COSTS PER HOUSEHOLD
Annual Private Costs (hh)
Nichol Road -Proposed
Nichol Road -Existing
Development
Driving Costs $4,164 $15,990Transit Fares - $180
Home Heating Costs $1,249 $2,300$5,413 $18,470 -
ANNUAL EXTERNAL COSTS OF AUTOMOBILE USE PER HOUSEHOLD
Total Cost
0 2 4 6 8 10 12 14 16 18
Nichol Road - Proposed
Nichol Road - Existing Development Type
Annual Costs ($/household/year)Thousands
Annual Private Costs Per Household
Home Heating Costs Transit Fares Driving Costs
Annual External Costs of Automobile Use Per Household
Return to Results Menu
Figure
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Mackenzie Village Development
Preliminary Traffic Study
Preliminary Traffic Study - Mackenzie Village Development Revision
Date
RDSL Doc. No.: 15031-TIS-001 0 10-Dec-15
Preliminary Traffic Study - Mackenzie Village Development Revision
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Date
RDSL Doc. No.: 15031-TIS-001 0 10-Dec-15
Revisions List
Revision Remarks
No By Checked Approved Date
0 JS GJS GJS 10-Dec-15 Initial Submittal
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Date
RDSL Doc. No.: 15031-TIS-001 0 10-Dec-15
1.0 Introduction
In response to your request, we have completed a preliminary traffic assessment for your
proposed residential development on the north side of Nichol Rd. The site, referred to as
Mackenzie Village, is approximately 3.6 km south of Revelstokes town center.
This report provides information for the development and includes:
Existing Conditions
Future Traffic Conditions
Intersection Impact
Summary and Findings
As to the agreed scope of work, it is not intended to be a formal traffic study that is typicallysubmitted to an approving agency.
2.0 Site Location
The proposed development site coves approximately 14.3 acres over two lots located at 1750
and 1816 Nichol Road. The site is surrounded by residential development to the East and
North, Nichol Road to the South and Arrow Heights Elementary School to the West. The site
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Date
RDSL Doc. No.: 15031-TIS-001 0 10-Dec-15
2.2 Existing Traffic Volumes
Existing traffic counts are based on the 2015 Hose Counts (the most recent available)
completed by the Town of Revelstoke. 2015 Hose Counts are for Nichol Road, Airport Way,
and the Illeiewaet Bridge are summarize in Table 1.
Table 1 - Hose Count 2015
Weekday A.M. Peak Weekday P.M. Peak
Approach SB/EB NB/WB 2 Way SB/EB NB/WB 2 Way
Nichol Road in Front of Site 70 76 146 89 73 162
Airport Way 50 63 113 71 70 141
Illeillewaet Bridge 165 284 449 306 236 542
3.0 Future Traffic Conditions
3.1 Development Concept
The projections for Mackenzie Village at full build-out for each residential type are presented in
Table 3. The subject lands are currently zoned Single Family Residential District (R1). It is
understood rezoning is required to permit development of the proposed 14.3 acre Mackenzie
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Date
RDSL Doc. No.: 15031-TIS-001 0 10-Dec-15
Table 3 - Peak Hour at Full Build-out
A.M. Peak Hours
Rate Vehicle Two-way Peak Outbound 90% Inbound 10%
Permanent Residents 0.3 617 185 167 18
Peak Increase Traffic 0.3 1235 371 333 38
P.M. Peak Hours
Rate Vehicle Two-way Peak Outbound 10% Inbound 90%
Permanent Residents 0.3 617 185 18 167
Peak Increase Traffic 0.3 1235 371 38 333
Development of Mackenzie Village is anticipated to occur over 10 years therefore, traffic from
permanent residents is anticipated to increase at a rate of (617/10) 62 vehicles per year.
Similarly peak increase traffic is anticipate to increase at a rate of (1,235/10) 123 vehicles per
year. The horizon years selected for the traffic study are 2016, 2021, and 2026, which are the
estimated opening day (2016) of this project, 5 years and 10 years after the opening dayrespectively. Phased Development Traffic Generation is summarized in Table 4.
