Mount Begbie Elementary site options

Office of the Superintendent of Schools

Revelstoke Board of Education 501 11th Street P.O. Bag 5800 Revelstoke, B.C. V0E 2S0

Tel: (250) 837-2101 Fax: (250) 837-9335

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December 2nd, 2015 Dean Strachan, MCIP, RPP Manager of Development Services City of Revelstoke 216 Mackenzie Ave. P.O. Box 170 Revelstoke, BC V0E 2S0 Dear Mr. Strachan:

Re: Mount Begbie Elementary School Disposition Options Over the past number of months, school district staff and their consultant, Graham Farstad of the Arlington Group, have reviewed options for the redevelopment of the Mount Begbie school site with our Board of Education. Subsequent to extensive discussions, our Board wishes to provide this initial synopsis of options for the redevelopment of the site for the city’s consideration. Two key elements require feedback from the city, namely the size of parkland to be established within the redevelopment, and the feasibility of the city acquiring the existing gymnasium and entrance foyer to use as a community recreation facility. Both of these will be discussed later in this letter. In order to provide a comprehensive overview of this project, we are providing detailed background information for your files. Project Background The Project Agreement between the Board of Education and the Minister of Education sets out the funding plan for the Revelstoke Schools Project. The funding plan identifies a local contribution of $2.4 Million, to be raised through the disposition of surplus schools. The Board of Education has now assumed the risk of raising $2.4 Million from the sale of surplus assets, subject only to securing the approval of the Minister of Education to proceed with specific dispositions. The Ministry is expecting us to proceed with dispositions. The School District must now move forward with the disposition of the surplus assets in order to fulfill the obligations contained in the Project Agreement. Mount Begbie School is surplus to the district’s needs and has been confirmed for disposition with the Ministry of Education.



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Property Overview Property Size and Details The street address for the property is 420 Downie Street and consists of one legal description as a result of the consolidation of 5 separate properties. The legal description is Lot A, NEP 22953, Section 26, Township 23, Range 2 (PID 023-364-823). The L shaped site has an area of 1.21 hectares (2.99 acres) and has extensive road frontage on three streets. Road frontage consists of 126.8 meters along Downie Street, 126.6 meters along Fourth Street and 63.6 meters along Edward Street. The lot depth from Downie Street and from Fourth Street is 63.4 meters. Playfields are located on the Edward Street frontage and the northeastern portion of the site accessed by Downie Street.

School Buildings The school buildings, with an area of approximately 23917 square feet, are located in the central part of the site. The original construction consisted of a two-story classroom block, with 8 classrooms, ancillary space and the former activity room. In 1993 an addition and renovation was completed with a new gymnasium and entrance (5113 sq. feet), renovations to the office area and conversion of the former activity room to a library.

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Begbie School



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Demolition of Surplus Buildings Careful consideration is being given to demolition of the classroom block. It is in poor condition, and will soon generate additional liabilities for the Board. Retention of the Gymnasium and Foyer, Constructed in 1993 As city staff may be are aware, the gymnasium and library are currently being used. The Revelstoke Boxing Club has been utilizing the gymnasium since December of 2012. Previously, they utilized the Big Eddy School gymnasium for a ten-year period from October of 2002. In addition, the Rocky Mountain Cadets continue to utilize the library. Like the boxing club, they were relocated from Big Eddy School. No other occupants are being considered as per arrangements with the City Fire Inspector. The gymnasium and foyer area is in reasonable condition. Should the city wish to acquire the 1993 addition to address the City priority regarding community uses resulting from repurposing surplus school facilities, the Board would undertake a partial demolition of the remaining structure. During hazardous materials testing commissioned by the District in September of 2013, the gym and foyer areas show no asbestos, lead or vermiculite present. As a result, the hazmat implications related to the newer addition are non-existent. We would ask that council reflect up the opportunity for the Board to convey a community use facility to the City for its management. Redevelopment Considerations Assessed Value In 2015, the assessed value was $518,000 for land plus $2,438,000 for buildings. Clearly the buildings do not have this value at this time. Heritage Considerations The Mount Begbie Elementary site does not have heritage value and heritage is not a consideration for the future land use of the site. Neighbourhood Context As you are well aware, adjacent land uses are predominately single family with some semi-detached dwellings. Lot size in the neighbourhood is quite variable. Two small commercial developments are located along Fourth Street. The South Side Food Mart is located at the corner of Fourth and Edward Streets. Ken’s Repair and Rentals is located at the corner of Fourth and Downie Streets. Land Use Planning The Official Community Plan designation is Neighbourhood Mixed Use. This recognizes the existing mixture of land uses and encourages a diversity of land utilization. The school site itself is zoned P3 (Institutional), which reflects its previous school use. The neighbourhood zoning reflects the predominantly residential pattern. Land to the north and northwest is zoned R2 (Low density residential) while land to the east, south and the southwest is predominately zoned R2A (Special low density residential) with several R3 (Medium density residential) and R5 (Mobile home) sites. Both low-density residential zones (R2 and R2A) permit single and two family dwellings.



