When? Tuesday, May 29, 2018, 7:00 pm Council Chambers ... · apartment building with ... affect existing neighbourhood character as the density and housing type are compatible with

S:\DCS\Jobs (c3)\295619_Notices 2018-05-29_NOT\295790_PH 2018-05-29 - Combined_NOT.docx

When? Tuesday, May 29, 2018, 7:00 pm

Where? Council Chambers, City Hall, 7 Victoria Street West

Why? Kamloops City Council will hold a Public Hearing to consider the following proposed

amendments to City of Kamloops Zoning Bylaw No. 5-1-2001.

Property

Location:

2970 Bank Road

Purpose:

To rezone the subject

property from RT-2 (Two

Family Residential-2) to

RT-1 (Two Family

Residential-1) to permit

subdivision of one lot for

residential use.

Property

Location:

725 York Avenue

Purpose:


property from

P-2 (Churches) to

RM-2 (Multiple

Family - Medium Density)

on a site-specific basis

to allow a three-storey

apartment building with

a maximum density of

86.1 units per hectare

(20 units).

Notice for Public Hearing Page 2

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Property

Location:

6697 Beaver Crescent

Purpose:


property from

RS-2 (Single Family

Residential-2) to

RS-1 (Single Family

Residential-1) to permit

subdivision of one lot for

residential use.

Questions? Contact the Planning and Development Division at 250-828-3561 or access relevant

background material available at www.kamloops.ca/councilagenda.

Copies of background materials are also available at City Hall for review between the

hours of 8:00 am and 4:00 pm, Monday-Friday (excluding statutory holidays).

Have Your Say: Email

Mail

Fax

Speak

[email protected] 7 Victoria Street West

Kamloops BC V2C 1A2

250-828-3578 In person at the

meeting

Written submissions must include your name and address and be received no

later than 3:30 pm on May 29, 2018.

Written submissions, including your name and address, are included in the Council Agenda and will be posted

on the City’s website as part of the permanent public record. Please note that the City considers the author’s

address relevant to Council’s consideration of this matter and will disclose this personal information.

City Hall is located on the following transit routes: No. 1 - Tranquille, No. 2 - Parkcrest, and No. 3 - Westsyde.

S:\DCS\Jobs (c3)\295804_REZ00648_REP\295805_REZ00648_REP.docx

May 1, 2018

REPORT TO THE CHIEF ADMINISTRATIVE OFFICER FROM THE DEVELOPMENT, ENGINEERING, AND SUSTAINABILITY DEPARTMENT

ON

REZONING APPLICATION NO. REZ00648

2970 BANK ROAD OWNERS/APPLICANTS: GREGORY FILEK AND THOMAS WALSH

PURPOSE To rezone the subject property from RT-2 (Two Family Residential-2) to RT-1 (Two Family Residential-1) to permit subdivision of one lot into two lots for residential use. SUMMARY The subject property is located at 2970 Bank Road in Westsyde, is zoned RT-2, and is 944 m2 in area. The property fronts the intersection of Bank Road and PineWynd Place. The applicants are proposing to subdivide the property into two lots that are each approximately 472 m2 in order to construct a new single-family dwelling on each lot. The property’s former dwelling and accessory buildings were demolished following a significant structural fire. The existing RT-2 zoning designation requires a minimum lot area of 650 m2 for a single-family dwelling; therefore, a rezoning is required in order to permit the construction of two single-family dwellings, each with a secondary suite. The existing zoning allows for a two-family dwelling on the property without having to rezone, as there is ample lot area and frontage on Bank Road. The applicants state that the reason for the rezoning is to facilitate the redevelopment of the property in a manner that will garner a higher market value and integrate more sensitively into the neighbourhood when compared to constructing a new two-family dwelling. The Westsyde Neighbourhood Plan supports rezoning to permit subdivision into higher density single-family residential lots if the minimum lot size is greater than 464 m². It should also be noted that the minimum lot area in the proposed RT-1 zone is 557 m2 for a two-family dwelling, which means the new 472 m² lots, as proposed, will not be large enough to construct a two-family dwelling on either lot. As a result, the proposed development will be limited to a single-family dwelling with a secondary suite on each lot. The surrounding neighbourhood is zoned RT-2 with a mix of existing single- and two-family development, which suggests a transition toward diversified housing types in this area. In addition, there is a mix of lot sizes along this portion of Bank Road, ranging from 470 m2 to larger than 4,000 m2. Therefore, the development resulting from this rezoning is not anticipated to negatively affect existing neighbourhood character as the density and housing type are compatible with surrounding development.

REZONING APPLICATION NO. REZ00648 May 1, 2018 Page 2


KAMPLAN: City of Kamloops Official Community Plan 2017, as part of a vision toward long-term sustainability, encourages compact urban form and increased density in order to conserve land. The subject property is designated as an Urban Residential Neighbourhood, where residential infill on smaller lots are supported when deemed appropriate to existing services and neighbourhood character. In addition to basic services, the subject property is within walking distances to schools, transit, parks, and commercial services. Given that the Public Hearing process provides an opportunity for the public to provide input on the application, the Development, Engineering, and Sustainability Department supports the application and advises Council to proceed as outlined in the recommendation.