Table 4 - Phased Development Traffic Generation
Year One -2016
A.M. Peak Hours
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Date
RDSL Doc. No.: 15031-TIS-001 0 10-Dec-15
4.0 Intersection Impact
Based on the observed rates, it is estimated Mackenzie Village will increase the average two-
way peak hour trips by 185 vehicles per hour by permanent residence with a peak increase of
371 vehicles per hour. Table 5 combines the existing 2015 traffic counts with the estimated
counts predicted from the Mackenzie Village Development at Year 1, Year 5, and Year 10.
Table 5 - Predicted Total Traffic Counts over the Development of Mackenzie Village
Year One -2016
Weekday A.M. Peak Weekday P.M. Peak
SB/EB NB/WB 2 WAY SB/EB NB/WB 2 WAY
Nichol Road in Front of Site 74 109 183 122 77 199
Airport Way 54 96 150 104 74 178
Illecillewaet Bridge 169 317 486 339 240 579
Year Five - 2021
Weekday A.M. Peak Weekday P.M. Peak
SB/EB NB/WB 2 WAY SB/EB NB/WB 2 WAY
Nichol Road in Front of Site 89 243 332 108 240 348
Airport Way 69 230 299 90 237 327
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Date
RDSL Doc. No.: 15031-TIS-001 0 10-Dec-15
It is predicted peak traffic from the development will be approximately double the
summer traffic counts during winter due to the proximity to the ski resort.
The development is predicted to generate approximately 371 vehicular two-way trips
in both the A.M. and P.M. peak hour.
Given the projected traffic from the development it is suggested intersection upgrades
will be required at the Airport Way/Nichol intersection, and the two access points tothe development from Nichol Road and Hay Road. Suggested options to improve flow
of traffic include: one; left and right hand turning lanes, or two; the construction of
round-abouts which can reduce vehicle idling and improve traffic flow.
Combined existing and predicted peak hour traffic from the development do not
exceed the lane capacities or two-way peak capacities of Airport Way or the
Illecillewaet Bridge.
Full build-out of the development will be phased over ten (10) years. The additionalpeak hour traffic on completion of Mackenzie Village will begin to approach 80% of the
lane capacity of the Illecillewaet Bridge. Depending on other future developments, it
may be necessary to upgrade the bridge between year five (5) and year ten (10) as
peak hour lane counts crossing the bridge approach 800. Options may include a
second bridge or upgrading the existing to a three lane bridge with the centre lane
0929468
BC Ltd
Prelmnary
lnfrastructure
& Servicing
Study
Mackenzie Vllage
Figure 2
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Mecxetzre
Vr-tnce
PReuurrtRRv IrurRASTRUcTune
& SeRvrctc Sruov
Revrsor. I
-
Frrunl RepoRr
Preliminary lnfrastructLrre
Servicing Study
Mackenzie Village
Revision 1
-
October 2015
929468 BC Lrd
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Table
of Contents
lntroduction
1.1
PROPOSED
DEVELOPMENT.........
Subdivision
Analysis....
2.1 ACCESS
AND
INTERNAL
ROADS..
2.2
WATER
SUPPLY DISTRIBUTION
2.3 SANITARY SEWER COLLECTION..
2.4
STORM DRAINAGE
Appendices
A
B
1.
2.
t
1
2
2
2
3.
Closing
..9
13
1-4
Mackenzie
Village
-
Water
Demands Sanitary
Flows by Phase
Figurel-ContextMap
Map
C
-
Proposed CD Zones
Map
G
-
Greenways, Nodes Parks
Map
l-
Proposed Phasing
Civil
1
-
Utility
Schematic
0929468 BC Lrd
Preliminary lnfrastructure
& Servicing Study
l\4ackenzie
Village
Revision 1
-
October20l-5
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7-.
lntrod
uction
McElhanney
Consulting
Services
Ltd.
(MCSL) was retained
by
0929468
BC Ltd.
to
provide
a
Preliminary
lnfrastructure & Servicing Study in support of
the
rezoning
application
with the
City
of
Revelstoke
(CoR)
for
the
proposed Mackenzie
Village
development
located
in Revelstoke,
BC.
This
report
provides
an
overview
of the development and
anticipated
phasing,
the
road accesses to
and
within
the
development, and
the
municipal
servicing
required for
the
development including water,
sanitary
sewer, and storm drainage. Figure drawings
and
maps, including
a
new
Utility
Schematic
showing existing
and
proposed
municipal servicing,
are attached
in
the
Appendices.
