District Council acting as a steering committee to review development plans. The public is invited for the meeting on Thursday July 25 at 7 in the council chambers. The committee discussed issues with development, strengthening downtown, adding design criteria, and fashioning a review process. Three development permit areas - downtown - highway - wildfire areas District of Houston Suggested Zoning bylaw changes – July 22, 2103 RED – may be controversial Blue – not in OCP yet Black – should be easily adopted 1. Regulate Mobile homes so that they are restricted in residential neighborhoods. Adopt mobile home regulation to manage mobile home parks - OCP 2. Bonus parking in the downtown development permit area- by removing the demand for on-site parking and providing for only off-site parking 3. Provide mixed use in all commercial areas with the permission of residential on second floors – zones – OCP – downtown with public and institutional – increases in density and cultural uses 4. Limit development in non-sewered areas as noted in Phase II of land use in OCP 5. DP areas for mobile home parks – ZB 6. Manufactured home bylaw to be considered - ZB 7. Expand home based business opportunities – OCP – limit floor area so it is proportional to home, minimize impacts 8. Allow for expanded uses in medium density res – group homes, extended care, community care, seniors, safe houses, student housing – OCP 9. DP areas for all medium density – (needs to be mapped) and (? About expanding medium density in zoning – OCP) 10. Limit parcel size in Phase II areas to 8 ha 11. Allow secondary suites and carriage cottages in all single family areas (not allowed now in R1 or detached in R2)– provide for development permit requirement 12. Expand industrial zones to provide for biofuel, bioenergy, and other value added – OCP 13. Expand home based businesses in rural areas to allow storage and parking of logging trucks and in Ag areas – OCP 14. Limit number of livestock in rural residential – OCP 15. Allow for chickens in urban area – provide guidelines 16. Increase lot sizes with A2 rural residential from 0.5 ha to 2.0 ha to align with septic requirements – OCP 17. Accentuate rural residential development as an option for development – OCP 18. Provide for easier approval process in ALR land for b and b, subdivisions, farm retail, home occupations, and dwellings – OCP 19. Amend to include agri-tourism and agri-business – OCP 20. Encourage geofields in schools, parks, and institutional spaces – OCP 21. Allow for adaptive reuse of public and institutional spaces – OCP and – mall…for residential areas 22. Provide development opportunity for columbarium in cemetery – OCP (design standard?) 23. Minimum parcel sizes in NE study area of 2 ha 24. Allow for medium density residential to be closer to property lines with parking behind – 3 meters 25. Add multi-family as a DP area based on reference from OCP 26. Modify three commercial zones – a. Hwy commercial – i. Allow C 2 to have residential uses above first floor ii. Reduce setbacks to 3 meters from 9m;leave service station setback at 6 m; iii. Reduce minimum parcel width to 8.2 m; iv. Allow more than one principal building per parcel; v. Prohibit accessory buildings in front yards; b. Downtown (2) to i. Merge C 1A and C 1B and change height to 42.5’, and fsr of 3.0, ii. permit residential on the second floor without restrictions (allowed for mall); iii. remove fuel stations and service stations, drive throughs, sani-dump, car washes, from downtown; iv. allow 100% lot coverage with rear setbacks existing; c. allow parcel widths to be 8.2 m (25’) 27. M-1 – Industrial zone a. Allow residential uses but conditioned by Development permit – need to assign within OCP 28. P -2 park and open space – a. Allow mobile vending and commercial uses governed by council policy A. Development Permit Area criteria – suggested from OCP 1. Highway Commercial 2. Downtown 3. Wildfire interface B. Consider: 1. Environmentally sensitive areas – Buck Creek and Bulkley river Area B 1. Development Permit Area – Environmentally sensitive areas Designation The Watershed Management Development Permit Area is designated under Section 919.1 (1)(a) of the Local Government Act - protection of the natural environment. Area. Development Permit Area A is divided into two categories A (1) Buck Creek and Bulkley River (2) Buck Creek as shown on Schedule ______ – Development Permit Areas – needs modification in the OCP Background Protecting Buck Creek and Bulkley River and their watersheds ensures that existing and potential water sources are not degraded. The water courses require protection from pollution and siltation to maintain water quality. The purpose of this development permit area is to maintain the integrity of the natural environment. Policies All works within the Development Permit Area shall require a development permit. All development permits shall comply with the following policies: 1. Land clearing or alteration within 30 metres of a Riparian Area is subject to an environmental review from a Qualified Environmental Professional (QEP) prior to any works being conducted. Riparian areas are determined from as the area 30 meters landward from the ordinary high water mark of the water courses. Buffer width averaging or other tools may be specified by the QEP. 2. No septic tank, drainage field or deposit field should be constructed in any portion of the watershed draining into Buck Creek or Bulkley River. 3. Alteration of natural drainage in the watershed should result in no net increase of runoff into the watercourses. 