Mount Begbie Elementary Site Options

December 2nd, 2015
Dean Strachan, MCIP, RPP

Manager of Development Services
City of Revelstoke
216 Mackenzie Ave.
P.O. Box 170
Revelstoke, BC V0E 2S0
Dear Mr. Strachan:

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

Revelstoke Board of Education
501 11th Street P.O. Bag 5800 Revelstoke, B.C. V0E 2S0
Tel: (250) 837-2101 Fax: (250) 837-9335
Property Overview
Property Size and Details
The street address for the property is 420 Downie Street and consists of one legal description as a
result of the consolidation of 5 separate properties. The legal description is Lot A, NEP 22953,
Section 26, Township 23, Range 2 (PID 023-364-823).
The L shaped site has an area of 1.21 hectares (2.99 acres) and has extensive road frontage on
three streets. Road frontage consists of 126.8 meters along Downie Street, 126.6 meters along
Fourth Street and 63.6 meters along Edward Street. The lot depth from Downie Street and from
Fourth Street is 63.4 meters. Playfields are located on the Edward Street frontage and the
northeastern portion of the site accessed by Downie Street.
School Buildings
The original construction

consisted of a two-story
classroom block, with 8
classrooms, ancillary space
and the former activity room. In
1993 an addition and
renovation was completed with
a new gymnasium and
entrance (5113 sq. feet),
renovations to the office area
and conversion of the former
activity room to a library.
Taylor St
Sibbald St
Granite St
Downie St
Downie St
Downie St
Fourth St
The school buildings, with an

area of approximately 23917
square feet, are located in the
central part of the site.
Property Ownership
School District - 12,100 sq m
Edward St
Edward St

Tel: (250) 837-2101 Fax: (250) 837-9335
Begbie School
Demolition of Surplus Buildings
Careful consideration is being given to demolition of the classroom block. It is in poor condition, and
will soon generate additional liabilities for the Board.
Retention of the Gymnasium and Foyer, Constructed in 1993
As city staff may be are aware, the gymnasium and library are currently being used. The Revelstoke
Boxing Club has been utilizing the gymnasium since December of 2012. Previously, they utilized the
Big Eddy School gymnasium for a ten-year period from October of 2002. In addition, the Rocky
Mountain Cadets continue to utilize the library. Like the boxing club, they were relocated from Big
Eddy School. No other occupants are being considered as per arrangements with the City Fire
Inspector. The gymnasium and foyer area is in reasonable condition.
Should the city wish to acquire the 1993 addition to address the City priority regarding community
uses resulting from repurposing surplus school facilities, the Board would undertake a partial
demolition of the remaining structure. During hazardous materials testing commissioned by the
District in September of 2013, the gym and foyer areas show no asbestos, lead or vermiculite
present. As a result, the hazmat implications related to the newer addition are non-existent.
We would ask that council reflect up the opportunity for the Board to convey a community use facility
to the City for its management.
Redevelopment Considerations
Assessed Value
In 2015, the assessed value was $518,000 for land plus $2,438,000 for buildings. Clearly the
buildings do not have this value at this time.
Heritage Considerations
The Mount Begbie Elementary site does not have heritage value and heritage is not a consideration
for the future land use of the site.
Neighbourhood Context
As you are well aware, adjacent land uses are predominately single family with some semi-detached
dwellings. Lot size in the neighbourhood is quite variable. Two small commercial developments are
located along Fourth Street. The South Side Food Mart is located at the corner of Fourth and
Edward Streets. Kens Repair and Rentals is located at the corner of Fourth and Downie Streets.
Land Use Planning
The Official Community Plan designation is Neighbourhood Mixed Use. This recognizes the existing
mixture of land uses and encourages a diversity of land utilization. The school site itself is zoned P3
(Institutional), which reflects its previous school use. The neighbourhood zoning reflects the
predominantly residential pattern. Land to the north and northwest is zoned R2 (Low density
residential) while land to the east, south and the southwest is predominately zoned R2A (Special low
density residential) with several R3 (Medium density residential) and R5 (Mobile home) sites. Both
low-density residential zones (R2 and R2A) permit single and two family dwellings.
Tel: (250) 837-2101 Fax: (250) 837-9335
The graphic depicts the neighbourhood zoning.
T "
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Services on Site
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200mm
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Cla mm
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ile
Downie St
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Concrete
400mm 16"
400mm 16"
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200mm 8"
Edward St
Sanitary Main
Sanitary Force Main
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Storm Manhole
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Downie St
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Clay Tile
150mm 6"
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Clay Tile 6" PVC
SD124
Sanitary
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Tel: (250) 837-2101 Fax: (250) 837-9335
150mm 6" Asbestos

