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The Corporation of the District of North Cowichan
Bell McKinnon Local Area Plan Bylaw
Bylaw 3717
WHEREAS the North Cowichan Official Community Plan envisions that Council will create local
area plans to refine permitted uses, servicing requirements, development patterns and
densities;
NOW THEREFORE, the Council of The Corporation of The District of North Cowichan enacts as
follows:
1
The Schedule attached to and forming part of this Bylaw is hereby established as
the Bell McKinnon Local Area Plan.
READ a first time on July 18, 2018
READ a second time on July 18, 2018
READ a third time on July 18, 2018
RESCINDED third reading on August 15, 2018
READ a third time, as amended on August 15, 2018
ADOPTED on September 5, 2018
CORPORATE OFFICER
PRESIDING MEMBER
SCHEDULE
BELL MCKINNON
LOCAL AREA PLAN
2018
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50-YEAR VISION
1
3
4
2
KEY DIRECTIONS
DEFINING POLICY
1. Municipality to acquire a network of new
or improved streets as the neighbourhood
redevelops, with an emphasis on pedestrian
comfort and safety (see Section 5.3).
2. Municipality to acquire new parkland
as the neighbourhood redevelops with
the target of having all residents within a
5-minute walk of a green space (see Section
6.3).
3. Applicants to provide Community
Amenity Contributions as part of all
rezoning processes (see Section 4.2.3).
4. New buildings to be energy efficient;
built with a minimum of Step 3 of the BC
Energy Step Code (see Section 4.5.3).
5. All new development to have a
maximum 10% effective impervious area
(area that drains to conventional off-
site infrastructure) in order to manage
stormwater on-site and protect local
ecosystems (see Section 4.5.2).
6. All new development to have a minimum
30-40% tree canopy coverage in order to
create a new urban forest (see Section 4.5.1).
7. All new development to adhere to dark
sky lighting principles and guidelines for
exterior lighting in order to maintain a rural
night sky and minimize impact on residents
(Section 5.7.2).
1
2
3
4
Smart Growth
A mixed-use village where people
can live, work, and play; and that can
accommodate growth for future
generations.
People-Friendly Streets
Existing streets will be improved to
include sidewalks, bike paths, and
landscaping.
Access to Nature
New parks and green spaces will
be created so that all residents are
within a 5-minute walk of natural
areas.
Housing Choices
A mix of housing types to
accommodate residents throughout
each stage of life.
6
1. PROJECT OVERVIEW
1.1 Introduction
8
1.2 How to Use This Plan
9
1.3 Area Context
10
1.4 Existing Conditions
14
1.5 Project Process
16
2. PLANNING & DESIGN FOUNDATIONS
2.1 Overview
18
2.2 Vision
19
2.3 Goals
19
2.4 Planning Principles
20
2.5 Urban Design Principles
21
3. NEIGHBOURHOOD CONCEPT
3.1 Overview
22
3.2 Precedents
23
3.3 Concept Plan
26
4. LAND USE & BUILT FORM
4.1 Overview
32
4.2 General Policies
33
4.3 Land Use
36
4.4 Built Form & Site Design
53
4.5 Green Building & Site Design
60
5. TRANSPORTATION:
STREETSCAPE & MOBILITY
5.1 Overview
63
5.2 General Policies
64
5.3 Streets, Laneways & Greenways
65
5.4 Goods Movement & Loading
78
5.5 Public Transit
79
5.6 Off-Street Parking
83
5.7 Streetscape
84
5.8 Design Directions Gallery
89
TABLE OF CONTENTS
7
BELL MCKINNON LOCAL AREA PLAN /
Prepared by:
Prepared for:
6. BLUE-GREEN SPACES:
PARKS, BUFFERS, & STORMWATER
6.1 Overview
91
6.2 General Policies
92
6.3 Blue-Green Network
93
6.4 Urban Forest
98
6.5 Stormwater Management
99
7. INFRASTRUCTURE
7.1 Overview
105
7.2 Infrastructure Action Plan
106
8. IMPLEMENTATION
8.1 Overview
111
8.2 Implementation Strategy
112
9. APPENDIX A
A.1 Landscape Plan Requirements
117
A.2 Canopy Cover Credit Tree List
119
This document is best viewed in two-page or full spread mode.
The Bell McKinnon Local Area Plan (BMLAP) provides detailed
policies and recommendations to guide future private and public
investments in the Bell McKinnon area over the next 20+ years.
Bell McKinnon is a unique neighbourhood
poised for transition. The BMLAP is a critical
tool to prepare for and respond to anticipated
regional growth and the new regional hospital
on Bell McKinnon Road. Ultimately, the LAP aims
to guide the Municipality and community in
creating a compact, sustainable neighbourhood
where people can live, work, and play.
The LAP takes direction from the Municipality's
Official Community Plan (OCP) and other
supporting documents, and provides a robust
blueprint for planning and design at the
neighbourhood scale. While consisting primarily
of large rural lots and basic infrastructure, the
area is designated as a Growth Centre in the OCP,
meaning urban development is envisioned in the
neighbourhood - providing housing, services,
and amenities to the community.
In response to OCP direction and the proposed
hospital, the Municipality began the LAP
process to provide a future-oriented illustration
and roadmap of a 21st century Growth Centre.
In early 2018, a team led by Barefoot Planning
kicked off the LAP process. Community
consultation was central to the process, with
multiple opportunities for dialogue and
engagement throughout. Residents, landowners,
employees, and other stakeholders provided
feedback via a public survey, an interactive Ideas
Fair, an intensive Stakeholder Workshop, and
pop-up engagement booths at key community
locations. Public preference was further refined
at a drop-in Public Gallery and, finally, an Open
House to review the draft of the Plan.
The resultant BMLAP is based on that input,
as well as contemporary best practices, policy
directions, and key planning principles. The
enclosed policies and strategies are meant to
strengthen the long-term vitality and resilience
of the area while being consistent with
community-based goals, values, and principles.
The key sections of this Plan include:
yy Planning & Design Foundations
yy Neighbourhood Concept
yy Land Use & Built Form
yy Transportation
yy Blue-Green Spaces
yy Infrastructure
yy Implementation
1.1 INTRODUCTION
1
PROJECT
OVERVIEW
9
BELL MCKINNON LOCAL AREA PLAN /
1.2 HOW TO USE THIS PLAN
The BMLAP serves as a guide for future development within the Bell
McKinnon neighbourhood. The Plan provides clear goals, guidelines, and
policies to help achieve the vision for the neighbourhood.
What is a Local Area Plan?
Local Area Plans (LAPs) provide direction for how a
particular area will grow and change over time. They
typically include detailed guidelines and policies to
direct the urban design, transportation (including
cycling, walking, transit), land use, parks and open
spaces, and other planning elements in the area.
An LAP further refines the high-level directions found
in the Official Community Plan (OCP) and applies
those refined policies to a specific neighbourhood;
seeking to achieve the Policies, Goals and
Objectives of the OCP, while also recognizing the
specific opportunities and constraints of a defined
neighbourhood area. The OCP is the Municipality's
overarching bylaw for guiding and assessing new
development in the community.
Who is the Plan for?
The BMLAP is intended to work as a guide for citizens,
developers, and Municipal staff when contemplating
development proposals and applications in the Plan
Area. This Plan should be reviewed against private
and public land development applications; capital
works projects; and community improvement and
development projects.
The Plan advances the implementation of OCP Goals
and Objectives as well as municipal initiatives as Bell
McKinnon grows and changes over the coming years.
Finally, the Plan outlines the planning and design
standards and expectations within the Bell McKinnon
Plan Area to be considered by the Municipality to
facilitate achieving the Plan vision.
10 / BELL MCKINNON LOCAL AREA PLAN
1.3 AREA CONTEXT
The Municipality of North Cowichan is situated on
the unceded indigenous territory of the historic
Cowichan Nation and its modern day successors,
including Cowichan Tribes. The Bell McKinnon Road
corridor is located within the historical village lands
of S'amuna (Somenos), which was utilized by the
Coast Salish peoples for thousands of years. Today,
Cowichan Tribes is the largest First Nations band
in British Columbia and remains very active in the
Cowichan Valley.
In the early years of European settlement, Bell
McKinnon and the surrounding area became
utilized for farming and homesteading purposes.
The Municipality of North Cowichan later
developed around traditional resource industries
of agriculture, forestry, mining, and fishing.
Over time, poor growing conditions in the Bell
McKinnon corridor led to its removal from the
Agricultural Land Reserve (ALR). With the adoption
of the current OCP, the area was included in the
Urban Containment Boundary and identified as a
Growth Centre.
More recently, the Cowichan Valley Regional
Hospital District purchased 8.9 hectares in the
Bell McKinnon Plan Area for replacement of the
Cowichan District Hospital. The property was
rezoned to accommodate the land use change, and
a future hospital is forecast to be built in the next
5-10 years.
1.3.1 Historical Context
11
BELL MCKINNON LOCAL AREA PLAN /
1.3.2 Plan Area
Ortona Road
Fairfield Street
Herd Road
Sprott Road
Drinkwater Road
Norcross Road
Westcott Road
Anzio Road
Bell McKinnon Road
Proposed
Hospital Site
0 50
150
250
350
450 m
Cowichan Valley Highway
Trans-Canada Highway
Somenos Lake
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13
BELL MCKINNON LOCAL AREA PLAN /
1.3.3 Policy Context
The BMLAP sits within an existing policy and regulatory context in the
Municipality. This page provides a brief review of this context and how it
informs the development of the Plan.
Official Community Plan (OCP)
The OCP provides clear direction for developing
the study area as a Growth Centre by adhering to
the principles of Smart Growth and developing
urban infrastructure. Further direction is provided
through high level policy directions and objectives
that support the development of a compact, mixed
use area, including protecting farm land and natural
areas, strong urban design and a people-friendly
public realm, providing a variety of housing types,
and encouraging a healthy and safe environment
for children and youth.
Parks & Trails Master Plan (PTMP)
The PTMP is a strategic Plan that guides the
development and management of parks and trails in
the Municipality. Relevant recommendations include
developing safe new multi-modal connections
between communities; improved on- and off-
road trail and pathway connectivity; physically
connecting parks, trails, and neighbourhoods; and
developing parks and recreational areas within
walking distance of all residents.
Bike Network Implementation Guide
The Bike Network Implementation Guide provides
a vision for developing and enhancing cycling
infrastructure within the Municipality and beyond.
The Guide details the delivery of select projects to
maximize impact and move forward on established
cycling-related policy goals from the PTMP and OCP,
including the development of an on-road protected
trail on Bell McKinnon Road and extensions to the
Cowichan Valley Trail / Trans Canada Trail.
Climate Action & Energy Plan (CAEP)
The CAEP addresses climate change and energy
consumption in the Municipality, providing an
inventory of the community's energy use and
greenhouse gas emissions and identifying future
trends in energy use. The Plan also identifies
strategies for reducing energy consumption and
emissions through policy and other mechanisms
- such as enforcing the Urban Containment
Boundaries, discouraging rural sprawl, increasing
housing density, and placing importance on active
transportation.
14 / BELL MCKINNON LOCAL AREA PLAN
1.4 EXISTING CONDITIONS
Today, the neighbourhood is generally characterized by large rural residential lots with a mix of service
commercial uses adjacent to the Trans-Canada Highway. This image gallery provides a visual overview of existing
conditions in the Plan Area.
Existing development site at Herd Road and
Trans-Canada Highway
Herd Road is a major link to the east
Typical rural landscape off of Bell McKinnon Road
Site of new regional hospital on Bell McKinnon Road
Typical character of Ortona Road and Fairfield
Road
Rural character further north on
Bell McKinnon Road
Commercial uses in south end of
Bell McKinnon Road
Key intersection of Bell McKinnon Road and Herd
Road
15
BELL MCKINNON LOCAL AREA PLAN /
Nearby development tends to be car-oriented and "big box" or highway-oriented in nature
Unwelcoming architecture at nearby Cowichan Commons
Indicative of car-oriented built forms in commercial areas
Despite road improvement in some locations, on-site pedestrian and cycling facilities are largely absent in the area
Somenos Lake is a key ecological asset nearby
Agricultural lands beyond the corridor
Commercial activity and forms at Sprott Road
16 / BELL MCKINNON LOCAL AREA PLAN
SITE ANALYSIS
January / Project Team
Technical analyses of existing conditions [a] identified
challenges and opportunities and [b] outlined a policy
framework to inform the project. Outcomes of the Site
Analysis informed the content for the Ideas Fair.
IDEAS FAIR
January 31 / Public
An interactive engagement event harvested public
feedback and generated high-level directions and big ideas
for the future of the neighbourhood.
SURVEY & POP-UPS
February / Public
A public survey and online PlaceSpeak discussions, along
with pop up events, extended the reach to the wider
community. Directions from the public formed a base on
which the stakeholder workshop was built.
WORKSHOP & INTERVIEWS
February-March / Stakeholders
Focus interviews provided greater detail on key plan
components, and an intensive workshop refined high-level
directions into possible scenarios and actions. Then, a set
of key elements and plan scenarios were developed for
public review at the Public Gallery.
PUBLIC GALLERY
April / Public
A second public event and online survey allowed residents
to share feedback and comment on the scenarios and
directions generated at the workshop, based on their initial
input. The Project Team then synthesized the public input
and developed a draft LAP.
DRAFT LAP OPEN HOUSE
May / Public
The Draft LAP was presented for public comment at an
Open House and online. The Project Team finalized the LAP
based on public and further staff input.
COUNCIL PRESENTATION
July / Public
The Final LAP was presented to Council at a public meeting.
1.5 PROJECT PROCESS
1.5.1 SUMMARY
The project process was rooted in a
collaborative project team, including staff
and consultants, and a community-driven
approach to developing the final Plan.
The adjacent timeline illustrates this
process - the core of which was the
community consultation. In addition to
these steps, the Project Team worked
collaboratively and iteratively with
municipal staff to refine the project. This
included internal department reviews
(e.g., planning, engineering, parks) to
ensure a practical and implementable
Plan. Other key stakeholders were directly
engaged to provide input, including
Island Health, School District 79, Halalt
First Nation, and Cowichan Tribes.