4. Development should not result in storm water run-off entering the watercourses. To this end, a storm water management plan will be required prior to any works being conducted. Watershed means all of the water and all of the land that drains into a common catchment area. Riparian Areas Regulation B.C. Reg. 376/2004 (RAR) means regulations established to protect riparian areas from development so that the areas can provide natural features, functions and conditions that support fish life processes. Area A 2. Development Permit Area B - Downtown Revitalization Development Permit Area Designation The Downtown Development Permit Area is designated under Section 919.1 (1) (d) of the Local Government Act - revitalization of an area in which commercial use is permitted. Area Development Permit Area is as shown on SCHEDULE J – Development Permit Areas. Background Downtown is the commercial core of the community. The City, wishes to continue working with property owners and businesses to accentuate downtown form and character, and maximize smart growth principles contained in the OCP. The Downtown and Highway Commercial areas are tourist destinations that highlight the history, social fabric and commercial sector of Houston. The purpose of this development permit area is to ensure new development adheres to standards of high quality and celebrates the robust character of the citizens of Houston. Multi-family & Mixed-Use developments are interspersed throughout the downtown. Within the downtown permit area it is important to ensure that proposed multifamily residential and mixed-use developments are compatible with and contribute to the form and character of the surrounding neighbourhood. Policies All works within the Development Permit Area shall require a development permit. All development permits shall comply with the following policies. 1. The development of new buildings and renovations to existing buildings should be sympathetic to the scale, mass, materials and colours found in traditional wood structures and buildings, without being imitational. Buildings should engage the street with a positive pedestrian presence, reducing or eliminating car, delivery or parking dominated elements; and consistent with the urban fabric already at the Leisure center and amphitheater. 2. Site furnishings, lighting, brick work and other materials should be designed to be compatible with materials currently in place to reinforce continuity of character, to soften the visual effect of the streetscape and to promote comfort for pedestrians. 3. Soft landscaping (trees, shrubs, ground covers and flowers) should be of species compatible with the District’s climate conditions, while meshing with District street landscaping plans and character to reinforce continuity of character. 4. Parking areas should not be located at the front of buildings. Underground parking and parking / service areas at the rear of buildings are strongly encouraged. 5. Parking areas and service areas should be screened and landscaped. Consideration should be given to ease of pedestrian access as well as vehicular access when designing parking areas (see Sustainability checklist and parking bonusing elsewhere in the zoning bylaw). 6. Recycling and garbage bins should be screened from view and located in alleyways and beautified to soften their industrial appearance. 7. Canopies over sidewalks are encouraged to enhance the pedestrian streetscape and provide weather protection. 8. Where a development is proposed in an area designated Development Permit Area conditions with respect to the form and character of the building can be imposed on a mixed use building to enhance the characteristics of the multi- family component. a. Building setbacks and materials proposed should reflect characteristics consistent with the surrounding land use context and improve, not detract from, the unique qualities of the neighbourhood. b. Development should minimize impacts to surrounding land uses, particularly existing single-family residences. Use of shielded lighting, fencing, building orientation, underground parking, building variation, open space and other mechanisms is encouraged to maximize privacy and minimize adverse impacts. c. Multiple family buildings should respect the scale and height of adjacent buildings. Consideration should be given to varying building heights, and lowering heights adjacent to single family residences to ensure the buildings fit into the neighbourhood context and provide a pedestrian scale along the street frontage. d. Numerous, small buildings are preferred to one large building. Long, continuous facades with no variation are strongly discouraged. Visual interest should be created by varying height, rooflines and massing throughout the site. e. New buildings should be orientated to maintain existing mountain views from the site and utilize passive solar power by maximizing sunlight penetration into the building. f. Roof forms should be compatible with surrounding development and achieve the effect of a residential building. Steeply-pitched roofs are encouraged, as they are an identifiable feature of our community. Area A 1 - Development Permit – Highway Commercial Designation The Development Permit Area is designated under Section 919.1(1)(f) of the Local Government Act - establishment of objectives and the provision of guidelines for the form and character of commercial, industrial or multi-family residential development. Area Highway #16 corridor as noted on Schedule J of the Official Community Plan. Background Highway #16 is the primary linkage road from the eastern and western access to the downtown, leisure center, and amphitheater. These areas should direct visitors to the downtown and complement the pedestrian feel of downtown with access to recreation, shopping, and mixed residential/commercial uses. The purpose of this Development Permit Area is to create a continuous, high quality travel corridor to the downtown and begin to establish a sense of arrival into and exiting from the District. Policies All works within the Development Permit Area shall require a development permit. All development permits shall comply with the following policies. 