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MOUNTAIN

IEW

AT M O R N I N G S TA R

12.78 acre development site for sale


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8

Property Surroundings 1

SUBJECT PROPERTY

2

SAVE ON FOODS CENTER

3

MORNINGSTAR GOLF COURSE

4

QUALICUM BEACH AIRPORT

5

FRENCH CREEK MARINA

6

OCEANSIDE POND - ICE RINK

7

PARKSVILLE BEACH & BOARDWALK

8

EAGLECREST GOLF COURSE

9

OCEANSIDE MIDDLE SCHOOL

10

ALBERNI HIGHWAY INTERSECTION

MOUNTAIN

AT M O R N I N G S TA R

9

3

1

4

6 2

7

IEW 10


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Property Overview The subject property is outlined in red, located just half a block from the entrance to Morningstar Championship Golf Course. Developers should note that the property is supported for “Neighborhood Residential” use in the Official Community Plan, as were many of the other recently developed neighborhoods in the area. Please see pages 11-12 containing an excerpt from the Area G OCP pertaining to “Neighborhood Residential” development.

DBM REALTY 250 240 7584 DBM-REALTY.COM JAMIE@DBM-REALTY.COM


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Conceptual Plan A

45

OA D LANE

19

18

CUL DE SAC

20

AT M O R N I N G S TA R

IEW

43

21

42

RO

8 7

â&#x20AC;&#x2122;S R 2

1

MOUNTAIN

44

46

LO W RY

This concept demonstrates a layout that allows all lots to be accessed from within the neighborhood. The general lot size is approx. 20m x 40m with an average size of approx. 8,000 sqft. The lane between lots 1-8 and lots 9-19 is optional. It is our opinion that this laneway lot profile provides flexibility for purchases with different requirements and will achieve an increased lot value for those opportunities. The concept also demonstrates lengthened entry lots to allow for neighborhood signage, along with a path to the Park, or an established community garden concept.

LO WR Yâ&#x20AC;&#x2122;S R

3

17

22

4

16

23

NE LA

15

14

13

R

24

25

26

40

12

11

D OA

27

28

29

31

38 37

CUL DE SAC

10

30

39

AD

9

6

5

41

OA D

32

33

34

36 35

WIND RIDGE NEIGHBORHOOD

PARK G TIN S I EX ARK P


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Conceptual Plan B 37

OA D ’S R LO W RY

4

RO

1

NE LA

14

13

12

11

10

15

17

18

19

9

R

20

40

34

LO WR Y’S R 41

33

AD

42

32

43

44

OA D

45 46

31 30

2

16 250 240 7584 DBM-REALTY.COM JAMIE@DBM-REALTY.COM

39

35

5

CUL DE SAC

DBM REALTY

36

6

3

LANE

This concept demonstrates a layout that allows the neighborhood to be phased differently due to lots 38-46 being accessed from Lowry’s Road (north). This concept is dependent on the ability to access lots from Lowry Rd (north). The general lot size is approx. 20m x 40m with an average size of approx. 8,000 sqft. The lane between lots 1-6 and lots 7-15 is optional. It is our opinion that this laneway lot profile provides flexibility for purchases with different requirements and will achieve an increased lot value for those opportunities. This concept also demonstrates lengthened entry lots to allow for neighborhood signage, along with a path to the Park or an established community garden concept.

38

21

22

8

7

D OA

23

24

CUL DE SAC

25

26

27

29 28

WIND RIDGE NEIGHBORHOOD

PARK G TIN S I EX ARK P


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Oceanside Living Oceanside is centrally located on the sheltered east coast of Vancouver Island and includes the well established communities of Qualicum Beach, Parksville, and Nanoose. Oceanside is an active area with a diverse social fabric of both retirees and families. The mild climate, quality of life and natural environment make Oceanside one of the most desirable places to live in all of Canada. Surrounded by world class locations and amenities that are able to be enjoyed year round. Six local golf courses, alpine resorts, marinas, various beachfront resorts & spas, and a variety of indoor and outdoor fitness & recreational pursuits, make this special area one of few worldwide.

MOUNTAIN

AT M O R N I N G S TA R

IEW


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Neighborhood Identity This strategic site is located just steps from the entrance to Morningstar Championship Golf Course. A location that caters to a more sophisticated buyer looking for a healthy lifestyle with a vibrant social atmosphere. It is our opinion that the neighborhood be branded towards this buyer profile. Signature details will create a sense of neighborhood identity from the moment you arrive at Mountainview. This identity will be enhanced through neighborhood signage, signature lot IDâ&#x20AC;&#x2122;s, fencing specification, signature landscape and outdoor lighting details. These details will be designed to compliment the attractive West Coast architecture, creating a sense of appeal and heightened property values.

DBM REALTY 250 240 7584 DBM-REALTY.COM JAMIE@DBM-REALTY.COM


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Current Zoning - RU1 The current zoning allows for the uses and requirements as outlined in the RDN zoning sheet.

