1. travel
2. tourist destinations
3. canada

Draft
September, 2009
Sandstone Master Plan
Sandstone master pl an
September, 2009
Sandstone Master Plan
Prepared for: City of Nanaimo
Prepared by: Northwest Properties
Date: Draft September, 2009
Consultants:
Master Planners – IBI Group, Vancouver
Infrastructure Engineering – McElhanney Consulting Services Ltd., Nanaimo
Transportation – McElhanney Consulting Services Ltd., Nanaimo & Vancouver
Traffic – IBI Group, Vancouver
Land Use Policy - Brook + Associates Inc., Vancouver
Contributors:
Environmental – Madrone Environmental Services Ltd., Nanaimo
Sustainability – The Sheltair Group, Vancouver
Executive Summary
i
Sandstone master pl an
September, 2009
Land Use Plan
Sandstone master pl an
September, 2009
Executive Summary
The Sandstone development is a 726-acre
site at the southern boundary of the City of
Nanaimo at the junction of Highway 1 and the
Duke Point Highway.
Purpose of Master Plan
The purpose of this Master Plan document
is to set the framework for more detailed
future planning steps including the rezoning
of individual parcels. Accordingly, the plan
provides the long-range vision for the planning
and development of the site by describing its
key components including: guiding principles,
major land uses and densities, transportation,
infrastructure, open space and parks, urban
design framework and proposed development
packages.
Vision and Program
Sandstone is intended to become a
comprehensively planned community offering
a range of land uses including a variety of
residential neighbourhoods, retail commercial
in several forms and types, industrial areas that
generate new jobs and a generous open space
and parks network.
Development will be phased over approximately
fifteen years. At full build-out, the program is
expected to include approximately:
•
50% parks and open space
•
2,400 homes (Neighbourhood)
•
250,000 sq.ft. lifestyle centre (Urban Node)
•
600,000 sq.ft. large format retail (Urban Node)
•
900,000 sq.ft. light industrial
•
30,000 sq.ft. neighbourhood commercial
Sustainability Strategy
The Master Plan has been guided by a
number of principles that contribute to the
long term environmental, social and economic
sustainability of the community. Specific areas of
focus include:
1. Appropriate Location
•
Preservation of environmentally sensitive
lands
•
Access to Nanaimo River waterfront
•
Multi-use parks and other public spaces
•
Playgrounds
•
Potential for community and recreational
space
•
High quality streetscape and landscaping in
the Urban Node
2. Environmental Protection & Restoration
3. Affordable Housing
4. Alternative Transportation
5. Jobs
6. Stormwater Management
7. Commitment
Community Benefits
In light of the sustainability focus, a number of
benefits accrue to the surrounding community.
These include many that the community has
identified and are contained in the City’s OCP:
•
Integrated multi-use planned development
•
Upgraded street network and road
connections
•
Upgraded utility infrastructure network
•
Transit-supportive densities and street
patterns
•
New retail and other services
•
Affordable housing options
•
Sidewalks and street crosswalks
•
Trail system
•
Open space system
iii
Sandstone master pl an
September, 2009
iv
Sandstone master pl an
September, 2009
Contents
1.0 Introduction............................................ 1
1.1
1.2
1.3
1.4
1.5
1.6
Property................................................. 6
Proponent.............................................. 6
Vision..................................................... 6
Guiding Principles.................................. 7
Sustainability Strategy..........................10
Public Consultation Process.................11
4.3 Transit Plan.......................................... 69
4.4 Pedestrian & Bicycle Plan.....................71
5.0 Utility Infrastructure Plan..................... 73
5.1 Water Supply........................................75
5.2 Sanitary Sewers................................... 77
6.0 Stormwater Management Plan............ 79
2.0 Development Influences.......................13
2.1 Existing Development...........................15
2.2 Environmental Conditions.....................19
2.3 Site Qualities........................................ 23
3.0 Sandstone Land Use Designations
and Policies......................................... 25
3.1
3.2
3.3
3.4
3.5
3.6
City Policy Context.............................. 27
Citywide Planning Vision..................... 28
Planning South Nanaimo..................... 29
Sandstone Land Use
Designations & Policies....................... 30
Development Summary....................... 45
Description of Parcels.......................... 49
4.0 Transportation Plan.............................. 63
4.1 Minor and Major Roads....................... 65
4.2 Proposed Connections to
Provincial Highways............................. 67
7.0 Parks & Open Space Plan.................... 83
8.0 Design Framework............................... 87
9.0Parcel Infrastructure
Requirements...................................... 115
Appendix A
Ecological & Riparian Assessments............. 119
Appendix B
Traffic Impact Assessment..........................125
v
Sandstone master pl an
September, 2009
Figures
A.1 Nanaimo’s Urban Nodes................................. 3
A.2 Subject Lands................................................. 4
A.3 Site Parcels..................................................... 5
B.1 Surrounding Areas.........................................14
C.13City Commercial Centre –Main Street,
Mixed Use Zone – Typical Section................ 59
C.14City Commercial Centre - Main Street,
Mixed Use Zone – Typical Elevation.............. 59
B.2 Existing Infrastructure....................................16
C.15City Commercial Centre - Mixed Use Zone,
Urban Local Collector – Typical Section....... 60
B.3 Topography....................................................18
C.16Residential Zone – Typical Elevation............. 60
B.4 Environmental Conditions............................. 20
C.17Parcel 4 South.............................................. 61
B.5 Site Qualities................................................. 22
C.18Parcel 5......................................................... 62
C.1 OCP Land Use Plan...................................... 26
D.1 Minor & Major Roads.................................... 64
C.2 Land Use Distribution Table.......................... 46
D.2 Proposed Highway Interchanges.................. 67
C.3 Land Use Plan................................................47
D.3 Transit........................................................... 68
C.4 Parcel 1 North............................................... 48
D.4 Pedestrian and Bicycle Plan......................... 70
C.5 Parcel 1 South...............................................51
E.1 Water Supply..................................................74
C.6 Parcel 2......................................................... 52
E.2 Sanitary Sewers............................................ 76
C.7 Parcel 4 North............................................... 53
F.1Riparian Map................................................. 80
C.8 City Commercial Centre – Key Character
Elements in City Commercial Centre............ 54
G.1 Parks & Open Space..................................... 84
C.9 City Commercial Centre – Illustrative Plan.... 55
H.1 Community Park in Family
Oriented Neighbourhood.............................. 97
C.10City Commercial Centre – Land use............. 56
H.2 Single Family Homes with Lane Access......109
C.11City Commercial Centre –
Urban Design Framework............................. 57
I.1 Development Program – Overall.................. 116
C.12City Commercial Centre –
Circulation & Transit...................................... 58
I.3 Development Program – Parcel 1S.............. 119
vi
I.2 Development Program – Parcel 1N.............. 118
Sandstone master pl an
September, 2009
I.4 Development Program – Parcel 2................120
I.5 Development Program – Parcel 3 & 4..........121
I.6 Development Program – Parcel 4 South......122
I.7 Development Program – Parcel 4 Centre.....123
I.8 Development Program – Parcel 5 West.......124
I.9 Development Program – Parcel 5 East........125
vii
Sandstone master pl an
September, 2009
viii
1.0
Introduction
1
Sandstone master pl an
September, 2009
Sandstone master pl an
September, 2009
Figure A.1 Nanaimo’s Urban Nodes
1.0 Introduction
The Sandstone development is located at the
southern boundary of the City of Nanaimo. This
location has been identified by the City as the
newest of five urban nodes (Figure A.1), each
intended to become the focus of activity in its
respective region within the City.
Accordingly, Sandstone has been envisioned as
a new southern focus for the City of Nanaimo,
a comprehensively planned community
providing not only new housing choices, but
also a major retail centre serving City residents
and reducing cross-town vehicle trips, new
employment options and new open space and
other amenities.
*
Sandstone
The Master Plan is intended to be a flexible
document that reflects the desires of the
community. The purpose of the document is
to set the framework for the more detailed
planning steps that follow, including rezoning,
subdividing the land, and development permits
for smaller development parcels. The Master
Plan provides the long-range vision for the
planning and development of this site by
describing the key development components.
These include: the guiding principles; major
land uses and densities; transportation,
infrastructure and open space networks;
urban design framework; and, infrastructure
requirements.
3
Sandstone master pl an
September, 2009
Figure A.2 Subject Lands
1200 Frew Road
1560 Island Highway
1650 Island Highway
4
Sandstone master pl an
September, 2009
Figure A.3 Site Parcels
5
Sandstone master pl an
September, 2009
1.1 Property
1.3 Vision
The Sandstone site comprises 726 acres at
the southern boundary of the City of Nanaimo
(Figure A.2). Figure A.3 identifies 6 distinct
parcels that are frequently referred to throughout
the Master Plan. The Trans Canada and Duke
Point Highways and the Regional District’s
landfill site bisect the property, creating 6 smaller
parcels ranging in size from approximately 50 to
269 acres, each with distinct characteristics and
development opportunities. A key goal of the
Master Plan is to weave together the parcels into
a coherent whole by way of a connected network
of roads, trails and open space areas.
Sandstone is envisioned as a complete,
integrated community where residents can live,
work and play within their neighbourhood. Land
uses are clustered and linked by transit and
transportation according to contemporary transit
oriented practices. The vision for the Master Plan
includes the following key objectives:
•
Provide for a comprehensively planned
complete community in the south portion of
the City.
•
Provide an integrated plan with a full mix of
land uses including residential, commercial,
light industrial, open space and recreational
uses.
•
Provide a major retail centre in the south of
Nanaimo to serve its residents and support
economic development in Nanaimo.
•
Create a gateway in the southern end of
Nanaimo, which forges important links
between the City, region and Nanaimo’s
airport and marine port.
•
Provide for walkable communities with a range
of housing options from traditional singlefamily detached housing to higher density
townhouses and multi-family housing. The
density within these communities will warrant
public transportation.
•
Provide for a diversity of employment and
economic development opportunities in the
southern Nanaimo areas.
1.2 Proponent
The property, originally referred to as South
Nanaimo Lands and now known as Sandstone,
was purchased in 2006 by Island Wolf
Properties, a joint venture between Northwest
Properties and the Snuneymuxw First Nation.
Northwest Properties is a BC-based
development company with numerous
successful developments throughout the
province including the redevelopment of Country
Club Centre in Nanaimo. Northwest has also
partnered with First Nations, notably in the
development of Discovery Harbour Centre
in Campbell River. The Snuneymuxw First
Nations Reserves #1, #2 and #3 have a unique
opportunity to benefit socially and economically
from the evolution of Sandstone.
6
The Village at Park Royal
Sandstone master pl an
September, 2009
1.4 Guiding Principles
In order to achieve this vision, ten guiding
principles have been developed to steer the
character of the plan.
Water
feature
public
1. Vibrant
Urbanin
Node
2.
Mix of Landspace
Uses
gathering
3. Compact Development
4. Housing Choice and Affordability
5. Sustainability
6. Habitat Protection
7.
Diverse and Connected Public Spaces
8. Interconnected Trail Network
9.
Interconnected Street Network
10. Mobility Management to Reduce
Vehicle Trips
1. Vibrant Urban Node
At the centre of the community will be a pedestrianoriented ‘main street’ with shops, restaurants and
services, and transit. Clustered around and mixed within
the retail will be medium to high density residential
homes, making this area the heart of the community.
View down Main Street
12
2. Mix of Land Uses
Land uses including different forms of housing, shops
and services, employment areas, parks and transit
will be clustered together to create more vibrant and
walkable neighbourhoods.
7
Sandstone master pl an
September, 2009
3. Compact Development
5. Sustainability
Street and block patterns will be compact in order to preserve
open space, create cohesive neighbourhoods and enable
walking, biking and public transit as convenient travel modes
for living and working.
Sustainable strategies not only for buildings but notably for the plan
structure will be guided by LEED principles. These include housing diversity,
compact development, preservation of natural ecosystems and storm water
management.
4. Housing Choice and Affordability
6. Habitat Protection
A wide range of affordable home typologies will be offered,
including smaller single family lots, townhomes, secondary
suites and apartments.
Extensive areas of environmentally sensitive land will be protected in order to
maintain natural ecosystems. These include the agricultural land reserve, the
Nanaimo River floodplain, riparian areas and steep slopes. Additional areas will be
preserved to enable the linkage of these zones to form, contiguous natural areas.
8
Sandstone master pl an
September, 2009
7. Diverse and Connected Public Spaces
9. Interconnected Street Network
Outdoor public spaces in the form of active parks, plazas / sidewalks
and natural areas will be provided as important community amenities
and gathering spaces.
The street network will be a topography-responsive grid whose
interconnected roads reduce travel distances and promote
walking and biking.
8. Interconnected Trail Network
10. Mobility Management to Reduce Vehicle Trips
A network of sidewalks, urban trails and natural trails will flow
in a continuous fashion through the community, enhancing
pedestrian and cycling connectivity.
Transportation impacts from this development will be balanced with
strategies for transit routes, an interconnected street grid and pedestrian
and bicycle routes. A mix of land uses close by will encourage walking and
cycling.
9
Sandstone master pl an
September, 2009
1.5 Sustainability
Strategy
In addition to the Guiding Principles, the Master
Plan will contribute to the environmental, social
and economic sustainability of the community,
including these highlights:
1. Appropriate Location
Although the Sandstone development is on a
greenfield site, it is contiguous with existing
development and infrastructure and it is within
the urban growth boundary on previously
disturbed land. This makes it more sustainable
than leapfrog development that requires
expansion of expensive infrastructure.
2. Environmental Protection
Approximately one half of the entire site is
protected and preserved. These areas include
steep slopes, ecologically sensitive lands,
agricultural lands and wetlands and streams
plus their associated buffers. Sandstone has
also been planned as a compact and complete
neighbourhood that reduces the demand for
automobiles travel and thus the amount of
greenhouse gas emissions.
3. Affordable Housing
The development incorporates a wide range of
housing types, allowing people of all stages of
life and incomes to live in Sandstone. Affordable
housing forms include smaller single-family lots,
clustered multi-family homes and multi-storey
buildings. Secondary suites along laneways
in single-family neighbourhoods provide yet
more housing alternatives, particularly for aging
parents and low-income individuals. These
housing forms also have densities that help to
10
reduce the development footprint and contribute
to a more vibrant, viable Urban Node.
dialogue about the future of this land, from
planning to construction.
4. Alternative Transportation
Alternative forms of transportation are
encouraged by a number of factors. Residential,
retail and workplace densities are designed to
support a viable and frequent transit service
in the south of Nanaimo. Narrower streets that
are interconnected create safer, friendlier, less
vehicle dominated streets and a five-minute
walking access to transit makes it possible for
the majority of residents to commute by public
transit. An interconnected cycling and pedestrian
network will encourage the reduction of vehicle
use by connecting homes to the Urban Node and
with the larger Nanaimo network.
A number of specific initiatives proposed in this
Master Plan have been influenced by standards
created by the US Green Building Council’s
LEED ND (Neighbourhood Development)
guidelines. Where these occur in the document
they are noted by this symbol:
5. Jobs
Sandstone is a landmark project to establish
jobs, commercial services and amenities in the
south of Nanaimo. In total, some 4,000-5,000
direct and indirect jobs are expected to be
created. This contributes to the community’s
social and economic sustainability.