The final BMLAP was directly informed
by the outcomes of the engagement
process along with contemporary best
practices, neighbourhood planning
principles, consultant analyses, and
staff input.
17
BELL MCKINNON LOCAL AREA PLAN /
1.5.2 Consultation Outcomes
Principles & Values:
yy Conservation planning
yy Sustainability by design
yy Community-oriented
Needs Improvement:
yy Active transportation network
yy Housing diversity and options
yy Streetscape design
yy Infrastructure and amenities
yy Accessibility
Prioritize Investment In:
yy Active transportation connections
within and to/from the neighbourhood
yy Infrastructure improvements
yy Stormwater management
yy High quality community spaces
yy Housing options
Vision for Bell McKinnon:
yy Compact mixed use village
yy Health precinct
yy Urban amenities and infrastructure
yy Social vibrancy
yy Multiple active transportation options
yy Integration of green infrastructure
benefiting people and environment
yy An integration of green space and
natural sense of place
A Community Gallery to review ideas, so far
Mocking up ideas at the Stakeholder Workshop
Pop-up booth at Duncan Farmer's Market
Example of an Ideas Fair display board
Participation at the Ideas Fair
Participation at the kickoff Ideas Fair
2
2.1 OVERVIEW
PLANNING
& DESIGN
FOUNDATIONS
Throughout the project process, the community provided input on
the future vision of the neighbourhood, as well as the core values
and principles that should guide that future.
Using this input from the community and
stakeholders, and informed by best practices,
the project team developed a framework of
foundational elements on which the LAP is built.
As opposed to being purely abstract in nature,
this framework directs the development
of corresponding policies, which in turn
translate these concepts into implementable
requirements and guidelines.
Moreover, the presented neighbourhood
concept draws directly from this project
framework.
The framework is made up of the following
hierarchical elements:
Vision - a verbal description of the desired
future state of the area.
Project Goals - the primary objectives to be
achieved in order to realize the vision statement.
Planning & Design Principles - the guiding rules
to follow in order to achieve the project goals and
vision.
19
BELL MCKINNON LOCAL AREA PLAN /
2.3 GOALS
2.2 VISION
A model Green Growth Centre in the Cowichan Valley that is a vibrant, walkable, urban village
that facilitates healthy living in all stages of life.
Live, Work, Play
A neighbourhood where
residents can live, work, and
play within a 5-minute radius.
8 to 80
A neighbourhood where
people of all ages feel
safe, comfortable and are
welcomed.
Green, Not Grey
A neighbourhood built on a
green network that supports
a healthy community and
ecosystem.
20 / BELL MCKINNON LOCAL AREA PLAN
2.4 PLANNING PRINCIPLES
Streets for People
Create streets that are
comfortable and safe for all
users - including pedestrians
and cyclists.
Smart Growth
Facilitate compact development
that creates vibrant, walkable
places that provide for long-
term community growth, while
avoiding urban sprawl and
worsening impacts on the natural
environment.
Housing Choices
Provide a range of housing
types and tenures to serve local
residents through all stages of
life.
Blue-Green Infrastructure
Develop a comprehensive
blue-green space network that
enhances local ecologies and
supports a healthy community.
21
BELL MCKINNON LOCAL AREA PLAN /
2.5 URBAN DESIGN PRINCIPLES
Life Between Buildings
Layout buildings to define high
quality "outdoor rooms", such as
private courtyards and public plazas,
for people to gather in and enjoy.
First Floor Focus
Focus on the quality of architecture
and the interface of public and
private spaces at the pedestrian
level in the creation of appealing
storefronts, patios, yards, and
entries.
Human Scale
Design buildings, streets, and other
features to suit and function for
pedestrian capacities, rather than
vehicles or as monuments.
Ecological Design
Integrate natural systems, such as
stormwater flows and ecology, into
all landscape and building design.
3
NEIGHBOURHOOD
CONCEPT
3.1 OVERVIEW
This section provides illustrations of the neighbourhood, based on a
long-term, full build-out of the enclosed policies and directions.
The illustrations do not consider a multitude
of factors that will affect the incremental
growth of the neighbourhood. Instead, this
section is merely intended to provide a visual
representation of LAP Policies and Guidelines,
including the maximum possible development
density.
The Neighbourhood Concept helps to visualize
the long-term design and planning directions
for the area, including density of development,
parks and green spaces, new streets, and other
elements. It does not, however, provide a guide
for detailed design and planning elements, such
as architectural and park design character. In
general, simplistic representations of these
elements are used, which do not reflect the
quality of design anticipated in the community.
Inside, you will find:
yy A gallery of precedent images, illustrating
the "types of things" envisioned in the
future for the neighbourhood.
yy A high-level concept plan of the entire
BMLAP area, highlighting key features of
the Plan.
yy High-level "plan view" illustrations
of the area, broken up by sub-area,
identifying the general development
patterns across the BMLAP.
yy Streetscape illustrations of two key
locations in the Plan Area - the Core
Village and the higher density residential
areas - and demonstrating how policy is
expressed in the built form.
23
BELL MCKINNON LOCAL AREA PLAN /
3.2 PRECEDENTS
This precedent image gallery provides conceptual and aspirational directions for the future of the
neighbourhood, in terms of built form, character, and general features and amenities.
Hidden densification, like duplexes and triplexes
A new urban forest with tree canopy coverage
High quality landscaping
Kid-friendly amenities and infrastructure
Integration of multifamily housing and green space
High density housing at a modest scale
24 / BELL MCKINNON LOCAL AREA PLAN
Shared space streets for people
Multi-functional laneways
Fine-grained pedestrian network
High quality cycling infrastructure for all ages
High quality build materials and architecture
A high quality, central public plaza
25
BELL MCKINNON LOCAL AREA PLAN /
Small lot and cluster housing
Interconnected common spaces and trail network
Preservation of employment lands
Strong street frontages and contextual design
Public space design for all ages and abilities
High quality courtyards and common spaces
26 / BELL MCKINNON LOCAL AREA PLAN
3.3 CONCEPT PLAN
3.3.1 Key Features
1
6
2
This Concept Plan illustration is indicative of a fully built out vision for
the area according to the policies in this Plan. Development, however,
is expected to happen incrementally and in a manner responsive to
uncertain economic, social, and environmental changes over time. Specific
features and layouts are indicative only.
27
BELL MCKINNON LOCAL AREA PLAN /
3
4
5
1
2
3
4
5
6
Live, Work, Play
A mixed use village complements a mix
of housing types to create a place where
people can live, work, and play.
People-Friendly Streets
Existing streets will be improved to include
sidewalks, bike paths, and landscaping, and
all new streets will be "pedestrian priority".
5-minute Parks
New parks and green spaces will be created
so that all residents are within a 5-minute
walk of a park, plaza, or playground.
Blue-Green Network
Trails, greenways, and naturalized areas will
both provide access to nature and serve as
multifunctional "green infrastructure".
Highway Buffer
Natural areas and commercial buildings
along the highway will buffer residential
areas from vehicular noise and pollution.
Equitable Mobility
Equitable mobility will be sought through
high quality pedestrian/bicycle facilities and
a future transit hub near the hospital.
28 / BELL MCKINNON LOCAL AREA PLAN
3.3.2 Sub Areas
North
A mix of employment lands
and lower density residential
transitioning to medium and
higher density residential
approaching Herd Road.
Central
A mixed use area framed by
higher density residential, with
employment lands remaining
adjacent to the highway, and the
new hospital integrated within a
core neighbourhood village.
Bell McKinnon Road
Sprott Road
Herd Road
29
BELL MCKINNON LOCAL AREA PLAN /
South
A general progression from
higher density to lower density
residential, with employment
lands and natural areas buffering
the highway from residential
uses.
Southwest
A mix of existing and new
commercial lands with low
to moderate density housing
transitioning toward adjacent
rural lands.
Bell McKinnon Road
Fairfield Road
Norcross Road
Ortona Road
Trans-Canada Highway
Ford Road
Paddle Road
Drinkwater Road
Norcross Road
30 / BELL MCKINNON LOCAL AREA PLAN
3.3.3 Streetscape Illustrations
Core Village
The Core Village land use along Bell McKinnon Road is envisioned as a 3-5 storey mixed use village with active
retail and commercial frontages.
1
1
2
2
3
3
4
4
5
5
6
6
3-5 Storey Built Form
Mixed commercial and residential buildings
between 3-5 storeys.
Pedestrian-Friendly
Wide sidewalks and corner "bulbouts" to
increase pedestrian comfort and safety.
Green Infrastructure
Stormwater swales and raingardens
integrated throughout the street design.
Protected Bike Lanes
Bike lanes that are physically-separated
from vehicular traffic.
Active Frontages
All ground floors to be "active', through
design (e.g., glass) and use (e.g., retail).
People Spaces
Publicly-accessible plazas, parks, and patios
incorporated throughout the Core Village.
Note that building character is purely conceptual and not meant to represent desired quality of materials or
level of architectural detail.
31
BELL MCKINNON LOCAL AREA PLAN /
High density residential on new local street
The Residential-High land use is envisioned as a mix of townhomes and multifamily buildings with significant
amounts of common open spaces (e.g., courtyards, mid-block laneways) and parks integrated throughout. New
local roads will be "shared space" streets with low traffic speeds and high quality, pedestrian-oriented design.
1
1
2
2
3
3
4
4
5
5
6
6
3-5 Storey Built Form
A mix of townhouses and multifamily
buildings up to 5 storeys in height.
Shared Space
New local streets that prioritize pedestrians
and cyclists over vehicular efficiency.
Functional Landscapes
Stormwater facilities, such as raingardens
and swales, integrated throughout public
and private spaces.
Courtyards & Laneways
Network of common open spaces
throughout the neighbourhood.
Ground-Oriented Units
Ground-oriented units activate surrounding
areas, providing built-in comfort and safety.
Green Urbanism
Three key green development requirements
translate to energy efficient buildings and
high tree canopy and greenspace coverage.
Note that building character is purely conceptual.
4
LAND USE
& BUILT FORM
4.1 OVERVIEW
This section provides detailed land use and built form policies that
serve to guide future decision-making regarding development in the
Plan Area.
The subsections detail everything from the
acquisition of new streets, parks, and trails; to
land use designations and related policies; to
built form guidelines; to green building and
design requirements. In sum, these policies will
shape the future built environment and uses in
the neighbourhood, based on the Planning and
Design Foundations found in Section 2.
Inside, you will find:
yy General policies, including the
acquisition of neighbourhood networks
- infrastructure, parks and open spaces,
streets and laneways -and Community
Amenity Contributions.
yy A Land Use Plan and detailed land use
policies for each designation in the entire
Plan Area.
yy Built form and site design guidelines,
including key urban design elements
such as courtyards, active frontages, and
semi-private front yards.
yy Green building and site design
requirements, including tree canopy
coverage, effective impervious area, and
green building (BC Energy Step Code).
33
BELL MCKINNON LOCAL AREA PLAN /
4.2 GENERAL POLICIES
4.2.1 Administration
1. All bylaws, development or land use applications shall be consistent with the policies of the BMLAP.
Application Requirements
7. At the time of Zoning amendment and
Development Permit application, applicants shall
provide:
a.
A detailed landscape plan prepared by a
registered landscape architect.
yy See Appendix A and Section 4.5 Green
Building & Site Design for required plan
details and calculations.
b.
A shadow analysis to outline any impacts on
surrounding buildings and open spaces.
Interpretation of Language
2. Where a descriptive section accompanies a
policy, it is provided for information purposes only to
enhance the understanding of the policy.
3. Where "shall" is used in a policy, the policy is
considered mandatory.
4. Where "should" is used in a policy, the intent is that
the policy is strongly encouraged, but can be varied
where unique or unforeseen circumstances provide
for courses of action that would satisfy the general
intent of the policy.
5. Where a policy requires submission of studies,
analysis, or other information, the Municipality shall
determine the exact requirements and timing of the
studies, analysis, or information.
Key Development Requirements
6. All new development must satisfy the conditions
of the following key policies:
a.
Minimum 30-40% tree canopy cover (see
Section 4.5.1)
b.
Maximum 10% effective impervious area (see
Section 4.5.2)
c.
Minimum Step 3 of the BC Energy Step Code
(see Section 4.5.3)
34 / BELL MCKINNON LOCAL AREA PLAN
Example of high quality local street acquisition
Example of high quality public park acquisition
Example of infrastructure acquisition
4.2.2 Acquisition of Neighbourhood Networks
Infrastructure
1. Existing infrastructure - including roads, sanitary
sewer, and water - may be inadequate to service
many developments anticipated by the LAP. The
developer is responsible for providing the necessary
upgrades resulting from a development or land use
application in accordance with the policies of this
Plan.
2. The Municipality shall incorporate the directions
of this LAP into its infrastructure improvement plans
(e.g., capital plans, development cost charges);
additionally, infrastructure and servicing upgrades
are expected to be funded by private development
where latecomer or excess capacity agreements
are applicable through legislation. See Section 7.2
Infrastructure Action Plan.
Parks and Open Spaces
3. Desired public park and trail network acquisitions
are shown on figures 5.3.3 and 6.3.2 and shall be
secured for public access through the development
or land use application process in accordance with
the policies of this Plan.
a.
Additional public, semi-private and privately-
owned public spaces, particularly internal
courtyards and mid-block connections, shall
also be secured through the development or
land use application process, consistent with
the policies of this Plan.
4. Desired blue-green network acquisitions,
including buffer areas and stormwater amenities, are
shown on figures 6.5.2 Stormwater Management Plan
and 6.3.2 Blue-Green Network and shall be secured
through land use or development application
processes in accordance with the policies in this Plan.
Streets and Laneways
5. Desired street network acquisitions, including
new local roads and laneways and upgrades to
existing roads, are shown and detailed in Section 5
Transportation and shall be secured in favour of the
Municipality through the development application
process in accordance with the policies of this Plan.
a.