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The graphic depicts the neighbourhood zoning. Services on Site The site is well serviced from adjacent streets. This includes water mains on all three abutting streets, gravity sanitary mains on the western part of Downie Street and the lowest elevation on Edward Street and storm mains on Edward Street and part of Downie Street. No additional road dedication from existing roads is anticipated.

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Residential Redevelopment Options A variety of options have been explored. Based on Board of Education and initial city feedback, options related to modular homes and a mobile home park have been abandoned. We present the following options, sorted by zoning and key features. There are infinite permutations of each option, but these provide a place to start discussions. Option 1 Discussion (Options 1A and 1A-rev)

Mt.BegbieOptions

Option LandUses ZoningMin.lotarea

Min.lot

width

RetainGym

Other KeyFeaturesTotal

saleablelots

1A

SFD,2FD+5%min.ParkdedicationtoCity

R1standardforSFD(inR2orR2Azone)+P1forparkdedication

855m2 15m No

Vehicularaccessfromlane;953m2parkdedication(8%)

Largelotswith10singlefamilydwellings+1twofamilydwelling;Nofrontyardgarages

11feesimple

1A-rev

SFD,2FD+5%min.ParkdedicationtoCity


855m2 15m No


Largelotswith9singlefamilydwellings+1twofamilydwelling;Nofrontyardgarages

10feesimple

Option 1 features generally large residential lots facing either Downie or Fourth Street. Rezoning to R2 would take place, generally for single-family development. The two variations affect only the number of residential lots and the size of the municipal park. Option 1A shows 11 fee simple lots, all with lane access; ten single family dwellings with a larger 11th lot that could accommodate a single family or two family dwelling (duplex or semi-detached).



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Option 1A-rev shows one less lot and a larger municipal park. Option 2 Discussion (Options 2A, 2A-rev and 2B-rev)

Mt.BegbieOptions


Min.lot

width

RetainGym


saleablelots

2A

SFD+5%min.ParkdedicationtoCity


855m2 15m No


Largelotswith4singlefamilydwellings+5twofamilydwellings;Nofrontyardgarages;ProminentparkatcornerofDownie&FourthStreets

9feesimple

2A-rev



855m2 15m No


Largelotswith3singlefamilydwellings+6twofamilydwellings;Nofrontyardgarages;ProminentparkatcornerofDownie&FourthStreets

9feesimple

2B-rev



950m2 15m No

Vehicularaccessfromfronttogaragewithindwelling;1375m2parkdedication(11%)

Largelotswith4singlefamilydwellings+6twofamilydwellings;Nolane(enclosedgarages);ProminentparkatcornerofDownie&FourthStreets

10feesimple

Option 2 features large residential lots facing Downie or Fourth Streets. Rezoning to R2 would take place. Most lots could be developed for two family dwellings and all could be used for single-family development. A key feature of Option 2 is a prominently located municipal park at the intersection of Fourth and Downie Street with an area of 1,375 m2 or more (approximately 1/3 acre). There are



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some concerns regarding placement of the park at this location, while providing good visibility, it adjoins a very busy roadway. Option 2 has three variations depending on whether or not lanes are provided for vehicular access. Option 2 and 2A-rev have one less lot than Option 2B-rev. The lane access in Option 2A and 2A-rev could enhance the street appeal of those options, particularly for two family dwellings, each of which require four parking spaces. Option 2A provides for 9 fee 9 fee simple lots, all with lane access. Five of these lots could accommodate two family dwellings



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Option 2A-rev is makes allowance for the grades on Edward Street, providing for 9 fee simple lots, all with lane access, but not on Edward Street. Six of these lots could accommodate two family dwellings.