6. Stormwater
Sandstone will utilize a network of green spaces
to absorb and retain stormwater runoff from
the site, particularly from parking areas in the
major retail centre. Narrower streets may be
incorporated to reduce the total runoff from
impervious surfaces.
7. Commitment
Sandstone will pursue targets to help create a
more sustainable community. The developer is
committed to creating a community that helps
move Nanaimo towards sustainability and to
engage the wider community in an ongoing
In addition to the LEED standard for site
and building practices, the International
Council of Shopping Centres (ICSC) has
launched a sustainability initiative that will be
considered in the design of retail centres. SEED
(Sustainable Energy and Environmental Design)
communicates information and best practices
to members to promote green building and
business practices.
Sandstone master pl an
September, 2009
1.6 Public Consultation
Process
Island Wolf properties has engaged numerous
stakeholder groups and local residents to define
the Sandstone Master Plan. The Master Plan
has integrated key community input to define
the variety of land uses, open spaces and
transportation facilities. Key stakeholder groups
and organizations that were consulted include:
•
Chase River Community Association;
•
South Wellington Area Community Association
•
Snuneymuxw First Nation elders;
•
YES Nanaimo Committee;
•
Key economic development committees and
local businesses;
•
Regional government and provincial
transportation agencies; and
•
Nanaimo Museum and Community Archives.
A variety of consultation strategies were
employed, including one-on-one meetings,
presentations to organizations, and public open
houses and information meetings. The following
list identifies key public consultation milestones
throughout the Sandstone Master Plan process:
•
January 2007: Introduction of South Nanaimo
Concept Plan to Chase River Community
Association.
•
February 2007: PNAC Public Meeting for
South Nanaimo OCP amendment application.
•
April – July 2007: Meetings to determine name
for future area, included one-on-one meeting
and small workshop sessions with First
Nations representatives, university professors,
and key community groups.
•
June 2007: Presentation to the Town
of Ladysmith Economic Development
Committee.
•
October 2007: Public Hearing on original OCP
amendment (Bylaw # 6000-76).
•
December 2007: Follow up presentation
and meeting with Chase River Community
Association and other community members.
•
January – December 2008: Master Plan
planning process, agency meetings, ongoing
community consultation.
•
February 2009 – Chase River Community
Association update Presentation and Planning
Nanaimo Advisory Committee (PNAC)
information presentation.
•
March 2009 – South Wellington Area
Community Association presentation.
•
Spring and Summer 2009 – Additional
stakeholder and community meetings.
•
Fall 2009 Citywide Public Open House.
In summary, over twenty stakeholder meetings,
community presentations, and public information
meetings were held.
11
Sandstone master pl an
September, 2009
12
2.0
Development Influences
13
Sandstone master pl an
September, 2009
Figure B.1 Surrounding Areas
14
Sandstone master pl an
September, 2009
2.0 Development
Influences
There are a number of factors influencing
the development program. These include the
character of the surrounding community and
infrastructure, the site’s environmental conditions
and unique qualities, and the City’s current goals
and policies (discussed in section 3.1).
West: Cinnabar Valley
East: Nanaimo River Estuary
2.1 Existing Development
Surrounding Areas
Figure B.1, shows the adjacent neighbourhoods,
land uses and transportation systems. The
Cinnibar Valley lies to the west and is characterized
by low density single family lots averaging
approximately 1/5 acre. This community contains
Chase River and Cinnabar elementary schools
and Elaine Hamilton Park. To the south of Parcel
5 is a community park within the Regional
District. To the south of Parcel 2 are a number
of industrial sites. To the east of Parcel 1N lies
Indian Reserves 2 and 3 containing very low
densities of single family residential. To the north
lies the natural landscape of the Nanaimo River
and floodplain.
At the centre of the site between Cedar and
Fielding Roads is the Regional District’s landfill
site. The landfill will continue to operate on the
eastern portion of the site until approximately
2025. The western portion of the site will be
converted in the next five to ten years to a future
regional park. Sandstone makes use of the
area around the Region’s landfill site, thereby
contributing to its feasibility as a restored
public amenity and habitat area. In this way it
contributes to the environmental sustainability
of the project.
Several rural properties along Frew and Cedar
roads also adjoin the site.
North: Southgate Mall
South: Industrial Uses
15
Sandstone master pl an
September, 2009
Figure B.2 Existing Infrastructure
16
Sandstone master pl an
September, 2009
Existing Infrastructure
The Sandstone Development is located at the
south end of existing municipal services.
As shown in Figure B.2, water mains currently
service the Cinnibar Valley and the western
section of Cedar Road. Water supply to the Duke
Point industrial area is provided by a 0.9 metre
(36") diameter trunk main that crosses Sandstone
from west to east. This line was constructed
with sufficient capacity to supply the proposed
Sandstone development in these areas.
The Regional District of Nanaimo (RDN) trunk
sewer system extends as far south as the Chase
River Pump Station. Planned expansion of the
RDN system will provide sufficient capacity to
serve the proposed development.
17
Sandstone master pl an
September, 2009
Figure B.3 Topography
18
Sandstone master pl an
September, 2009
2.2 Environmental
Conditions
The site is currently in an undeveloped state
with the exception of several logging roads and
recreational trails. Timber was harvested from
almost all areas except for creek channels in
the late 1980’s. There is now pioneer species
vegetation emerging that ranges from 5 to 10
metres in height. With the exception of the
flat terrain of the Nanaimo River floodplain,
most of the land is rolling with many areas of
exposed sandstone rock. The topography,
ecological, riparian and habitat assessments,
and Agricultural Land Reserve (ALR) define the
environmental conditions as illustrated in Figure
B.4.
Topography
Elevations range from near sea level along
the Nanaimo River floodplain in the north of
Parcel 1 to a high point of 115 metres (380 feet)
within Parcel 5.
As shown in Figure B.3, slope gradients were
analyzed in order to inform development
decisions with an objective of avoiding steep
slopes, particularly sustained gradients.
There are generally moderate slopes – under
20% – with the exception of some steep stream
banks and the high point on Parcel 5, where
some slopes are 20 - 40% and as steep as 70%
on the west side.
Development has generally been located on land
that is under 20% slope. In isolated instances,
where it may be necessary to locate short
sections of road on steeper terrain the roads
will be designed to city standards for steep
slope development. In some cases, portions
of homesite lots will exceed 20% gradient, but
only where there is sufficient flatter land near the
street to accommodate the home parcel.
19
Sandstone master pl an
September, 2009
Figure B.4 Environmental Conditions
20
Sandstone master pl an
September, 2009
Agricultural Land Reserve
Ecological Assessment
Wildlife and Wildlife Habitat Assessment
Adjacent the Nanaimo River, 95 acres
of Agricultural Land Reserve (ALR) have
been identified. The Master Plan proposes
development only on non-ALR lands. If in the
future the land is redesignated to non-ALR
lands by the Agricultural Land Commission then
development may be contemplated which will
require an amendment to the City’s OCP.
Based on ecological field surveys performed
by Madrone in February 2008, three sensitive
ecosystem classes occur within the Sandstone
Development, including older second growth
forests, wetlands and riparian ecosystems (see
mapping in appendix). Most of the secondgrowth forests have been harvested within
the last twenty-five years resulting in an alderdominated regeneration. Small patches of older
second growth forest, which are considered
sensitive ecosystems and contain suitable
habitat for wildlife, are worth retaining in the
northern portion of the Sandstone development.
The wetland ecosystems of hardhack-dominated
swamps, cattail-dominated marshes and shallow
open water ecosystems. In addition to six known
sensitive ecosystem wetland polygons identified
by the Sensitive Ecosystem Inventory (SEI)
mapping (Cake, 2005), two more small wetlands
were located during the field assessments.
The focus of Madrone’s wildlife assessment
was to identify the presence of suitable habitat
for rare species (federally or provincially listed)
(see mapping in appendix). The focal species
for Sandstone include the red-legged frog,
western painted turtle, sharp-tailed snake, great
blue heron, green heron, American bittern,
Queen Charlotte goshawk, peregrine falcon, bald
eagle, marbled murrelet, band-tailed pigeon,
short-eared owl, northern pygmy owl, western
screech owl, purple martin, vesper sparrow,
western meadowlark and Townsend’s big-eared
bat.
Riparian Assessment
During the preliminary riparian assessment by
Madrone Environmental Services, 18 creeks
and 14 wetlands were mapped, which will all be
associated with protected riparian areas (ranging
from 10 m to 30 m in width). The majority of
the drainages will need to be assessed using
the provincial Riparian Area Regulation (RAR)
methodology to determine specific setbacks,
as they have not been previously mapped. A
limited number of the drainages on site have
been mapped by the City of Nanaimo and
are already associated with default City of
Nanaimo setbacks. Protection of riparian areas is
important, as it maintains the biological functions
of vegetation for fish habitat, including provision
of shade, delivery of nutrients, introduction of
terrestrial insects, bank stability and provision of
large woody debris for habitat diversity.
Three riparian polygons have been identified
as sensitive ecosystems from the SEI mapping
(Cake, 2005). These include a riparian shrub
community, a young forest riparian community
and a mature forest riparian community. Several
additional riparian ecosystems, not originally
captured in the SEI mapping, were located during
Madrone’s assessments and are also considered
to be sensitive ecosystems. Herbaceous
communities are also considered to be sensitive
ecosystems, although the terrestrial herbaceous
communities found on the Sandstone property
have been disturbed by previous logging events.
Herbaceous communities occur as grass and
moss dominated hilltops with open wildflower
meadows containing more than 20% shrub cover.
The majority of the property was assessed
as low to moderate overall habitat suitability
for potential use by the red- and blue-listed
focal wildlife species. Three key habitat types
were rated to have good to very good habitat
suitability for some of the focal wildlife species.
These areas include riparian and wetland
habitat, the seasonally flooded field located
adjacent to the Nanaimo River Estuary and the
older second growth forests that are scattered
throughout the development. These areas should
be protected as this habitat type is very limited
within the Sandstone property and elsewhere in
the Nanaimo area. No raptor nests have been
located to date within the study area.
21
Sandstone master pl an
September, 2009
Figure B.5 Site Qualities
22
Sandstone master pl an
September, 2009
2.3 Site Qualities
The site’s unique qualities influence the location
and character of development, as shown in
Figure B.5.
Natural Open Space
The environmentally constrained areas noted
previously will be preserved as natural open
spaces, totalling approximately one half the
land base. In some areas, additional land will be
added in order to provide continuous, extensive
tracts of land that augment natural ecosystems
and make more attractive areas for human
enjoyment.
Access and Visibility
Existing off site roads influence the location of
access points to the site. Logical access points
to eastern parcels are via the Island and Duke
Point Highways and along Cedar and Fielding
Roads. The western parcel (Parcel 5) is best
accessed by various local roads in Cinnibar
Valley and a proposed highway overpass linked
to Fielding Road on the east side of Highway 1.
Due to the excellent access and visibility
provided by the highways to Parcels 2 and 4,
these are ideal for commercial and industrial
enterprise uses. The Urban Node for South
Nanaimo is best located adjacent the Island
Highway, taking advantage of the access and
high visibility it provides. The industrial zones
are best located on each side of Duke Point
Highway, again taking advantage of convenient
access and their strategic location as a portal to
the Duke Point ferry terminal.
Activity Nodes
At least two areas begin to emerge as logical
zones for the concentration of activities. In the
northern area of Parcel 4, there is an opportunity
to intensify development in order to reinforce the
importance of this central location, consistent
with the OCP. Further east on Cedar Road
between parcels 1 South and 1 North, broad
benches flank both sides of the road, providing
areas for more dense land development and
offering the opportunity for a secondary
concentration of activity.
Five and Ten Minute Walking Circles
Theoretical five and ten minute walking circles
(approximately 400 and 800 metres in radius)
were applied to radiate from the centre of
activity nodes. These inform the general pattern
of development by establishing progressively
higher residential densities and concentrations
of activity and urbanism towards their centres.
Within these circles, transit-oriented complete
communities have been created, offering a full
diversity of block layout and housing types,
activities and open space characteristics.
Views from Site
Several of the higher ridges on Parcels 1 North
and 5 offer sweeping views to the north and east,
in some cases to the ocean. Other lower ridges
offer very pleasant views over stream valleys
and the Nanaimo River estuary. These locations
are ideal for residential development, provided
that views to the ridgeline from other locations
are respected by setting buildings back from
ridgeline edges.
23
Sandstone master pl an
September, 2009
24
3.0
Plan Concept & Policy Framework
25
Sandstone master pl an
September, 2009
Figure C.1 OCP Land Use Plan
26
Sandstone master pl an
September, 2009
3.0 Sandstone Land
Use Designations
and Policies
3.1 City Policy Context
planNanaimo, Nanaimo’s Official Community Plan
(OCP), provides the general planning framework for
all lands within the City, setting broad objectives
and policies for future land use and servicing in the
City. The OCP land use designations for the
Sandstone property are illustrated in Figure C.1.
The Sandstone Master Plan is consistent with
these objectives and is intended as an areaspecific articulation of the OCP vision for south
Nanaimo. Detailed zoning and compliance with
other City plans, policies and guidelines will
proceed based on the vision articulated in this
Master Plan.
27
Sandstone master pl an
September, 2009
3.2 Citywide Planning
Vision
The OCP outlines seven key goals for planning
and development throughout the City of
Nanaimo. These goals described below have
informed the development of the Sandstone
Master Plan. Each of the OCP’s goals are
summarized followed by a short description
about how Sandstone will meet these goals.
1. Manage urban growth...
means focusing urban development within a
defined Urban Containment Boundary reducing
urban sprawl and helping manage urban growth.
Sandstone is envisioned as a complete,
integrated community where residents can
live, work and play within their neighbourhood.
Compact development with a range of affordable
housing choices, jobs and amenities will
reduce urban sprawl and create a self-sufficient
community in the south of Nanaimo.
2. Build a more sustainable community…
means creating urban nodes that support higher
densities and a wider range of amenities and
services than found in the surrounding residential
neighbourhoods.
The Sandstone Master Plan incorporates
sustainable strategies that have been guided
by LEED guidelines and standards including:
housing diversity, compact development, green
buildings, job creation, preservation of natural
ecosystems and storm water management.
3. Encourage social enrichment…
means nurturing a caring, healthy, inclusive and
safe environment which empowers all of
its citizens to realize their aspirations.
or protected and preserved to maintain natural
ecosystems and enhance wildlife habitat. These
areas include ecologically sensitive lands, agricultural lands, wetlands and streams areas.
The first guiding principle of the Master Plan
is to create a vibrant centre that will act as the
heart of the community, providing a meeting
place with shops, restaurants, transit and
homes. Sandstone will also include an extensive
park and trail system, affordable housing and
employment options.
6. Improve mobility and servicing efficiency...
means creating greater accessibility and more
opportunity for safe and convenient movement
around the city by transit, cycle, and on foot;
it also means maintaining an effective road
network for moving goods and people by
vehicle, while working to reduce our reliance on
the automobile over time. Improving servicing
efficiency means making more effective use
of existing road, sewer, water, storm and other
municipal services to control both municipal
costs and environmental impacts.