Street network acquisitions shall be designed
with strong consideration for figure 6.3.2
Blue-Green Network and related policies.
35
BELL MCKINNON LOCAL AREA PLAN /
4.2.3 Community Amenity Contributions (CAC)
1. At the development application stage (i.e.,
rezoning), the Municipality shall negotiate with all
applicants for the provision of Community Amenity
Contributions ("amenity contributions") according to
the below guidelines, the subsequent policies in this
section, and any adopted Amenity Program:
a.
Amenity contributions shall be in the form
of agreed upon physical amenities (e.g.,
public spaces or facilities), benefits (e.g.,
affordable housing), and/or cash-in-lieu
contributions; physical amenities should be
given preference over cash-in-lieu.
b.
Amenity contributions should be
proportional to the development rights and
value created through rezoning.
c.
Amenity contributions should be
proportional across development sites to
ensure fairness.
2. To facilitate street, laneway, park, trail, and
stormwater facility acquisition, as illustrated
in figures 5.3.3, 6.3.2, and 6.5.2 of this Plan, the
Municipality shall consider increasing the permitted
density and other incentives based on gross lot
area, where such acquisitions result in diminished
property rights beyond statutory requirements and
proportional CAC negotiations.
3. The provision of semi-public open spaces and
trails, mews, and plazas shall be considered an
amenity, only where a legal arrangement has been
established on title to preserve public access.
4. The provision of parkland beyond the statutory
requirement (5% dedication) during subdivision
shall be considered an amenity, but only for
developable land or lands identified in the Blue-
Green Network policies (Section 6).
5. Parks, trails, and laneways provided beyond
statutory requirements shall only be considered
amenities where the following criteria are met,
following neighbourhood and municipal staff
consultation:
a.
Park designs and tender drawings have
been prepared by a registered landscape
architect at the cost of the developer;
b.
Developer has agreed to provide bonding
for all aspects of park construction;
c.
Developer agrees to enter into a two
year maintenance agreement with the
Municipality from the time of substantial
completion; and,
d.
Crime Prevention through Environmental
Design (CPTED) principles have been
considered in all open space design.
What are Community Amenity Contributions?
The purpose of Community Amenity Contributions (CACs) is to capture a proportion of the development
value created by Council-approved density increases (i.e., rezoning) for the benefit of the community.
CACs and associated policies facilitate the provision of amenities (e.g., parks, trails), benefits (e.g.,
affordable housing, green building), and cash-in-lieu payments that serve existing and new residents
while mitigating negative impacts from densification.
CACs are used to achieve amenities and public benefits that are not achievable via other regulatory
tools, such as Zoning, Development Cost Charges, requirements of subdivision, and taxation.
Best practices suggest that CACs should be location-specific (near to the new development) and
proportional to the density increase (and value created).
36 / BELL MCKINNON LOCAL AREA PLAN
6. The provision of public art within plazas,
squares, streetscapes, and bicycle networks shall
be considered an acceptable component of
an amenities package, with approval from the
Municipality and a binding agreement that includes
provisions to ensure the long-term maintenance or
replacement of the artwork.
7. The provision of landscaped-based stormwater
facilities (Section 6.5) shall be supported as
acceptable amenities.
8. Other amenities that should be considered
acceptable include but are not limited to
functioning natural habitats, affordable housing
units, and childcare facilities.
4.3 LAND USE
4.3.1 Administration
1. The land use designations and accompanying
policies of this section shall inform all development
application decisions in the Plan Area. The
boundaries, uses, and densities established may
be varied to account for unique circumstances,
adaptability over time, and flexibility of
implementation, so long as the intent of the policy
is achieved and is consistent with the policies, goals,
and principles of this Plan.
2. The Municipality shall develop new Development
Permit Areas and Zoning Bylaw zones consistent
with this Plan. The policies and guidelines in this Plan
shall function as Development Permit guidelines.
3. The Municipality should work with Cowichan
Tribes to integrate Hul'qumi'num names and
Cowichan art into the streetscape and public
space planning and design process.
4. The Municipality shall develop a housing policy
for the area which considers a requirement for
family-sized units.
Example of linear public space as a CAC
Indigenous art integrated into a public space in Vancouver
4.2.4 Housing
1. The Municipality shall support and facilitate the
development of a range of housing types, sizes, and
tenures in the study area. This should include the
inclusion of family-sized units (e.g., 3+ bedroom) in
multifamily buildings, housing options for seniors
and those with special needs, and other forms of
supportive housing.
37
BELL MCKINNON LOCAL AREA PLAN /
New Local Streets
see 5. Transportation
Residential - Rural (RR)
e.g. large lot residential (to be
removed from UCB)
Residential - Low (RL)
e.g., single family, duplex
Residential - Med (RM)
e.g., plexes, townhomes
Residentiali - High (RH)
e.g., townhomes, condos
Core Village (CV)
e.g., mixed use buildings
Local Village (LV)
e.g., retail frontages
Employment Lands (EL
e.g., light industrial, service
commercial
Employment Lands - Mix
(EL-M)
e.g., mixed use buildings
Highway Buffer (HB)
e.g., vegetated or built impact
buffers
Institutional
Parks, Trails, Blue-Green
Areas (not shown)
See 6. Blue-Green Network
0 50
150
250
350
450 m
Ortona Road
Fairfield Street
Bell McKinnon Road
Herd Road
Sprott Road
Drinkwater Road
Norcross Road
Westcott Road
Anzio Road
Trans Canada Highway
Somenos Lake
4.3.2 Land Use Plan
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39
BELL MCKINNON LOCAL AREA PLAN /
4.3.2 Land Use Summary Table (1 of 2)
Land Use
Summary
Preferred Typologies
Core Village
(CV)
A 3-5 storey mixed
use village area
Local Village
(LV)
Permitted light
retail in local village
centres
Residential-
High (RH)
3-5 storey
multifamily
residential
Residential-
Med (RM)
2-3 storey
townhouses and
duplex/triplex
Residential-Low
(RL)
Single family, small
lot, and duplex/
triplex
40 / BELL MCKINNON LOCAL AREA PLAN
Land Use
Summary
Preferred Typologies
Residential-
Rural (RR)
Large lot residential
Employment
Lands (EL)
1-2 storey service
commercial and
light industrial
Employment
Lands-Mixed
(EL-M)
Permitted
residential above
employment uses
Institutional (I)
Proposed hospital
and police station
locations
Highway Buffer
(HB)
Large vegetated
or mixed (with
buildings) buffer
area
Parks
Integrated
throughout all areas
(see Section 6
Blue-Green
Network)
4.3.2 Land Use Summary Table (2 of 2)
41
BELL MCKINNON LOCAL AREA PLAN /
4.3.3 Core Village (CV)
This area is intended to act as the village hub of amenities, services, and employment, with multifamily
residential integrated throughout.
CV Preferred Land Uses
»» Community / Institutional
»» Health care, hi-tech, office, retail, gallery,
restaurant, commercial, studio, live-work
»» Multifamily Residential (not on first floor of
collector/arterial streets)
»» Public Open Space (e.g., plazas, parks)
»» Other Public Amenities (e.g., community
centre)
CV Preferred Building Typologies
»» Mixed Use Commercial
»» Mixed Use Residential
Preferred Setbacks & Frontages
Consistent streetwall with active frontages with
some variation for visual interest and publicly-
accessible parks and plazas.
»» Min. front setback: 0m
»» Max. front setback: 3m
yy Exclusions for squares, plazas, park
areas, and public amenities.
CV Key Guidelines
»» Active street frontages (see Section 4.4.1
Building Architecture)
»» Courtyards (see Section 4.4.3 Courtyards &
Mid-Block Connections)
»» Family-sized Units (see Section 4.2.4
Housing)
CV Preferred Densities
»» Min-Max Height: 3 to 5* storeys
»» Min-Max Floor Area Ratio (FAR):
1.5:1 up to 2.5:1*
* Developments greater than 3 storeys and/
or having FAR 1.5:1 or greater requires min.
70% underbuilding, or underground parking.
Developments greater than 4 storeys and/
or having FAR 2.0:1 or greater requires 100%
underbuilding, or underground parking
Example of a mixed use building with active ground floor uses and quality public spaces
42 / BELL MCKINNON LOCAL AREA PLAN
4.3.4 Local Village (LV)
The local village frontage designation is intended to provide an opportunity to create a neighbourhood
gathering place that provides local commercial, gathering, play, and sanctuary spaces at a walkable distance
from residential areas. The preferred land uses, built forms, and density considerations are intended to be
consistent with surrounding residential designations.
LV Preferred Densities
»» Min-Max Height: 2 to 3 storeys
»» Min-Max Floor Area Ratio (FAR):
1:1 to 1.8:1
LV Preferred Land Uses
»» Community Facilities
»» Office, professional service, light retail,
studio, gallery, live-work, restaurant
»» Multifamily Residential
»» Public Open Space (e.g., plazas, parks)
»» Other Public Amenities
LV Preferred Building Typologies
»» Mixed Use Commercial
»» Mixed Use Residential
LV Preferred Setbacks & Frontages
A consistent streetwall with active frontages
is desirable with some variation for visual
interest and publicly-accessible parks and/or
plazas.
»» Min. front setback: 0m
»» Max. front setback: 3m
yy Exclusions for units fronting public
open spaces and laneways
LV Key Guidelines
»» Active street frontages (see Section 4.4.1
Building Architecture)
Example of a neighbourhood-scale development with residential above light retail
43
BELL MCKINNON LOCAL AREA PLAN /
4.3.5 Residential-High (RH)
This designation provides higher density residential development areas with a mix of townhomes and
multifamily residential with high quality public open space.
RH Preferred Land Uses
»» Apartments
»» Home-based business
»» Limited Accessory Uses (e.g., childcare)
»» Live-work
»» Multifamily Residential
»» Community Care
»» Public Open Space (e.g., parks)
»» Other Public Amenities
RH Preferred Building Typologies
»» 3-5 storey Multifamily Residential and/or
Apartments
RH Preferred Setbacks & Frontages
Buildings should frame and address street
frontages, internal common spaces, and public
open spaces (e.g., parks) and utilize ground-
oriented units wherever possible.
»» Min. front setback: 2m
»» Max. front setback: 4m
yy Setback and frontage exclusions for
squares, plazas, park areas, and/or public
amenities.
RH Key Guidelines
»» Semi-private front yards (see Section 4.4.2
Yards & Setbacks)
»» Courtyards (see Section 4.4.3 Courtyards &
Mid-block Connections)
»» Family-sized Units (see Section 4.2.4
Housing)
RH Preferred Densities
»» Min-Max Height: 3 up to 5* storeys
Example of multifamily residential with ground-oriented units and shared courtyard
44 / BELL MCKINNON LOCAL AREA PLAN
4.3.6 Residential-Medium (RM)
This designation provides moderate density residential development areas with a mix of townhomes and
plexes with high quality public open space.
»» Family-sized Units (see Section 4.2.4
Housing)
RM Preferred Densities
»» Min-Max Height: 2 to 3* storeys
»» Min-Max Floor Area Ratio (FAR):
0.8:1 to 1.2:1*
* Development greater than 2 storeys and/or
having FAR 0.8:1 or greater requires max 1 off-
street parking stall per unit and parking at rear
of building.
Development greater than 3 storeys and/or
having FAR 1.2:1 or greater shall be considered
with the provision of underground parking and
RM Preferred Land Uses
»» Apartments
»» Home-based Business
»» Limited Accessory Uses (e.g., childcare)
»» Live-work
»» Multifamily Residential
»» Public Open Space (e.g., parks)
»» Other Public Amenities
RM Preferred Building Typologies
»» 2-3 storey Multifamily Residential and/or
Apartments
RM Preferred Setbacks & Frontages
Buildings should frame and address street
frontages, internal common spaces, and public
open spaces (e.g., parks) and utilize ground-
oriented units wherever possible.
»» Min. front setback: 3m
»» Max. front setback: 5m
yy Setback and frontage exclusions for
units fronting public open spaces and
laneways.
RM Key Guidelines
»» Semi-private front yards (see Section 4.4.2
Yards & Setbacks)
»» Courtyards (see Section 4.4.3 Courtyards &
Mid-block Connections)
Example of family-sized multifamily units with semi-private front yards
45
BELL MCKINNON LOCAL AREA PLAN /
4.3.7 Residential-Low (RL)
This designation provides lower density residential development areas with a mix of single family, small lot
single family, duplex, and triplex units integrated within high quality public open space.
RL Preferred Land Uses
»» Home-based Business
»» Limited Accessory Uses (e.g., childcare)
»» Public Open Space (e.g., parks)
»» Other Public Amenities
RL Preferred Building Typologies
»» Coach Houses
»» Single Family Home
»» Duplex / Triplex
»» Secondary Suites
RL Preferred Setbacks & Frontages
Buildings should address street frontages,
internal common spaces, and/or public open
spaces (e.g., parks).
»» Min. front building setback: 2m
»» Max. front building setback: 5m
RL Key Guidelines
»» Semi-private front yards (see Section 4.4.2
Yards & Setbacks)
»» Courtyards (see Section 4.4.3 Courtyards &
Mid-block Connections)
RL Preferred Densities
»» Min-Max Height: 1 to 3*
»» Min-Max Floor Area Ratio (FAR):
0.4:1 to 0.8:1
»» Min. average net density of 15 units per
hectare
*Development greater than 2 storeys
permitted for duplex/triplex only and requires
that parking be accessed from a laneway,
where possible, and be located to the rear of
the front plane of the development.
Example of small lot housing with well-designed semi-private front yards
46 / BELL MCKINNON LOCAL AREA PLAN
4.3.8 Employment Lands (EL)
This area is intended to maintain and expand existing service commercial and light industrial use areas, which
provide important economic activity, employment, and generally act to buffer the wider neighbourhood from
the impacts of the Trans-Canada Highway.