RECOMMENDATION: That Council authorize: a) Zoning Bylaw Amendment Bylaw No. 5-1-2883 (Attachment “A”) to

be introduced and read a first and second time b) a Public Hearing to consider Bylaw No. 5-1-2883

COUNCIL POLICY • KAMPLAN

- Section D-1, Land Management and Development, Area-specific Land Use Policies, Urban

- Section D-5, Housing, Housing Diversity - Section C, Growth Management, Growth Plan, Northwest Sector

SITE CONDITIONS AND BACKGROUND • Neighbourhood - Westsyde • KAMPLAN Designation - Urban • Current Zoning/Use - RT-2 (Two Family Residential-2)/vacant • Proposed Zoning/Use - RT-1 (Two Family Residential-1)/two single-family

dwellings • Surrounding Uses - Residential • Application Date - March 16, 2018 • Restrictive Covenant - n/a • Project Evaluation Team (PET) - March 29, 2018 • Parcel Size - 944 m2 • MOTI Referral - n/a SUSTAINABILITY IMPLICATIONS The proposed use complies with the objectives of the Sustainable Kamloops Plan, which includes

increasing density of development, managing growth, and encouraging infill development in a variety

of ways, including smaller lot sizes.



Author: P. Carroll, MCIP, RPP, Planner

Reviewed by: E. Beach, MCIP, RPP, Planning and

Development Supervisor R. J. Martin, MCIP, RPP, Planning and

Development Manager/Approving Officer

M. Kwiatkowski, P.Eng. Development, Engineering and Sustainability Director

Approved for Council PC/ts/lm Attachment


May 8, 2018


ON


725 YORK AVENUE OWNER: 1151030 BC LTD.

APPLICANT: GRANITE DEVELOPMENTS INC. PURPOSE To rezone the subject property from P-2 (Churches) to RM-2 (Multiple Family - Medium Density) on a site-specific basis to allow a 20-unit, three-storey apartment building. SUMMARY The subject property is located on the south side of York Avenue across the street from Bert Edwards Science and Technology School in North Kamloops. The property is a double-fronting lot that backs onto Courtney Crescent, is 2,323 m2 in area, and is zoned P-2. The property currently contains an institutional building that was previously occupied by the Ukrainian Orthodox Church and is currently occupied by a commercial daycare. The applicant wishes to rezone the property to RM-2 on a site-specific basis and demolish the existing building to allow a 20-unit, three-storey apartment building. KAMPLAN: City of Kamloops Official Community Plan encourages the development of compact urban form and walkable neighbourhoods with convenient access to transit and daily needs. The property is designated Urban in KAMPLAN. KAMPLAN’s goals for Urban development include supporting diverse housing types where appropriate to the existing form and character of the neighbourhood and supporting infill to efficiently use municipal services. The maximum density generally supported in Urban areas is 125 units/ha. The application is consistent with KAMPLAN as it fills a market niche for one- and two-bedroom apartments in an existing serviced area that is close to transit and amenities. Specifically, the property is situated across the street from a school, 200 m from a bus stop, 110 m from a commercial area, 160 m from a neighbourhood pub, and 400 m from the Rivers Trail. The maximum density permitted under the RM-2 zone is 75 units/ha, which would permit up to 17 units. The applicant is applying to amend the RM-2 zone on a site-specific basis to allow 86.1 units/ha to permit 20 units. This density is well within the maximum 125 units/ha recommended for Urban-designated areas. As all multi-family development is subject to the Multi-family Development Permit Area Guidelines, a Development Permit will be required prior to construction of the proposed apartment building. As the applicant does not wish to undertake the detailed level of design required for a Development Permit without the assurance that zoning will be approved, staff requested that the applicant demonstrate that zoning requirements for building setbacks, floor area ratio, parking, landscape areas, and garbage and recycling pickup can be met for the proposed building. The



applicant’s conceptual site plan (Attachment “A”) shows that these requirements can be met. To ensure that the building is compatible with the scale of the neighbourhood, staff recommend that approval of the rezoning application be subject to the registration of a restrictive covenant limiting the height of the proposed building to three storeys, as the proposed RM-2 zone would permit four storeys. All technical and servicing requirements will be addressed through the Development Permit and Building Permit approval processes. This rezoning application supports multi-family residential development that is consistent with the goals and policies of KAMPLAN. As the Public Hearing provides an opportunity for neighbourhood residents to express their views to Council, staff advise Council to proceed as outlined in the recommendation.

RECOMMENDATION: That Council authorize: a) that Zoning Bylaw Amendment Bylaw No. 5-1-2882 (Attachment “B”)

be introduced and read a first and second time b) a Public Hearing to consider Bylaw No. 5-1-2882 Note: The above noted bylaw amendment will be held at third reading pending registration of a restrictive covenant limiting the height of the building to a maximum of three storeys.