4. Promote a thriving economy…
means making efforts to grow and diversify the
local economy from the current tax base and
affording new opportunities for residents and
businesses, while staying within the capacity of
the natural environment.
Sandstone is a landmark project that will
establish jobs, commercial services and
amenities in the south of Nanaimo. An Eco
Industrial Park that takes advantage of the
waste energy from the adjacent regional landfill
will be explored. If realized, businesses will
be encouraged to participate in the innovative
economic development initiate. In total, some
4,000 – 5,000 direct and indirect jobs are
expected to be generated.
5. Protect and enhance our environment…
means looking after Nanaimo’s natural diversity
of terrestrial, freshwater and marine ecosystems
in the course of land use and development as
well as adapting the way in which residents and
businesses live, work recreate and travel within
the new reality of climate change.
The Sandstone Master Plan identifies
approximately one half of the site to be parks
28
A mix of land uses, transit-supportive densities,
compact development and an extensive,
interconnected transportation and mobility
network (including streets, sidewalks, urban and
natural trails) will reduce travel distances and
promote walking and biking in Sandstone.
7. Work towards a sustainable Nanaimo…
means moving from ‘planning to action’
by defining implementation measures and
monitoring opportunities to ensure consistency
in future decision-making and policies in
planNanaimo. It also means maintaining high
levels of community involvement.
Sandstone is a comprehensively planned
complete community that helps move Nanaimo
towards sustainability by providing new housing
choices, a major retail centre to serve City
residents and reduce cross-town vehicle trips,
new employment options and new open space
amenities.
Sandstone master pl an
September, 2009
3.3 Planning South
Nanaimo
The second goal of planNanaimo ‘build a
more sustainable community’ identifies land
use designations that are defined by the land
uses and densities allowed within them. The
Sandstone Master Plan area includes the South
Nanaimo Urban Node land use designation
in addition to lands to the east and south, all
of which are contained in the Chase River
neighbourhood.
Urban Nodes are envisioned to be developed as
complete communities providing commercial,
service, and high density focal points in the City.
Each Urban Node in the OCP is characterized
as having a different functionality. For example,
the Downtown Urban Node will serve as the
central business and entertainment district for
the City whereas the South Nanaimo Urban
Node (Sandstone) will provide housing, jobs,
services and amenities to meet the needs of the
surrounding community while also serving as the
southern gateway to the City.
The Sandstone Master Plan has been developed
consistent with the policy vision for the South
Nanaimo Urban Node and other land use
designations in the OCP. The Master Plan
will be appended to the existing Chase River
Neighbourhood Plan and includes the Area Plan
for the South Nanaimo Urban Node.
Development of the Master Plan area is intended
to be phased with the coordinated delivery of a
parks and open space network, transportation
and mobility network (with facilities for cars,
walking, bicycling and transit) and sufficient
utilities and public service provision.
The South Nanaimo Urban Node’s focus and
character is a regional commercial centre
characterized by intensive retail and service uses
as well as higher density residential and light
industrial uses.
29
Sandstone master pl an
September, 2009
3.4 Sandstone Land Use
Designations &
Policies
The vision for Sandstone is to provide a new
comprehensively planned mixed-use community
and southern focus for the City, providing new
housing choices, a major retail centre, new
employment options and new parks and open
space.
The OCP identifies four land use designations for
the Sandstone Master Plan area (as illustrated in
Figure C.1), including:
1. Urban Node
2. Neighbourhood
3. Light Industrial
4. Resource Protection
To implement the vision, as articulated by the
OCP, the technical evaluation and planning for
the site has defined a finer level of land uses
contained within the land designations as shown
in Figure C.3.
Policy
A:
The OCP Structure Plan process is
replaced by the Master Plan and Phased
Development Agreement specified in Future
Planning of the Official Community Plan.
B:
Land use designations identified by the
OCP shall be further categorized to identify
residential, commercial, light industrial and
parks and open space uses as identified in
Figure C.3.
30
3.4.1 Urban Node
The portion of Sandstone designated ‘Urban
Node’ is intended to accommodate a mix of
commercial, service and residential land uses
as generally indicated on the Land Use Plan
(Figure C.3). The Urban Node will provide a
combination of local and regional commercial
services, employment opportunities, residential
units and amenities. This vibrant mix of uses will
provide an identifiable destination for residents
and visitors and will function as the heart of the
community. The node will transition from larger
scaled regional retail uses in the south into a
finer grained mixed use district in the north
designed around a ‘main street’ style commercial
centre. Within the commercial centre will also
be residential housing, community facilities and
transit service. There are two land uses identified
for the Urban Node designation:
•
Regional Commercial Centre
•
City Commercial Centre
Each land use is broken down into specific
commercial and / or residential policies.
Sandstone master pl an
September, 2009
3.4.1.1 Regional Commercial Centre
The intent of the Regional Commercial Centre
is to create a retail commercial node in the
southern area of the Urban Node. This area is
intended to support the shopping needs of local
residents and reduce the need for cross-town
trips to north Nanaimo.
The South Nanaimo
Regional Commercial Centre will provide a range
of retail commercial uses and services intended
to create a destination shopping experience; one
that will be an attraction for local residents and
regional visitors.
The vision for the Regional Commercial Centre
is for a centre with a freestanding warehouse or
large format retailer focus. This Centre is also
expected to accommodate smaller commercial
retail units to ensure a mix of activities and uses
in the south portion of the Urban Node. Parking
will be located in front of individual retail units,
allowing trips to be consolidated, and arranged
to limit substantial grading and to protect the
environmental character of the area.
Planning and development of the Regional
Commercial Centre will be consistent with
the policies and provisions of the OCP (South
Nanaimo Urban Node), with the following policies
specific to the South Nanaimo Urban Node.
B:
Buildings shall be low height and not
exceed two storeys, excluding parking
structures.
C:
Commercial buildings shall incorporate
site design and building strategies to
maximize energy efficiency and water
conservation.
D:
Pedestrian and transit accessibility shall
be a key consideration in individual site
layout.
E:
Sufficient off-street parking for the
retail uses shall be provided, with ratios
consistent with City policy and tenant
requirements.
F:
Parking shall be located at the front of the
buildings for safe and convenient pedestrian
access.
G: Loading shall be concealed at the rear or
side of buildings, away from pedestrian
circulation.
H:
All planted trees shall have adequate space,
protection and growing medium for healthy,
long-term growth.
I:
Innovative stormwater management
systems including low impact development
(LID) techniques and minimized impervious
surfaces shall be applied.
J:
All commercial buildings must at a minimum
‘shadow’ the LEED rating system.
3.4.1.2 Commercial Policies
Development within the Regional Commercial
Centre shall be governed by the following
policies:
A:
Lands within the Regional Commercial
Centre shall be planned to accommodate
large-scale freestanding commercial and
related smaller-scale commercial uses,
such as restaurants and banking.
31
Village at Park Royal
Sandstone master pl an
September, 2009
3.4.1.3 City Commercial Centre
The City Commercial Centre provides for a
fine-grained mixed-use district in the northern
portion of the Urban Node. The vision for the City
Commercial Centre locates a mix of retail and
office uses in a ‘main street’ style configuration,
together with residential units or other supporting
uses adjacent or in close proximity to the
commercial uses. The City Commercial Centre
will have an adequate concentration of uses to
support transit service and will provide varied
employment opportunities for residents of
Sandstone and the surrounding communities in
South Nanaimo.
ature in public
ring space
The Village at
Commercial uses will be pedestrian oriented,
with buildings located close to the street.
Parking lots will be located behind buildings
(with a limited amount of street parking similar
to a traditional ‘main street’). Residential uses
that can support the commercial areas and
encourage active use of streets and plazas will
be encouraged.
Development is located near the street in a
compact pattern to create attractive, pedestrianoriented street-fronts. The area is planned to
support the development of a transit exchange,
public open spaces, medium and high density
residential, and other supporting uses adjacent
or in close proximity to commercial uses.
View down Main Street
Planning and development of the City
Commercial Centre will be consistent with
the policies and provisions of the OCP (South
Nanaimo Urban Node and City Commercial
Centre designations), with the following policies
specific to the Sandstone Master Plan area.
32
12
Sandstone master pl an
September, 2009
3.4.1.4 Commercial Policies:
Commercial development within the City
Commercial Centre shall be provided in general
accordance with the Illustrative Concept for the
Urban Node (Figure C.9) and shall be governed
by the following policies:
A:
B:
C:
D:
Lands within the City Commercial Centre
shall be designed to accommodate a ‘main
street’ style commercial district and tenants
may include lifestyle uses such as retail,
restaurant and entertainment. Office and
residential uses above commercial are
permitted.
Commercial uses shall be developed along
public streets and no enclosed shopping
centres shall be allowed.
Buildings shall form a continuous street
frontage along the ‘main street’ with retail
stores oriented to the street.
The sidewalks and plaza areas of the ‘main
street’ and the pedestrian corridors that
connect parking to the ‘main street’ should
be highly landscaped. Landscaping should
include street trees and, at important
corners, a combination of special paving,
plantings and public art.
E:
A food store shall be an anchor for the
development.
F:
Parking for the foodstore shall be allowed in
front.
G: The ‘main street’ shall incorporate two lanes
of traffic flanked by parking on both sides;
on-street loading zones will also be allowed.
H:
To improve the pedestrian experience and
create a welcoming streetscape, off-street
parking shall be located at the rear or side
of a building.
Q: Innovative on-site stormwater management
systems including low impact development
(LID) techniques and minimized impervious
surfaces shall be applied.
I:
Sidewalks shall be continuous on both
sides and be generous in width.
R:
J:
Stores, such as restaurants and cafes,
providing opportunities for people to
gather and rest should be located at street
corners.
K:
All parking lots should be landscaped with
trees to break up view lines and shield
pedestrian areas from traffic.
L:
Commercial buildings shall incorporate
site design and building strategies to
maximize energy efficiency and water
conservation.
M: Buildings shall generally be a minimum
two-storeys to provide the flexibility to
accommodate a vertical mix of uses. Larger
floorplate anchor buildings shall be the
equivalent of 2 storeys in height in order to
establish an appropriate height-to-width
ratio for the ‘main street.’
N:
Multi-storey buildings with residential or
office uses located above commercial are
permitted and strongly encouraged.
O:Retail buildings shall be a mix of small and
medium-sized floor areas.
P:
All planted trees shall have adequate space,
protection and growing medium for healthy,
long-term growth.
Access to public transit shall be a key
consideration in order to promote a
pedestrian oriented community.
S: Harder landscapes (such as plazas) that
encourage pedestrian circulation and create
social gathering spaces at the heart of the
commercial centre are preferred over park
space.
3.4.1.5 Residential Policies:
Residential development in the Urban Node shall
be located in and around the City Commercial
Centre as generally indicated on the Land Use
Plan (Figure C.10) / Illustrative Concept of the
Urban Node (Figure C.9) and shall be governed
by the following policies:
A:
All residential areas within the Urban Node
shall accommodate residential development
consistent with densities defined in the
Land Use Distribution Table (Figure C.2)
B:
A variety of housing types such as towers
multi-level apartments, condominiums
and townhouses shall be provided in
freestanding buildings and / or above
commercial or office space within the City
Commercial Centre.
C:Residential shall be planned to include:
i
Medium-high density (multi-family) at a
density of 50 - 150 uph
ii
High density (multi-family) at a density
of 150+ uph
33
Sandstone master pl an
September, 2009
D:Residential buildings shall be a minimum
of two storeys and high density residential
shall not exceed 20 residential storeys.
L:
E:
M: Innovative stormwater management
systems and low impact development (LID)
techniques and minimized impervious
surfaces shall be applied.
There are five land uses identified for the
Neighbourhood designation as generally
indicated on the Land Use Plan (Figure C.3):
N:
•
Estate lot residential;
•
Low density residential;
•
Medium density residential;
•
Medium-high density residential; and
•
Neighbourhood commercial.
High density residential buildings shall
respect views; towers over 14 storeys shall
have floorplates not exceeding 800 m2.
F:Residential buildings should be oriented
to public streets or pedestrian routes;
design should provide ‘eyes on the street’
or natural overlook of public streets and
spaces.
G: A variety of affordable housing options shall
be provided including a range of units sizes
and types such as:
i
Adaptable and flex-housing housing to
accommodate age-in-place.
ii
lock-off suites that create options for
rental opportunities.
H:
A park shall be provided in the residential
area, as generally indicated on the Land
Use Plan (Figure C.3) / Illustrative Concept of
the Urban Node (Figure C.9).
I:
Multi-use trails shall connect the residential
area to commercial services, other
residential areas and the greater open
space network of Sandstone.
J:Residential buildings shall incorporate
site design and building strategies to
maximize energy and water efficiency and
conservation.
K:Residential buildings shall provide
landscaping and be designed to contribute
to an animated public realm.
34
All planted trees shall have adequate space,
protection and growing medium for healthy,
long-term growth.
Parking shall be contained in a garage,
podium or underground facility at ratios
consistent with City policy.
3.4.2 Neighbourhood
Residential land uses are planned as a series of
distinct neighbourhoods. The ‘Neighbourhood’
land use designation provides for the
development of residential neighbourhoods
with a variety of housing types that will
accommodate a wide range of household (eg.
family size income). The intent of this designation
in reference to South Nanaimo is to create
a series of attractive, walkable and livable
neighbourhoods with the incorporation of higherdensity residential types to encourage efficient
and varied development patterns.
Unique to the Sandstone Master Plan area, is the
incorporation of higher density residential types
within the Neighbourhood designation, intended
to encourage compact development patterns
that are distinct from the traditional dispersed
Encouraging higher
suburban development.
density residential built form will provide greater
housing choice and increased affordability.
Higher density land use will preserve open space
and help to support frequent transit service to
the neighbourhood areas.
Residential neighbourhoods will be designed
to ensure protection of contiguous open space
around their edges to create green buffers
between individual neighbourhood clusters.
General policies that apply to all residential
land uses are provided. Specific policies and
form and character guidelines for each of the
land uses envisioned for the ‘Neighbourhood’
designation provide greater detail as outlined
below.
Sandstone master pl an
September, 2009
3.4.2.1 General Residential Policies
C:
Development within a residential neighbourhood
shall be governed by the following policies:
A:
Notwithstanding City-wide Neighbourhood
policies which provide for a range of
densities from 10 to 50 uph, within the
Sandstone Master Plan Neighbourhoods,
clusters of medium-high and high density
development are supported. These
densities, ranging between 50 to 150
units per hectare, will support higher
density residential housing types from
stacked townhouses to apartmentscondominiums. Highest density clusters will
be located adjacent to transit exchanges
and commercial services. These clusters
will have convenient and walkable access
to open space and local amenities.
Additionally, a small amount of Estate Lot
residential (up to 10 uph) will be supported
for a hilly area that can only be accessed by
private road.
B:Residential neighbourhoods shall be
planned to include:
i
Estate Lots (single family) at a density of
up to 10 uph
ii
Low density (single family) at a density
of 10 - 30 uph
iii
Medium density (multi-family) at a
density of 30 - 50 uph
iv High density (multi-family) at a density
of 50 - 150 uph
Development densities shall be in general
accordance with permitted density ranges
outlined in the Land Use Distribution Table
(see Figure C.2).