EL Preferred Land Uses
»» Non-retail Commercial
»» Service Commercial
»» Light Industrial
»» Studio / Workshop
»» Restaurants
EL Preferred Building Typologies
»» Adapted for use
»» Minimum ground floor to ceiling height of 5.5m
to allow long-term adaptability/flexibility of use.
»» Minimize surface parking
EL Preferred Densities
»» Min-Max Height: 2 to 3 storeys
»» Min-Max Floor Area Ratio (FAR):
0.7:1 to 1:1.
EL Preferred Setbacks & Frontages
»» Adapted for use
Example of a light industrial building integrated into a predominantly residential area
EL Key Guidelines
»» High quality façade and landscaping
»» Parking permitted in front setback
but should incorporate landscaping and
stormwater management in accordance with
development permit requirements.
47
BELL MCKINNON LOCAL AREA PLAN /
4.3.9 Highway Buffer (HB)
This designation is intended to act as an impact buffer (e.g., noise, air pollution) between the Trans-Canada
Highway and residential uses. Highway buffers may be [a] vegetated (only) or [b] a mix of vegetated and
Employment Lands use.
HB Preferred Setbacks & Frontages
»» See Section 4.3.8 Employment Lands
HB Key Guidelines
»» Impact buffers to be consistent with policies
of this Plan
»» Impact buffers shall be dense with
vegetation and heavily treed
HB Development Requirements
i. Vegetated Impact Buffers shall be min. 60m wide
south of and 100m wide north of Herd Road.
ii. Mixed Impact Buffers shall be a min. of 40m wide
south of and 60m wide north of Herd Road.
iii. Mixed Impact Buffers shall include a min. of 10m
vegetated buffer along eastern boundary.
iv. In Mixed Impact Buffers, north-south gaps between
buildings and between buildings and vegetated areas
shall not exceed 10m;
v. Where identified on 6.3.2 Blue-Green Network Plan,
buffers areas should include publicly-accessible trails
as per the policies of Section 6.3.
HB Preferred Land Uses
»» Vegetated green space
»» Publicly-accessible open spaces and trails
»» See Section 4.3.8 Employment Lands
HB Preferred Building Typologies
»» See Section 4.3.8 Employment Lands
HB Preferred Densities
»» See Section 4.3.8 Employment Lands
Highway Buffering
The vehicular traffic on the Trans-Canada Highway produces noise and air pollution that can have
significant negative impacts on nearby residents. Using evidence-based best practices, Murdoch de
Greeff Landscape Architects analyzed the project area landscape to develop guidelines that inform the
above policy. See the adjacent diagrams for further explanation and illustration.
Example of a highway buffer incorporating stormwater management capacity
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49
BELL MCKINNON LOCAL AREA PLAN /
Vegetated Impact Buffer North of Herd Road
Mixed Impact Buffer North of Herd Road
Vegetated Impact Buffer South of Herd Road
Mixed Impact Buffer South of Herd Road
Vegetated Impact Buffer north of Herd Road requires minimum 100m distance between highway and residential uses.
Mixed Impact Buffer north of Herd Road requires a minimum 60m distance between highway and residential uses.
Vegetated Impact Buffer south of Herd Road requires a minimum 50m between highway and residential uses.
Mixed Impact Buffer south of Herd Road requires a minimum 40m distance between highway and residential uses.
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51
BELL MCKINNON LOCAL AREA PLAN /
4.3.10 Employment Lands-Mixed (EL-M)
This area is intended to provide employment lands with flexibility and intensity of use, including residential on
the upper storeys, without permitting commercial/retail uses preferred in the Core Village.
EL-M Preferred Land Uses
»» Hi-tech
»» Light industrial
»» Live/work, studio
»» Multifamily Residential/Apartment
(upper storeys only)
»» Office (upper storeys only)
»» Public Open Space (e.g., parks)
»» Restaurants
EL-M Preferred Building Typologies
»» Live/work units
»» Light Industrial Buildings
»» Mixed Use
EL-M Preferred Setbacks & Frontages
Adapted for use with preference for a consistent
streetwall with active frontages with variation
for visual interest and publicly-accessible parks
and plazas. Outdoor storage and parking/
loading areas should be screened from the
street and public spaces by landscaping/
screening.
»» Min. front setback: 0m
»» Max. front setback: 3m
»» > 50% of frontage at minimum setback
yy Setback and frontage exclusions for
units fronting public open spaces and
laneways.
EL-M Key Guidelines
»» Minimum ground floor height of 4.5m (floor
to ceiling) to allow for long-term adaptability/
flexibility of use
EL-M Preferred Densities
»» Min-Max Height: 2 to 4* storeys
»» Min-Max Floor Area Ratio (FAR):
1.0 to 2.0*
* Development greater than 3 storeys and/or
having FAR 1.5:1 or greater requires min. 90%
underbuilding or underground parking.
Example of light industrial live/work building
52 / BELL MCKINNON LOCAL AREA PLAN
4.3.11 Residential Rural (RR)
This area is recommended to be removed from the Urban
Containment Boundary. Through the implementation of
policies in this Plan, infrastructure improvements may still
be required and/or provided as part of the development
process.
4.3.12 Institutional (I) Policies
»» Permitted uses, densities, and built form requirements
to be determined by MNC staff on a project-by-project
basis, informed by the OCP and guidelines of this Plan.
»» Street interface improvements to be informed by the
OCP and guidelines of this Plan.
A typical rural residential property on Anzio Road
53
BELL MCKINNON LOCAL AREA PLAN /
4.4 BUILT FORM & SITE DESIGN
4.4.1 Building Architecture
1. All buildings and multi-building developments
should express a strong, cohesive architectural
concept that:
a.
Creates interest by varying architectural
design and facade treatments at key
points.
b.
Articulates building footprints to reduce
massing and to promote architectural
definition.
c.
Introduces variety and creativity between
buildings.
d.
Focuses on creating visual interest and
human scale details at the pedestrian level.
e.
Uses authentic and high quality materials
(e.g., wood, metal).
f.
Avoids thematic architectural styles
associated with chain businesses.
g.
Incorporates overhangs for weather
protection at entries and access points -
and across entire frontages for retail uses
where possible.
h.
Creates active street frontages and
promotes public space vibrancy and safety
through:
i. Transparent commercial/retail street
frontages.
ii. Semi-private residential yards.
iii. Residential balconies on all upper storey
units facing streets or adjoining public
open spaces.
2. The massing and siting of buildings should be
arranged to:
a.
Minimize shadowing on residential floors
of adjacent buildings as well as public and
common open spaces such as sidewalks,
plazas, and courtyards.
b.
Ensure that adjacent residential properties
have sufficient visual privacy, as well as
protection from site illumination and noise.
c.
Allow for sunlight onto the outdoor spaces
of the majority of ground floor units during
the winter solstice.
d.
Front public streets (including flanking
stretch on corner sites) to create a defined
street edge and to maximize the amount of
private open space behind the building and
separation from neighbours.
Building incorporating transparent frontage, semi-private patio, residential balconies, overhang for weather protection, and high quality materials
54 / BELL MCKINNON LOCAL AREA PLAN
3. The Municipality shall consider aerial
encroachments into the public right-of-way
for building designs that include appropriate
overhangs, weather protection, wind turbines,
solar panels, and similar elements.
4. Commercial frontages should create a fine-
grained development pattern at the ground
floor. Regardless of the floor area of the units,
frontages should be between 5m and 12m wide
depending on location.
5. To optimize the viability of retail uses, a
4.5m floor to floor height for the first floor is a
minimum.
6. To optimize the viability and adaptability of light
industrial uses, a 4.5m-5.5m floor to floor height
for the first floor in EL and EL-M designated areas is
preferred, with consideration for a mezzanine level,
loading bays, and proper separation, ventilation
and power.
Active frontages facilitate interaction between semi-private and public spaces.
Diagram illustrating a fine-grained development pattern
Residential balconies on upper storey units
Building overhang providing weather protection
55
BELL MCKINNON LOCAL AREA PLAN /
1. Wherever practical, buildings with ground-
oriented residential units shall have shallow (3-
4m) yards that function as semi-private spaces
(e.g., landscaped yards, porches) or "soft edges".
2. Where no front yard setback is required,
ensure any setback enhances the
streetscape by providing a high quality open
space or maintaining an existing pattern of
setbacks.
3. The 'back to back' distance (from rear
elevation to rear elevation) between buildings
should be used to maximize sunlight,
privacy, and the amount of open space
(e.g., courtyards, landscaping, stormwater
amenities)
4. In residential and mixed use areas, exterior
side yards on flanking streets should be
treated as front yards - with entries, patios,
etc. - and should have setbacks similar to the
plane on the rest of the street frontage.
5. Buildings located adjacent to mid-block
connections should provide a deeper front
setback at the passage to improve their
visibility and character - approximately 4m by
4m (see diagram on facing page)
4.4.2 Yards and Setbacks
Semi-private areas provide a buffer between fully public and private areas
A consistent streetwall provides a comfortable sense of enclosure
Semi-private yards facilitate privacy and social interaction
An extra front setback provides high quality and usable open space
56 / BELL MCKINNON LOCAL AREA PLAN
1. Courtyards between buildings or
incorporated into individual buildings (e.g., L,
C, E-shaped buildings) are encouraged and
should have a minimum depth of 10m.
2. Massing that achieves a maximum
amount of sunlight in the courtyard should be
explored and encouraged.
3. Dwellings facing courtyards should be
carefully designed with semi-private yards to
mitigate privacy concerns and overlook.
4. Large massings should be broken up by
private mews or public laneways (i.e., mid-
block connections) which should be publicly-
accessible wherever practical and function
as a mid-block connection.
5. Ground floors adjacent to mid-block
connections (private or public) should have
an active edge with entrances and windows
facing the path or lane, whether the interface
is residential or retail in nature.
6. Lighting appropriate to the adjacent uses
(i.e. commercial or residential) should
be incorporated to provide a safe and
enjoyable walking route through interior block
courtyards and connections.
4.4.3 Courtyards & Mid-Block Connections
An interior courtyard with active edges
Developments organized around a public courtyard with mid-block connections
Diagram showing minimum width of an internal courtyard space
Diagram showing a mid-block connection with adjacent building setbacks
57
BELL MCKINNON LOCAL AREA PLAN /
1. Privately-owned public spaces and
commercial patios, plazas, and squares
should:
a.
Incorporate the principles of Crime
Prevention through Environmental
Design (CPTED - see Section 4.4.5)
b.
Be designed with similar detailing
materials (e.g., surfacing) and
elements (e.g., street furniture,
landscaping) to the adjacent
streetscape in order to create a
unified public realm experience.
c.
Provide barrier-free access for all
users.
2. Commercial Patios, plazas, and squares
should provide barrier free access for all users.
4.4.4 Privately-Owned Public Spaces
A successful indoor privately-owned public space
Some cities require signage indicating public space on private property
A privately-owned mews (mid-block connection) with barrier-free public access
58 / BELL MCKINNON LOCAL AREA PLAN
1. Development applications shall be reviewed
with consideration of Crime Prevention through
Environmental Design Principles (CPTED), including:
a.
Natural Surveillance: Increasing visibility of
potential criminal acts through landscaping
(i.e,. enhance sitelines and reduce shadows),
facilitating overlook (e.g., residential
balconies with view of rear parking lot),
and encouraging legitimate activity in key
locations.
b.
Natural Access Control: Guiding people
entering and leaving a space through
the placement of entrances, exits, fences,
directional signage, landscaping, and
lighting to deny criminals access to potential
targets and creating a perception of risk for
would-be offenders.
c.
Territorial Reinforcement: Promoting a
sense of ownership or interest in a place and
creating clear distinctions between private
and public areas, so that would-be offenders
have a harder time blending in.
d.
Activity Support: Encouraging legitimate
activities in public spaces to discourage
criminal acts.
4.4.5 Crime Prevention Through
Environmental Design (CPTED)
Residential units facing public space increases natural surveillance
A mix of uses offers activity and surveillance throughout the day
59
BELL MCKINNON LOCAL AREA PLAN /
1. In residential areas, ground floor relationships
may vary depending on the fronting street and
dwelling unit type. The first floor may be raised
above grade (max 1m) to provide a comfortable
relationship with passing pedestrians and vehicles.
a.
If raised above grade, then careful attention
shall be given to balance the need for
privacy and the presence of blank walls on
the street.
2. On sloping sites floor levels should step to follow
natural grade and avoid the creation of blank walls
a.
Continuous parking structures should not
be evident above the natural grade.
b.
Buildings should be designed for 'up-slope'
and 'down-slope' conditions relative to the
street by:
yy Carefully locating the building entry and car
parking access to avoid impacts on street
presence.
yy Incorporating terracing to create usable
open spaces around the building.
yy Utilizing the slope for under-building parking
wherever possible.
yy Designing buildings to access key views
yy Minimizing large retaining walls (retaining
walls higher than 1m should be stepped and
landscaped).
4.4.6 Relationship to Finished Grade
Ground floor units above grade need to be carefully designed to avoid blank walls
Sloped sites can be utilized to incorporate underbuilding parking
A well-designed raised ground floor maintaining an active frontage
60 / BELL MCKINNON LOCAL AREA PLAN
4.5 GREEN BUILDING & SITE DESIGN
4.5.1 Tree Canopy Cover
Minimum 30-40% Tree Canopy Cover
1. All new on-site development in the Plan Area shall
meet the following minimum on-site tree canopy
cover targets:
a.
30% in CV, LV, RH, EL, and EL-M areas
b.
40% in RM, RL, and RR areas
c.
See Section 6.4 Urban Forest
d.
Targets apply to private land. Street trees
and parks are subject to infrastructure and
park development guidelines.
2. At the time of development application or
development inquiry, applicants shall provide a
survey of existing and proposed on-site canopy
coverage.
a.
See Appendix A for required application
details and Canopy Coverage formula
Tree Canopy Cover
Why tree canopy coverage?
Trees provide many benefits, including beauty, privacy, habitat, shade, cooling, stormwater mitigation,
and noise mitigation. People enjoy having trees in their neighbourhoods; trees boost property values,
and areas with greater tree canopy cover tend to have lower rates of crime and traffic accidents.