1. The form and character of new buildings and renovations to existing buildings should project a high quality image which compliments the downtown. The form and character are established and informed by the policies set out as follows. 2. In terms of scale, massing, materials and colours, buildings should be integrated into their immediate land use context and be complementary to the small scale mixed materials (e.g. stone, wood, and brick with interesting articulation) and features. 3. Development should minimize impacts to surrounding land uses, particularly existing single family residences. Use of shielded lighting, fencing, building orientation, underground parking, building variation, open space and other mechanisms is encouraged to maximize privacy and minimize adverse impacts. 4. Development should incorporate design elements which complement the downtown. Such elements may include building features and detailing such as cornices, parapets and canopies, site furnishings, lighting, walkways, brick work, landscaping and other features. 5. Parking areas should not be located at the front of buildings. Underground parking and parking / service areas at the rear of buildings are strongly encouraged. 6. Parking areas and service areas should be screened and landscaped. 7. Consideration should be given to ease of pedestrian access as well as vehicular access, when designing parking areas. 8. Recycling and garbage bins should be screened from view and located in alleyways. 9. Soft landscaping (trees, shrubs, ground covers and flowers) should be of species compatible with Houston’s climate conditions, existing Houston-maintained landscaping and the character of the existing features of the streetscape in order to reinforce continuity of character. 10. All signage shall comply with Sign Bylaw and Guidelines set out in the Appendix to the Sign Bylaw. Area A 3 – Wildfire interface hazard protection Designation The Development Permit Area is designated under Section 920 - 7.1 (c) and (d) of the Local Government Act - in relation to wildfire hazard, include requirements respecting the character of the development, including landscaping, and the siting, form, exterior design and finish of buildings and other structures; … (and) establish restrictions on the type and placement of trees and other vegetation in proximity to the development. Area Wildfire interface mapping is designated on Schedule K of the OCP. Background The Firesmart manual was developed to provide guidelines to individuals, communities and planners on how to reduce the risk of loss from interface fires. The following is a summary of these guidelines related to development planning and need to be guided by development review with direct input from the fire chief. 1. All development stands within 100m of planned structures or infrastructure must be assessed by a Professional Forester with experience developed and submitted to the District for review. 2. This plan should include specifications for fuel treatments to ensure a defensible space is established around the development. 3. It should address suppression constraints including access and water requirements, construction and landscaping standards and long term maintenance. A summary of these principles follow: a. A responsible development plan should consider prevention of two types of wildfire interface scenarios. The first is that of a wildfire starting in the forest and spreading into the interface community, the second is that of a fire starting from human activity in the urban environment and spreading into the adjacent forest. b. Responsible development planning must consider the prevention of both scenarios in the short and long term. Short-term measures during the construction phases include the prevention of potential ignition sources and ensuring suppression resources are available in case of a wildfire. Long-term planning includes the strategic placement of structures and roads within the development, as well as treating interface fuels to reduce the fire behaviour, potential and creating defensible spaces around structures within the interface. c. Planners, architects and developers should consider the risk from wildfire during the planning and design phases of a development since factors such as the location of alternate water sources, road access and hydrant location may have a major influence on the overall design. d. An overview of the general guidelines and recommendations within the Firesmart Planner are in the Firesmart guidelines and should be considered as the minimum standard any new development proposed within the wildland Fire Hazard development Permit Area. Firesmart Policies A. Vegetation Management 1. Firesmart recommends treatments around structures in three ‘priority zones’. Treatments in these zones involve fuel removal, fuel reduction, and fuel conversion. The objective in these zones is to create ‘defensible’ space around a home from which to suppress a wildfire. Survivability of a home is often dependent on the distance from the structure to the adjacent forest. 