L1, PROPOSED DEVELOPMENT
1.1,.1,
DevelopmentDescription
The
Mackenzie Village
development
is
proposed
on
14.4 hectares of
land
located in
the
Arrow
Heights
neighbourhood of
Revelstoke. The
property
is located on the north
side
of
Nichol Road between
Arrow
Heights Elementary
School
and
Hay Road
(see Figure 1
-
Context
Map in the Appendices).
The development
will
include
a
variety of
residential housing types
and an area
of
mixed
uses with
residential
units above
commercial
units. The current
proposal
is
to develop
approximately
1,200
residential
strata
units
with a limited
number
of
commercial
units adjacent
to
Nichol Road.
1,.1.2
Phasing
Development
of
Mackenzie
Village
is
proposed
in twelve
(12)
phases,
as shown
on Map
I - Proposed
Phasing in the
Appendices.
The
phase
boundaries correspond
with
proposed
internal roads and the
proposed
Subzones
shown
on
Map C
-
Proposed CD Zones. A
summary
of
the
phasing
is as follows:
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Preliminary lnfrastructure
& Servicing Study
Mackenzie Village
Revision 1
-
October
2015929468
BC Lrd
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Phase
Fire
flow
requirements
are
based on
zoning
and
use, as follows:
.
Single
and
Two
Dwelling
Housing
60
litres/sec
.
Apartments and
Row Housing 150 litres/sec
. Commercial
150
litres/sec
Design
water
demands
for
each
phase
have
been estimated and
summarized in the
table below.
Detailed
calculations
are
attached
in
the
Appendices
spreadsheet
entitled
Mackenzie
Village
-
Water
Demands &
Sanitary
Flows by
Phase.
Summary of
Water Demands by Phase
MDD
(m3/day)
MDD
(L/s)
32
93
80
91
76
70
86
27
59
59
102
48
830
0.37
1.09
0.94
1.06
0.89
0.81
1.00
o32
0.69
0.69
1.18
0.56
9.60
# Units
Total
cap
30
165
143
170
140
120
135
25
55
55
95
45
1,178
90
261
223
255
212
195
241
75
'165
165
285
135
2,302
Phase 1
-
SplitTownhouse
Phase 2
-
Apartments
(Large/Medium/Small),
and
Commercial
Phase 3
-
Apartments
(Large/MediumiSmall),
and
Commercial
Phase 4
-
Apartments
(Large/Medium/Small)
Phase 5
-
Apartments
(Large/Medium/Small)
Phase
6
-
Apartments
(Large/Medium/Small)
Phase 7
-
Apartments
(LargelMedium/Small)
Phase 8
-
Single
Family
/
Duplex
/Townhouse
Phase 9 - Split
Townhouse, and
Single
Family Townhouse
Phase
10
-
Split Townhouse,
and
Single Family Townhouse
Phase
11
-
Split
Townhouse, and
Single Family Townhouse
Phase
12
-
Single
Family
/ Duplex / Townhouse
Totals
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RE: The importance of the Mackenzie Landing property as wildlife habitat and as a wildlife corridor.
To Whom It May Concern:
I have reviewed aerial imagery and conducted a brief preliminary site visit to familiarize myself with theproperty and its habitat in its existing (pre-development) condition.
The property is clearly well used by urbanized deer, and is no doubt utilized by bears, particularly in thefall. I expect that the property provides greater utility to these species for forage, bedding, and cover,and that the property has little importance as a corridor. From a conservation point of view, these twospecies should not be encouraged into urban areas; from this point of view I see little concern regardingthe development of this property.
I also see little potential value in this parcel of land regarding species at risk and the conservation ofother species. The property is already a highly disturbed site. While the habitat is suitable for a varietyof wildlife species (e.g., edge-loving species), I see no reason to believe that the habitat on the property
has any particular conservation importance with regards to rare or uncommon species, or species atrisk.
Sincerely,
COOPER BEAUCHESNE AND ASSOCIATESLTD
KOOTENAY OFFICE -BOX 2508,1123WEST2ND ST
250.837.3550
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0929468
BC
Lrd.