How do you achieve it?
yy Identify and maintain existing trees and canopy cover: Existing mature stands of trees
provide habitat value and define the character of the landscape in ways that newly planted
trees are not able to accomplish for many years.
yy Increase tree canopy cover: Plant large-canopied, long lived trees along streets, in public
spaces, and on private property.
Trees integrated and featured in new building design
Mature trees integrated into landscaping of redeveloped site
61
BELL MCKINNON LOCAL AREA PLAN /
4.5.2 On-site Water Management
Maximum 10% Effective Impervious Area
1. All new development in the plan area shall meet
a maximum 10% Effective Impervious Area (EIA)
target. Where not met, the Municipality may require
cash in-lieu contributions to support acquisition of
stormwater management facilities and detention
areas.
a.
See Section 6.5 Stormwater Management
2. At the time of the earlier of zoning amendment,
subdivision and Development Permit application,
applicants shall provide an estimate of the proposed
EIA.
a.
See Appendix A for required application details
and EIA formula
Effective Impervious Area
What is it?
Effective impervious areas are connected to the conventional storm system along entirely
impervious pathways - asphalt, concrete, pipes. Studies show that stream health becomes
negatively impacted when effective impervious area of a watershed is higher than 10%. Above
30% can have drastic impacts on stream function and associated organisms.
How do you implement it?
yy Reduce impervious cover. Utilize low impact development strategies such as limiting road
widths, limiting paved surfaces, and clustering development to minimize the amount of
impervious surface.
yy Mimic natural hydrologies. Use rainwater source control measures, such as rain gardens,
swales, pervious paving, rain barrels, green roofs, trees, and vegetation to store and
infiltrate rain water on site.
Large landscape-based stormwater facility in a multifamily development
Permeable paving in a surface parking lot
62 / BELL MCKINNON LOCAL AREA PLAN
4.5.3 Green Building
1. Landscaping and building design
should consider passive heating, cooling,
and lighting design principles wherever
practical, including solar gain on residential
units and seasonal shade needs.
2. All buildings shall be designed and
engineered to adapt to future sustainable
technologies for solar thermal, district
energy systems, and grey water
reclamation fully aligned with the BC
Building Code.
Minimum Step 3 of the BC Energy
Step Code
3. All new buildings in the Plan Area require
a minimum Step 3 of the BC Energy Step
Code (where Municipality has put enabling
Step Code regulations in place), except non-
residential uses in EL and EL-M areas.
BC Energy Step Code
What is it?
The Step Code provides a new provincial standard that establish progressive performance steps
in energy efficiency for new buildings, from the current BC Building Code level to net zero energy
ready buildings by 2032. The Step Code will apply to new residential and commercial buildings.
To comply, builders must use energy modeling software and on-site air tightness testing to
demonstrate that both their design and the constructed building meet the requirements of the Step
Code.
Why use it?
yy Provides clear, measurable targets for energy use reduction in new construction
yy Reduces confusion by eliminating the "patchwork" of different green building
certifications (e.g., Built Green, LEED) and focusing on performance.
yy Because it is a Provincial code that local governments can opt into (either through
building bylaw requirements or rezoning policies), it is a 'ready made tool' for
municipalities to use.
yy Using it in local area plans as part of a "high performance zone" can be an effective way to
implement and/or trial before city-wide adoption.
An illustration of passive design principles
A diagram of the BC Energy Step Code
63
BELL MCKINNON LOCAL AREA PLAN /
5
TRANSPORTATION:
STREETSCAPE
& MOBILITY
5.1 OVERVIEW
The study area is currently characterized by rural roads with very
limited pedestrian and cycling facilities. With future growth, existing
roads will need to be improved and new streets will need to be
developed to enhance safety, comfort, and efficiency for all users.
This section provides details for the creation of a
new, integrated street, laneway, and trail network
in the Plan Area as it develops - defined by
pedestrian-priority local streets and high quality
active transportation facilities.
This section should be interpreted with reference
to the network maps found in Sections 4 (Land
Use) and Section 6 (Blue-Green Spaces).
Inside, you will find:
yy A Design Directions Gallery, providing
guidance on the transportation design
guidelines envisioned throughout the
neighbourhood.
yy Policies and a network plan to guide
Streets, Laneways, and Greenway
Development across the neighbourhood.
yy Detailed Street Sections, providing
direction to street improvements in the
area.
yy Policies and a network plan to guide
a future Transit Network, serving the
neighbourhood as it grows.
yy Streetscape Design policies, providing
further detailed urban design guidelines
to inform street improvements - such as
landscaping and furnishings.
64 / BELL MCKINNON LOCAL AREA PLAN
5.2 GENERAL POLICIES
1. The Municipality shall develop detailed designs
- consistent with the policies of this Plan - of
proposed new streets and street improvements.
2. As per Section 5.6 Off-Street Parking, all new
development in the Plan Area shall be exempted
from minimum off-street parking requirements
and, instead, require a parking and Transportation
Demand Management (TDM) study as part of each
development application process to determine the
appropriate amount of on- and off-street vehicular
and bicycle parking/facilities.
3. Over time, the Municipality should monitor the
need and explore options for a parking structure
in proximity to the Core Village that would provide
secure, long-term parking, and market-priced
stalls.
4. The Municipality shall require developers to
complete a traffic impact assessment for all major
developments at the earlier of the rezoning or
development permit stage, within the Plan Area to
the Municipality's satisfaction. All properties within
800m of the TCH will also require approval from
MOTI.
Complete street design with wide sidewalk, separated bike lane, stormwater facilities, street trees, and on-street parking
65
BELL MCKINNON LOCAL AREA PLAN /
5.3 STREETS, LANEWAYS, & GREENWAYS
Streets
1. New streets shall be dedicated as public road
right of way.
2. See Section 4.2.2 regarding the acquisition of
expanded and new rights of way.
3. All street improvements in the study area shall
be consistent with the Street Typologies Plan and
Details of this Plan (Section 5.3), and the Municipality
will seek to dispose of roadway where it is supported
by the Plan.
4. All pedestrian and cycling pathways and roadway
crossings shall have adequate lighting (to meet
current best practices and standards).
5. Because development sequencing will affect
street/access phasing and locations, the following
guidelines shall direct creation of new local streets:
a.
Preferred North-South bock length: min.
100m to max. 180m (target is 140m).
b.
Preferred east-west block length: min. 80 to
max. 120m (target is 100m).
c.
Orient new streets to existing intersections
(e.g., at Fairfield Road and Ortona Road).
d.
Align new streets with site topography to
reduce earthworks.
e.
Route new streets to preserve existing
habitats or create new green space.
6. New Local Shared Space Streets should
incorporate:
a.
Maximum design speed of 20 km/h, utilizing
chicanes, T-intersections, and other traffic
calming strategies.
b.
Minimal traffic signage, including stop signs
and speed limit to contribute to a lower
design speed - except signage indicating
that the street is for all users.
7. Driveway access from Bell McKinnon Road and
Herd Road shall be restricted. Driveway access shall
be from local or collector streets and laneways.
Consolidated driveways are strongly encouraged.
8. Where new street connections to collectors/
arterial roads are not created (i.e., with
T-intersections, traffic diverters, cul-de-sacs)
to reduce intersection density, trail or laneway
connections shall be developed to maintain active
transportation connectivity.
9. Existing accesses along the Trans-Canada
Highway (TCH) shall be consolidated when
opportunities arise, and new vehicle accesses shall
not be permitted unless there are no other options
(frontage road, laneway, shared access).
5.3.1 Street, Laneway, & Greenway Network Development
A traffic diverter maintains walking and cycling connectivity
Example signage on a shared space street
66 / BELL MCKINNON LOCAL AREA PLAN
a.
Urban Laneway
(vehicular access)
These laneways provide parking
and service access as well as
pedestrian connections and
potential for laneway-fronting
development.
b.
Laneway Connection
(limited vehicular)
These laneways provide
mid-block pedestrian/cyclist
connections and potential for
laneway-fronting development.
c.
Blue-Greenway
(non-vehicular)
These laneways are similar
to Laneway Connection and
include additional landscaping
and stormwater features
consistent with the Blue-Green
Network.
Laneways & Greenways
10. New public laneways should be developed
according to the policies of this Plan.
11. Public laneways and mid-block connections
shall be acquired in accordance with Section 5.3.2
Active Transportation Network.
12. Unless located in a park, greenways shall be
dedicated as public road right of way.
13. Public laneways - as shown on 5.3.3 - shall
take one of three general forms, depending on the
development context and based on the policies of
this Plan, as shown below.
67
BELL MCKINNON LOCAL AREA PLAN /
1. Work with Ministry of Transportation and
Infrastructure to explore options for improving
walking and cycling connections along and across
the Trans-Canada Highway (TCH), including a grade-
separated crossing at Norcross Road.
2. Provide cycling infrastructure that is comfortable
and safe for all ages and abilities by:
a.
Allocating bicycle facilities with varying
levels of separation (to reduce user conflicts)
from vehicle traffic including roadside trails,
protected bike lanes, and multi-use trails
(on- or off-road).
b.
Adopting bicycle route signage to provide
clear identification for all roadway users of
where higher concentrations of cyclists are
welcomed and expected.
c.
Applying road design measures at
intersections with bike lanes to raise
awareness of potential conflicts with
vehicles and to maximize cyclist safety.
d.
See Section 5.7.4 Transportation Zone.
3. Develop and implement a wayfinding system to
help residents and visitors navigate the area, locate
key destinations, and utilize active transportation
routes.
4. The Municipality should consider the use of
low impact materials such as compacted gravel for
greenways and roadside trails (see Rural Connectors
typology) to increase permeability, reduce costs, and
facilitate incremental network development.
5. Actively work with key partners, including MOTI,
CVRD, City of Duncan, and Cowichan Tribes in the
implementation of relevant active transportation
plans and initiatives.
5.3.2 Active Transportation Network
Intersection of separated bicycle facility
An off-road multi-use trail
A physically separated bicycle facility
A slow speed shared space street
A raised separated bicycle facility
A raised pedestrian crossing
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69
BELL MCKINNON LOCAL AREA PLAN /
5.3.3 Street, Laneway, & Greenway Network Plan
Rural Connector
Village Main Street
Multi - Modal Nexus
Commercial Arterial
Local Street, Urban
Local Street, Village
Village Arterial
Controlled Intersection
Vehicular Access: signal
Pedestrian Crossing:
at grade
Vehicular Access: limited
Ped Crossing:
grade-separated
Blue-Greenway
App. route of publicly-
accessible trail within
Blue-Green area (see 6.3)
Laneway
App. route of public ROW
(see 5.3.1 for typologies)
Truncate Paddle Rd
Trans Canada Highway
Anzio Road
0 50
150
250
350
450 m
Ortona Road
Fairfield Street
Bell McKinnon Road
Herd Road
Sprott Road
Drinkwater Road
Norcross Road
Westcott Road
Somenos Lake
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71
BELL MCKINNON LOCAL AREA PLAN /
Village Main Street
Applies to:
»» Bell McKinnon Road (Drinkwater Road to Sprott Road)
»» Herd Road
5.3.4 Street Typology Details
72 / BELL MCKINNON LOCAL AREA PLAN
Local Street, Village
Applies to:
»» All new local streets that are not otherwise already designated
73
BELL MCKINNON LOCAL AREA PLAN /
Rural Connectors
Applies to:
»» Norcross Road (Bell McKinnon Road to Herd Road)
»» Bell McKinnon Road (north of Sprott Road)
»» East end of Herd Road (as shown on 5.3.3)
74 / BELL MCKINNON LOCAL AREA PLAN
Local Street, Urban
Applies to:
»» Paddle Road
»» Ford Road
»» Sprott Road east of Bell McKinnon Road
»» New local streets in southwest area
75
BELL MCKINNON LOCAL AREA PLAN /
Multimodal Nexus
Applies to:
»» Norcross Road (Drinkwater Road to Bell McKinnon Road)
»» Fairfield Road (and future extension to Norcross Road)
76 / BELL MCKINNON LOCAL AREA PLAN
Commercial Arterial
Applies to:
»» Drinkwater Road
77
BELL MCKINNON LOCAL AREA PLAN /
Village Arterial
Applies to:
»» Bell McKinnon Road (Norcross Road to Drinkwater Road)
»» Sprott Road (Bell McKinnon Road to Trans-Canada Highway)
78 / BELL MCKINNON LOCAL AREA PLAN
Bell McKinnon Road, today, with no pedestrian or cycling facilities
A "complete street" with high quality pedestrian, cycling, and transit facilities
1. Develop a Trucks Route Bylaw to minimize
the impacts of trucks servicing the new hospital
and the Core Village on the neighbourhood, with
a strong preference for servicing access to the
hospital off of Herd Road.
2. Continue to support local businesses by
planning for loading and deliveries and by
ensuring potential customers have exposure and
convenient access by all modes of travel.
3. Support economic activity through managing
circulation and parking for trucks and larger
commercial vehicles to enable efficient goods
movement.
4. In undertaking local street improvements, give
strong consideration to appropriate loading access
for motorized and non-motorized light industrial
and service commercial activities.
5.4 GOODS MOVEMENT AND LOADING
79
BELL MCKINNON LOCAL AREA PLAN /
1. The Municipality will work with BC Transit and
CVRD to do the following:
a.
Extend local transit routes from Cowichan
Commons to service new residents and
employees in the Plan Area.
b.
Schedule regional transit service through
the Plan Area to provide service and
improved connections to Lake Cowichan,
Ladysmith, and other key destinations
within Cowichan Valley.
c.
Schedule regional transit service through
the Plan Area to provide service and
improved connections between Victoria and
Nanaimo.
d.
New and existing bus stops should be
developed with high quality infrastructure
including sidewalks, real time transit
information, appropriate crossing siting
and design, lighting, and accessible curb
letdowns.
e.
Create a multi-modal transit hub on Bell
McKinnon Road, adjacent to the hospital site
to support the long-term transit network.
