The following information is to provide information in response to Community questions and submissions on the proposed temporary workforce housing at 1121 Johnson Way for the purpose of providing housing for construction workers who will be building permanent employee housing on the Resort lands, a golf course, Heli-Hotel and Conference Centre, realignment of Camozzi Road to accommodate golf course, water reservoir and additional parking lots over the next three years.
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There are no developed properties in view of the subject site, the applicant has chosen a section of the subject property that is viewable from Oak Drive and Johnson Way but not from private properties. The proposal includes fencing around the site for screening, retaining existing trees and installing landscaping for further screening of the building and parking.
The Johnson Heights Neighbourhood planning process is in progress and not yet completed. The City will continue to engage with stakeholders to develop this long-range plan for the Johnson Heights area that respects the vision and guiding principles as established by the community to guide development for the next 20-30 years.
A Temporary Use Permit does not enable a permanent development and is only permitted for three years. Any extension of this Temporary Use would need to be considered by Council and align with the OCP policies in place at that time.
Currently, the lands are zoned RR60 which allows for a temporary construction work camp for utilities, transportation and communications.
The City cannot refuse to accept an application under the provincial legislative framework. Applications that are submitted to the City for review are evaluated against current City Bylaws and Policies. The temporary use on the subject property is supported by the existing policies and are required to be approved by Council resolution. Council is the decision maker on whether to grant the temporary Use or Not.
RMR had evaluated different locations to house the workers including lands on Westside Road and at the Resort. Due to servicing constraints, topographic issues, and that land at RMR is already allocated for these construction activities over the next three years like golf course development, Heli-Hotel, and permanent employee housing, RMR determined these locations were not feasible.
No, there will not be a public hearing. Under the Local Government Act (LGA), Section 493 enables the City to pass a TUP by resolution if the OCP enables a TUP to be permitted in a land designation of the OCP and outlines general conditions for the TUP. The City’s OCP includes this enabling legislation.
As per Section 494 of the Local Government Act, local government must give notice to owners and tenants within 100 m of the subject property and must publish a notice in a newspaper no more than 14 and no less than 3 days prior to Council consideration of the TUP. Staff have followed the required public notice requirements as per section 494 of the LGA.
All persons who believe their interest in their property is affected by the proposed permit application may provide written submissions until 1:00 p.m. on Tuesday, October 27, 2020 to:
• firstname.lastname@example.org or;
• deliver their submissions to:
City of Revelstoke Administration
216 Mackenzie Avenue
PO Box 170
Revelstoke, BC, V0E 2S0
Please clearly write "TUP Submission – TUP2020-01” on your submission.
Please be advised that any correspondence submitted to the City in response to this Notice will form part of the public record and will appear on the City’s website as part of the meeting agenda. The City considers the author’s address relevant to Council’s consideration of this matter and will publish this personal information. Please do not include any other personal information (e.g. phone number, email address) if you do not wish this information disclosed.
The Staff Report and Permits will be presented to Council on October 27, 2020 for consideration.
A Temporary Use Permit may be passed by Council for a maximum of three years in accordance with Section 497 of the Local Government Act. It can be renewed once after this three-year period, for up to a maximum of an additional three years. Any renewal is subject to Council approval and would be evaluated against current City Policy, which at that time is anticipated to include an adopted Johnson Heights Neighbourhood Plan.
No, the City will not be responsible to restore the site to its original state. In accordance with Section 496 of the Local Government Act, as a condition of approval, the applicant is required to provide a security to the City for the duration of the development to ensure that appropriate restoration of the lands occurs when the development ceases. In addition, the applicant is required to sign and undertake that they will ensure the removal of the accommodation and parking structures and restore the lands to the original state no later than the expiry of the permit. The City takes a security deposit to cover these removal costs should they not be removed.
The City is not privy to any reputable statistical analysis that would support the assertion that temporary development has a direct negative impact on property values.
The City has commissioned a traffic study as part of the Johnson Heights Neighbourhood Plan. The impact on the intersection at Oak Drive and Highway 1 has been reviewed as part of this application.
The City’s consultants have reviewed traffic information compiled to date which indicates that over the past ten years, eleven crashes and no fatalities have been reported at this intersection.
Most of the accidents are related to single vehicle, wildlife related, or weather related and not directly attributable to intersection safety.
Furthermore, the current peak trip time for this area is around noon, and construction works would generate trips in the morning and evening.
The consultant completing the transportation study on behalf of the City for the Johnson Heights Neighbourhood Plan recommended that the workforce housing proposal includes providing a shuttle service to the lands and consideration of split shifts for the construction employees. RMR has confirmed that a shuttle service will be provided, and staff are working with RMR to evaluate the option of split shifts for the construction workers.