Preliminary
lnfrastructure
& Servicing Study
Mackenzie Viliage
Revision
1
-
October
2015
-
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61/81
Accounting
for the
projected population
increases in Revelstoke including Mackenzie Village, the current
treatment
plant
will still reach 100o/o capacity
in
2018. Mackenzie Village marginally increases
the timeline
but
the change is not
significant over three
years.
At
buildout
with
Mackenzie
Village
in 2025 the
population
of Revelstoke is
projected
to
be 9,444.
Then
by
the
same
per
capita
use noted above, the
estimated
MDD
is 20'1
L/s, and
the
upgraded water
treatment
plant
would
be
at70
of capacity.
Reservoir
Storaqe
in
Arrow
Heiqhts
The
existing
reservoir
storage
in
Arrow
Heights has a capacity
o12,270
m3
as
noted
in the
D&K
tech
memo.
Of the
total,
817 m3 is
provided
for
fire
flows
for commercial zones, 25o/o ot MDD is
provided
for
balancing
storage, and
10
of
MDD is
provided
for
emergency
storage.
Therefore,
1,453
m3
is allotted for
balancing
and emergency storage that equates to
an
MDD of
4,150 m3.
Using the
per
capita use
of
1
,790
litres/capita/day from
the D&K tech
memo,
the total
population
that can
be
served
by
the existing reservoir
is
2,318.
The
current
population
served by the
existing
reservoir is unknown; however,
an estimate of the existing
population
in
Arrow
Heights
is
1,800 based on
a
count
of
approximately 600 homes
with
3.0
people/home.
Using an annual
growth
rate
of
1.0o/o for Arrow Heights, the
population
would
grow
to
1
,989
by
the
year
2025. During this same time
period
Mackenzie Village would add an additional PE
of
460, for a
total
population
of
2,449.
Consequently,
expansion
of the
existing
reservoirwill
be
required
before
2024based
on
these
population projections
as shown
in
the following table.
Estimated
Population
in
Arrow
Heights
Year
Population
Arrow
Heights
Mackenzie
Village
Total
1,800
1,818
1,837
1,855
0
46
92
138
1,800
1,864
1,929
1,993
201 5
(Current
Estimated)
2016
2017
2018
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0929468
BC
Lrd
Preliminary
lnfrastructure & Servicing Study
Mackenzie Village
Revision 1
-
October
2015
-
7/25/2019 Nichol Road housing development
63/81
Summary
of
Sanitary Flows by
Phase
Phase
2,3.2 Pipe
Sizes & Capacities
The following table shows the
full flow
capacities
and minimum allowable
flows for
various
pipe
sizes
at
minimum slopes using
PVC
gravity
mains
with a Manning's roughness
coefficient
of
0.011.
The
minimum
allowable
flow is
the
flow
required
to
attain
a minimum flow velocity of
0.60
m/s for
flushing.
Pipe
Min.
Pipe
Full
Flow
Min.
Flow
Diameter
Slope
Capacity
Allowable
(mm)
(%)
(L/s)
(Us)
100
1.00
6.1
1.2
150
0.50
12.7 3.1
1.42
4.O7
3.44
3.90
3.25
3.03
3.77
1.26
2.58
254
4.32
2.21
35.79
PWWF
lUs)
Units
Total
Cap
30
165
143
170
140
120
135
25
55
55
95
45
1,178
90
261
223
.EE
212
195
241
75
165
165
285
'135
2,302
Phase 1 -
SplitTownhouse
Phase
2
-
Apartments
(Large/Medium/Small),
and
Commercial
Phase
3
-
Apartments
(Large/Medium/Small),
and Commercial
Phase 4
-
Apartments
(Large/Medium/Small)
Phase 5
-
Apartments
(Large/Medium/Small)
Phase 6
-
Apartments
(Large/Medium/Small)
Phase
7
-
Apartments
(Large/Medium/Small)
Phase
I
-
Single
Family
/
Duplex
/Townhouse
Phase
9
-
Split Townhouse,
and Single Family Townhouse
Phase 10 -
Split
Townhouse, and
Single Family Townhouse
Phase 11
-
Split Townhouse,
and
Single
Family Townhouse
Phase 12
-
Single
Family
/
Duplex /
Townhouse
Totals
0929468
BC Lrd
Preliminary Infraslructure
& Servicing Study
Rev
ision
yi'::
xl5f;
-
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64/81
2.3.3 Lift
Station or Offsite Gravity
Main
The west and north sides of the development
will
require
a
lift
station or addition
of an
offsite
main
for
sanitary
servicing.
