Management Plan for 2276 PPCLI Royal Canadian Army Corp.
Prepared by: Urban Systems Ltd & Terry Isenbecker On behalf of: 2276 PPCLI Royal Canadian Army Cadets
SECTION B – PROPOSED USE DESCRIPTION BACKGROUND Purposed Use – what is being proposed including any phased development details
Introduction The Royal Canadian Army Cadets is a youth program funded by the Government of Canada and civilian sponsors. The Cadet Program aims to build and affect society by providing leadership roles and experience for youth to prepare for adulthood and promoting community minded young people. The program promotes the values of loyalty, professionalism, mutual respect and integrity. “The mission of the Cadet Program is to contribute to the development and preparation of youth for the transition to adulthood, enabling them to meet the challenges of modern society, through a dynamic, community-based program.” –
Government of Canada Canadian Cadet Organizations Background The 2276 PPCLI Royal Canadian Army Corp. (a Canadian Cadet Organization) host an army cadet program in Fort St. John. This program has been helping local youth become better citizens since 1946. The program aids in the growth and development of local youth by instilling the concepts of respect, citizenship, fitness, and the ability to set and work towards goals through effort and dedication. The program is open to all girls and boys aged 12 to 18 years regardless of economic background. Currently there are 75 local youth enrolled with a future goal of reaching enrollment of 100. 2276 PPCLI Royal Canadian Army Corp. propose to use the Camp Charlie property as a training and educational facility for the cadet program. The proposed development includes a phased approach as follows: Phase 1: Site access, parking, and dock (non-permanent) Phase 2: Washroom facilities, rain sheltering, warm weather structure Phase 3: Mess/ Marching Hall (non-permanent) Phase 4: Cabins (non-permanent) Phase 5: Fully functioning multi-use facility
Why Here and Now Over the past 67 years, the local cadets have had no facility of their own and have relied on obtaining lease space from the local Royal Canadian Legion. When rural training is required, the cadets require the use of bus transportation to Cameron Lake which is over an hour’s drive from Fort St. John. This drive is especially difficult in the winter, creating a heightened level of risk. Locating a camp at Charlie Lake, only a few minutes’ drive from both Fort St. John and the local hospital, will help to reduce this level of risk and eliminate the requirement of leasing space. It is anticipated that while Camp Charlie will be used primarily by the cadets, it is anticipated other local community groups, and non-profit organizations will have access to the site and facilities as requested. One said group is the local chapter of Search and Rescue. The North Peace Search and Rescue is a non-profit organization and is entirely volunteer based. It is a first responder for individuals that find themselves in a compromising position in rural settings. Both the RCMP and 911 dispatch services contact the NPSAR group to lead or assist in locating, giving medical attention and bringing individuals back to safety. Based in Fort St. John, the NPSAR has approximately 30 members and covers the North Peace region of Northeastern BC. Members are trained in rescue skills such as rope rescue, tracking, swift water, ice rescue and helicopter rescue. The NPSAR hope to utilize the proposed property for a training facility for its volunteers. Training would include ice rescue, water rescue, boating rescue, and rope repelling down cliffs. The rugged terrain of this property lends itself to be extremely suitable for these training exercises, in addition to having direct lake access for water rescue. Currently the NPSAR does not have a functioning base suitable to run its training operations from. Travel to other locations is necessary and storage of equipment is not available at a centralized location. This property would allow for these needs to be met. In addition to the uses outlined above, it is envisioned that this camp could be used by the greater public for day or summer or winter camps. Preliminary Investigative Work and Other Approvals Obtained There have not been any preliminary investigative works completed to date. The property was originally subject to a fisheries reserve, however this was removed. Current Zoning The property is currently regulated by the Peace River Regional District (PRRD) Official Community Plan (OCP) and Zoning Bylaw. The site is currently zoned as P-1: Park and Open Space Zone in the zoning bylaw and P: Park, Open Space and Natural Environment in the OCP. To develop the camp as proposed it will require the zoning bylaw to be amended for this property to change it to P-2: Civic, Assembly, and Institutional. Similarly, the OCP will need to be amended to revise the site usage to Civic, Assembly, and Institutional. It is anticipated that the aforementioned amendments will be made once the application for the crown lease is approved. For Commercial Activity – the location of competition, potential market statement This section is not applicable as the proposed site will not be used for commercial activity.