D:Residential buildings shall incorporate
site design and building strategies to
maximize energy and water efficiency and
conservation, wherever possible.
E: A variety of multi-family affordable housing
options shall be provided including a range
of units sizes and types such as:
i
Adaptable and flex-housing housing to
accommodate age-in-place; and
ii
Lock-off / secondary suites that create
options for rental opportunities.
F:Residential parcels shall provide
landscaping that enhances the public realm
and contributes to the character of the
neighbourhood.
G: Native and noninvasive plant species that
are well-suited to the local climate and
conditions should be used in all private yard
and public realm landscape plantings.
H:
All trees planted in residential
neighbourhoods shall have adequate space,
protection and growing medium for healthy,
long-term growth.
I:
Innovative stormwater management
systems including low impact development
(LID) techniques and minimized impervious
surfaces shall be applied.
35
Sandstone master pl an
September, 2009
3.4.2.2 Estate Lot Residential Policies
Development within estate lot residential
neighbourhoods shall be governed by the
following policies:
A: All estate lot residential areas (up to 10 uph)
shall accommodate single family detached
homes.
B: Estate lots residential areas shall be
contained to specific areas, as generally
indicated on the Land Use Plan (Figure C.3).
C: Building height shall not exceed 2 storeys.
36
Sandstone master pl an
September, 2009
3.4.2.3 Low Density Residential Policies
Development within a low density residential
neighbourhood shall be governed by the
following policies:
A:
Low density (10-30 uph) residential
development shall accommodate singlefamily detached residential housing types
suitable for families including single family
detached homes and single family attached
homes in a duplex configuration.
B:
Building height shall not exceed 2 storeys.
C:
Site access shall be via the street or a
laneway.
D:
Secondary suites shall be encouraged
in single-family lots that have laneway
access as a means of providing affordable
rental housing and adding vitality to a
neighbourhood. Laneways are encouraged
in areas where the flatter terrain supports a
fairly regular grid of streets such as the core
area of Parcel 1N and the eastern half of
Parcel 5
E:
At least one parking space for the use of the
secondary suite must be provided on the
property.
F:
Limit the clearing of mature trees and
vegetation on residential lots.
37
Sandstone master pl an
September, 2009
3.4.2.4 Medium Density
Residential Policies
Development within a medium density residential
neighbourhood shall be governed by the
following policies:
A:
All medium density residential areas (3050 uph) shall accommodate multi-family
attached housing such as ground oriented
duplexes, townhouses and rowhouses.
B:
All residential buildings shall be oriented to
a public street or pedestrian route.
C:
Medium density residential land use shall
be located within 500 metres or a five
minute walk from transit service.
D:
Building height shall not exceed three
storeys.
E:
Vehicle access shall be provided via a
private driveway or lane.
38
Sandstone master pl an
September, 2009
3.4.2.5 Medium–High Density
Residential Policies
Development within a medium-high density
residential neighbourhood shall be governed by
the following policies:
A:
All medium-high density residential areas
(50-150 uph) shall accommodate dwelling
types such as townhouses, stacked
townhouses, rowhouses, apartments and
condominiums.
B:
All residential buildings shall be oriented to
a public street or pedestrian route.
C:
Medium-high density residential land use
shall be located within 500 metres or a
five minute walk from transit service and
neighbourhood commercial services.
D:
Higher density residential buildings shall be
landscaped to contribute to an animated
public realm.
E:
Building height shall be to a maximum of six
residential storeys.
F:
Parking shall be contained in a garage,
podium or underground facility at ratios
consistent with City policy.
39
Sandstone master pl an
September, 2009
3.4.2.6 Neighbourhood
Commercial Policies
Commercial development within the
Neighbourhood Commercial shall be governed
by the following policies:
A:
Two neighbourhood commercial areas
shall be permitted to allow for convenience
retail intended to meet the daily needs of
residents (one in Parcel 5 and one in Parcel
1N).
B:
Neighbourhood commercial areas shall be
located on a collector road and provide
services to the majority of residents within a
walkable distance.
C: Commercial uses may be integrated into a
high density residential use.
D:
40
Neighbourhood commercial areas shall be
no larger than 15,000 sq.ft. each.
Sandstone master pl an
September, 2009
3.4.3 Light Industrial
3.4.3.1 Light Industrial Policies
The ‘Light Industrial’ designation provides for
a broad range of employment generating land
uses including a mix of technology oriented
research and development, warehousing, light
manufacturing, distribution centres, office
and other commercial uses with ancillary
accommodation.. The provision of industrial
business in Sandstone will be an economic and
employment driver for the neighbourhood and
the South Nanaimo community.
Development within the Light Industrial land use
shall be governed by the following policies:
The intent of this designation in reference
to Sandstone is to allow for a campus style
business-park development with sustainable site
design features, open space amenities and lowrise buildings set within the natural landscape of
the site.
In the Sandstone Light Industrial area, an Eco
Industrial Park (EIP) will be explored. The EIP
concept seeks to share energy generated from
the RDN landfill and other resources, between
businesses that are located there. Energy would
be looped through the light industrial parcels in
lines located under the road network. If the EIP
is viable, tenants will be encouraged to utilize the
energy from these lines.
Areas with this land designation would
accommodate businesses seeking flexible
workspace and could attract growing technology
and light industrial businesses that currently may
be discouraged from locating in Nanaimo due
to a rapidly shrinking light industrial land base.
The opportunity of this site to contribute to the
economic development of the City of Nanaimo
and to take advantage of the site’s gateway
location and adjacency to the regional highway
network should be pursued.
A:
All light industrial land uses shall be
planned to accommodate a mix of light
industry, commercial and ancillary uses
designed in a campus style as generally
indicated on the Land Use Plan (Figure C.3).
B:
Specific light industry uses may include:
warehouse; light-manufacturing; commercial
distribution centres; technology-oriented
research and development; and overnight
accommodations for business travelers. If
the EIP is viable heavier light industrial uses
shall not be located adjacent to Cedar
Road.
C:
Industrial buildings shall incorporate
site design and building strategies to
maximize energy and water efficiency and
conservation.
D:
Building height shall be generally one
storey with some multi- storey buildings not
exceeding four storeys.
E:
Parking ratios shall be consistent with the
City policy.
F:
Areas should be well-served by public
transit.
G: Transportation options such as transit,
cycling, car-pooling and ride-sharing should
be encouraged as alternatives to the private
vehicle.
H:
If the EIP is viable, roads in Parcel 1S shall
have a right of way for the energy generated
by the landfill to be distributed through
the parcel. This may require roads to be
privately-owned with a public easement. 41
Sandstone master pl an
September, 2009
3.4.4 Parks and Open Space
The ‘Parks and Open Space’ designation
encourages a range of leisure and recreation
opportunities for visitors and residents of
Sandstone. A network of trails and sidewalks
weaves together the Parks and Open Space with
all development parcels.
E:
A multi-use trail network shall connect all
major areas and shall be the backbone
of the parks and open space system and
generally located as illustrated in Figure D.4
and G.1.
F:
Trails and pathways in the area shall be
designed to accommodate multiple users
(for example, biking and walking), and shall
create an internal network connected with
the regional trails system on adjoining
lands.
There are two Parks and Open Space uses
identified in the Sandstone Master Plan.
i
Community Park
ii
Nature Park
Planning and development of the Parks and
Open Space will be consistent with the policies
and provisions of the OCP (Parks and Open
Space designation), with the following policies
specific to the Sandstone Master Plan area.
3.4.4.1 Parks and Open Space Policies
Provision of Parks and Open Spaces shall be
governed by the following policies:
A:
Parks and open space shall be comprised
of a diversity of elements, ranging in size
and character from large natural areas
to community parks to urban plazas and
generally located in accordance with Figure
G.1 Parks and Open Space.
B:
The location and design of the specific
spaces shall relate to the natural
environmental conditions and / or the
pattern and type of adjacent development.
C:
Landscape should incorporate plants and
materials native to the area.
D:
Natural open spaces shall follow
environmentally sensitive areas (ESA’s).
42
G: The design of trails, open spaces and parks
should aim to limit disturbance of sensitive
areas by humans and pets.
H:
Community parks and urban plazas shall be
located near concentrations of residential
or commercial density and activity, and the
intersections of street and trail networks.
I:
Community parks shall be programmed
based upon the needs and interests of
surrounding residents; thus, parks in familyoriented enclaves shall include playgrounds
and lawns, while parks in mixed-use higher
density enclaves shall be predominantly
hard-surfaced with opportunities for
passive enjoyment.
J:
Detailed design of the Sandstone Parks
and Open Space shall be coordinated with
the City of Nanaimo Department of Parks,
Recreation and Culture at the development
permit stage.
K:
The Regional District of Nanaimo shall
be consulted when the development
of parcels adjacent to the regional
landfill redevelopment area is initiated to
encourage accessibility of residents to
these recreational improvements.
Sandstone master pl an
September, 2009
3.4.5 Transportation & Mobility
Development of a new urban node in Sandstone
will improve regional traffic by reducing the
need for cross-town trips. At the same time,
improvements to the local and regional road
network will be required to manage new trips
generated by development of the planning area,
and to ensure efficient travel within and for
access to and from the area.
Sandstone will be connected to the provincial
highways and local street network creating
an added benefit to the south of Nanaimo to
improve the circulation and accessibility to and
from the area. A detailed transportation plan
that provides transportation options for vehicles,
transit, and non-motorized travel, including
pedestrians and cyclists has been defined in
Section 4 of the Master Plan.
3.4.5.1 Transportation and Mobility Policies
parcels that are constrained by steep
topography and other natural restrictions
(i.e. hydrology), in limited areas of the City
Commercial Centre of the Urban Node and
possibly in Parcel 1S of the Light Industrial
(if an EIP is viable). All private roads will
have public easements.
D:
An interconnected system of sidewalks
and pathways shall be provided to enable
convenient, safe, efficient, and comfortable
pedestrian travel within and between
residential Neighbourhoods, the Urban
Node, and Neighbourhood Commercial
areas, as generally indicated on Figure D.4.
E:
Two transit exchanges shall be provided in
locations generally indicated on the Land
Use Plan (Figure C.3) and Illustrative Plan
(Figure C.9).
F:
Sandstone will be designed to
accommodate accessible transit shelters
and vehicles. All bus stops and shelters
should conform with the regional transit
authority’s current design guidelines.
Planning and development of the transportation
network in Sandstone shall be guided by the
policies below.
A:
Development of Sandstone shall require
approval of the Ministry of Transportation
and the City of Nanaimo to facilitate traffic
movement to and from the planning area.
B:
The future major road network includes the
provision for a possible secondary route
to the Island Highway for the proposed
neighbourhood in the Cinnabar Valley area
of the South Nanaimo Lands, generally
indicated on Figures D.1 and D.2.
C:
Local roads within Sandstone shall
generally be dedicated as public roadways.
Private roads will only be used to access
I:
Future opportunities to provide
improvements along the E&N rail corridor
to accommodate commuter travel shall be
coordinated with regional transit planning
efforts.
G: Transportation plans shall detail
improvements to accommodate bicycling as
commuting and recreational travel options.
These improvements can include dedicated
pathways, bicycle lanes, wider curb lanes,
parking facilities, and signage.
H:
Detailed planning for Sandstone shall be
coordinated with BC Transit, the Regional
District of Nanaimo, and other service
agencies to identify key transit facilities
to be provided or accommodated in the
development of the area and as generally
indicated in Figure D.3.
43
Sandstone master pl an
September, 2009
3.4.6 Utilities & Public Services
As a new urbanized area, expansion of public
services will be necessary to accommodate the
projected levels of development. Sandstone
will be serviced by the extension of adjacent
infrastructure. Water supply is available by
connection to an existing City of Nanaimo
trunk water main that supplies the Duke Point
Industrial Park. That trunk main crosses the
south half of the site, running west to east.
Sewage disposal can be provided by connection
to the Regional District of Nanaimo trunk sewer
system that runs north from the Chase River
pump station. Connection to that system may
require construction of new mains upstream of
the pump station, in the area of the Richard Lake
trunk sewer and along Cedar Road.
Planning and development of the servicing and
stormwater management strategies in Sandstone
shall be guided by the policies below with
further details found in sections 5 and 6 of the
Master Plan. Infrastructure will be provided in
accordance with the terms of the Phased
Development Agreement. This agreement
establishes thresholds for infrastructure
improvements based upon development to be
initiated and it defines the responsibilities by
which the infrastructure will be provided.
44
3.4.6.1 Utilities and Public Services Policies
A:
Detailed planning shall be required to
provide detailed utility service plans and
implementation programs.
B:
Approval of the City of Nanaimo Public
Works is required in the development of
utility service plans.
C:
Design of development areas within
Sandstone shall incorporate water
conservation design techniques, particularly
in the design of public landscaping.
D:
Water and Sewer facilities shall be required
to serve all future residents, commercial
and industrial developments as generally
indicated on Figures E.1 and E.2, respectively.
Sandstone master pl an
September, 2009
3.5 Development
Summary
At full build-out, Sandstone is envisioned to be
a complete community with a diversity of homes,
services and recreation. As illustrated in Figure
C.3 these will include approximately:
•
50% Parks and Open Space
•
2,400 homes (Neighbourhood and
Urban Node)
•
30,000 sq.ft. neighbourhood commercial (Neighbourhood)
•
250,000 sq.ft. City Commercial Centre
(Urban Node)
•
600,000 sq.ft. Regional Commercial Centre
(Urban Node)
•
900,000 sq.ft. Light Industrial
Development will be phased in step with market
demand and is envisioned to be complete in
approximately fifteen years.
Residential Program
The residential development program is
envisioned to provide 2,400 homes in a wide
variety of types and tenures. Affordability and
home type diversity are key goals that will make
it possible for residents of all ages and incomes
to stay within their neighbourhood throughout
their lives.
Residential areas will be located
on Parcel 5 west of the Island Highway, the north
side of Cedar Road on Parcel 1 and within the
City Commercial Centre adjacent of the Urban
Node in Parcel 4. Two small areas (15,000 sq.ft.
each) of neighbourhood commercial will serve
Parcels 1N and 5.
Commercial Program
The commercial program is situated on the north
side of the Island Highway in Parcel 4. It includes
a city commercial centre with approximately
250,000 square feet of street fronting retail and
services (lifestyle centre), which will be surrounded
by clustered housing in a convenient, pedestrian
oriented environment.
Additionally, there will
be approximately 600,000 square feet of larger
format retail constituting the regional commercial
centre that will serve both the neighbourhood
and the region.
Light Industrial Program
The light industrial program will straddle both
sides of the Duke Point Highway capitalizing
on its southern gateway location near the ferry
terminal. It will include approximately 900,000
square feet of industrial space, primarily in
single-storey large footprint buildings suitable for
warehouse, light manufacturing and distribution
tenants, supported by a smaller component of
multi-storey space.
Development Summary
Parcel
Residential (Units)
Estate
Lot
Low
Commercial (sq. ft.)