Concrete
Downie St
200mm 8" Clay Tile
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No additional road dedication from

existing roads is anticipated.
@ SR014
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The site is well serviced from

adjacent streets. This includes
water mains on all three abutting
streets, gravity sanitary mains on
the western part of Downie Street
and the lowest elevation on
Edward Street and storm mains on
Edward Street and part of Downie
Street.
SM005
Storm Main
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Residential Redevelopment Options

A variety of options have been explored. Based on Board of Education and initial city feedback,
options related to modular homes and a mobile home park have been abandoned.
We present the following options, sorted by zoning and key features. There are infinite permutations
of each option, but these provide a place to start discussions.
Option 1 Discussion (Options 1A and 1A-rev)
Mt. Begbie Options
Option
Land Uses
1A
SFD, 2FD +
5% min. Park
dedication to
City
1A-rev
SFD, 2FD +
5% min. Park
dedication to
City
Zoning
R1 standard for
SFD (in R2 or
R2A zone) + P1
for park
dedication
R1 standard for
SFD (in R2 or
R2A zone) + P1
for park
dedication
Min.
lot
area
855
2
m
855
2
m
Min.
lot
width
15 m
15 m
Retain
Gym
Other
Key Features
Total
saleable
lots
No
Vehicular access from lane;

2
953 m park dedication (8%)
Large lots with 10 single

family dwellings + 1 two
family dwelling;
No front yard garages
11 fee
simple
No
Vehicular access from lane;

2
1895 m park dedication
(16%)
Large lots with 9 single

family dwellings + 1 two
family dwelling;
No front yard garages
10 fee
simple
Option 1 features generally large residential lots facing either Downie or Fourth Street. Rezoning to R2 would
take place, generally for single-family development. The two variations affect only the number of
residential lots and the size of the municipal park.
Option 1A shows 11 fee

simple lots, all with lane
access; ten single family
dwellings with a larger
11th lot that could
accommodate a single
family or two family
dwelling (duplex or
semi-detached).

Tel: (250) 837-2101 Fax: (250) 837-9335
Option 1A-rev shows

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

Mt. Begbie Options
Option
Min.
lot
area
Land Uses
Zoning
2A
SFD + 5%
min. Park
dedication
to City
R1 standard
for SFD (in R2
or R2A zone)
+ P1 for park
dedication
2A-rev
SFD + 5%
min. Park
dedication
to City
R1 standard
for SFD (in R2
or R2A zone)
+ P1 for park
dedication
2B-rev
SFD + 5%
min. Park
dedication
to City
R1 standard
for SFD (in R2
or R2A zone)
+ P1 for park
dedication
855 m
855 m
950 m
Min.
lot
width
15 m
15 m
15 m
Retain
Gym
Other
Key Features
Total
saleable
lots
No
Vehicular access
from lane;
2
1480 m park
dedication (12%)
Large lots with 4 single family

dwellings + 5 two family dwellings;
No front yard garages;
Prominent park at corner of Downie
& Fourth Streets
9 fee
simple
No
Vehicular access
from lane;
2
1480 m park
dedication (12%)

No front yard garages;
& Fourth Streets
9 fee
simple
No
Vehicular access
from front to garage
within dwelling;
2
1375 m park
dedication (11%)

No lane (enclosed garages);
& Fourth Streets
10 fee
simple
Option 2 features large residential lots facing Downie or Fourth Streets. Rezoning to R2 would take
place. Most lots could be developed for two family dwellings and all could be used for single-family
development. A key feature of Option 2 is a prominently located municipal park at the intersection of
Fourth and Downie Street with an area of 1,375 m2 or more (approximately 1/3 acre). There are