Option 2B-rev shows one additional fee simple lot for a total of 10 lots, all with vehicular access from existing streets. Six lots are large enough for two family dwellings.



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Option 3 Discussion (Options 3A, 3B and 3C)

Option 3 features smaller single family lots with a new road. No lanes are included in Option 3 and the lot areas would not accommodate two family dwellings. There are three variations depending on whether a cul-del-sac or a through road is provided. The municipal park and playground is smaller in Option 3B than in Options 3A and 3C but is still twice the 5% that a developer is required to provide in a subdivision. Option 3A features 13 lots with wide frontages of 20 metres or more but shallow depths. Nearly half would be accessed from a cul-del-sac. Lot areas range from 560 m2 (6,000 sq. ft.) to 735 m2 (7,900 sq. ft.). Rezoning to R2 is required. The municipal park and playground shown is substantial (1,700 m2 or .42 acre). We note that a cul-de-sac may not be preferred by the city.

Mt.BegbieOptions


Min.lotwidth

RetainGym


saleablelots

3A



560m2

20.2m

NoNewcul-del-sacrequired;1,700m2parkdedication(14%)

Singlefamilylotswithlargefrontages;Nolane(enclosedgarages);Newcul-del-sac

13feesimple

3B


R1-AforSFD+P1forparkdedication

472m2

15m NoNewstreetrequired;1,163m2parkdedication(10%)

Compactsinglefamilylots;Newroad;Nolane(enclosedgarages)

17feesimple

3C


R1-AforSFD+P1forparkdedication

392m2 15m No

Newstreetrequired;1923m2parkdedication(16%)

Compactsinglefamilylots;Newroad;Nolane(enclosedgarages)

16feesimple



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Option 3B contains 17 single-family lots. Lot areas are considerably smaller, ranging from 472 m2 (5,080 sq. ft.) to 578 m2 (6,200 sq. ft.). Rezoning to R1-A (Special Low Density Residential) is required, which is not typical in the neighbourhood; however the minimum R-1A subdivision area of 408 m2 (4,392 sq. ft.) is not unusually small. This area is larger than most existing lots in the City of Revelstoke with 25 or 30 foot frontages. Option 3C shows one less lot and a larger park. The municipal park and playground shown is substantial (1,923 m2 or .48 acre). Rezoning to R1-A (Special Low Density Residential) is also required.



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Option 4 Discussion

Mt.BegbieOptions


Min.lot

width

RetainGym Other KeyFeatures

Totalsaleablelots

4-rev

StrataHousing+minimum5%ParkdedicationtoCity

R3(parkprovisioninR3orP1zoning)

1,000m2

sitearea;240+m2

stratalots

13.2m No

Noroaddedication;1,533m2park(13%)forstrataresidents&neighbourhood

Stratadevelopmentcouldaccommodatedetachedpatiohomes(1storey)orattachedtownhouses

23stratalots

4B



1,000m2

sitearea;240+m2

stratalots

10m No


Stratadevelopmentshownwithbothdetachedpatiohomes(1storey)andattachedtownhouses

28stratalots

4C



1,000m2

sitearea;240+m2

stratalots

10m Yes


Stratadevelopmentshownwithbothdetachedpatiohomes(1storey)andattachedtownhouses

25stratalots

Option 4 provides for a townhouse development (including row houses and patio homes). The strata development could accommodate detached dwellings or up to 8 attached dwellings in a wide range of configurations. While this land use is not typical in the neighbourhood, it may appeal in terms of affordability and the opportunity for aging in place. Given historic demand, phasing would likely be necessary, as the Revelstoke cannot quickly absorb 23 patio homes or townhouse sites. Option 4-rev The site plan shows 23 one or two story detached units but a wide variety of variations are possible with both attached and detached units. Individual strata units require a minimum of 240 m2 (2,580 sq. ft.).



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Option 4B The site plan shows 22 attached units and 6 detached units, but a wide variety of variations are possible. Individual strata units require a minimum of 240 m2 (2,580 sq. ft.).