MOUNTAIN

AT M O R N I N G S TA R

IEW


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Proposed Zoning - RS1 It is our opinion that the highest and best use for the subject property is a rezoning / subdivision to RS1 zoning, and lot sizes as shown in the conceptual plans on pages 3 - 4.

DBM REALTY 250 240 7584 DBM-REALTY.COM JAMIE@DBM-REALTY.COM


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Classification Development Subclass I - Heavy (demand is high relative to productivity) II - Moderate (demand is moderate relative to productivity) III - Light (demand is low relative to productivity) Vulnerability Subclass A - High (highly vulnerable to contamination from surface sources) B - Moderate (moderately vulnerable to contamination from surface sources) C - Low (not very vulnerable to contamination from surface sources)

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< D.L. INSET PROPOSED AMENDED WEMBLEY NEIGHBOURHOOD CENTRE Subject to Regional Growth Strategy Amendment

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The subject property is outlined in red. Developers should note that the property is supported for “Neighborhood Residential” use in the Official Community Plan as were many of the other recently developed neighborhoods in the area. Please see pages 11-12 containing an excerpt from the Area G OCP pertaining to “Neighborhood Residential” development. KI NKADE

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DBM REALTY

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Senior Manager, Corporate Administration

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BYLAW NO. 1540, 2008

73 D.L.

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250 240 7584 DBM-REALTY.COM JAMIE@DBM-REALTY.COM

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< Page 30 of 119

3. Applications to amend this Official Community Plan to adjust the Urban Containment Boundary will be accepted once a year in late fall and shall be reviewed in accordance with the Urban Containment and Fringe Area Management Implementation Agreement or replacement agreement between the Regional District of Nanaimo and its municipalities.

OCP Excerpt Neighborhood Residential

4. Not all land within the Urban Containment Boundary is intended to be developed. Community amenities such as increased park land and the protection of greenways, open space and trail corridors shall be supported to maintain the character of existing established neighbourhoods.

Please note the paragraphs outlined in red pertaining to â&#x20AC;&#x153;Neighborhood Residentialâ&#x20AC;? development.

5. Community services including water, sewer, and rain water management systems shall not be extended outside of the Urban Containment Boundary, for the purpose of facilitating additional development. 6. The retention of land within the Agricultural Land Reserve shall be supported. 7. Adequate buffering to create a gradual transition between urban areas and farming areas shall be required prior to rezoning or subdivision of any land in the urban area adjacent to the urban boundary. 8. New development proposals in urban areas, other than the development of existing residentially zoned areas, shall be consistent with the 'nodal' framework of this Plan. Intensive multi-use developments shall only be supported within the French Creek Mixed Use Area. 9. Underground services including hydro, telephone, and other utilities are strongly preferred for all new developments within the urban area in French Creek. 10. Notwithstanding Policy 9 above and urban servicing objectives of this Plan, the Regional District may allow within urban areas, open drainage swales, ditches, detention ponds, and permeable surface drainage systems where it would be necessary to protect and/or maintain the natural environment and satisfy other sustainability objectives. 11. This Plan supports a study looking at the feasibility of establishing a new neighbourhood centre in Dashwood that supports a mix of land uses. The study must include, but should not be limited to, providing recommendations on the need for a village centre in Dashwood, boundary locations, servicing strategy, land uses, and minimum parcel sizes. 12. Despite the maximum densities supported by this Plan on lands within the Urban Containment Boundary, additional density within the urban containment boundary may be considered where density is transferred from a parcel outside of the urban containment boundary to a parcel located insider the urban containment boundary in accordance with Policy 8 of Section 2.1 Environmentally Sensitive Features and Policy 9 of Section 2.2 Freshwater Management of this Plan. The suitability of the density transfer shall be determined through the rezoning purpose.

3.2

MOUNTAIN

IEW

Neighbourhood Residential

In contrast to the rural areas of the Plan Area, most of the urban area in French Creek is comprised of existing residential neighbourhoods which are designated Neighbourhood Residential in this OCP. These neighbourhoods have their own identity and semi-urban characteristics including rural features, although they are within established urban boundaries.

AT M O R N I N G S TA R

3.0 - Containing Urban Sprawl


Page 31 of 119

Page 32 of 119

Electoral Area 'G' residents support the protection of existing neighbourhood characteristics and rural features by avoiding higher forms of urban development within these neighbourhoods. The Plan will ensure that infill development is designed to enhance the character of existing neighbourhood residential areas with compatible ground-oriented forms of development.

e. The form and character of development is compatible with neighbourhood residential land uses and the application is assessed with respect to development permit area guidelines in Section 10 of this Plan; and, f.

The proposed development must be serviced with community water and sewer.