Tel: (250) 837-2101 Fax: (250) 837-9335
some concerns regarding placement of the park at this location, while providing good visibility, it
adjoins a very busy roadway.
Option 2 has three variations depending on whether or not lanes are provided for vehicular access.
Option 2 and 2A-rev have one less lot than Option 2B-rev. The lane access in Option 2A and 2A-rev
could enhance the street appeal of those options, particularly for two family dwellings, each of which
require four parking spaces.
Option 2A provides for

9 fee 9 fee simple lots,
all with lane access.
Five of these lots could
accommodate two
family dwellings

Tel: (250) 837-2101 Fax: (250) 837-9335
Option 2A-rev is makes

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

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

Tel: (250) 837-2101 Fax: (250) 837-9335
Option 3 Discussion (Options 3A, 3B and 3C)

Mt. Begbie Options
Option
3A
3B
3C
Min.
lot
area
Min.
lot
widt
h
R1 standard for
SFD (in R2 or R2A
zone) + P1 for
park dedication
560
2
m
20.2
m
R1-A for SFD + P1

for park
dedication
472
2
m
R1-A for SFD + P1

for park
dedication
392
2
m
Land Uses
Zoning
SFD + 5%
min. Park
dedication
to City
SFD + 5%
min. Park
dedication
to City
SFD + 5%
min. Park
dedication
to City
Retain
Gym
Other
Key Features
Total
saleable
lots
No
New cul-del-sac required;

2
1,700 m park dedication
(14%)
Single family lots with large

frontages;
No lane (enclosed garages);
New cul-del-sac
13 fee
simple
15 m
No
New street required;

2
1,163 m park dedication
(10%)
Compact single family lots;

New road;
No lane (enclosed garages)
17 fee
simple

15 m
No
New street required;

2
1923 m park dedication
(16%)
Compact single family lots;

New road;
No lane (enclosed garages)
16 fee
simple

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

Tel: (250) 837-2101 Fax: (250) 837-9335
Option 3B contains 17
single-family lots. Lot
areas are considerably
smaller, ranging from
472 m2 (5,080 sq. ft.) to
578 m2 (6,200 sq. ft.).
Rezoning to R1-A
(Special Low Density
Residential) is
required, which is not
typical in the
neighbourhood;
however the minimum
R-1A subdivision area
of 408 m2 (4,392 sq. ft.)
is not unusually small.
This area is larger than
most existing lots in the
City of Revelstoke with
25 or 30 foot frontages.
Option 3C shows one

less lot and a larger
park. The municipal
park and playground
shown is substantial
(1,923 m2 or .48 acre).
Rezoning to R1-A
(Special Low Density
Residential) is also
required.

Tel: (250) 837-2101 Fax: (250) 837-9335
10
Option 4 Discussion
Mt. Begbie Options
Option
Land Uses
Zoning
Min. lot
area
Min.
lot
width
Retain
Gym
4-rev
Strata Housing
+ minimum 5%
Park dedication
to City
R3 (park
provision in
R3 or P1
zoning)
1,000 m
site area;
2
240+ m
strata lots
4B
Strata Housing
+ minimum 5%
Park dedication
to City
R3 (park
provision in
R3 or P1
zoning)
1,000 m
site area;
2
240+ m
strata lots
4C
Strata Housing
+ minimum 5%
Park dedication
to City
R3 (park
provision in
R3 or P1
zoning)
1,000 m
site area;
2
240+ m
strata lots
Other
Key Features
Total
saleable
lots
No
No road dedication;
2
1,533 m park (13%) for
strata residents &
neighbourhood
Strata development could

accommodate detached
patio homes (1 storey) or
attached townhouses
23 strata
lots
10 m
No
No road dedication;
2
1,533 m park (13%) for
strata residents &
neighbourhood
Strata development shown

with both detached patio
homes (1 storey) and
attached townhouses
28 strata
lots
10 m
Yes
No road dedication;
2
1,533 m park (13%) for
strata residents &
neighbourhood
Strata development shown

with both detached patio
homes (1 storey) and
attached townhouses
25 strata
lots
13.2 m
Option 4 provides for a townhouse development (including row houses and patio homes). The strata
development could accommodate detached dwellings or up to 8 attached dwellings in a wide range
of configurations. While this land use is not typical in the neighbourhood, it may appeal in terms of
affordability and the opportunity for aging in place. Given historic demand, phasing would likely be
necessary, as the Revelstoke cannot quickly absorb 23 patio homes or townhouse sites.
Option 4-rev
The site plan shows 23
one or two story
detached units but a
wide variety of
variations are possible
with both attached and
detached units.
Individual strata units
require a minimum of
240 m2 (2,580 sq. ft.).