Medium
High
(Urban Node)
Subtotal
Residential
High
Regional
Centre
City
Centre
Neighbourhood
Light
Industrial
Subtotal
Commercial
1N
20
220
660
500
0
1,400
0
0
15,000
0
5,000
1S
0
0
0
0
0
0
0
0
0
450,000
450,000
2
0
0
0
0
0
0
0
0
0
450,000
450,000
3 / 4
0
0
0
300
100
400
600,000
250,000
0
0
850,000
5
30
250
320
0
0
600
0
0
15,000
0
5,000
Total
50
470
980
800
100
2,400
600,000
250,000
30,000
900,000
1,760,000
45
Sandstone master pl an
September, 2009
Figure C.2 Land Use Distribution Table
Land Use / Unit Type
Site Area
Hectares
% Site
Area
Acres
UPH or sq.ft.
Unit Est.
Parcel 1N - Neighbourhood
Neighbourhood Commercial
15,000 sq.ft.
Estate Lot Residential
up to 10 uph
20
10-30 uph
220
Low Density Single Family Residential
40
100
57
Medium Density Residential
High Density Residential
Parks & Open Space
30
74
43
Sub Total
70
174
100
30-50 uph
660
50-150 uph
500
15,000 sq.ft.
0
450,000 sq.ft.
0
0
ALR
Development
0
0
0
Open Space
38
95
100
Sub Total
38
95
100
Parcel 1S - Light Industrial
Light Industrial
17
43
54
Parks & Open Space
15
36
46
Sub Total
32
79
100
450,000 sq.ft.
Parcel 2 - Light Industrial
Light Industrial
Parks & Open Space
Sub Total
17
42
81
450,000 sq.ft.
0
4
10
19
0
0
21
52
100
450,000 sq.ft.
0
Parcel 3 & 4 - Urban Node
City Commercial Centre
Regional Commercial Centre
High Density Residential
250,000 sq.ft.
34
85
59
High Density Residential (Urban Node)
Parks & Open Space
24
58
41
Sub Total
58
143
100
600,000 sq.ft.
50-150 uph
300
150+ uph
100
850,000 sq.ft.
400
Parcel 5 - Neighbourhood
Neighbourhood Commercial
15,000 sq.ft.
0
Estate Lot Residential
up to 10 uph
30
10-30 uph
250
30-50 uph
320
15,000 sq.ft.
600
Low Density Single Family Residential
38
94
51
Medium Density Residential
Parks & Open Space
36
89
49
Sub Total
74
183
100
Total
Development
147
364
50
Parks and Open Space
147
362
50
Total
294
726
100
All numbers in the table are estimated maximums; however, not all parcels may achieve density maximums.
46
2,400
Sandstone master pl an
September, 2009
Figure C.3 Land Use Plan
47
Sandstone master pl an
September, 2009
Figure C.4 Parcel 1 North
AGRICULTURAL LAND RESERVE
Resource Protection (ALR)
Nature Park
Community Parks
Neighbourhood Commercial
(Neighbourhood)
High Density Residential
(Neighbourhood)
Medium Density Residential
(Neighbourhood)
Low Density Residential
(Neighbourhood)
Estate Lot Residential
(Neighbourhood)
Transit Facility
Trail & Sidewalk Connections
48
Sandstone master pl an
September, 2009
3.6 Description of
Parcels
3.6.1 Parcel 1 North
(Neighbourhood)
•
174 acres (269 acres including Resource
Protection / ALR)
•
74 acres parks and open space (169 acres
including Resource Protection / ALR)
•
1,400 homes
•
15,000 sq.ft. commercial
•
Transit facility
Parcel 1 North is envisioned as a residential
neighbourhood with a wide range of typologies
from single-family to stacked multi-family.
The core of the neighbourhood will be located
near Cedar Road. Transit service, neighbourhood
retail, multi-family homes and parks will be
clustered to create a vibrant, walkable district.
More rural housing typologies such as singlefamily street access homes will be located at the
peripheral northern portions of the site.
Access to the eastern portion of this parcel is via
Cedar Road, and to the western portion via an
upgraded (off-site) Frew Road. The road network
is connected and continuous to promote walking
and biking and to disperse auto traffic.
Several community parks are located at
important crossroads and in proximity to denser
housing forms. These are in turn connected by
trails to the nature parks and ALR.
49
Sandstone master pl an
September, 2009
50
Sandstone master pl an
September, 2009
Figure C.5 Parcel 1 South
3.6.2 Parcel 1 South
(Light Industrial)
•
79 acres
•
36 acres parks and open space
•
450,000 sq.ft. light industrial
Parcel 1 South is located south of Cedar Road
and north of Duke Point Highway. It will become
a local job generator with light industrial uses
located close to residential areas.
If viable an Eco Industrial Park could take
advantage of the proximity to the landfill and its
ability to serve as a source of energy for future
tenants. Heavier light industrial uses will not be
located next to Cedar Road.
The primary uses will be light industrial,
manufacturing, warehouse and distribution.
Buildings will be in the form of large floorplate
with one or two floors.
Industrial uses located adjacent to Cedar Road
will be tenanted by users that integrate with
the adjacent residential neighbourhood. This is
envisioned as a transition from the residential
uses in Parcel 1 North to industrial uses in Parcel
1 South. Buildings are generally two stories
facing on to Cedar Road with access via a lane
off the parcel’s collector road.
Overnight accommodations for business
travellers is also an allowed use.
A new off ramp to westbound Duke Point
Highway will allow convenient truck access.
Light Industrial
Nature Park
Community Park
Transit Facility
51
Sandstone master pl an
September, 2009
Figure C.6 Parcel 2
Nature Park
Light Industrial
3.6.3 Parcel 2
(Light Industrial)
•
52 acres
•
10 acres parks and open space
•
450,000 sq.ft. light industrial
Parcel 2 is located in the southeast corner of the
site. It is bounded by Duke Point Highway to the
north and is bisected by Sandstone Boulevard
(Fielding Road), which offers direct access to
the site. Access will be via a new southbound
off-ramp for the Island Highway and a new
eastbound on ramp to Duke Point Highway.
These will be connected directly to Sandstone
Boulevard.
The light industrial in Parcel 2 will comprise of
manufacturing, warehouse and distribution uses
in generally one and two storey buildings.
52
Sandstone master pl an
September, 2009
Figure C.7 Parcel 4 North
3.6.4 Parcel 3 & Northern
Portion of Parcel 4 – Urban Node
(City Commercial Centre)
Nature Park
Urban Node
City Commercial Centre
Transit Facility
•
46 acres
•
14 acres parks and open space
•
250,000 sq.ft. commercial
•
400 residential dwelling units
•
Transit facility
•
Community amenities
The City Centre Commercial in Parcel 3 and 4
is located south of Cedar adjacent Sandstone
Boulevard (Fielding Road). Access will be via
Sandstone Boulevard internally with private local
streets and service lanes. Additional connection
will be made to Cinnibar Valley by way of a highway
overpass that connects to Extension Road.
The City Commercial Centre will be a mixed-use
environment comprised of street-oriented retail
(i.e. ‘main street’), medium-high and high density
residential housing, a centrally located transit
facility with community amenities.
There will be approximately 250,000 sq.ft. of retail
space in a mix of small and medium sized shops
and services. The northern portion will be primarily
at-grade retail shops and services anchored by
a grocery store. The southern portion near to
the intersection of the ‘main street’ and the local
collector road will have a mix of uses including retail
adjacent offices, transit facility and residential.
All retail entrances will face onto a ‘main street’ that
has two way vehicular travel and convenient parking.
Sidewalks will be generous and have larger plaza
spaces augmenting important corners in order to
create an appealing pedestrian environment.
53
at Park Royal
Sandstone master pl an
September, 2009
Total residential density will be approximately
400 homes, in a combination of stacked, multifamily buildings and ground-oriented attached
homes. These will be located in the mixed use
and residential zones as generally defined by
Figure C10.
Retail parking will meet City standards and be
located along the ‘main street’ and at the rear
and side of the street-fronting shops. Retail
loading will be at the rear of the buildings.
Residential parking will be located under the
residential buildings, thereby reducing the
impermeable footprint of development.
View down Main Street
Figure C.8 Key Character Elements in City Commercial Centre
12
Multi-story residential building
with underground parking
54
Raised residential patio
provides ‘eyes on street’
Generous
tree-lined
sidewalk
Generous
plaza area
Street with signalized
cross walk
Main Street oriented retail with
office or community space
above in central locations
Transit Facility
Sandstone master pl an
September, 2009
Figure C.9 City Commercial Centre – Illustrative Plan
Core Area
Ceda
r Road
Main
reet
oulevard
ne B
dsto
San
St
Sandstone
Local C
ollecto
r
reet
St
rd
Bouleva
Main
0 10
Local C
25
50
100 m
ollecto
r
To Parcel 5 and
Extension Road
Note:
This plan depicts the general intent of the
project. Specific architecture and engineering
will require further study.
0 10
25
50
100 m
N
55
Sandstone master pl an
September, 2009
Figure C.10 City Commercial Centre – Land Use
Legend
Mixed-Use
Commercial
Residential
Transit
Nature Park
Community Park
Note:
This plan depicts the general intent of the
project. Specific architecture and engineering
will require further study.
Mixed use zone will have a retail / commercial
base with office, community space and
residential above in central locations.
0 10
56
25
50
100 m
N
Sandstone master pl an
September, 2009
Figure C.11 City Commercial Centre – Urban Design Framework
Legend
Building Streetwall
Entry / Gateway
Node / Meeting Place
2½ – 5 Minute Walk
On-Street Parking
The character of the City Commercial Centre
will be defined by the urban design framework.
Buildings will continuously line the ‘main street’
and local collector street to form a strong building
wall and an animated pedestrian environment.
Key intersections will become gateways to the
area. These will be defined by prominent
architectural expression, public spaces and
special landscape or art installations. Other
pedestrian and vehicular intersections will
punctuate the rhythm of the streets and form
additional nodes and public meeting places.
57
Sandstone master pl an
September, 2009
Figure C.12 City Commercial Centre – Circulation & Transit
Legend
Urban Collector Street
Urban Local Collector Street
Urban Local Street
Urban Local Low Volume Street
Pedestrian Connections
Transit Route
Transit Facility
58
The main vehicular access to the City Commercial
Centre is via Sandstone Boulevard, an urban
collector street, and the urban local collector
street connecting to Parcel 5. Additional streets
include urban local low volume streets in
residential areas and urban local streets in the
retail areas.
Sidewalks will line Sandstone Boulevard, the
collector road and the local roads. These will
be augmented by connector trails through open
space zones.
Transit routes will be located on Sandstone
Boulevard and the urban local collector street.
A central transit facility will be located near the
intersection of these streets in the core of the
Urban Node.
Sandstone master pl an
September, 2009
Figure C.13 City Commercial Centre – Main Street, Mixed Use Zone – Typical Section
Retail with office above
in central
locations
Sidewalk
Parking
Travel lanes
Parking
Retail with office
above in central
locations
Sidewalk
Figure C.14 City Commercial Centre – Main Street, Mixed Use Zone – Typical Elevation
Major plaza at key
road intersection
Retail with office above
in central locations
Retail with
residential above
59
Sandstone master pl an
September, 2009
Figure C.15 City Commercial Centre – Mixed Use Zone, Urban Local Collector – Typical Section
Retail with
residential above
Sidewalk
Parking
Travel lanes
Parking
Sidewalk
Retail with
residential above
Figure C.16 City Commercial Centre – Residential Zone – Typical Elevation
Medium density
residential
60
Neighbourhood
park
Med-high density
residential
Sandstone
Boulevard
Med-high density
residential
Drop off and
pedestrian plaza
Sandstone master pl an
September, 2009
Figure C.17 Parcel 4 South
Nature Park
Urban Node
Regional Commercial Centre
3.6.5 Southern Portion of
Parcel 4 – Urban Node
(Regional Commercial Centre)
•
97 acres
44 acres parks and open space
•
600,000 sq.ft. commercial
•
The Regional Commercial Centre occupies the
southern two thirds of Parcel 4 and consists
primarily of large format retail buildings along with
several smaller support service buildings. A significant
watercourse / wetland complex that bisects the site
This will create two retail
will be preserved.
development pads – the northern accommodating
approximately 400,000 sq.ft., the southern
accommodating of approximately 200,000 sq.ft.
The two areas will be accessed and linked by the
newly relocated Fielding Road, to be renamed
‘Sandstone Boulevard’. This road will be shifted
upslope 80 to 100 metres away from the landfill so
that it is more grade-level with the development
pads. Local roads will be connected to Sandstone
Boulevard at key intersections and will provide
direct access to development.
The largest buildings will be located at the western
edges of the parcel to, allow parking directly off
Sandstone Boulevard and create the most efficient
layout, thereby minimizing the development
footprint.
Smaller, service-oriented buildings
such as restaurants will abut Sandstone Boulevard,
marking the gateways to the site and activating the
street edges.
Parking ratios will meet City standards for the
respective uses. Techniques for reducing
stormwater runoff in these areas will be implemented,
such as the use of bioswales and stormwater
detention ponds. Loading will be concealed from
main entrances and pedestrian areas, generally
being located at the rear or side of buildings.
61
Sandstone master pl an
September, 2009
Figure C.18 Parcel 5
3.6.6 Parcel 5 Neighbourhood
Nature Park
Neighbourhood Commercial
Medium Density Residential
(Neighbourhood)
Low Density Residential
(Neighbourhood)
Estate Lot Density Residential
(Neighbourhood)
•
183 acres
•
89 acres parks and open space
•
600 estate lot, low and medium density
residential homes
•
15,000 sq.ft. commercial
Community Park
Trail & Sidewalk Connections
Parcel 5 is bounded by the Island Highway to
the east and the Cinnibar Valley neighbourhood
to the west.
The parcel is envisioned as a residential
neighbourhood with a range of housing.
The attached, higher density forms of housing
such as townhouses are clustered at crossroad
locations, while the lower density, larger singlefamily lots are located at peripheral areas.
Neighbourhood-serving retail is planned at the
intersection of the two primary roads.
The main vehicular access points are from
various existing streets (Rajeena, Kelsie
and Bedall) and from Sandstone Boulevard (Fielding Road) via an Island Highway overpass.
The internal street network is as continuous
as possible given the physical constraints
(wetlands, steep slopes) to create vehicular and
Streets will be
pedestrian connectivity.
designed with regard to the City’s Steep Slope
Guidelines.
A generous and connected open space system
threads through the community and a trail
system connects several parks and open space
sites that are located at highly visible and
central locations.
62
4.0
Transportation Plan
63
Sandstone master pl an
September, 2009
Figure D.1 Minor & Major Roads
64
Sandstone master pl an
September, 2009
4.0 Transportation Plan
4.1 Minor & Major Roads
A hierarchy of roads has been defined to serve
the site as shown in Figure D.1. Road classes
relate to the City’s street standards under Section
9 of the Manual of Engineering Standards and
Specifications. In some cases, a narrower street
cross-section than the City standard may be
sought in order to reduce stormwater loads and
reduce long term infrastructure maintenance
costs. Detailed design for this standard will be set
out in future subdivision applications.
Roads will largely be public. Private roads will be
limited to areas where access is restricted by
topographic or other environmental constraints.