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LOCATION
General Description The proposed property is located in Section 20 Township 84 Range 19 and is a 2.28 hectare parcel that is currently in a natural state, primarily covered with trees and grass. The properties to the north and east are residential properties, with the land to the northeast zoned as agricultural land. Most of the adjacent northeast property is treed. Refer to General Location Map.
Access Plans – how will you or your clients be accessing the parcel Road access exists from the current Range Avenue/ Sunnyside Drive Road on the eastern side of the property. The road is a government standard road which is maintained by the Ministry of Transportation and Infrastructure. An application will be necessary to the Ministry of Transportation for road access. This application will be completed once the crown lease application is approved.
Traffic – including volume of traffic and phase or season It is expected that the camp will be used during both the winter and summer seasons by the applicant. Prior to Phase 4 construction of cabins, use will be day use/ overnight camping throughout the year. Currently the main traffic on the Range Road / Sunnyside Drive is local traffic as the area is primarily a residential area, and is a dead end road. It is expected the number of cars are likely less than 30 vehicles per day. With the construction of the cadet camp, it is not expected for the daily volume of traffic to increase substantially, however there may be peak periods where traffic volumes are increased (i.e., drop off and pick up times during the weekends)
Seasonal Expectations of Use It is expected that the proposed site will be used year round.
Land Use on Parcel, Adjacent Parcels and Surrounding Area The existing parcel is zoned at P-1: Park and Open Space Zone and the permitted uses include the following: (a) Public Park; (b) Cemetery; (c) Solid waste disposal site; (d) Heritage site; (e) Campground; (f) Agricultural;
With an approved zoning change to P-2: Civic, Assembly and Institutional Zone the permitted uses include: (a) Community hall; (b) Library; (c) Museum; (d) Art gallery; (e) Fire hall; (f) Police station; (g) Religious Centre; (h) Cemetery; (i) Crematorium; (j) Public Recreational Facility; (k) Federal, provincial or municipal government office; (I) Public Utilities offices, including works yard; (m) Educational facility; (n) Institutional camp; (o) Hospital, including medical clinic, dental clinic, ambulance station, rest home or private hospital; (p) Community care facility; (q) Daycare facilities with more than 8 children; (r) Agriculture; (s) Market garden;
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INFRASTRUCTURE New Facilities or Infrastructure Proposed and any Ancillary Uses Proposed facilities include the following: Short Term washroom facilities; Rain shelter and warm weather structure; Cold storage for canoes, flag pole, signs, and military displays. Long Term mess / marching hall with a kitchen facility (non-permanent); 10 to 12 cabins for male cadets (non-permanent) 4 to 6 cabins for female cadets (non-permanent) Other non-permanent cold storage structure to store extra equipment may be deemed necessary to accommodate other non-profit and community groups as determined by the cadets. These structure will likely be storage buildings with no water and sewer requirements. Existing and Proposed Roads – and their use by season, and any proposed connections to public or FSR roads There is an existing public road (Range Avenue/ Sunnyside Drive) on the eastern boundary of the property. The only year round access to this parcel is via this road. An application for access to this road would be required with the Ministry of Transportation and Infrastructure. This site access would address storm drainage as well as the necessary sight distances as outlined by the Ministry. Water Supply – use and quantity if known This parcel currently does not have a water well located on-site, however it has access so surface water. The cadets may wish to apply for a long term water licence on Charlie Lake in the future, however the short term need for water will be addressed via trucked potable water to a cistern located on site. This will ensure safe potable drinking water is available for all using the site. At this time the volume of water usage is unknown. Waste Disposal – note if septic system is required, sewage, sanitation facilities and refuse disposal This project will entail a non-permanent mess/ marching hall with a kitchen facility and restrooms equipped with showers. The structures will utilize a cistern for water supply and a septic tank for sewer. Electricity will be brought to the site from Sunnyside Drive. There is the potential to service the property with natural gas as well. Refuse disposal will consist of a portable dumpster on contract with a local waste handling company.