The hub should include the provision of
secure short-term and long-term bicycle
parking to facilitate cycling.
f.
Expand handyDART to serve the new
hospital location and ensure access to
specialized health care services including
5.5.1 Transit Network Policies
High quality local bus stop
Integration of high quality transit stop and separated bicycle facility
5.5 PUBLIC TRANSIT
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81
BELL MCKINNON LOCAL AREA PLAN /
TO LADYSMITH & NANAIMO
TO LAKE COWICHAN
TO CROFTON
Main Transit Corridor
Proposed Main Transit
Hub
Other Transit Stop
Potential
Neighbourhood Service
Potential Regional
Service
Potential Regional
Destinations TBD
Potential Interregional
Service
Proposed Local Street
Includes HandyDart access
for loading/unloading at
hospital
TO VICTORIA
0 50
150
250
350
450 m
Ortona Road
Fairfield Street
Bell McKinnon Road
Herd Road
Sprott Road
Drinkwater Road
Norcross Road
Westcott Road
Anzio Road
Trans Canada Highway
Somenos Lake
5.5.2 Proposed Transit Network
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83
BELL MCKINNON LOCAL AREA PLAN /
5.6 OFF-STREET PARKING
1. All new development in the Plan Area shall
be exempted from minimum off-street parking
requirements and instead require a parking and
Transportation Demand Management (TDM) study
as part of each development application process to
determine the appropriate amount of on- and off-
street vehicular and bicycle parking/facilities.
2. The Municipality should work with developers
to identify TDM measures for their development to
further reduce the supply of parking. TDM measures
include, but are not limited to the provision of a car
share vehicle and memberships, the provision of
subsidized transit passes, long-term bicycle parking,
and the provision of end of trip facilities.
3. The Municipality should work with developers to
establish legal agreements to limit the amount of
off-street parking provided in residential buildings.
4. The Municipality should work with car share
enterprises to identify opportunities to expand car
share services within the Plan Area.
5. The Municipality should give strong consideration
to the unbundling of parking stalls and residential
units, in order to market-price parking and lower unit
prices for those requiring fewer or no parking stalls.
6. Over time, monitor the need and explore
options for a parking structure in proximity to the
Core Village that would provide secure, long-term
parking, and market-priced stalls.
7. Electric Vehicle charging stations should be
provided according to the following criteria:
a.
10% of parking stalls in all new residential
construction, including single family homes,
duplexes, townhomes, and multifamily
buildings should feature an energized outlet
capable of providing 240 volt charging or
higher to the stall.
b.
10% of parking stalls in all new retail, mixed
use, and commercial buildings greater than
1,000m2 should feature an energized outlet
capable of providing 240 volt charging or
higher to the stall.
Electric Vehicular charging stations in an underground parking lot
Example of designated carshare parking stalls
84 / BELL MCKINNON LOCAL AREA PLAN
5.7 STREETSCAPE
Streetscape Zones
For the purposes of this Plan, the public road right-
of-way has been broken up into three streetscape
zones: the pedestrian (and furnishing/boulevard)
zone, the parking zone, and the transportation
zone. Each zone consists of multiple elements, as
described in the following subsections and shown in
the adjacent diagram.
Sidewalks
1. Sidewalk location and width shall be consistent
with Section 5.3.4 Street Typology Details.
2. Sidewalks shall include minimum 1.2m wide
pedestrian "through zone" with uninterrupted
barrier free access for all users
3. Tactile paving should be provided at
intersections and crosswalks for pedestrians with
visual challenges, while minimizing vibrations for
those using wheelchairs, scooters, or strollers.
4. Road narrowing (e.g., curb bulbouts, chicanes)
shall be considered for speed reduction, reduced
pedestrian crossing distance, and improved
pedestrian visibility.
5. Provisions for safe passage of bicycles and
adequate turning movements for trucks are to be
incorporated through or around bulb-outs and/or
curb extensions.
6. Integrate public art and location identifiers into
surface treatments at street corners to add visual
interest and aid in wayfinding.
5.7.1 Streetscape Zones
5.7.2 Pedestrian Zone
Sidewalk with wide pedestrian through zone and high quality street furniture
A diagram of streetscape zones
Highly visible mid-block crossing with landscaping and decorative lighting
85
BELL MCKINNON LOCAL AREA PLAN /
Chicanes calm traffic by narrowing vehicular lane widths and altering the street geometry
Street Furnishings
7. Seating (e.g., benches) shall be provided at
regular intervals along streets within the Plan Area,
with increased frequency in the Core Village and
Residential-High areas.
8. Benches positioned along the curb shall orient
users toward the sidewalk and open spaces, except
on new local roads (i.e. Shared Space Streets) where
street-oriented benches may be appropriate.
9. Overhead utilities shall be located underground
at the time of upgrades to existing streets.
10. The location of utility boxes shall be placed
to reduce impacts on streetscape, including
maintaining the pedestrian through zone and
maximizing landscaping areas.
11. Street lighting shall be designed according to
dark sky principles and the following guidelines:
a.
All fixtures shall be shielded or full cut-off
with no up-lighting to preserve night sky
viewing.
b.
In accordance with Section 5.3.4, new street
lighting should be installed at the time
of the streetscape improvements, with
decorative luminaries within Core Village
and Local Village areas and bollard or similar
pedestrian-scale lighting along all new
Shared Space Street.
12. Integrate public art and wayfinding elements
wherever practical, particularly in Core Village, Local
Village, and Blue-Green areas.
86 / BELL MCKINNON LOCAL AREA PLAN
Dark Sky-compliant local street lights
High quality streetscape with underground utilities and dark sky lighting
Sidewalk bulbout with seating and wayfinding signage
Public art integrated into the sidewalk aids in wayfinding
Corner curb extension calms traffic and shortens pedestrian crossings
87
BELL MCKINNON LOCAL AREA PLAN /
Boulevard area with native vegetation, stormwater capacity, and a mix of tree species
Additional sidewalk/boulevard width leased for commercial patio space
Native and adaptive non-native streetscape landscaping
Boulevards & Landscaping
13. Shrubs, grasses, and groundcover plantings shall
be native or adaptive non-native species that mimic
endemic flora.
14. New tree plantings shall be selected to provide a
high canopy over the street, while remaining above
commercial displays and signage (at maturity).
15. Large full canopy tree species shall be installed
along the boulevard or within curb bulbouts where
sufficient soil volumes and tree canopies can be
accommodated.
16. Columnar and small ornamental trees should
be installed within narrow boulevards where soil
volumes are insufficient for full canopy trees.
17. A variety of street trees should be planted; tree
species shall be selected to establish the landscape
character for a given street.
18. The Municipality should consider leasing
extended boulevard space to adjacent restaurants
and cafés (i.e., for patio seating, parklets) to increase
activity at the street level.
19. In accordance with Section 5.3.4 Street Typology
Details and where there is sufficient width and area
within boulevards and proposed curb bulbouts,
rain gardens and stormwater swales should be
considered as an alternative to conventional turf
strips and planters.
88 / BELL MCKINNON LOCAL AREA PLAN
5.7.3 Parking Zone
1. On-street parking should be incorporated into
streetscapes to alleviate the need for extensive
off-street parking, and provide a physical barrier
between vehicular traffic and the sidewalk,
consistent with the policies of Section 5.3.4 Street
Typology Details.
2. On-street parking stalls and lanes should be
surfaced with a permeable paving treatment and/
or interspersed with stormwater swales where
infiltration techniques are feasible.
3. In the case of restrictive right of way widths,
enhanced sidewalk widths shall be the priority
over parking lanes.
4. Over time, the municipality shall develop a
parking management strategy that encourages
turn-over of high priority parking spaces adjacent to
commercial and mixed land uses, and discourages
employee parking in utilizing parking spaces
adjacent residential land uses.
5. The municipality shall ensure sufficient
short-term parking for goods loading and
delivery, HandyDART, taxis, and other short-term
users (e.g., through designated loading zones,
designated passenger loading zones, or short-
term parking).
5.7.4 Transportation Zone
Vehicle Lanes
1. In accordance with Section 5.3.4, vehicle travel
lanes shall be reduced to the minimum width
possible.
2. Alternative surface treatments should be used for
travel lanes on new Local Shared Space Streets, such
as permeable concrete pavers and scored concrete.
On-Street Bicycle Facilities Policies
3. In accordance with Section 5.3.4, bicycle facilities
shall be provided along streets and include physical
buffering (bollards, barriers, landscaping, etc), line
painting, pavement markers, and signage.
4. In accordance with Section 5.3.4, cyclists shall be
accommodated on dedicated facilities.
5. Bicycle racks should be provided within the street
furnishings strip of the streetscape, with limited
exceptions.
6. In the case of restrictive right of way widths,
greater sidewalk widths shall be the priority over bike
lanes.
Shared space street with permeable paving and raingardens
Stormwater swale interspersed with on-street parkingW
89
BELL MCKINNON LOCAL AREA PLAN /
5.8 DESIGN DIRECTIONS GALLERY
This image gallery provides design guidance for future streets, laneways, and trails in the
neighbourhood.
Multi-use trail with lighting and landscaping
Narrow winding street calms traffic
Wide sidewalk with drought-tolerant landscaping
Wide sidewalk with stormwater swale and seating
90 / BELL MCKINNON LOCAL AREA PLAN
Pedestrian laneway as a mid-block connection
Physically-separated bike path in urban context
Shared space street with multi-functional landscaping
Shared space street with textured paving
91
BELL MCKINNON LOCAL AREA PLAN /
5.2 DESIGN DIRECTIONS GALLERY
6
BLUE-GREEN SPACES:
PARKS, BUFFERS &
STORMWATER
6.1 OVERVIEW
This Plan proposes an innovative approach to open space planning
that integrates natural systems (e.g., stormwater, habitat) into all
public spaces to create a network of multifunctional blue-green
infrastructure.
This network not only lessens the burden on and
need for conventional "grey" infrastructure but
also serves a variety of other functions, such as
facilitating stormwater filtration and infiltration,
providing habitat corridors, and connecting
residents with the natural environment
throughout their daily routines.
As a result, this section provides a plan for a new
network of green spaces in the neighbourhood,
including public parks, blue-green "buffer"
areas (natural spaces on private property), and
stormwater catchment areas. This network should
be interpreted in tandem with 5.3.3 Streets,
Laneways, and Greenways Network Plan, as the
green spaces and transportation linkages are
interconnected.
Inside, you will find:
yy Policies detailing the Acquisition and
Design of Open Spaces, providing
direction for the location and types
of blue-green areas throughout the
neighbourhood.
yy Urban Forest policies, which - along with
the minimum tree canopy coverage -
seek to establish a long-term urban forest
in the neighbourhood.
yy Detailed Stormwater Management
strategies, providing detailed directions
and requirements for effectively
managing stormwater in the Plan Area.
92 / BELL MCKINNON LOCAL AREA PLAN
6.2 GENERAL POLICIES
A programmed park with active recreation
A nature-based playground for children of all ages
A trail through a blue-green buffer area
A landscape-based stormwater detention area
1. Desired [a] Public Parks, [b] Blue-Green Buffer Areas,
and [c] Stormwater Detention and Water Quality
Enhancement Areas are shown on 6.3.2 Blue-Green
Network Plan and shall be acquired or legally secured
through the development or land use application
processes in accordance with the policies of this Plan.
a.
Parks shall be multi-functional, including
passive and active recreational opportunities,
and diverse in character (e.g., some more
natural, some more programmed), consistent
with the policies of Section 6.3.3 and needs of
the community.
b.
Blue-green buffer areas shall serve to
buffer neighbourhood development from
adjacent agricultural lands or the Trans-
Canada Highway, provide habitat corridors
and stormwater capacity, and provide a
natural setting for publicly-accessible trails
throughout the neighbourhood.
c.
Detention and Water Quality Enhancement
Areas shall be integrated within parks,
blue-green buffer areas, and private land
to maintain and enhance hydrological
functioning in the Plan Area.
93
BELL MCKINNON LOCAL AREA PLAN /
1. Public parks and Blue-Green buffer areas should
be acquired in a manner generally consistent with
the location and layout illustrated on the Blue-Green
Network map and the following policies:
a.
Parks shall be acquired as parkland.
b.
Buffer areas and stormwater catchment
areas shall be acquired through covenant,
statutory right of way, transfer, or similar
legal agreement (see Section 6.5 for further
stormwater management details).
c.
Laneways and greenways shall be acquired
as detailed in Section 5.3.1.
2. The Municipality shall work with relevant
agencies to acquire a large park area on the east
side of the hospital site and adjacent ALR lands (see
acquisition area F) where soil and land features are
not supportive of agriculture.
3. The Municipality will work with School District
79 to establish policy and funding mechanisms
to acquire an appropriate school site(s), with
preference for joint school and public park
development of approximately 5 acres.
4. Where pathways are obtained by dedication,
they shall be dedicated as road (laneways). Where
pathways are incorporated into park acquisition,
the area of parks will be in addition to the sizes
identified in the Park Acquisition Details Table.
5. Blue-Green buffer areas shall be identified and
acquired with the intent to improve connectivity of
wildlife habitat corridors.