Option 4C The site plan shows 20 attached units and 5 detached units, but a wide variety of variations are possible. Individual strata units require a minimum of 240 m2 (2,580 sq. ft.). This option retains the gymnasium as a recreational building



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Option 7 Discussion

Mt.BegbieOptions

Option LandUses Zoning Min.lotarea

Min.lot

width

RetainGym

Other KeyFeaturesTotalsaleablelots

7

SFD+GymandParkdedicationtoCity

R1standardforSFD(inR2orR2Azone)+P3forgym/parkdedication

578m2 15m Yes

Willaccommodate30on-siteparkingspacesforgym;Allresidentialaccessfromexistingstreets;3515m2parkdedication(29%)

9singlefamilydwellings+3twofamilydwellings;Dedicationofgymnasium&largeparkareatoCity(29%)

12feesimple

7Anew



578m2 15m Yes



12feesimple

7Bnew



578m2 15m Yes



9feesimple

7Cnew



578m2 15m Yes



9feesimple

Option 7 provides for retention of the gym and entrance foyer of the existing school building within a variety of scenarios. In each option a significant portion of the site would be conveyed to the city. No road or lane dedication is required in Option 7 although an internal access to onsite parking is provided on the recreation site. Option 7 requires rezoning to R2 or R2A for residential uses with no change in the existing P3 zoning for the recreation site.



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Option 7 This option accommodates 12 residential lots for single-family dwellings or 9 single family dwellings plus 3 two family dwellings. Lot sizes vary from 578 m2 (6,220 sq. ft.) to 953 m2 (10,250 sq. ft.) and lot configurations vary considerably as well.

Option 7A This option accommodates 12 residential lots for single-family dwellings or 9 single family dwellings plus 3 two family dwellings. Lot sizes vary from 578 m2 (6,220 sq. ft.) to 953 m2 (10,250 sq. ft.) and lot configurations vary considerably as well.



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Option 7B This option includes the main features of Option 7A but eliminates 3 lots along Downie Street in order to provide additional outdoor park space. As a result, the municipal park area increases to 47% of the entire site area. This option provides for 9 residential lots with 6 for single-family dwellings plus 3 for two family dwellings. Lot sizes vary from 578 m2 (6,220 sq. ft.) to 953 m2 (10,250 sq. ft.).

Option 7C This option includes the same park configuration (47% of the site area) as Option 7B but adds a lane parallel to Fourth Street to eliminate all vehicular access from Fourth Street. Option 7C provides for 9 residential lots with 7 for single-family dwellings plus 2 for two family dwellings. Lot sizes vary from 578 m2 (6,220 sq. ft.) to 1,147 m2 (12,240 sq. ft.).



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Summary The 5 basic options plus variations illustrate a range of residential redevelopment opportunities for the Mount Begbie site. The different options have varying lot sizes, configurations, vehicular access conditions, and land uses. All options provide for Municipal Park and recreation space that exceed the 5% available to the City through the subdivision process. It should be noted that commercial or other non-residential options have not been explored, as we believe they are not considered acceptable to the City or neighbouring residents. Next Steps The Board is anticipating holding a public consultation regarding options for the school site this winter. In order to shape options presented at that time the Board asks for feedback on two matters at Council’s earliest convenience.

1. City Feedback regarding Existing Gymnasium The four Option 7 variations and one Option 4 variation provide for retention of the existing gym on the site. This will require between 29% and up to 47% of the total site area. The Board is requesting the city to review this possibility and advise if it wishes to pursue this option. If so, we will take that into account with our planning.

2. City Feedback Regarding Size of Park Dedication

The Board is interested to know the city’s preferences regarding the size of the park dedication. Some city councillors will well remember the strong desire of the neighbourhood residents to keep a significant portion of green space, during our school closure consultations.

We intend to begin preparing materials in January, for further consultation in February/March 2016. Should you have any specific questions regarding options, please don't hesitate to contact:

Anne Cooper, Project Coordinator 250-814-4807 [email protected] or

Graham Farstad MCIP,RPP Principal The Arlington Group (604) 683-1903 [email protected]

On behalf of the Board, we thank you for your support and time, and look forward to further discussions. Yours truly,

Mike Hooker Superintendent of Schools cc: Anne Cooper, Project Director Graham Farstad, the Arlington Group Surplus School File, Mount Begbie Elementary School

Mount Begbie Elementary site options

Documents

Transcript of Mount Begbie Elementary site options