The existing
main
on
Nichol Road has
inverts of approximately
490m;
therefore,
units
with main floor elevations
lower
than say
492m
(accounting
for frost
cover and
pipe
slope)
will
need
to be
pumped
into
the main.
The
area
of development that will flow to the lift station is labelled as the
Lift
Station Catchment on
the
Utility
Schematic. The
lift
station
is
located
in
the
northwest corner of the
property
and
will
pump
sewage into an onsite manhole with
gravity
piping
that ties
into
the CoR's
main
on
Nichol
Road.
The
lift
station
will
be
owned
by the strata and
could
be removed in the future
when
gravity
service
is
available
on
Arrow
Drive.
The design flow from the development to the lift station is estimated at
9 L/s. Design of the
Iift station will conform to the CoR's design
guidelines,
Schedule
4
of the Subdivision,
Development and Servicing Bylaw No.
1846.
An alternative to
installing
the
lift
station
is
to
construct a
gravity
main offsite to tie into the CoR's existing
main
on
Airport
Way.
This option would require a total of approximately 800m of
pipe
installed
along Arrow
Drive, Park Drive, and McKinnon
Road
as shown
below.
Using topographic elevations
from Google Earth,
the average slope of
pipe
along this alignment is approximately
2%.
A cost sharing agreement
would need
to be negotiated if this alternative
is
chosen, as approximately
25
existing
propefties
adjacent
to
this
pipe
alignment could be serviced as well.
Offsite alignment of
gravity
main from
northwest
corner
of
development to existi ng
CoR
sanitary
main at
Airport Way.
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Preliminary Infrastructure
& Servicing Study
lVackenzie Vil age
Revision
1
-
October
2015
0929468 BC Lrd
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67/81
3.
Closing
Prepared
by:
This
report
is in
support of the
rezoning
application for the Mackenzie Village
development
and
considers
the
preliminary
site servicing
of
the development. The report was
prepared
by
McElhanney
Consulting
Services
Ltd. for
0929468
BC
Ltd.
The
information
in
this
report reflects MCSL's reasonable
judgement
in
light of the information available at the time of
preparation.
Any use
that a
third
party
makes of
this
report,
or
any
reliance
on or decisions
made based
on
it,
in
whole
or
in
part,
are
the
responsibility
of such third
parties.
MSCL accepts no responsibility
for
any damage
suffered
by
a
third
party
as a result of decisions
made
or
actions
based
on
this
report
Please call
the
undersigned
if
you
have any
questions
regarding
this study
Sincerely,
McELHANNEY
CONSULTING SERVICES
LTD.
c
rt- ii.lOt'l
#
zeaa7
Bryan Gurnon, PEng
li.
Senior
Project Engineer
Land Development
/
Municipal
email: [email protected]
cc: Selkirk
Planning & Design,
Attn:
Fraser Blyth
s'
U.
0929468
BC Ltd.