Objectives: 5. In order to support affordable/attainable housing in the Plan Area, secondary suites shall be supported on lots where serviced by community water and community sewer within the Neighbourhood Residential land use designation of this Plan provided they meet the following criteria:

1. Protect and enhance the characteristics of existing residential neighbourhoods. 2. Restrict subdivision to infilling at designated Neighbourhood Residential densities.

a. The secondary suite must be completely contained within the principal dwelling unit;

3. Avoid higher forms of urban development which are not compatible with the character and identity of existing residential neighbourhoods.

b. No more than one secondary suite shall be permitted per parcel;

Policies:

c. Secondary suites are not permitted in a mobile home;

1. The integrity of Neighbourhood Residential areas will be protected by restricting future residential development to ground-oriented dwelling units in order to maintain and enhance existing neighbourhood characteristics and identity. This policy is not intended to prohibit a diversity of housing types and sizes.

d. A minimum of two (2) additional off-street parking stalls shall be provided; e. The Regional District of Nanaimo does not support the subdivision of secondary suites pursuant to the Strata Property Act;

2. Residential development shall be permitted at maximum densities of 15 dwelling units per hectare, where it is serviced by community sewer and community water systems, on land having a Neighbourhood Residential designation as shown on Map No. 3 (Land Use Designations).

f.

g. The size of a secondary suite shall not exceed 40% of the habitable floor space of the principal dwelling to a maximum of 60m2.

3. The Regional District of Nanaimo shall consider rezoning the parcels affected by Development Permit No. 77 that have been subdivided for single residential use as of the date of the adoption of this Plan from Residential 5 to a single residential zone to recognize the existing single residential use.

6. Despite Policy No. 5 above, amendments to the criteria for suites may be made without an amendment to this Plan in order to address community concerns and issues during the implementation of Policy No. 5 above.

4. Amendment applications to provide multi-residential zoning to allow clustering of ground-oriented uses at neighbourhood residential densities may be considered for the purpose of increasing space allotted to community park land, open space and pedestrian linkages, provided the application satisfies the following:

7. Policy No. 5 above shall not be considered for implementation until the Board has conducted an Electoral Area wide review of secondary suites.

a. The proposed rezoning will not result in an increase in the maximum gross density of the 'Neighbourhood Residential' designation (15 units per hectare);

8. Prior to considering a rezoning to permit secondary suites within the Neighbourhood Residential designation of this Plan, the Regional District of Nanaimo shall request confirmation from the community water service provider that there is sufficient water capacity which meets the Canadian Drinking Water Guidelines to accommodate secondary suites. If sufficient capacity is not available or should proof of sufficient capacity not be proved by the water service provider, the Regional District of Nanaimo shall not implement Policy No. 5 above to permit secondary suites.

b. A minimum of 20% of the land area is to be provided for parks and publicly accessible open space purposes, where acceptable to the Regional District; c. The land area provided for community parks and publicly accessible open space, pursuant to this section, shall not reduce the gross number of units permitted (15 units per hectare) calculated on the gross area of the land; d. Permanent protection is provided to all watercourses, riparian areas, environmentally sensitive features, or archaeological sites where applicable and it is preferred that the protection of these areas be in addition to the 20% parks and publicly open spaces required in (b) above;

3.0 - Containing Urban Sprawl

Secondary suites shall not be permitted where a home based business, day care, or group home has been established; and,

3.3

Multi Residential

The Plan recognizes the existing status of multi residential zoned property in urban areas. The Plan will, however, restrict proposals for new multi residential zoning, greater than 15 units per hectare, to Neighbourhood Centres pursuant to Section 4 (Creating Complete Nodal Communities) of this Plan.

3.0 - Containing Urban Sprawl


<

OCP Excerpt Environmental Features Please note the paragraphs outlined in red pertaining to “Aquifer Protection”.

MOUNTAIN

AT M O R N I N G S TA R

IEW


<

Full Listing Details MLS Number

73

365727 $2,900,000

Lot Size

12.78 acres (approx.)

PID

004-948-521

Current Zoning

BL 500 RU1

Jurisdiction

Regional District of Nanaimo

Title

Freehold

Legal Description

LT 3, DL 81, LD 33, PLAN VIP 1799

5-3

/8”

(2 2

3.8

6m

)

7-

3/

4”

(2

12

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m

)

List Price

4’

69

8’

74 (2 ’ 5 2. 3/ 64 8 m ” )

LOT 3

474’ 8-3/4” (144.7m)

1032 LOWRY’S ROAD

MOUNTAIN

AT M O R N I N G S TA R

IEW

1,3

2

7 1’

2 -1/

2 (4 0

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m)


<

Call Us Today To discuss this development, our local market, or the development vision and process further, please contact Jamie Larson or Dave Bryan of DBM Realty to arrange an appointment.

DBM REALTY 250 240 7584 DBM-REALTY.COM JAMIE@DBM-REALTY.COM


dbm-realty.com JAMIE LARSON | DAVE BRYAN


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