2. Detailed goals and treatments can be found in the Firesmart manual in chapter 3. Priority zones are based on distance from the structure, and the slope below the structure, and are defined as: a. Priority Zone 1 (within 10 m from structures): Remove fuel and convert vegetation to fire resistance species to produce an environment that does not support combustion. b. Priority Zone 2 (10 to 30 m from structures): Increase fuel modified area by reducing flammable vegetation through thinning and pruning and produce an environment that will only support low-intensity surface fires c. Priority Zone 3 (30 to 100 m+ from structures): Eliminate the potential for a high-intensity crown fire through thinning and pruning, thereby slowing the approach of a fire approach towards structures. d. The area within 30 meters of the structures (priority zones 1 and 2) should be treated heavily enough to create a defensible space between the structures and the adjacent stand. e. Treatments in priority zone 3 need not be as intensive as those adjacent to the structures but should still reduce the potential for a crown fire under 90th percentile weather conditions. f. The slope of the terrain has a strong influence on fire behavior. the rate of spread (ros) of a fire doubles for every 30% increase in slope, up to 60%. The recommended treatment zone distances around structures should be adjusted accordingly. Steeper slopes should be treated to a further distance, thinning should be to a lower density and pruning height should be higher. g. Typically, slopes of 30% below buildings should have the priority zone 2 extended to 60 m below the structure and to 45 m side slope. h. On a 55% percent slope, priority zone 2 should be extended to 120 m down slope of the structure and 60 m horizontal. Priority Zone 1-Fuel Free Zone (10 m from buildings) 1. A fuel free zone should be created around all homes and outbuildings. the fuel free zone should extend 10 m from the structure, or further if the terrain is sloped. 2. The following guidelines should be considered: a. There should be enough defensible space to protect buildings from approaching wildfire and to reduce the potential for a building fire spreading to the wildland. b. Annual grasses within 10 m of buildings should be mowed to a height of 10 cm or less and watered regularly during the summer months. c. Surface litter and downed trees should be removed regularly. d. Dead, and dying trees should be removed. e. Structures at the top of a slope will need a minimum of 30 m of defensible space. f. Vegetation within this zone should be of a fire-resistant species g. Trees within this zone should be pruned to a height of 2 to 3 m and not overhang the house or porch. h. Remove all piled debris (firewood, building materials, and other combustible material) outside of the fuel free zone. i. Defensible space should be provided by the developer and maintained by the property owner. j. Community Strata rules should enforce the maintenance of this zone. Priority Zone 2-Fuel Reduction Zone (10 to 30 m from buildings) Fuel modification in this zone should include thinning and pruning to create an environment that will not support a high intensity crown fire. A surface fire may occur in this zone but it will be of low intensity and easily suppressed. Guidelines for this zone are as follows: 1. Actions in this zone should be oriented towards fuel reduction rather than removal. 2. Deciduous composition in the overstory should be promoted (i.e. Deciduous species should not be thinned out). 3. This zone should be extended as slope increases. The 20 m concentric distance from the boundary with priority zone 1 should be corrected for slope. 4. Thin trees for two tree lengths from buildings. 5. Treatments within this zone will include thinning of the canopy, thinning the understory and pruning lower branches 6. Leaf trees should be the largest on site and canopy heights should be pruned to a height of 2 to 3 m. 7. Remove all dead and dying trees. 8. Dispose of all slash created by treatments through pile and burning or removal from the site. 9. This zone should be constructed by the developer and maintained by the property owner. 10. Community strata rules should enforce the maintenance of this zone. Priority Zone 3-Fuel Reduction and Conversion (30 to 100 m from buildings) The strategies for this zone are similar to those of priority zone 2 with the distance being slope dependent. This environment should be one that does not support a high-intensity crown fire. A surface fire may occur, but it will be of low intensity and easily extinguished. Vegetation management should concentrate on vegetation conversion and reduction rather than removal. The following are guidelines for this zone: 1. Fuel management in this zone should only be undertaken if there are high hazard levels from heavy continuous fuels and steep topography. 2. Deciduous species should be promoted. 3. On sloped terrain, the width of this zone will need to be corrected for slope distance. 4. Thinning and pruning - this zone should be constructed by the developer and maintained by the property owner. 