SOCIO-COMMUNITY A. Land Use – land management plans, public recreation areas As crown land, this property is currently not utilized. As a camp for the cadets, this land will be able to be better utilized by the youth in the community for cadet and wilderness training. It is also anticipated that other community and non-profit groups will also have access to the site for training, education and recreational purposes. B. Socio-Community Conditions – provide a description of the demand on fire protection or emergency services etc. The proposed camp is within the service area for the Charlie Lake Fire Department. This volunteer fire department, operated by the Peace River Regional District, consists of a full time Fire Chief and deputy chief and approximately 30 volunteer fire-fighters. The protection grade for Camp Charlie is designated at “3B” which indicates it is semi-protected (within 8 km of fire hall, however no regionalized water supply available). It is not expected that this camp will put undue demand on fire protection services. Other emergency services such as RCMP and BC Ambulance are based in the City of Fort St. John, approximately 11 kilometres away. Users of the site reside in Fort St. John and within the service area of the above mentioned services and therefore it is not suspected to increase demand.
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If in support please fill out page 9 of this package and return either by email: terry.isenbecker@century21.ca or fax to 250-785-2551. If you have any questions or would like further details please do not hesitate and contact me 250-261-6111. Sincerly, Terry Isenbecker Co-Chair 2276 PPCLI
, 2015
[Company name] [Address] [City, prov postal]
Attention: Dannie Carsen, Senior Program Analyst, Ministry of Community, Sport and Cultural Development
RE:
2276 PPCLI Army Cadet Corp. – Camp Charlie Nominal Rent Tenure – Letter of Support
Please accept this letter on behalf of ______________________ in support of the 2276 PPCLI Army Cadet Corp.’s application for Nominal Rent Tenure to establish the Camp Charlie cadet camp. As a regional organization, this camp not only benefits the cadets, but the community at large. We feel as though this facility will be multi-use and allow our members to further enjoy the outdoors. Outdoor education is required to ensure a generation of conservationists who understand the value of the outdoor environment. Wilderness training can assist a variety of community members in ensuring their outdoor pursuits are safe and successful. The availability to complete these activities are currently limited in the local area, and long-distance travel can be a limiting factor in ensuring that all community members have access. The location of this site is in close proximity to Fort St. John and will greatly reduce travel distance.
Sincerely,
[First, Last, designation] [Title]
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, 2015
[Company name] [Address] [City, prov postal] Attention: Dannie Carsen, Senior Program Analyst, Ministry of Community, Sport and Cultural Development
RE:
2276 PPCLI Army Cadet Corp. – Camp Charlie Nominal Rent Tenure – Letter of Support
Please accept this letter on behalf of [Company name] in support of the 2276 PPCLI Army Cadet Corp.’s application for Nominal Rent Tenure to establish the Camp Charlie cadet camp. As a regional organization, this camp not only benefits the cadets, but the community at large. We feel as though this facility will be multi-use and allow our members to further enjoy the outdoors. Outdoor education is required to ensure a generation of conservationists who understand the value of the outdoor environment. Wilderness training can assist a variety of community members in ensuring their outdoor pursuits are safe and successful. The availability to complete these activities are currently limited in the local area, and long-distance travel can be a limiting factor in ensuring that all community members have access. The location of this site is in close proximity to Fort St. John and will greatly reduce travel distance.
Sincerely,
[First, Last, designation] [Title]