Preliminary
lnfrastructure
Servicng Study
Mackenzie Village
Revision
1
-
October 201-5
-
7/25/2019 Nichol Road housing development
68/81
O
Appendix A
Mackenzie
Village
-
Water
Demands
Sanitary
Flows by Phase
l\
McEllranne
201
5-0
Mackenzie
Village
-
Water Demands
& Sanitary
Flows by
Phase
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Subzone
-
percent
buildout
7,455
0.09
10 2.1
21
C
-
Large
Apartment
(1500
sf)
038
0020.34
0.08
0.36
4.38
Cum
MDD
=
370
m3 or
4.35
L/s
10
50
80
140
2.1
19
1.2
21
95
96
212
C
-
Large
Apartment
(1
500
s0
C
-
Medium
Apartment
(1000
sf)
C -
Small Apartment
(500
sf)
Subtotal
037
1.42
1.46
3.25
0.12
0.12
o.12
0.36
001
001
0.01
0.03
0.08
0.33
034
0.7s
438
425
425
036
141
1.45
3.22
7,455
33,725
34,080
75,260
0,09
0,40
040
0.89
Cum
MDD
=
300
m3
or
3.46 Us
C
-
Large
Aprtment
(1500
s0
C
-
Medium
Apartment
(1000
s0
C
-
Small
Apartment
(500
sf)
Subtotal
0.08
0.40
o.42
0.90
438
425
423
0.36
1.70
1.78
3.84
7,455
40,470
42,600
90,525
009
047
0.50
1.06
l0
60
100
170
2.1
19
12
21
114
120
255
0.38
1.72
1 .80
3.90
020
020
020
0.59
0.02
o.o2
o.o2
0.06
Cum
MDD
=
210 m3 or 2.4
Lls
B
-
Large
Apartment
(1
500
sf)
B
-
Medium Apartment
(1000
sf)
B -
Small
Apartment
(500
sf)
B
-
Retail Commercial
Subtotal
0.08
0.33
0.34
0.04
0.79
438
425
4.25
442
0.36
1.41
1.45
018
3.40
7,455
33,725
34,080
3,905
79,165
0.09
0.40
040
0.05
0.94
10
50
80
3
'143
2.1
19
1.2
21
95
96
11
223
037
142
1.46
0. 19
3.4
015
015
015
015
0.s8
001
001
0.01
0 0'1
0.04
Cum
MDD
=
130 m3 or 1.46 L/s
A
-
Large Apartment
(1500
sf)
A
-
Medum Apartment
(1000
sf)
A
-
Small
Apartment
(500
sf)
A
-
Retail Commercial
Subtotal
0.08
0.40
0.38
0.07
0.93
438
423
424
439
0.36
1.70
1.62
0.31
3.99
7.455
40,470
38,340
6,390
92,655
009
0-47
045
008
1.09
10
60
90
5
165
2.1
l9
1.2
3,5
21
114
108
18
261
038
172
164
033
4.07
019
0.19
0.19
0.19
0.75
o02
o02
o.o2
o.o2
0.08
Cum MDD
=
40
m3
or
0 37 L/s
D
- Split Townhouse
Subtotal
032
0.32
I /
1.37
4.26.37
0.37
31,950
3l,950
30
90
900
1.42
1.42
0.05
0.0s
0.76
0.76
# Units
Cap/Unit Total
Cap
PWWF
(L/s)
rea
(ha)
Flow
(Us)
DWF
(L/s)
Peak Factor
PDWF
(L/s)
DD
(L/day)
MDD
(L/s)
Desgn
Designnfiltration Calculations
low Calculations
Population
SANITARY
ATER
lll
@
I
(
N
uJ
u,
I
fL
IJJ
.
o-
uJ
.n
T
fL
o
Lrl
an
I
,l
McEllranne
20'1
5-0
Mackenze
Village
-
Water
Demands
& Sanitary
Flows
by
Phase
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70/81
Subzone
-
percent
buildout
Cum
MDD
=
820
m3 or
9.6
L/s
E
/
F
-
Sngle Family / Duplex
E
/
F
- Single
Family
Townhouse
Subtotal
o.77
144
2.2',l.
109
1.09
2.17
o.o7
007
0.14
016
032
0.18
4.33
426
0.70
137
2.07
15,975
31,950
47,925
0.19
037
0.56
15 30
3.0
45
on
135
30
t5
Cum MDD
=
770
m3
or 9
04 Us
69,225
31,950
101,'175
081
0.37
1.18
65
30
95
J.U
195
90
285
D
-
Splt
Townhouse
D
-
Single Family Townhouse
Subtotal
289
1.43
4.32
090
0.90
1.80
0.06
0.06
0.12
068
0.32
L00
4.16
4.26
2.83
137
4.20
Cum
MDD
=
670
m3
or
7.86 Us
047
0.'1 1
0.58
4.21
436
'1.98
048
2.46
47,925
10,650
58,575
0.56
0.1 3
0.59
45
10
55
J.U
3.0
'135
30
165
D
-
Split Townhouse
D
-
Single Family
Townhouse
Subtotal
202
o.52
2.54
0.59
0.59
1.',t7
004
o.o4
0.08
Cum MDD
=
610
m3
or7
17 lls
D
-
Split
fownhouse
D
- Single Family Townhouse
Subtotal
1.62
096
2.58
0.76
076
1.51
005
0.05
0.10
o.37
021
0.58
4.24
4.30
1.57
0.91
2.