Private roads with public easements may be
contemplated in limited commercial areas of the
Urban Node and limited industrial areas if an Eco
Industrial Park is viable.
The road pattern is characterized as an organic
grid network, which is intended to compliment
the site’s hilly topography, minimize disturbance
of natural grades and contribute to balanced
and fluid traffic movement.
It is comprised
of regularly spaced local streets, augmented
by lanes in some areas, connecting to local
collectors. Interconnected local streets are set out
over fairly short blocks, which disperses traffic
flow, reduces demand for large collector roads
and enhances the pedestrian environment.
At the highest road classification level, the
adjacent highway system will provide high quality
access to the site via Highway 1 and Duke Point
Highway, connecting the site to the rest of the
Region and the Mid Island area. Access ramps are
proposed between the highway system and the
site as noted in the next section. These
connections will make good use of the existing
highway infrastructure to serve the site.
The next level of roads is arterial roadways. These
will comprise Cedar Road, upgraded to 4 lanes
with turn lane pockets and Sandstone Boulevard /
Fielding Road, reconstructed to 2 lanes with turn
lane pockets in a 4 lane right of way and on a
parallel alignment from Cedar Road, south across
Duke Point Highway to Highway 1 at Minetown
Road. On the west, Cranberry and Extension Road
will provide access for the western residential area,
Parcel 5. The City of Nanaimo is proposing to
construct a connection from Cranberry Road to
10th Street via 13th Street and Lawlor Road, thus
providing additional capacity for the western area.
Also serving the west area is a proposed eastwest roadway providing a connection between
Extension Road and Sandstone Boulevard / Fielding Road across Highway 1 and through the
commercial site.
The next level of transportation service will
be collector roadways, providing connections
between arterial roadways and the local roadway
system. The collector roadways will also be twolane roadways, some of which will have signalized
control at intersections with arterials and others
will have stop controls, as detailed in a separate
Traffic Impact Report.
Finally, the two-lane local roadways will provide
access within neighbourhoods.
65
Sandstone master pl an
September, 2009
66
Sandstone master pl an
September, 2009
4.2 Proposed
Connections to
Provincial Highways
Strategic connections are proposed between
the site and Highway 1 and Duke Point Highway
as shown in Figure D.2. These connections
will require final approval by the BC Ministry of
Transportation and Highways.
Figure D.2 Proposed Highway Connections
NEW OVERPASS
Highway 1 – Northbound
Northbound ingress from Highway 1 will be via
a new intersection in the Minetown / Kipp Road
area that will connect with the new Sandstone
Boulevard arterial road (C). The precise location
and configuration of this intersection will be
determined through discussions with BC Ministry
of Transportation and Highways and constituents
from the surrounding neighbourhoods. This
connection will be augmented by a ramp further
north (Ramp A) into Parcel 4. Northbound egress
will be via the new Minetown / Kipp Road area
intersection or at Cedar Road.
A
D
G
J
B
C
NEW COLLECTOR ROAD
(SANDSTONE ROAD)
NEW INTERSECTION IN
MINETOWN / KIPP AREA
Highway 1 – Southbound
Southbound ingress from Highway 1 will be via a
new ramp (B) into Parcel 2 that will connect with
Sandstone Boulevard arterial road (C). Additional
access further south will be via the Minetown /
Kipp Road area intersection. Southbound egress
will be via the new Minetown / Kipp Road area
intersection or at Cedar Road.
Duke Point Highway – Eastbound
There will be no eastbound ingress from Duke
Point Highway. Eastbound egress will be via a
new ramp (J) in Parcel 2.
Duke Point Highway – Westbound
Westbound ingress from Duke Point Highway will
be via a new ramp (D) in Parcel 1S.
67
Sandstone master pl an
September, 2009
Figure D.3 Transit
R AJ
68
EE
N
A
W
AY
Sandstone master pl an
September, 2009
4.3 Transit Plan
In keeping with the sustainable objectives of the
Master Plan, the land uses and roadway systems
are designed to promote transit usage. The
arterial and collector roadways will be designed
to accommodate efficient and convenient routing
of buses. Road spacing and transit routes will be
designed so that the majority of the residential,
commercial and industrial areas are within 400
metres or 5 minutes walk to the nearest transit
route.
Areas near transit routes, and particularly near
transit facilities, will have the highest densities of
residential housing and related services.
A transit facility is proposed in the Urban Node
near the intersection of Sandstone Boulevard / Fielding Roads and the connector road to Parcel
5, where all routes in the south area, both east
and west of Highway 1, will meet and allow
transfers to rapid bus services to downtown or
the Malaspina College. A minor transit facility
may also be located in Parcel 1N at Cedar Road.
As shown in Figure D.3, the major transit streets
will be:
•
Cedar Road
•
Sandstone Boulevard (Fielding Road)
•
Cranberry and Extension roads
•
The connector road between Extension
and Sandstone Boulevard
•
Other collector roads in Parcels 1N, 1S
and 5
Bus stops will be located at intersections and at
trail heads, spaced at an average of 300 metres.
Bus stops will be located off the roadway for
two-lane roads to avoid conflict with traffic.
69
Sandstone master pl an
September, 2009
Figure D.4 Pedestrian and Bicycle Plan
70
Sandstone master pl an
September, 2009
4.4 Pedestrian &
Bicycle Plan
The street and trail network will be designed to
encourage walking and cycling as both viable
transportation method and enjoyable recreational
experience.
As shown in Figure D.4, the network will provide
direct pedestrian / bicycle routes through and
between neighbourhoods. Local and local
collector roads will have adequate width and
modest traffic volumes to accommodate bicycles
within the roadway.
The pedestrian network will be comprised of
sidewalks, urban pathways and natural trails. It
will offer access to important civic destinations
such as shops, places of work, parks and open
space. It will also tie into the City’s proposed
bike route along the E&N rail right-of-way.
71
Sandstone master pl an
September, 2009
72
5.0
Utility Infrastructure Plan
73
Sandstone master pl an
September, 2009
Figure E.1 Water Supply
74
Sandstone master pl an
September, 2009
5.0 Utility
Infrastructure Plan
Sandstone will be serviced by connection to
existing municipal infrastructure that is located
to the north and the west. Water supply will
be provided by extension of existing City of
Nanaimo mains and by direct connection to the
Duke Point Water Supply Main. Water storage
requirements will be met by construction of
new reservoirs that are proposed west of the
site. Sanitary sewage disposal will be provided
by upgrades to existing City of Nanaimo mains
and connection to the Regional District of
Nanaimo Trunk sewer system. Hydro, Telephone
and Cable television service will be provided
by extension of existing private utility lines.
Infrastructure will be provided in accordance
with the terms of the Phased Development
Agreement. This agreement establishes
thresholds for infrastructure improvements based
upon development to be initiated and it defines
the responsibilities by which the infrastructure
will be provided.
5.1 Water Supply
Water supply to the Sandstone Development
Site will be provided by connection to the
Duke Point Water Supply Main and through
extension of existing city mains. Storage will be
provided through construction of the Extension
Reservoirs, west of the site. Trunk Lines and
points of connection are shown on Figure E.1 –
Water Supply.
from west to east. Three points of connection to
this main are anticipated to serve Parcel 5, Parcel
4 and Parcel 1S. Pressure reducing stations will
be required at each of these locations.
Initial servicing to Parcel 5 can be provided by
extension of existing city mains east of Extension
Road. Connections can be made on Healy Road,
Rajeena Way and Beadall Road. Supply to the
Extension Road area will be improved through
construction of the proposed connection to the
Duke Point Water Supply Main.
Trunk lines will be constructed running north
across Parcel 4 and Parcel 1S to serve these
areas. These new lines will be fed by connections
made to the Duke Point Water Supply Main and
by extension of an existing main that runs east
along Cedar Road. In addition, construction
of mains within Parcel 1N will allow for future
connection to City of Nanaimo water distribution
system on Maki Road. These additional points of
connection to the Duke Point Water Supply Main
and proposed distribution mains will improve
water supply beyond this development to other
areas of South Nanaimo.
Water storage to meet domestic and fire flow
requirements will be provided by construction of
the South Nanaimo Reservoirs. A new reservoir
(Extension Reservoir 8A) will be constructed by
the City adjacent to the Duke Point Water Supply
Main at a site located 0.5 kilometres west of
Extension Road. That reservoir will provide
limited capacity for an initial phase of development.
Storage capacity required for future phases will
require construction of an additional reservoir
(Extension Reservoir 8B) at that site.
The Duke Point Water Supply Main is a high
pressure trunk line that crosses the site running
75
Sandstone master pl an
September, 2009
Figure E.2 Sanitary Sewers
76
Sandstone master pl an
September, 2009
5.2 Sanitary Sewers
Sanitary sewer service for the Sandstone
Development Site will be provided by connection
to City of Nanaimo mains with discharge to the
Regional District of Nanaimo trunk sewer system
at the Chase River Pump Station. Existing lines
must be upgraded and new lines constructed
to serve the later phases of development. In
addition, a new lift station will be required in
Parcel 1N. Trunk Lines, the Lift Station and
points of connection are shown on Figure E.2 –
Sanitary Sewers.
Sewage from Parcel 5 will be discharged to
a City line that runs along the west side of
Richards Lake. The Richards Lake Trunk Sewer
flows near capacity and the City of Nanaimo has
identified the need to upgrade this line to serve
future needs. Additional capacity will also be
required to serve the western portion of Parcel
5. A second trunk sewer will also be constructed
along the west side of Beck Creek with
connection to the Richards Lake Trunk Sewer.
Sewage from Parcel 4 will be collected by
constructing a new trunk sewer running north
along Fielding Road. This line will flow by gravity
with connection to an existing main on Cedar
Road with downstream upgrades to provide
required capacity. The Parcel 4 trunk sewer
will also provide service to Parcel 2 with a
connection across the Duke Point Highway.
The remaining lands will be served by
constructing a new trunk sewer running north
across Parcel 1N and Parcel 1S. This line will
flow by gravity to a lift station constructed to the
north of Parcel 1S. This lift station will discharge
through a forcemain to existing City mains
possibly near Maki Road.
77
Sandstone master pl an
September, 2009
78
6.0
Stormwater Management Plan
79
Sandstone master pl an
September, 2009
Figure F.1 Riparian Map
80
Sandstone master pl an
September, 2009
6.0 Stormwater
Management Plan
As shown in Figure F.1, the Sandstone Site is
bisected by a number of streams that flow north
and east towards the Nanaimo River and the
Nanaimo River Estuary. Streamside Protection
is a cornerstone of this Master Plan and current
Stormwater Management techniques will be
adopted to meet the environmental, economic
and social goals of protecting habitat and
reducing flood risk.
Both Richard Lake and Beck Creek flow across
Parcel 5 and join at their confluence, directly
upstream of the Island Highway. After crossing
the highway this stream flows through the north
west corner of Parcel 4 before discharging into
the Nanaimo River Estuary.
A third unnamed creek flows from a wetland
located on the western half of Parcel 2 and
crosses both Parcel 4 and the western half of
Parcel 1N before it discharges to a floodplain
directly south of the Nanaimo River. Additional,
lesser streams flow east across Parcel 1S and
north across the eastern half of Parcel 1N.
This plan anticipates that development will
proceed over a number of years and recognizes
that Stormwater Management techniques
are continually evolving. Area Stormwater
Management Plans will be prepared for each
catchment as development proceeds. These
plans will address specific requirements for
environmental protection, groundwater recharge
and local or area wide detention storage
as warranted and will incorporate the best
management practices of the day.
81
Sandstone master pl an
September, 2009
82
7.0
Parks & Open Space Plan
83
Sandstone master pl an
September, 2009
Figure G.1 Parks & Open Space
84
Sandstone master pl an
September, 2009
7.0 Parks &
Open Space Plan
The parks and open space plan as shown
in Figure G.1 provides a range of outdoor
experiences in all areas of the community. Open
spaces will be dedicated and future planning and
development of the spaces will be in two forms,
Nature Parks with limited improvements and,
Community Parks, that are linked by a sidewalk
and trail network.
Parks and open space account for almost half of
Sandstone’s overall land base. Open space areas
follow riparian areas, steep slopes, agricultural
land, Nanaimo River estuary and land that
provides connections between open space.
Public access to these lands will be determined
at the detailed design stage and will depend on
the program defined for a space, for example, an
environmentally sensitive area may limit public
access to protect habitat areas.
Community parks will range in size and character
and will depend on the needs of the surrounding
community and the character of the area.
Parks should be a minimum size of 1,500 m2 and
located at intervals so all residents can access
them within a five-minute walk.
Residential areas with housing forms (e.g. single
family or larger multi-family dwelling units) that
encourage higher proportions of children -likely
in Parcel 5 and parcel 1N – should have parks
designed with the appropriate amenities, such as
a playground. Where there are higher densities
of homes, such as in Parcel 1 North near Cedar
Road, parks may be designed as civic gathering
spaces that also provide visual relief.
Business areas such as Parcel 1 South should
have outdoor space to accommodate the
employees, owners and visitors to the area.
A multi-use trail network connecting all major
areas will be the backbone of the parks and open
space system. The character of the trails will
vary to suit their location. Major connector trails
in parks and open space may be hard-surfaced
and wide enough to accommodate pedestrian
and bicycle traffic.
Trails within built-up areas will be a combination
of sidewalks and connecting pathways. Trails
in natural park areas will be narrower and have
natural and permeable surfaces in keeping
with their surroundings. Parks and open space
will be provided in accordance with the terms
of the Phased Development Agreement. This
agreement establishes thresholds for parks
improvements based upon development to be
initiated and it defines the responsibilities by
which these improvements will be provided.
85
Sandstone master pl an
September, 2009
86
8.0
Design Framework
87
Sandstone master pl an
September, 2009
88
Sandstone master pl an
September, 2009
8.0 Design
Framework
Sandstone has been conceived as a complete
community based on principles of sustainability
as discussed in previous sections of the Master
Plan. The design framework for the community
respects the natural environment and guides
the location and design of the circulation network,
parks and open spaces and built areas. The
goal of the framework is to ensure that Sandstone
becomes an integrated community with highly
livable public and private realms.
The Guidelines create the framework to review
any development on site. They are
supplementary to the OCP DP Guidelines and
will be used in addition to the OCP guidelines
for review of proposed development within
Sandstone. In addition, detailed design review
for individual buildings and sites will be guided by
the Development Permit Area Guidelines as
defined in the OCP (DPA’s 2, 4, 5 and 9).
89
Sandstone master pl an
September, 2009
8.1 Circulation Network
8.1.1 Public Streets
In order to create synergy between the various
neighbourhoods strong pedestrian and vehicular
linkages must be established. These include: a
connected system of streets and trails; visible
crosswalks; generous, tree-lined sidewalks; and
parks and plaza spaces.