Tel: (250) 837-2101 Fax: (250) 837-9335
11
Option 4B
The site plan shows
22 attached units and
6 detached units, but
a wide variety of
variations are
possible. Individual
strata units require a
minimum of 240 m2
(2,580 sq. ft.).
Option 4C
The site plan shows 20
attached units and 5
detached units, but a wide
variety of variations are
possible. Individual strata
units require a minimum of
240 m2 (2,580 sq. ft.).
This option retains the
gymnasium as a recreational
building

Tel: (250) 837-2101 Fax: (250) 837-9335
12
Option 7 Discussion
Mt. Begbie Options
Option
Land Uses
SFD + Gym
and Park
dedication
to City
7A new
SFD + Gym
and Park
dedication
to City
7B new
SFD + Gym
and Park
dedication
to City
7C new
SFD + Gym
and Park
dedication
to City
Zoning
R1 standard for
SFD (in R2 or
R2A zone) + P3
for gym/park
dedication
R1 standard for
SFD (in R2 or
R2A zone) + P3
for gym/park
dedication
R1 standard for
SFD (in R2 or
R2A zone) + P3
for gym/park
dedication
R1 standard for
SFD (in R2 or
R2A zone) + P3
for gym/park
dedication
Min. lot
area
Min.
lot
width
Retain
Gym
15 m
Yes
15 m
Yes
15 m
Yes
15 m
Yes
578 m
578 m
578 m
578 m
Other
Key Features
Will accommodate 30 on-site

parking spaces for gym;
All residential access from
existing streets;
2
existing streets;
2
existing streets;
2
existing streets;
2
9 single family dwellings

+ 3 two family dwellings;
Dedication of
gymnasium & large park
area to City (29%)
Dedication of
area to City (29%)
Dedication of
area to City (29%)
Dedication of
area to City (29%)
Total
saleabl
e lots
12 fee
simple
12 fee
simple
9 fee
simple
9 fee
simple
Option 7 provides for retention of the gym and entrance foyer of the existing school building within a
variety of scenarios. In each option a significant portion of the site would be conveyed to the city. No
road or lane dedication is required in Option 7 although an internal access to onsite parking is
provided on the recreation site. Option 7 requires rezoning to R2 or R2A for residential uses with no
change in the existing P3 zoning for the recreation site.

Tel: (250) 837-2101 Fax: (250) 837-9335
13
Option 7
This option
accommodates 12
residential lots for
single-family
dwellings or 9 single
family dwellings plus
3 two family
dwellings.
Lot sizes vary from
578 m2 (6,220 sq. ft.)
to 953 m2 (10,250 sq.
ft.) and lot
configurations vary
considerably as well.
Option 7A
This option
accommodates 12
residential lots for singlefamily dwellings or 9
single family dwellings
plus 3 two family
dwellings.
Lot sizes vary from 578
m2 (6,220 sq. ft.) to 953
m2 (10,250 sq. ft.) and lot
configurations vary
considerably as well.

Tel: (250) 837-2101 Fax: (250) 837-9335
14
Option 7B
This option includes the
main features of Option
7A but eliminates 3 lots
along Downie Street in
order to provide additional
outdoor park space. As a
result, the municipal park
area increases to 47% of
the entire site area.
This option provides for 9
residential lots with 6 for
single-family dwellings
plus 3 for two family
dwellings. Lot sizes vary
from 578 m2 (6,220 sq. ft.)
to 953 m2 (10,250 sq. ft.).
Option 7C
This option includes the
same park configuration
(47% of the site area) as
Option 7B but adds a lane
parallel to Fourth Street to
eliminate all vehicular
access from Fourth Street.
Option 7C provides for 9
residential lots with 7 for
single-family dwellings plus
2 for two family dwellings.
Lot sizes vary from 578 m2
(6,220 sq. ft.) to 1,147 m2
(12,240 sq. ft.).