6.3.1 Blue-Green Network Acquisition
Park Acquisition Details
Area Number & App. Size of Parks
A
2 x 1 acre, 1 x 1.5-2 acres
B
2 x 1 acre, 1 x 1.5-2 acres
C
2 x 0.5 acre, 1 x 1.5-2 acres
D
2 x 0.5 acre, 1-2 x public plaza (size TBD)
E
2 x 1 acre
F
1 x 6-10 acres
G
1 x 1 acre, 2 x 1.5 acres
H
1 x public plaza (size TBD)
I
1 x 1 acres, 1 x 2 acres
J
1 x 0.5 acres, 1 x 3-6 acres (including possible integrated public school site)
K
2 x 0.5 acres, 1 x 2 acres
6.3 BLUE-GREEN NETWORK
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95
BELL MCKINNON LOCAL AREA PLAN /
6.3.2 Blue-Green Network Plan
New Local Streets
see 5.3.4 Street Typologies
Blue-Green Buffers
Impact buffers, stormwater
facilities, public access
trails, naturalized habitats
- See 4.3.8 Highway Buffer
- See 6.5.2 Stormwater
Management Plan
Indicative Public Park
App. size and location of
future public park
Park Acquisition Area
See Park Acquisition Policy
(see 6.3.1)
Trans Canada Highway
0 50
150
250
350
450 m
A
B
C
D
E
F
G
I
H
K
J
Ortona Road
Fairfield Street
Bell McKinnon Road
Herd Road
Sprott Road
Drinkwater Road
Norcross Road
Westcott Road
Anzio Road
Somenos Lake
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97
BELL MCKINNON LOCAL AREA PLAN /
1. As a whole, the Blue-Green network will
seek to serve all ages and abilities and includes
recreational amenities for children, youth, seniors,
and persons with mobility challenges, such as ball
fields, playgrounds, pathways, and seating areas.
2. All parks shall support wildlife habitat,
green stormwater management, and urban
forest principles by incorporating related best
management practices and placing a high
priority on ecological integrity in landscaping and
vegetation management.
3. Parks should be located in strategic locations,
prioritizing areas of high density of residents, along
key walking and cycling routes, and consistent
with the criteria established in the Parks and Trails
Master Plan.
4. Blue-Green Buffer areas shall be "natural"
in character, include publicly accessible trails
where practical, and prioritize habitat creation and
stormwater management.
5. Parks and Blue-Green Buffer spaces should be
designed and maintained with a focus on removing
invasive plant species and planting native and
adaptive non-native plant species.
6. Improve access and create a more enjoyable
walking and cycling experience to neighbourhood
parks and open spaces through the addition
of pedestrian crossings and other public realm
improvements (e.g., additional landscaping,
seating, bike racks, lighting and wayfinding).
7. Use interpretive signage in parks and open
spaces for educational opportunities and
connecting people to the history and natural
ecology of the community.
8. Parks shall be developed in consideration of the
CPTED principles identified in Section 4.4.5.
6.3.3 Open Space Design and Function
Connecting urban habitat from one block to the next
Park location at the junction of pedestrian, cycling, and vehicular routes
98 / BELL MCKINNON LOCAL AREA PLAN
1. The Municipality shall seek to achieve a 40%
tree canopy cover for the neighbourhood (private
and public land) by:
a.
Enforcing the on-site tree canopy target
policy for all new private development (see
Section 4.2.1).
b.
Discouraging payment in-lieu for tree
canopy development targets.
c.
Prioritizing budgets to plant and maintain
trees in public spaces (e.g., parks, streets).
d.
Encouraging plantings on private property
and boulevards.
e.
Municipality and community partners may
seek ways to incentivize the preservation
of tree canopy cover on private land.
6.4 URBAN FOREST
What is an Urban Forest?
It is the sum of all trees in the city, including trees in streets, parks, and on private property.
Why an Urban Forest?
Trees provide many benefits, including beauty, privacy, habitat, shade, cooling, stormwater
mitigation, air pollution mitigation, and noise mitigation. People enjoy having trees in their
neighbourhoods; trees boost property values, and areas with greater tree canopy cover tend to have
lower rates of crime and traffic accidents.
A mature urban forest with significant tree canopy coverage
99
BELL MCKINNON LOCAL AREA PLAN /
6.5.1 Stormwater Management Strategy
6.5 STORMWATER MANAGEMENT
1. The Municipality shall carry out a Stormwater
Management Strategy for the area based on the
following key guidelines.
Maintain Watershed Drainage Patterns
2. Retain discharge point distribution and
contributing areas by not altering the existing
watershed boundaries and discharge locations
leaving the neighbourhood.
a.
The Municipality shall maintain existing
stormwater discharge locations, as
illustrated on 6.5.2 and limit works that
would significantly alter the existing
drainage patterns.
b.
Why? The receiving environments around
the Bell McKinnon Local Area consist of a
distributed network of fish-bearing streams.
The planning area is divided up into distinct
drainage areas that feed these streams and
keep them vital. Altering discharge patterns
can lead to overwhelming some streams
while starving others of runoff water,
thereby damaging in-stream habitat.
Manage Water Quality On-Site
3. Manage rain water runoff from buildings and
roads for water quality, using source control best
management practices, with a strong preference
for landscape-based facilities and avoiding
underground water management systems.
a.
Why? The ground conditions in the area are
quite impervious and support slow (limited)
infiltration and moderate surface flows.
Managing runoff on-site for quality does
not require large detention facilities and
results in clean water delivered to receiving
environments.
An on-site raingarden receiving parking lot run-off
An urban stormwater swale with street trees
A suburban stormwater swale
100 / BELL MCKINNON LOCAL AREA PLAN
4. On-site stormwater facilities to be designed
for 50% Mean Annual Rainfall (see existing
MNC Stormwater Guidelines), which represent
approximately 90% of all rainfall events. Larger
events to be managed by drainage catchment areas.
Extreme events should also be considered in design
to ensure development does not create potential
flooding and erosion threats.
a.
See Section 4.5.2 On-Site Water
Management
b.
All streets will integrate green stormwater
facilities as per Section 5.3.4 Street
Typologies.
Plan Designated Areas for Water Quantity Management:
5. Identify and designate open space areas at low
points in each drainage catchment areas for water
detention/retention facilities.
a.
The Municipality should acquire a minimum
of 5% of each total drainage catchment
area as Detention and Water Quality
Enhancement Areas, as shown on the
Stormwater Management Plan (6.5.2).
b.
The Municipality should consider working
with Cowichan Tribes when developing
stormwater management facilities and
assessing potential impacts/ benefits.
Stormwater flow path into on-street raingarden
101
BELL MCKINNON LOCAL AREA PLAN /
MATERIALS
1. ORGANIC MULCH
2. BIO-RETENTION GROWING
MEDIUM
3. SCARIFIED SUBSOIL
4. OVERFLOW DRAIN WITH
BEEHIVE GRATE
5. PERFORATED UNDERDRAIN
1.
2.
3.
4.
5.
Typical on-street stormwater strategy
Typical stormwater swale section
PRIVATE PROPERTY
PRIVATE PROPERTY
CAPTURES, FILTERS
AND ALLOWS FOR
INFILTRATION OF
STORMWATER
OUTLET
RAINGARDEN/
SWALE
OUTLET
CAPTURES, FILTERS
AND ALLOWS FOR
INFILTRATION OF
STORMWATER
RAINGARDEN/
SWALE
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103
BELL MCKINNON LOCAL AREA PLAN /
Detention and Water
Quality Enhancement
Area (target area shown)
Water released to
surrounding hydrologic
systems
Approximate existing
stormwater flows
Drainage catchment
area boundary
0 50
150
250
350
450 m
Min 4
Acres
Min 5
Acres
Min 5
Acres
Catchment Area A
(44.5 ha)
Catchment Area B
(45.5 ha)
Catchment Area C
(37.3 ha)
Catchment Area D
47.5 ha)
Min 4
Acres
Trans Canada Highway
Anzio Road
Ortona Road
Fairfield Street
Bell McKinnon Road
Sprott Road
Drinkwater Road
Norcross Road
Westcott Road
Somenos Lake
6.5.2 Stormwater Management Plan
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105
BELL MCKINNON LOCAL AREA PLAN /
5.2 DESIGN DIRECTIONS GALLERY
7
INFRASTRUCTURE
7.1 OVERVIEW
Insufficient infrastructure is a major limiting factor of growth in the
area. Redevelopment facilitated by the policies of this Plan and the
proposed new regional hospital will both require upgraded sewer
and water service.
Infrastructure improvements (e.g., sewer, water,
streets) are anticipated as part of the new
regional hospital, which would be an ideal way
to catalyze development in the neighbourhood.
However, the timeline for the hospital and related
improvements are uncertain. As a result, this
Plan does not recommend pre-servicing land
but, instead, facilitating servicing upgrades via
development - including the hospital.
Inside this section, you will find:
yy An infrastructure action plan including
policies to guide Water Service Upgrades
and Sewer Service Upgrades.
yy A Conceptual Water Improvement Plan
and a Conceptual Sewer Improvement
Plan, illustrating desired improvements.
106 / BELL MCKINNON LOCAL AREA PLAN
7.2 INFRASTRUCTURE ACTION PLAN
7.2.1 General
1. The Municipality will not pre-service land.
2. Proponents and land developers shall be responsible for providing the necessary upgrades
resulting from a development or land use application in accordance with the policies of this Plan.
3. The Municipality should facilitate infrastructure and servicing upgrades through latecomer or
excess capacity agreements where applicable through legislation.
4. The Municipality will not support individual or community water/sewer systems (e.g., no septic
or wells) in the Plan Area.
5. The Municipality will accept reduced statutory right-of-way widths where qualified
professionals demonstrate that design widths can accommodate standard municipal practices.
7.2.2 Water Service Upgrades
1. The following upgrades are expected to be required in order to provide adequate fire
protection and domestic water supply:
a.
Install a new watermain, 300mm in diameter, in Bell McKinnon Road from Sprott Road to
Drinkwater Road.
b.
Install new watermains (typically 200mm diameter) in all new roads or roads where
redevelopment is occurring.
c.
Install new watermain, 250mm in diameter, in Herd Road from Bell McKinnon Road to the
Trans Canada Highway.
2. The schematic representation of existing and future water facilities is shown in 7.2.4.
7.2.3 Sewer Service Upgrades
1. The following upgrades are expected to be required as the main features of a sewer system in
the area:
a.
A trunk sewer down Bell McKinnon Road and connecting to the existing sewer system near
Drinkwater Road. Pipe sizes of the trunk will vary from 250mm to 375mm in diameter.
b.
Two planned pump stations near the Trans-Canada Highway to facilitate development of
properties which are of lower elevation than Bell McKinnon Road.
c.
Local laterals as required, typical size 200mm diameter.
2. The area around Anzio Road is challenging to service due to topography and has limited potential
for additional development. It should therefore be excluded from the planned sewer service area.
3. The schematic representation of existing and future sewer facilities is shown in 7.2.5.
107
BELL MCKINNON LOCAL AREA PLAN /
7.2.4 Conceptual Water Improvement Plan
UPGRADE WATERMAIN TO 300Ø
FROM SPROTT TO DRINKWATER
UPGRADE WATERMAIN TO 250Ø
FROM BELL MCKINNON TO TCH
Ortona Road
Fairfield Street
Trans Canada Highway
Bell McKinnon Road
Herd Road
Sprott Road
Drinkwater Road
Norcross Road
Westcott Road
Anzio Road
Ford Road
Paddle Road
Existing Watermain
Diameter and type
varies
Watermain Upgrade
TO BELL MCKINNON RESEVOIR
0 50
150
250
350
450 m
TO BE UPDATED
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109
BELL MCKINNON LOCAL AREA PLAN /
SEWER AREA BOUNDARY
FUTURE FORCE MAIN
FUTURE PUMP STATION
FUTURE FORCE MAIN
FUTURE PUMP STATION
Ortona Road
Fairfield Street
Trans Canada Highway
Bell McKinnon Road
Herd Road
Sprott Road
Drinkwater Road
Norcross Road
Ford Road
Paddle Road
Existing Sanitary
Sewer
Future Sanitary Sewer
Sewer Flow Direction
Future Sanitary
Manhole
Note: Future sanitary
sewer to be included
on all new local streets
(TBD)
0 50
150
250
350
450 m
7.2.5 Conceptual Sewer Improvement Plan
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111
BELL MCKINNON LOCAL AREA PLAN /
5.2 DESIGN DIRECTIONS GALLERY
8
IMPLEMENTATION
8.1 OVERVIEW
While this Plan provides a policy framework to guide future growth
in the area, key actions and next steps are necessary to fully realize
the vision and concepts presented in this Plan.
This section provides an implementation strategy
for on-going, short-term, and medium- to long-
term actions - and links next steps with key
policies found in this Plan.
The actions outlined in this section acts as
a guide to the Municipality and its partners
in undertaking key planning priorities in the
creation of a complete community in the Plan
Area.
Inside, you will find:
yy An overview of the Implementation
Strategy, providing direction to the
implementation of this Plan.
yy An implementation table of On-going,
Short-term, and Medium- to Long-term
Actions, providing a list of next steps and
related details.
112 / BELL MCKINNON LOCAL AREA PLAN
8.2 IMPLEMENTATION STRATEGY
8.2.1 Overview
While Bell McKinnon is - at present - a relatively uncomplicated
neighbourhood, this Plan presents a bold vision for a model green
Growth Centre with new directions for land use, transportation, parks,
and green and grey infrastructure.
To realize this vision for generations to come, the
Municipality requires:
a.
A flexible yet coordinated approach to
facilitating complimentary development
typologies and acquisition of
transportation and blue-green networks
that will support long-term livability and
community well-being;
b.
An interdepartmental willingness to go
"outside the box" to create public spaces
(e.g., streets, parks, laneways) that speak
directly to the objectives and principles of
this Plan - not a watered-down version;
c.
Collaboration with key partners -
including the City of Duncan, Cowichan
Valley Regional District, BC Transit, and
Cowichan Tribes - to leverage win-win
opportunities within and in proximity to the
neighbourhood; and,
d.
Strong leadership to follow through on
adoption of this Plan by allowing its policies
to guide staff and Council decision-making
with regard to development applications.
The comprehensive directions, policies, and
recommendations in this Plan are grounded in
strong consensus among stakeholders, staff, Council,
and the wider community.
The result is a well-defined and actionable list of
initiatives and next steps that the Municipality
can undertake over the next 5-15 years. As the
neighbourhood evolves, this Plan - and specifically
this section - should be revisited to reflect changing
needs and priorities.
113
BELL MCKINNON LOCAL AREA PLAN /
Action
Description
Policy
Roles
1
New Public
Spaces - streets,
parks, trails, and
laneways
Work with developers (including
CVRHD) to develop and acquire
new streets, laneways, trails, parks,
buffers, and other open space in
accordance with the policies of
this Plan.