The public streets are the backbone of the
Sandstone development because they provide
the structure for and key linkages between
land uses. The street network is one of the
primary components of the public realm. A
continuous grid is strongly encouraged in order
to provide permeability through and between
neighbourhoods and commercial districts. The
geometry of the grid may be either rectilinear
or organic depending on its surrounding urban
context and natural features.
a) The right-of-way width of public streets will
generally be guided by the City’s standards
and should integrate with the character of the
adjacent land uses.
b) In steep areas where traversing slopes would
cause excessive cut and fill, or in very low
traffic areas, a narrower, more rural section
may be proposed.
c) Street sections should incorporate
sustainable stormwater management best
practices.
d) Street edges should be lively and well defined
by buildings, the landscape treatment of
individual parcels, or the parks and open
space system.
e) Intersections should be focal points for the
locations of key buildings and parks and
open spaces.
f) Curb bump-outs should be encouraged at
intersections of high pedestrian activity.
g) Streets should be appropriately landscaped
with trees, shrubs and decorative vegetation,
paving, street furniture and / or public art to
enhance the pedestrian environment.
90
h) Light standards should be chosen to
provide adequate lighting for pedestrian
and vehicular activity and should provide
a consistent character on all streets. If a
smaller scale of light standard is appropriate
for neighbourhood streets than on collector
and arterial streets, all standards should have
some element of consistency (i.e. materials,
colour, shape). Light standards should reflect
the character of the community.
Sandstone master pl an
September, 2009
8.1.2 Private Streets
Retail Main Street
In general, private streets will have a similar
character to public streets, but may have
unique features or design specifications that are
different from public streets and enhance the
character of the area.
The main street envisioned for the northern
area of the Urban Node will be finer grained and
have a village character.
If the Eco Industrial Park is viable (Parel 1S),
private streets may be required to allow
unfittered energy row. The streets will be
designed to a Public Street standard.
a) The right-of-way for the main retail street
will provide adequate room for two lanes
of travel (one each direction) with on-street
parking.
b) Street edges should be well defined by
buildings and the landscape treatment of
individual parcels.
c) Setbacks from buildings will generally
encourage a generous pedestrian area.
Main retail street with on-street parking
d) Sidewalks shall be continuous on both sides
and be generous in width with bump-outs at
important corners or pedestrian crossings.
e) Corner bulges and raised, textured, or
clearly marked crosswalks should be
located at intersections of high pedestrian
activity.
f) Streets should be appropriately landscaped
with trees, shrubs and decorative
vegetation, paving, street furniture and / or
public art to enhance the pedestrian
environment.
Signage, lighting and landscaping
g) Light standards should be chosen to
provide adequate lighting for pedestrian
and vehicular activity and should provide
a consistent character on all streets. If a
smaller scale of light standard is appropriate
for neighbourhood streets than on collector
and arterial streets, all standards should
have some element of consistency (i.e.
materials, colour, shape). Light standards
should reflect the character of the community.
Generous and interesting sidewalks
91
Sandstone master pl an
September, 2009
Internal Parcel Circulation
Larger private parcels should be interconnected
with a network that evokes a street character.
a) Automobile lanes used to access parking
areas will be flanked with sidewalks or
landscaping to suggest a street character.
b) Appropriate trees and landscaping should
be used to distinguish access lanes from
parking areas.
c) Lighting standards will have two scales; taller
standards provide lighting for automobile
travel and pedestrian-scaled standards light
walking areas. Light bulbs should be lowenergy bulbs.
92
Sandstone master pl an
September, 2009
Neighbourhood Streets
Private neighbourhood streets may be used to
access small multi-family parcels or to access
developments that are located in areas of steep
slopes where normal City street standards can
not be met.
a) Because private neighbourhood streets will
have very low traffic volumes, a narrower,
less impactful roadway will be utilized,
however it will have adequate width to meet
fire safety requirements.
b) Light standards should be consistent with
those on collector streets and should reflect
the character of the community. Light bulbs
should be low-energy bulbs.
93
Sandstone master pl an
September, 2009
8.1.3 Trails
The trail system should offer continuous
connections between developed areas so that
it is a suitable alternative transport system.
The trail system will generally follow the open
space network and be augmented in developed
areas by sidewalks or trails in order to provide a
continuous system. The character of trails should
vary to suit their location and intended use and
should be generally designed according to City
trail and sidewalk standards.
a) Major connector trails should be hardsurfaced and wide enough to accommodate
pedestrian and bicycle traffic.
b) Trails within city parks should be a
combination of sidewalks and connecting
paths.
c) Trails in nature parks should be narrower and
have natural and permeable surfaces in
keeping with their surroundings.
d) Short trail rights-of-way should be used
within developed areas in order to link open
space areas. The width and surface materials
for these pathways should correspond with
the uses being connected (i.e. a connection
between a natural area and a neighbourhood
could have a softer material than connections
between natural area and urban areas,
which may incorporate pavers or other hard
landscaping).
94
Sandstone master pl an
September, 2009
8.2 Parks and Open Space Network
The Sandstone parks and open space system is
one of the key unifying elements tying together
the various parcels and land uses. The location
and design of these elements relates to the
natural environmental conditions as well as
the pattern of development. Accordingly, open
spaces generally follow riparian areas, steep
slopes and other environmentally protected
areas, while park spaces are located at important
concentrations of population and crossroads of
street and trail networks.
Natural areas are woven throughout the project;
community parks are located in the residential
zones of Parcel 1 North and Parcel 5; and plazas
are located in the concentrated development
zones in Parcel 3 / 4.
8.2.1 Nature Parks
Nature parks should be woven together, where
possible, to form a contiguous network that
enhances wildlife habitat and contributes to the
natural character of the community.
a) Opportunities to provide interpretive elements
that speak to the cultural and natural heritage
of the Sandstone area should be explored.
b) Attention to environmentally sensitive
landscape and native species of plants and
animals should be considered in the design
of natural parks.
95
Sandstone master pl an
September, 2009
8.2.2 Community Parks
Community parks should be located at intervals
that allow access from residential areas within
five minute’s walk. Community parks provide
recreational opportunities for all members of
the community and should be designed to
encourage active and passive enjoyment of the
outdoors.
a) Community parks may include tot-lots,
playfields, play structures, water features,
dog runs or non-programmed space.
Community parks should also incorporate
opportunities for more passive activity such
as walking, picnicking, and sitting.
b) Wherever possible, native species and
materials should be used in landscaping to
reflect the natural heritage of the Sandstone
area and limit the need for extensive irrigation
or chemical fertilizers and pesticides.
96
Sandstone master pl an
September, 2009
Figure H.1 Community Park in Family Oriented Neighbourhood
97
Sandstone master pl an
September, 2009
8.2.3 Urban Plazas and Street Corners
Urban plazas and street corners offer residents
and visitors the opportunity to congregate and
interact. The design of these areas should be
welcoming and comfortable.
Plazas
Urban plazas provide places to gather and
interact, to enjoy programmed activities or
stroll through on your own time. Plazas are the
‘parks’ of vibrant cities and commercial centres.
These urban plazas should utilize landscaping,
local materials, street furniture and public art to
create a sense of place and be welcoming in all
seasons.
a) In areas of denser built form with high levels
of activity such as the Urban Node – City
Commercial Centre, landscaped plazas may
be provided in place of more ‘green’ park
areas.
b) Urban plazas should be located at centres
of activity, such as transit exchanges, retail
areas and higher density housing nodes, thus
providing a focal point for these areas.
c) Plaza edges should be defined by buildings
on at least two sides. The edges should be
active and include such activities as building
or shop entrances, food and beverage
services or recreation and community uses.
d) Plazas should be highly visible, easily
accessible and designed to be compatible
with adjacent uses.
e) Plazas should be located on the sunnier side
of a building or street to take advantage of solar
gain. Deciduous shade trees placed around
sitting areas will provide relief on hot days,
while permitting light penetration in the winter.
98
f) A rich palette of plantings, materials and
paving styles should be incorporated into the
design of plazas.
g) Plazas are ideal locations to showcase public
art.
h) Plazas should incorporate human scale
lighting and street furniture.
Sandstone master pl an
September, 2009
Street Corners
Street corners should serve as informal
gathering places, meeting spots, and way-finding
landmarks.
a) Street corners should be designed to
function as public gathering spaces.
b) Street corners should be defined by a
combination of buildings and active plazas.
c) Stores such as restaurants, cafés and coffee
shops provide opportunities for people to
gather and rest and should be located on
street corners.
d) Appropriate street furniture, lighting and
landscaping should be used to define street
corners.
e) Public art, unique architecture or other
special design elements should be used
to make street corners memorable and
identifiable.
99
Sandstone master pl an
September, 2009
8.2.4 City Park
The City has identified the need for a city
park in proximity to Elaine Hamilton Park. The
envisioned program includes built community
facilities and additional field areas.
a) Detailed re-design of the Elaine Hamilton
park will be coordinated as the demand
for recreation services increases with the
growing neighbourhood.
b) Appropriate park features and landscape will
be defined by the needs of the community.
100
Sandstone master pl an
September, 2009
8.3 Form and Character
Three land uses will be discussed in form and
character: the Urban Node, Neighbourhood and
Light Industrial designations. The Urban Node
is an important planning area in the City and
is further divided into two distinct areas: the
southern Regional Commercial Centre and the
northern City Commercial Centre. Each area
will have distinct design elements but should
contribute to the overall pattern of development
and character of the Sandstone community.
The character of development at Sandstone is
intended to reflect the natural on-site elements
such as sandstone outcroppings, forests, creeks,
First Nation petroglyths, and the Nanaimo River.
Accordingly, buildings should include natural
and local materials, and colours should be
chosen from an earth-tone palette. Exceptions
to this strategy are the light industrial and retail
building. For these, materials and colours should
contribute to a dynamic and exciting character
by the use of additional man-made elements like
concrete, steel and more vibrant colours.
Buildings should convey a timeless quality.
Proportion and scale are important in defining
the building’s use and its major functions
such as entrances and private areas for
residential and display areas for commercial.
Materials should be durable, sustainable,
and as much as possible ‘of the area’ (timber,
sandstone, etc.). Building design will provide
opportunities for incorporation of storage
areas for bicycles where appropriate or
feasible to make alternate transportation
options more attractive and accessible.
Buildings should contribute to a cohesive
and continuous streetscape that reflects
the character of and uses within their
neighbourhood. Accordingly, the buildings in
the urban node should convey an animated,
mixed-use core; buildings in the residential
neighbourhoods should support pedestrianoriented streets by having entrances that address
the street; and the light industrial buildings
should convey a clean, contemporary feel.
101
Sandstone master pl an
September, 2009
8.3.1 Urban Node - Regional
Commercial Centre
a) General Character
Larger format buildings and surface parking
areas characterize the regional commercial
area. The design of individual parcels will
encourage pedestrian activity and provide
appropriate automobile travel and parking
needs.
b) Building locations
Large format buildings should be located
in the southwest area of the site in order to
make the most efficient layout possible as
well as take advantage of highway visibility.
Smaller format buildings will be located
along the northeast area of the site to frame
the entrances to the site from Sandstone
Boulevard (Fielding Road).
c) Height
Buildings are generally one storey with a two
storey maximum.
d) Articulation and building walls
Exterior walls, materials and fenestration
should contribute to articulation and
provide visual interest on large-scale
buildings. The ‘backside’ of buildings that
face transportation corridors will have an
appropriate treatment to break up expansive
blank walls.
e) Entrances
The primary building entrance should be highly
visible from the parking and pedestrian areas
and look interesting and attractive. Entrances
should be clearly visible and easily accessible
to all patrons. Entrance features should
provide awnings, overhangs or other structures
to shield entryways from the elements.
102
f) Landscaping
All parking lots and pedestrian circulation
areas should integrate landscape islands
or container beds to reduce impermeable
surfaces and improve the visual impact of
large paved areas.
All parking lots should be landscaped
with trees to break up view lines and
provide screening from pedestrian areas.
Landscaping and walkways should be
combined to provide safe pedestrian access
from parking areas to storefronts and in
between different stores. Wherever possible,
native species and local materials should
be used in landscaping to reflect the natural
heritage of the Sandstone area and limit the
need for extensive irrigation or chemical
fertilizers and pesticides.
g) Parking, loading
Parking will be located at the front of the
buildings for convenient pedestrian access.
A generous sidewalk between storefronts
and parking areas may be provided to serve
as a pedestrian corridor. Loading should
be concealed at the rear or side of building
away from pedestrian circulation and general
vehicle traffic.
Landscape parking and pedestrian areas
Prominent entry
Landscaped parking, concealed loading
Sandstone master pl an
September, 2009
8.3.2 Urban Node - City Commercial Centre
The Urban Node - City Commercial Centre is
envisioned as the heart of Sandstone. The area
is structured around a main street with streetoriented retail and medium to high density
residential buildings. The built form along the
main street corridor will frame the street and
create a pedestrian-oriented, village character.
Guidelines for the City Commercial Centre are
split into commercial and residential guidelines,
but should be reviewed in parallel when the two
uses are integrated within one development
parcel.
Commercial
Public art
Sidewalk character
Rich public realm
a) General Character
Small to medium scale commercial
buildings will frame the retail main street
with entryways and windows designed to
encourage window shopping and walking
from shop to shop. A generous sidewalk with
appropriate landscaping, lighting and street
furniture will be buffered from two-way traffic
by street-trees and street parking along both
sides of the street. Cafes, coffee shops and
restaurants positioned on strategic corners
encourage casual gatherings and meetings.
b) Building locations
Buildings should form a continuous street
frontage to maintain a strong street wall and
interesting pedestrian-store interface.
Continuous street frontage
103
Sandstone master pl an
September, 2009
c) Height
Buildings heights should be high enough
to frame the space of the main street.
Accordingly, buildings should be a minimum
two-storey form. A two-storey form may
on the interior be a double-height space
occupied by a single use. Taller buildings
with additional floors containing other uses
such as office and residential are strongly
encouraged.
d) Articulation and building walls
Window display and customized design
for individual stores add visual interest
and contribute to the urban character.
Setbacks of approximately 1-2 metres will
accommodate storefront awnings or entry
features and outdoor seating areas.
Individual retail units should be encouraged
to customize facades so that they reveal
goods and services and contribute to an
animated streetscape. Corner buildings
should incorporate additional articulation,
architectural detail and other unique features
to accentuate their location and help make
corners identifiable places. Signage should
be vibrant and located at a height appropriate
for pedestrians.
f) Parking, loading
Parking, with the exception of on-street
parking and loading bays shall be located
at the rear or side of stores to improve
the pedestrian experience and create a
welcoming streetscape.
g) Landscaping
The sidewalks and plaza areas of the retail
main street should be highly landscaped.
Landscaping shall include street trees, street
furniture and human scale lighting. Important
corners should also include a combination of
special paving, plantings and public art.
Prominent corner marked by entry and height
Comfortable seating and shade
e) Entrances
The primary entrance should face the street
with articulated design that will be interesting
and attractive.
Colourful plantings, interesting paving
104
Blade signage
Sandstone master pl an
September, 2009
Public Facility Guidelines
a) Community Space
Buildings in the urban node that support
community spaces should be located at
prominent locations (i.e. key intersections)
so they are well used and contribute to civic
pride. Where community uses are located on
a second floor, their primary entrance should
be prominently located and defined at the
street level.
Community space
Transit stop
b) Transit
Transit stops should be located close to
the centre of the urban node. Shelters and
a generous sidewalk should be provided.