37,275
21
,300
58,575
044
o.25
0.69
20
55
3.0
30
105
60
165
Cum
MDD
=
560
m3 or
6.48 Us
10
15
25
3.0
30
30
45
75
E /
F
-
Sngle
Famly
/ Duplex
E
/
F
-
Single
Family
Townhouse
Subtotal
0.52
0.74
1.26
0.55
0.55
1.10
0.04
004
0.08
0.1
1
016
0,27
436
^
a
048
0.70
't.18
'10,650
'1
5,975
26,625
013
0.19
0.32
Cum
MDD
=
530
m3 or
6.
16 L/s
C
-
Large
Apartment
(1500
sf)
C
-
Medium
Apartment
(1000
s0
C
-
Small
Apartment
(500
sf)
Subtotal
0.87
2.28
062
3.77
082
0.82
082
2.46
0.05
005
005
0.15
0.1
I
053
0.1 3
0.85
431
4.19
4. C
0.82
2.23
057
3.62
'18,815
53,960
12,780
85,555
0.22
0.63
0.1 5
1.00
)q
80
30
't35
21
1.9
12
EA
152
5b
241
#
Units
Cap/Unit
Total
Cap
PWWF
(L/s)
rea
(ha)
Flow
(Us)
DWF
(Us)
Peak
Factor
PDWF
(Us)
DD
{Uday)
MDD
(Us)
Designnfiltration Calculations
low
Calculations
esign
WATER
Population
SANTARY
ts
t
UI
I
l
@
uJ
I
o-
o
uJ
U)
-
ul
U)
I
f
N
uJ
u,
I
,(\
McEllrann
20
1
5-0
Mackenze
Village
-
Water Demands
& Sanitary
Flows
by
Phase
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Subzone
-
buildout
NOTES:
1. Design
Population based
on:
SF/D
SF Town
Split Town
Lge Apt
(1
500 s0
Med Apt
(1000
sf)
Sml
Apt
(s00
sf)
Retail Comm.
3.0
people/unit
3
0
people/unit
3.0
people/unit
2.1
peopleiunit
1.9
people/unt
1
2
people/unit
3 5
employeeiunit
-
lndoor
(Domestc)
Use
=
250
ltresicapita/day
-
PeaklrrgationUse=
105 litres/capita/day,basedonatotal
irrgationareaof:
-
Peak Daily Flow
(Maximum
Daily Demand)
=
355
lihes/capita/day
4.8 hectares x 50 m3/hectare/day
3.
Sanitary
Flow calculations based on City of Revelstoke's Subdivision, Development and
Servicing Bylaw No 1
846
-
Domestic Flow Rate
(Average
Daily
Flow)
=
300 litres/capiiaiday
-
Peak Factorcalculated usingformula: PF= 1+
114
l(4
+
sqrt(P)
)1,
where P
isthepopulation inthousands
- lnfiltration volume calculated using. . 5,000 litres/hectare/day
(for pipes
not
in
water table)
Estimated areas: Phase 1
0.76
ha
Phase
7
2.46
ha
Phase
2
0.75
ha
Phase
I
1.10
ha
Phase3
0.58
ha
Phaseg
1.51 ha
Phase
4 0.59
ha
Phase 10
1.17
ha
Phase
5
0.36
ha
Phase 11
1.80 ha
Phase6
1.03
ha
Phase
12 217 ha
Total 14.29 ha
Units Cap/Unt Total Cap
PWWF
(L/s)
rea
(ha)
Flow
(Us)
DWF
(Us)
Peak Factor
PDWF
(Us)
DD
(L/day)
MDD
(Us)
Designnfiltration
Calculations
low
Galculations
esign
WATER
Population
SANITARY
0929468 BC
Ltd
Appendix B
Preliminary
lnfrastructure
Servicing
Study
Mackenzie
Village
Revision
1
-
October
2015
-
7/25/2019 Nichol Road housing development
72/81
.
Figure
1-
-
Context
Map
.
Map C
-
Proposed
CD
Zones
o
Map G
-
Greenways, Nodes
Parks
o
Map |
-
Proposed Phasing
o
Civil I
-
Utility
Schematic
ure
I
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Gontext
Map
r
ir
ArswDr
-'...'..E---t
l-.t42 l-ecto'e
i
D 3li
l-er-lcr;;i
-l
I
I
I
L
-
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