Tel: (250) 837-2101 Fax: (250) 837-9335
15
Summary
The 5 basic options plus variations illustrate a range of residential redevelopment opportunities for
the Mount Begbie site. The different options have varying lot sizes, configurations, vehicular access
conditions, and land uses. All options provide for Municipal Park and recreation space that exceed
the 5% available to the City through the subdivision process.
It should be noted that commercial or other non-residential options have not been explored, as we
believe they are not considered acceptable to the City or neighbouring residents.
Next Steps
The Board is anticipating holding a public consultation regarding options for the school site this
winter. In order to shape options presented at that time the Board asks for feedback on two matters
at Councils earliest convenience.
1. City Feedback regarding Existing Gymnasium
The four Option 7 variations and one Option 4 variation provide for retention of the existing
gym on the site. This will require between 29% and up to 47% of the total site area. The
Board is requesting the city to review this possibility and advise if it wishes to pursue this
option. If so, we will take that into account with our planning.
2. City Feedback Regarding Size of Park Dedication
The Board is interested to know the citys preferences regarding the size of the park
dedication. Some city councillors will well remember the strong desire of the
neighbourhood residents to keep a significant portion of green space, during our school
closure consultations.
We intend to begin preparing materials in January, for further consultation in February/March 2016.
Should you have any specific questions regarding options, please don't hesitate to contact:
Anne Cooper, Project Coordinator
250-814-4807
acooper@sd19.bc.ca or
Graham Farstad MCIP, RPP

Principal
The Arlington Group
(604) 683-1903
graham@arlingtongroup.ca
On behalf of the Board, we thank you for your support and time, and look forward to further
discussions.
Yours truly,
Mike Hooker
Superintendent of Schools
cc:
Anne Cooper, Project Director

Graham Farstad, the Arlington Group
Surplus School File, Mount Begbie Elementary School
Tel: (250) 837-2101 Fax: (250) 837-9335
16

Mount Begbie Elementary Site Options

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Mount Begbie Elementary Site Options

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December 2nd, 2015

Dean Strachan, MCIP, RPP

Dear Mr. Strachan:

Mount Begbie Elementary School Disposition Options

Office of the Superintendent of Schools

The original construction

The school buildings, with an

Office of the Superintendent of Schools

Demolition of Surplus Buildings

The graphic depicts the neighbourhood zoning.

200mm 8" Asbestos

200mm 8" PVC

300mm 12" 150mm

Office of the Superintendent of Schools

150mm 6" Asbestos

200mm 8" Clay Tile

703 150mm 6"

200mm 8" PVC

No additional road dedication from

The site is well serviced from

Residential Redevelopment Options

Vehicular access from lane;

Large lots with 10 single

Vehicular access from lane;

Large lots with 9 single

residential lots and the size of the municipal park.

Option 1A shows 11 fee

Office of the Superintendent of Schools

Option 1A-rev shows

Option 2 Discussion (Options 2A, 2A-rev and 2B-rev)

Large lots with 4 single family

Large lots with 3 single family

Large lots with 4 single family

Office of the Superintendent of Schools

Option 2A provides for

Office of the Superintendent of Schools

Option 2A-rev is makes

Option 2B-rev shows

Office of the Superintendent of Schools

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

R1-A for SFD + P1

R1-A for SFD + P1

New cul-del-sac required;

Single family lots with large

New street required;

Compact single family lots;

New street required;

Compact single family lots;

Office of the Superintendent of Schools

Option 3C shows one

Office of the Superintendent of Schools

Strata development could

Strata development shown

Strata development shown

Office of the Superintendent of Schools

Office of the Superintendent of Schools

Will accommodate 30 on-site

9 single family dwellings

Office of the Superintendent of Schools

Office of the Superintendent of Schools

Office of the Superintendent of Schools

Graham Farstad MCIP, RPP

Anne Cooper, Project Director