Direct and pleasant sidewalk access from the
transit facility to nearby services should be
provided.
c) Public Realm
In the urban node the public realm will be
comprised of streets, sidewalks and plazas
rather than parks. Plazas should be located
at important intersections so they contribute
to the vitality of the area. The most active
of commercial spaces (i.e. cafes) should be
positioned around plaza edges to ensure a
lively feel.
Gardens and parks
105
Sandstone master pl an
September, 2009
Residential Guidelines
a) General Character
Residential buildings in the Urban Node –
City Commercial Centre will offer a variety of
multi-family unit types, sizes and styles in a
more urban form.
b) Building Location
Residential buildings should be built close
to the front lot line to frame the street and
contribute to the pedestrian realm.
c) Height
Residential buildings should provide for a
two to six storey maximum in high density
locations and up to twenty storeys in high
density (Urban Node) locations.
street. Private open space (i.e. terraces and
decks) should be clearly marked to delineate
the private and public realm, for example with
fencing or appropriate landscaping. Landscaping
around residential buildings should contribute
to the character of the street and incorporate
water conservation practices.
g) Parking, Loading
Parking access should be concealed
by means of landscape and / or building
elements. Residential and visitor parking
shall be contained in the podium or in an
underground structure. Access to parking
areas shall be from a lane or private street.
Top floor articulated by step back
d) Articulation and building walls
Offsets and building projections such as
bays, balconies and dormers will add visual
interest to residential buildings and help to
break-up long facades.
e) Entrances
The main building entry should be clearly
defined and expressed as a strong element
in the building composition. Entry features
such as awnings or overhangs will provide
protection from the elements. Where
possible, townhouses or ground-level
apartments will have individual entrances
onto the street to enliven the streetscape. If
provided, these entrances should be raised at
least three steps above ground level to help
define the private realm and provide privacy
for residents.
f) Landscape
The main building entrance should be
accentuated with special paving and
plantings and be clearly visible from the
106
Building meets the street
Screening and height create more privacy
Roof top landscaping for recreation and rainwater management
Individual units articulated by bays
Slightly raised private entrances
and patios
Sandstone master pl an
September, 2009
8.3.3 Neighbourhoods
a) General Character
A variety of residential built forms make up
the Sandstone neighbourhoods. Commercial
uses will be appropriately scaled to integrate
with the neighbourhood. Single family,
townhouses and multi-family duplexes
residential units and commercial buildings
are discussed in turn with specific details
concerning height, architectural detail
lot coverage, landscaping and access to
parking. Generally, both residential and
neighbourhood commercial buildings should
convey a warm look that is consistent with
their neighbourhood location.
Single Family with Street Access
(Estate Lot and Low Density)
a) Height
Single family dwellings (detached and
attached duplex configuration) will not exceed
two storeys above the highest corner.
b) Architectural Detail
A variety of roof lines are encouraged to add
diversity to the built form.
c) Setbacks and Lot Coverage
Consistent with City standards for residential
zoning.
d) Access and Parking
Access to single-family homes should be
from the street to a front driveway accessing
a garage.
e) Landscape
Appropriate landscaping will be encouraged
to limit the amount of impervious area.
107
Sandstone master pl an
September, 2009
Single Family with Lane Access (Low Density)
a) Height
Single family dwellings will not exceed two
storeys above highest corner.
b) Architectural Detail
Peaked roofs are encouraged to provide
consistent look to the neighbourhood.
c) Setbacks and Lot Coverage
Consistent with City standards for residential
zoning.
d) Access and Parking
Lots will be accessed via a driveway off of a
lane or private street.
Narrow lot frontages should be encouraged
by locating the garage at the rear of the
property, accessed by a driveway off a lane.
e) Landscape
Appropriate sustainable landscaping will be
encouraged to limit the amount of impervious
area.
Entrances and porches close to street
Pedestrian friendly environment
f) Other
Secondary suites contained above the lanefacing garage will integrate with the primary
structure on site.
Garage access via a rear laneway
108
Sandstone master pl an
September, 2009
Figure H.2 Single Family Homes with Lane Access
109
Sandstone master pl an
September, 2009
Townhomes, Rowhomes (Medium Density)
a) Height
Townhome and Rowhomes dwellings will
not exceed three storeys above the highest
corner.
b) Architectural Detail
Units should be individually articulated by
way of massing and architectural elements,
and have individually expressed entryways.
Individual entryways should be accentuated
with special paving and plantings and be
clearly visible from the street.
c) Setbacks and Site Coverage
Consistent with City standards.
d) Access and Parking
Lots will be accessed via a driveway off of
a lane. Garages should either be attached
to the residence or grouped together in a
separate, covered structure.
Individualized entrances address the street
Individual expression unified by a common language
Patios and entrances well detailed
Garages accessed by lane or private drive
e) Landscape
Private open space (i.e. terraces and decks)
should be screened by way of fencing or
plantings. Individual entryways should
be accentuated with special paving and
plantings and be clearly visible from the
street.
110
Sandstone master pl an
September, 2009
Apartments and Condominiums
(High Density)
a) Height
Up to six storeys above highest corner
b) Architectural Detail
Long or expansive building forms should be
modulated by way of offsets and building
projections such as bays, balconies and
dormers. The main building entry should be
clearly defined and expressed as a strong
element in the building composition.
c) Setbacks and Site Coverage
Consistent with City standards.
Height is typically four stories to a maximum of six
Public realm well integrated with units
d) Access and Parking
Access to underground or podium parking
shall be from the lane. Parking access should
be concealed by means of landscape and / or
building elements.
e) Landscape
The main building entrance should be
accentuated with special paving and
plantings and be clearly visible from the
street. Semi-private open space should be
located on the sunnier side of the building
and enhanced with a rich palette of plantings
and paving. Private open space (i.e. terraces
and decks) should be screened by way of
fencing or planting. Visual privacy should be
encouraged between units that face onto
each other.
Prominent detailing at building corners and top
111
Sandstone master pl an
September, 2009
Towers (High Density / Urban Node)
a) Height
Up to 20 residential storeys.
b) Architectural Detail
Tower should have distinct base and top.
Floor plates of 800 m² maximum size are
encouraged in order to minimize shadowing
and view obstruction. Towers should
be separated by a minimum distance of
28 metres to protect privacy. The main
building entry should be clearly defined and
expressed as a strong element in the building
composition.
c) Setbacks and Lot Coverage
Consistent with City standards.
d) Access and Parking
Access to underground or podium parking
shall be from the lane. Parking access should
be concealed by means of landscape and / or
building elements.
e) Landscape
The main building entrance should be
accentuated with special paving and
plantings and be clearly visible from the
street. Semi-private open space should be
located on the sunnier side of the building
and enhanced with a rich palette of plantings
and paving. Private open space (i.e. terraces
and decks) should be screened by way of
fencing or planting. Visual privacy should be
encouraged between units that face onto
each other.
Slender proportioning, distinct base and top
Common private outdoor space
Clearly expressed entry
112
Sandstone master pl an
September, 2009
Neighbourhood Commercial
a) Height
Neighbourhood Commercial integrated on
the ground level of a building is encouraged
(i.e. commercial with residential above in an
individual building). If commercial uses are
not integrated the built form is limited to two
storeys.
Building entrance and merchandise face the street
b) Architectural Detail
Commercial building entrances shall face the
street and architectural features will integrate
with the surrounding built form.
c) Lot Coverage
50% maximum.
d) Access and Parking
Parking will be accommodated on street
with private stalls provided in the rear of
the building. Loading and services shall be
screened from view of street or adjacent
uses.
Local merchant
e) Landscaping
Landscape areas will be integrated with
the built form of a mixed use commercial
building. When in a stand alone building,
landscaping will be encouraged at the
edge of the lot and container trees or other
landscaping provided in any surface parking
areas.
Screened loading area
113
Sandstone master pl an
September, 2009
8.3.4 Light Industrial
a) General Character
Light industrial buildings should convey a
clean, contemporary feel consistent with their
use. The very different functions of the building
– pedestrian entrances and loading areas –
should be clearly articulated and separated.
b) Building Location
Buildings will be located close to the front
lot line allowing appropriate loading, parcel
circulation and parking requirements to be met
in the rear.
Clean, contemporary look
c) Height
Generally one storey with some multi-story
buildings not exceeding four storeys where
office space or overnight accommodation will
be located.
d) Articulation and building faces
Street facing elevation should be attractive
and expansive building walls should be broken
up with landscape treatment or architectural
details.
Building addresses the street
e) Entrances
Building entrances should be articulated and
accentuated with special paving and plantings.
f) Landscaping
All parking lots and loading areas should be
screened from the street by landscaping.
g) Parking, Loading
Loading areas should be separated from
pedestrian circulation. Parking should
be separated from truck traffic and have
convenient access to the building entrance.
h) Other
Lot Coverage: 50% maximum
Entrance clearly articulated
114
9.0
Parcel Infrastructure Requirements
115
Sandstone master pl an
September, 2009
Figure I.1 Development Program – Overall
Parcel 1N
• 1,400 residential units
• 15,000 SF commercial
Parcel 1S
• 450,000 SF light industrial
PARCEL 2
• 450,000 SF light industrial
PARCEL 3 & 4 NORTH
• 250,000 SF regional
commercial
PARCEL 4 SOUTH
• 600,000 SF regional
commercial
PARCEL 4 CENTRE
• 400 residential units
PARCEL 5 WEST
• 235 residential units
• 15,000 SF commercial
PARCEL 5 EAST
• 365 residential units
116
Sandstone master pl an
September, 2009
9.0 Parcel
Infrastructure
Requirements
The build out of the Sandstone Master Plan
represents a long term vision that will be realized
through the development of 8 major parcels
spanning a timeframe of approximately 15 years.
The program for each parcel is structured as a
complete balanced package of both vertical
development and infrastructure as shown on the
following pages. This will ensure that each parcel
can stand alone without relying on development
or infrastructure in other parcels. The program
does not contemplate a specific sequence of
parcel development, since this will be driven by
market forces.
Trigger points and contractual obligations for the
timing and scope of facilities and infrastructure
are specified in the Phased Development
Agreement (PDA). The PDA is a governing
document and a companion to this Master Plan
and the Zoning Bylaw.
117
Sandstone master pl an
September, 2009
Figure I.2 Development Program – Parcel 1N
Development
1400 homes
15,000 SF commercial
1.0 Sewer
1.1Richard Lake Trunk,
north of Cedar
1.2 North Trunk
1.1
1.2
2.0Water
2.2 Connection to Duke
Point Trunk in Parcel 1S
3.1
3.0Arterial Roads
3.1 Cedar Road upgrades
west of Sandstone
Boulevard
3.2 Cedar Road upgrades
east of Sandstone
Boulevard
3.2
2.2
118
Sandstone master pl an
September, 2009
Figure I.3 Development Program – Parcel 1S
Development
450,000 SF light industrial
1.0 Sewer
1.1Richard Lake Trunk,
north of Cedar
1.2 North Trunk
1.1
2.0Water
1.2
2.2 Connection to Duke
Point Trunk in Parcel 1S
3.0Arterial Roads
3.1
3.1 Cedar Road upgrades
west of Sandstone
Boulevard
3.2 Cedar Road upgrades
east of Sandstone
Boulevard
3.2
3.3 Parcel 1S connector
4.0Highways
4.3Ramp D
3.3
4.3
2.2
119
Sandstone master pl an
September, 2009
Figure I.4 Development Program – Parcel 2
Development
450,000 SF light industrial
1.0 Sewer
1.1Richard Lake Trunk,
north of Cedar
2.0Water
1.1
2.1 Connection to Duke
Point Trunk in Parcel 4
4.0Highways
4.1Ramp B
4.2Ramp J
Note:
Parcel 2 development must
be preceded by either Parcel
1S or 4 in order to provide
connection to services.
2.1
4.2
4.1
120
Sandstone master pl an
September, 2009
Figure I.5 Development Program – Parcel 3 & 4 North
Development
250,000 SF city commercial
1.0 Sewer
1.1Richard Lake Trunk,
north of Cedar
2.0Water
1.1
2.1 Connection to Duke
Point Trunk in Parcel 4
3.0Arterial Roads
3.1 Cedar Road upgrades
west of Sandstone
Boulevard
3.1
3.4 Sandstone Boulevard
3.5 Duke Point
Highway bridge
4.0Highways
4.1Ramp B
4.4Ramp A
4.5Ramp G
4.6 Hwy 1 intersection
3.4
2.1
3.5
4.5
4.4
4.1
4.6
121
Sandstone master pl an
September, 2009
Figure I.6 Development Program – Parcel 4 South
Development
600,000 SF regional
commercial
1.0 Sewer
1.1Richard Lake Trunk,
north of Cedar
2.0Water
1.1
2.1 Connection to Duke
Point Trunk in Parcel 4
3.0Arterial Roads
3.1
3.1 Cedar Road upgrades
west of Sandstone
Boulevard
3.4 Sandstone Boulevard
3.5 Duke Point
Highway bridge
4.0Highways
4.1Ramp B
4.4Ramp G
4.5Ramp A
3.4
4.6 Hwy 1 intersection
2.1
3.5
4.5
4.4
4.1
4.6
122
Sandstone master pl an
September, 2009
Figure I.7 Development Program – Parcel 4 Centre
Development
400 homes
1.0 Sewer
1.1Richard Lake Trunk,
north of Cedar
2.0Water
1.1
2.1 Connection to Duke
Point Trunk in Parcel 4
3.0Arterial Roads
3.1 Cedar Road upgrades
west of Sandstone
Boulevard
3.1
3.4 Sandstone Boulevard
3.5 Duke Point
Highway bridge
4.0Highways
4.1Ramp B
4.4Ramp A
4.5Ramp G
4.6 Hwy 1 intersection
3.4
2.1
3.5
4.5
4.4
4.1
4.6
123
Sandstone master pl an
September, 2009
Figure I.8 Development Program – Parcel 5 West
Development
235 homes
15,000 SF commercial
1.0 Sewer
1.1Richard Lake Trunk,
north of Cedar
1.3Richard Lake Trunk,
south of Cedar
1.1
2.0Water
2.3 Connection to Duke
Point Trunk, Parcel 5
3.0Arterial Roads
3.6 East West Connector,
west portion
1.3
3.6
2.3
124
Sandstone master pl an
September, 2009
Figure I.9 Development Program – Parcel 5 East
Development
365 homes
1.0 Sewer
1.1Richard Lake Trunk,
north of Cedar
1.3Richard Lake Trunk,
south of Cedar
1.1
2.0Water
2.3 Connection to Duke
Point Trunk, Parcel 5
3.1
3.0Arterial Roads
3.1 Cedar Road upgrades
west of Sandstone
Boulevard
3.4
1.3
3.4 Sandstone Boulevard to
East West Connector
3.6 East West Connector
3.6
2.3
125
Sandstone master pl an
September, 2009
126
Appendix A
127
Sandstone master pl an
September, 2009
128
Sandstone master pl an
September, 2009
APPENDIX A
Ecological & Riparian
Assessments
Submitted under separate cover.
129
Sandstone master pl an
September, 2009
130
Appendix B
131
Sandstone master pl an
September, 2009
132
Sandstone master pl an
September, 2009
APPENDIX B
Traffic Impact
Assessment
Submitted under separate cover.
133
Sandstone master pl an
September, 2009
134