5. Community Strata rules should enforce the maintenance of this zone. Buildings and construction During an interface fire, homes usually burn down as a result of burning embers landing on and igniting the roof. Alternatively, embers land on or in a nearby bush, tree or woodpile and, if the resulting fire is near the home, the walls of the home will ignite through radiant heat. Small fires in the yard can also spread towards the home and beneath porches or under homes. Therefore, the building material and construction techniques are a paramount concern for homes in the WUI. The Firesmart manual provides guidelines for safer construction methods. These include materials, building techniques and maintenance. The following is a summary of these construction and landscaping specifications that should be incorporated into the design guidelines for building on site. Roofs 1. Use only fire retardant material(Class A materials) on roofs; and 2. Keep roofs clean of all combustible material. Wood or solid fuel fired chimneys 1. All chimneys should have approved spark arrestors(securely attached and made of 12-gauge welded or woven wire mess screen with mesh opening of less than 12 mm); 2. Chimney outlets should have at least 3 meters clearance from all vegetation and obstructions; and 3. Chimney outlets should be 0.6 m higher than any part of the roof within 3 meters. Siding 1. Siding should be predominantly fire resistant material; and 2. Siding should extend from the ground level to the roofline. Windows and Door Glazing; Eaves, Vents and Openings 1. Remove vegetation from within 10 meters of glazed openings unless there are solid shutters to cover the glazing; 2. All eaves, attics, and underfloor openings need solid, non-flammable protective covers; and 3. Laminated glass and 20 minute rated door assemblies should be used on building surfaces facing the forest interface. Balcony, Decks and Porches 1. Deck surface material should be made of predominantly non-combustible or fire-resistant materials such as wood composite products; 2. Slotted deck surface allow needle litter to accumulate beneath the deck. 3. Provide access to this space to allow for removal of this debris. Guidelines during Construction 1. During construction of houses, all waste construction materials including brush and land clearing debris needs to be cleaned up on a regular basis to minimize the potential risk. 2. No combustible materials should be left at the completion of construction; 3. Prior to construction of any wood frame buildings, there must be fire hydrants within operating range. Landscaping The majority of high risk fuels are planned to be cleared for the construction of buildings and associated infrastructure. It is important to plan landscaping to ensure that adequate defensible spaces are maintained adjacent to all structures in the long term. All areas to be landscaped within 20 meters of buildings should adhere to the following guidelines: 1. All flammable trees and shrubs growing within 20 meters of any structures should be removed and replaced with fire resistant species. 2. The most flammable species include those that accumulate dead foliage and branches and have a high content of oils and resin. 3. Characteristics of fire resistant species to be replanted include the following: a. Deciduous species; b. Low growing plants; c. Plants with thick woody stems; d. Plants that accumulate low amounts of dead vegetation; e. Plants with low resin content (deciduousspecies); and f. Plants that retain high moisture content. Utilities- Electric and Gas Overhead transmission and distribution lines are a major ignition risk. Falling trees or branches can knock a power line to the ground, where it will remain charged and potentially start a fire. Primary distribution lines are the most problematic as they are remote and difficult to inspect and maintain. 1. Secondary lines contain less voltage but are more susceptible to being overgrown by vegetation, which can lead to arcing and ignition. Underground power lines are the most Firesafe. 2. When planning new developments, underground power line systems should be considered. Where such a system is not feasible, overhead utility lines should have a clearance of at least 3 m from vegetation. 3. Propane tanks surrounded by vegetation are potential hazards. Combustion adjacent to these tanks could increase the internal pressure causing the tank to vent through a relief valve. The resulting fire can be one of a high intensity and with the potential to destroy adjacent buildings. 4. Hence, when positioning tanks, the relief valves should point away from buildings. Faulty relief valves will not allow pressure to discharge resulting in a boiling liquid explosion dangerous to those within 300 m. 5. Propane tanks should have surrounding vegetation cleared for at least 3 m in all directions. 6. Tanks should be located at least 10 m from any building. 7. Future development around the tank should respect this distance and be monitored by the development strata. Home Sprinkler systems When designing new developments, particularly those in remote locations some distance from emergency services, some consideration should be given to the installation of underground sprinkler systems. 1. These systems can serve as both a method of irrigation as well as an interface suppression tool. 2. Sprinklers can be located on the rooftops of homes and outbuildings. In the event of a wildfire, the sprinklers would be engaged and would increase the relative humidity around the house as well as increase the fuel moisture content of any fuel adjacent to the home resulting in lower flammability and fire behavior potential. 3. Rooftop sprinklers are also recommended for homes in the interface that do not have fire resistant roofing or siding.
Posted on: Wed, 24 Jul 2013 15:20:36 +0000
Recently Viewed Topics
© 2015