4.2.2 Acquisition
of Neighbourhood
Networks
Lead: MNC
Partners: CVRHD,
developers,
others
2
New
Infrastructure
& Blue-Green
Network
Work with developers (including
CVRHD) to upgrade existing
infrastructure, including sewer
and water, and establish a robust
green infrastructure network
with a focus on stormwater
management.
6.5 Stormwater
Management and
7.2 Infrastructure
Action Plan
Lead: MNC
Partners: CVRHD,
developers,
others
Action
Description
Policy
Roles
1
Detailed Local
Street Layout
Study
Undertake a detailed study of
the new local street network to
inform street development.
5.3.4 Street
Typology Details
Lead: MNC
2
Cycling & Trail
Network
[a] Support the CVRD initiative
to complete the Cowichan Valley
Trail / Trans-Canada Trail.
[b] Prioritize cycling
improvements for the following
routes in the short-term: Bell
McKinnon Road, Herd Road, and
Norcross Road.
5.3.2 Active
Transportation
Network and 5.3.3
Street, Laneway, &
Greenway Network
Duncan Area Active
Transportation Plan
and Cowichan Tribes
Transportation and
Mobility Plan
Lead [a]: CVRD
Partner [a]: MNC,
Cowichan Tribes
Lead [b]: MNC
Partner [b]:
developers,
CVRHD, others
8.2.2 On-going Actions
8.2.3 Short-term Actions
114 / BELL MCKINNON LOCAL AREA PLAN
Action
Description
Policy
Roles
3
Amenity Policy
Develop and adopt a new
amenity policy to inform
Community Amenity
Contributions and related
policies (e.g., density bonusing).
4.2.3 Community
Amenity
Contributions
Lead: MNC
4
Street Trees
& Boulevard
Landscaping
Policy
Develop and adopt a policy
that outlines specific plantings
for stormwater management,
street tree separation, wildlife
protection and conflict
prevention, and environmental
stewardship.
5.7.2 Pedestrian
Zone and 6.4 Urban
Forest
Lead: MNC
5
Green
Development
Policies
Develop detailed policies to
inform the Maximum Effective
Impervious Area and Minimum
Tree Canopy Cover development
requirements.
4.5.1 Tree Canopy
Cover and 4.5.2
On-site Stormwater
Management
Lead: MNC
6
Step Code
Finalize the development and
adoption of the BC Energy Step
Code policy and regulations.
4.5.3 Green Building
Lead: MNC
7
Traffic Impact
Assessment
Require developers to complete
a traffic impact assessment for
major developments within the
LAP area to the Municipality's
satisfaction. All properties within
800m of the TCH will also require
approval from MOTI.
5.2 General Policies
(Transportation)
Lead: MNC
Partners:
developers, MOTI
8
Updated
Engineering
Standards
Review and update engineering
specifications and standards
for servicing, easements, and
rights-of-way to be consistent
with best practices.
N/A
Lead: MNC
Short-term Actions continued
115
BELL MCKINNON LOCAL AREA PLAN /
Action
Description
Policy
Roles
1
Large
Neighbourhood
Park
Work with relevant agencies
and property owners to
acquire a large park area with
a trail network on the east
side of the hospital site and
adjacent ALR lands.
6.3.1 Blue-Green Network
Acquisition and 6.3.2 Blue
Green Network Plan
Lead: MNC
Partners: CVRHD,
property owners,
ALC
2
Trail Network
Work with developers,
CVRHD, and others to create
an off-street trail network
that enhances connectivity
and promotes recreation
within the neighbourhood.
6.3.2 Blue-Green Network
Plan and 5.3.3 Street,
Laneway, & Greenway
Network
Lead: MNC
Partners:
developers,
property owners,
CVRHD
3
Truck Routes
Bylaw
Develop a Truck Routes
Bylaw to minimize the
impacts of trucks servicing
the new hospital and
the Core Village on the
neighbourhood, with a
strong preference for
servicing access to the
hospital off of Herd Road.
5.4 Goods Movement &
Loading
Lead: MNC
4
New School Site
Work with SD 79 to
acquire a school site, with
preference for a joint school
and public park development
of approximately 5 acres
located south of Ortona
Road and West of Bell
McKinnon Road.
6.3.1 Blue-Green Network
Acquisition and 6.3.2 Blue-
Green Network Plan
Lead: School
District 79
Partners: MNC,
property owners
4
Car Share
Work with car share
enterprises to identify
opportunities to expand car
share services in the area.
5.6 Off-Street Parking
Partners: MNC,
developers, car
share (e.g., Modo)
8.3 MEDIUM- AND LONG-TERM ACTIONS
116 / BELL MCKINNON LOCAL AREA PLAN
Action
Description
Policy
Roles
5
Improved Transit
Work with BC Transit to
extend and schedule
existing services or create
new services (local,
regional, interregional,
and handyDART) through
the LAP area with strong
consideration to linkages
with other areas.
5.5.1 Transit Network
Policies and 5.5.2 Transit
Network Plan
Lead: BC Transit
Partners: MNC,
CVRHD, Cowichan
Tribes
5
Transit Hub
Create a multi-modal transit
hub on Bell McKinnon Road,
adjacent to the hospital site.
5.5.1 Transit Network
Policies and 5.5.2 Transit
Network Plan
Lead: BC Transit
Partners: MNC,
CVRHD
6
Parking Strategy
Develop a parking strategy
that implements time-
limited parking in select
areas (e.g., Core Village),
as the neighbourhood
develops.
5.2. General Policies
(Transportation)
Lead: MNC
7
Parking
Structure
Monitor the need and
explore options for a parking
structure in proximity to
the Core Village that would
provide secure, long-term
parking, and market-priced
stalls.
5.2. General Policies
(Transportation)
5.6 Off-Street Parking
Lead: MNC
MEDIUM- AND LONG-TERM ACTIONS continued
117
BELL MCKINNON LOCAL AREA PLAN /
APPENDIX
A.1 LANDSCAPE PLAN REQUIREMENTS
A
At the time of rezoning and Development Permit application,
applicants shall provide a detailed landscape plan prepared by a
Registered Landscape Architect that provides the following.
40% Tree Canopy Coverage
1. Show proposed tree planting locations and
indicate the amount of growing medium volume
that will be provided for each tree.
2. Provide a survey of the proposed canopy
coverage using the following formula:
a.
L x 75 + M x 50 + S x 25 / TSA = _____%
(L = # large trees, M = # medium trees, S =
# small trees, and tsa = total site area)
i. Tree cover measurements are in m2.
ii. A bonus of 10m2 per large tree and 5m2
per medium tree is applied for preferred
tree species identified as preferred in
Section A.2.
iii. A bonus of 5m2 per tree is applied to
street trees in metal tree grates.
iv. To obtain full credit, project must
provide adequate soil volume to support
tree size, and a landscape performance
security will be required for all plantings.
v. The Tree List on the following page
summarizes acceptable tree species for
consideration of the calculation of canopy
coverage.
10% Effective Impervious Area
3. Show [a] impervious surfaces, coloured by
drainage basin area, [b] all rain water source
control measures, linked to drainage basins, [c]
sizing criteria for each source control measure,
and [d] construction details for source control
measures.
4. Provide an estimate of the proposed
Effective Impervious Area, using the following
formula:
a.
Impervious surface area draining directly
to municipal storm drain system (m2) /
total site area (m2);
b.
As a rule of thumb, rain water
management source controls generally
cover 5% of a development site;
c.
Landscaped areas should be used
to manage rain water, where grades
facilitate;
d.
Green Roofs are considered pervious
surfaces;
e.
Landscaped areas are considered
pervious, provided growing medium
depth >300mm.
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119
BELL MCKINNON LOCAL AREA PLAN /
A.2 CANOPY COVER CREDIT TREE LIST
Large-Canopied Trees: 75m² Credit
Medium-Canopied Trees: 50m² Credit
Small-Canopied Trees: 25m² Credit
Soil Volume Required: 30-45m³
Soil Volume Required: 15-30m³
Soil Volume Required: 8-15m³
Common Name
Botanical Name
Common Name
Botanical Name
Common Name
Botanical Name
Grand fir
Abies grandis
Pacific dogwood
Cornus nuttallii
Vine maple
Acer circinatum
Big leaf maple
Acer macrophyllum
Shore pine
Pinus contorta var. contorta
Paperbark maple
Acer griseum
Pacific madrone/arbutus
Arbutus menziezii
Silk tree
Albizia julibrissin
Japanese maple
Acer palmatum
Douglas fir
Pseudotsuga menziesii
Paper birch
Betula papyrifera
Amur maple
Acer tartaricum ssp. ginnala
Garry oak
Quercus garryana
California incense cedar Calocedrus decurrens
Autumn Brilliance Serviceberry
Amelanchier x grandiflora
Western redcedar
Thuja plicata
American hornbeam
Carpinus caroliniana
Eastern redbud
Cercis canadensis
Western hemlock
Tsuga heterophylla
Japanese hornbeam
Carpinus japonica
Chinese redbud
Cercis chinensis
Field Maple
Acer campestre
Hinoki false cypress
Chamaecyparis obtusa
Judas tree
Cercis siliquastrum
Caucasian maple
Acer cappadocicum
Sawara false cypress
Chamaecyparis pisifera
Kousa dogwood
Cornus kousa
Sycamore maple
Acer pseudoplatanus
Giant dogwood
Cornus controversa
Black hawthorn*
Crataegus douglasii
Red maple
Acer rubrum
Turkish hazel
Corylus colurna
Lavallei hybrid hawthorn
Crataegus x lavellei
Sugar maple
Acer saccharum
Hardy rubber tree
Eucommia ulmoides
Toba hawthorn
Crataegus x mordensis
Shantung maple
Acer truncatum
Honey locust
Gleditsia triacanthos
Star magnolia
Magnolia stellata
Freeman maple
Acer x freemanii
Chinese flame tree
Koelreuteria bipinnata
Saucer magnolia
Magnolia x soulangeana
Yellow buckeye
Aesculus flava
Golden rain tree
Koelreuteria paniculata
Japanese flowering crabapple
Malus floribunda
Common horsechestnut
Aesculus hippocastanum
European larch
Larix decidua
Southern beech
Nothofagus antarctica
Ruby red horsechestnut Aesculus x carnea
Sweetbay magnolia
Magnolia virginiana
Tanoak
Notholithocarpus densiflorus
Red alder
Alnus rubra
Red lotus
Manglietia insignis
Cherry plum
Prunus cerasifera
European hornbeam
Carpinus betulus
Tupelo
Nyssa sylvatica
Japanese cherry
Prunus serrulata
Chinese chestnut
Castanea mollissima
American hop hornbeam
Ostrya virginiana
Japanese stewartia
Stewartia pseudocamellia
Spanish chestnut
Castanea sativa
White spruce
Picea glauca
Japanese snowbell
Styrax japonicus
Common catalpa
Catalpa bignonoides
Serbian spruce
Picea omorika
Fragrant snowbell
Styrax obassia
Western catalpa
Catalpa speciosa
Colorado blue spruce
Picea pungens
Tree lilac
Syringa reticulata
Atlas cedar
Cedrus atlantica
Limber pine
Pinus flexilis
Western yew
Taxus brevifolia
Deodar cedar
Cedrus deodara
Austrian pine
Pinus nigra
Kastura
Cercidiphyllum japonicum
Ponderosa pine
Pinus ponderosa
Yelllowwood
Cladrastis kentukea
Chinese pistacio
Pistacia chinensis
Handkerchief tree
Davidia involucrata
Trembling aspen
Populus tremuloides
Snow gum
Eucalyptus pauciflora
Bitter cherry
Prunus emarginata
Specifically Excluded from Credit
European beech
Fagus sylvatica
Sargents cherry
Prunus sargentii
American ash
Fraxinus americana
Yoshino cherry
Prunus X yedoensis
European ash
Fraxinus excelsior
Callery pear
Pyrus calleryana
Common Name
Botanical Name
Manna ash
Fraxinus ornus
Willow oak
Quercus phellos
Ginkgo
Ginkgo biloba
Korean mountain ash
Sorbus alnifolia
Monkey puzzle
Araucaria araucana
Kentucky coffeetree
Gymnocladus dioicus
Whitebeam
Sorbus aria
Fan palm
Trachycarpos fortunei
Arizona walnut
Juglans major
Bald cypress
Taxodium distichum
Holly species
Ilex spp.
Black walnut
Juglans nigra
Nootka cypress
Xanthocyparis nootkatensis
Black locust
Robinia pseudoacacia
English walnut
Juglans regia
Sweet gum
Liquidambar styraciflua
Tulip tree
Liriodendron tulipifera
Southern magnolia
Magnolia grandiflora
Kobus magnolia
Magnolia kobus
Siberian crabapple
Malus baccata
Dawn redwood
Metasequoia glyptostroboides
European hop hornbeam
Ostrya carpinifolia
Persian ironwood
Parrotia persica
Empress tree
Paulownia tomentosa
Amur cork tree
Phellodendron amurense
Norway spruce
Picea abies
Sitka spruce
Picea sitchensis
Scotch pine
Pinus sylvestris
Giant redwood
Sequoiadendron giganteum
Japanese pagoda tree
Sophora japonica
False arborvitae
Thujopsis dolabrata
Little-leaf linden
Tilia cordata
Large leaf linden
Tilia platyphyllos
Silver linden
Tilia tomentosa
Caucasian lime
Tilia x euchlora
American elm
Ulmus americana
Japanese elm
Ulmus davidiana
Scotch elm
Ulmus glabra
Siberian elm
Ulmus pumila
Japanese zelkova
Zelkova serrata
All columnar varieties, regardless of species
Highlight designates preferred species.
*Invasive varities not accepted.
Note: In order to obtain full credit, project must provide
adequate soil volume to support tree size.
Tree List Adapted from Oak Bay Urban Forest
Management Strategy, 2017
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BELL MCKINNON
LOCAL AREA PLAN