COUNCIL POLICY • KAMPLAN, Section D-1, Land Management and Development

- General Land Use Policies - Area-specific Land Use Policies, Urban

SITE CONDITIONS AND BACKGROUND • Neighbourhood - North Shore • KAMPLAN Designation - Urban • Current Zoning/Use - P-2 (Churches)/commercial daycare • Proposed Zoning/Use - RM-2 (Multiple Family - Medium Density) site

specific/20-unit apartment building • Surrounding Uses - School to the north; residential to the east, west,

and south • Application Date - March 6, 2018 • Restrictive Covenant - Building height covenant required • Project Evaluation Team (PET) - March 16, 2018 • Parcel Size - 2,323 m2 • MOTI Referral - n/a



SUSTAINABILITY IMPLICATIONS The application complies with the objectives of the Sustainable Kamloops Plan, which include encouraging infill development in existing neighbourhoods and concentrating development intensification in an existing serviced area. Author: S. Bentley, MCIP, RPP, Planner




M. Kwiatkowski, P.Eng. Development, Engineering, and Sustainability Director

Approved for Council SB/ts/kjm Attachments


May 9, 2018


ON


6697 BEAVER CRESCENT APPLICANT: GJERNES MANAGEMENT INCORPORATED

OWNERS: THERESA KANNENBERG, LYLE KANNENBERG, AND LINDA MCRAE PURPOSE To rezone the subject property from RS-2 (Single Family Residential-2) to RS-1 (Single Family Residential-1) to permit the subdivision of one lot for residential use. SUMMARY The subject property is located at 6697 Beaver Crescent in Dallas, is zoned RS-2, and is 1,393 m2 in area. The applicant is proposing to subdivide the property to create a new lot in order to permit the construction of a single-family dwelling. The existing RS-2 zoning requires a minimum lot area of 929 m2. The proposed subdivision would create a new lot with an area of 508 m2 and a remnant lot with an area of 885 m2; therefore, a zoning amendment is required. As the subject property is a corner lot, the proposed new lot would front and be accessed from Pat Road, while the remnant lot (and existing dwelling) would retain its frontage on and be accessed from Beaver Crescent. The dominant housing type surrounding the property is single family with a variety of lot sizes. The proposed remainder lot has an 885 m2 lot area with 32 m of frontage, which exceeds the RS-1 zoning regulations for both lot area and frontage (Attachment “B”). The proposed rezoning is consistent with the goals and policies of KAMPLAN: City of Kamloops Official Community Plan (OCP), which encourages compact urban form and walkable neighbourhoods in order to accommodate population growth and ensure the full utilization of existing service capacity. With the recent adoption of the new OCP, the land use designation of the subject property has been changed from Suburban to Urban. The Urban designation supports diverse housing types and infill development that is compatible with existing land uses to utilize existing infrastructure efficiently. Infill within the Dallas neighbourhood represents the implementation of the new OCP and new land use designations. The subject property meets the criteria for infilling within an Urban-designated area, with access to basic municipal services, low-density public and commercial services, and employment, including a transit stop (within 288 m), Dallas Elementary School (within 1,600 m), and Thompson Park (within 330 m). Given that the Public Hearing process provides an opportunity for neighbourhood residents to provide input on the application, the Development, Engineering, and Sustainability Department supports the application and advises Council to proceed as outlined in the recommendation.



RECOMMENDATION: That Council authorize: a) Zoning Bylaw Amendment Bylaw No. 5-1-2879 (Attachment “A”) be

introduced and read a first and second time b) a Public Hearing to consider Bylaw No. 5-1-2879 Note: The amending bylaw will be held at third reading pending approval of the Ministry of Transportation and Infrastructure.

COUNCIL POLICY • KAMPLAN

- Section D-1, Land Management and Development, General Land Use Policies - Section D-5, Housing, Housing Diversity

SITE CONDITIONS AND BACKGROUND • Neighbourhood - Dallas • KAMPLAN Designation - Urban • Current Zoning/Use - RS-2 (Single Family Residential-2)/single family • Proposed Zoning - RS-1 (Single Family Residential-1)/single family • Surrounding Uses - Single-family residential • Application Date - January 15, 2018 • Restrictive Covenant - Single-family use only • Project Evaluation Team (PET) - January 22, 2018 • Parcel Size - 1,393 m2 • MOTI Referral - Yes SUSTAINABILITY IMPLICATIONS The Sustainable Kamloops Plan aims to ensure sufficient land is available on an ongoing basis to meet the community’s needs for housing through a variety of approaches, including infill development in existing neighbourhoods such as secondary suites, smaller lot sizes, and the use of brownfield sites. Author: P. Carroll, MCIP, RPP, Planner




M. Kwiatkowski, P.Eng. Development, Engineering, and Sustainability Director

Approved for Council PC/ts/lm Attachments

Documents

When? Tuesday, May 29, 2018, 7:00 pm Council Chambers ... · apartment building with ... affect existing neighbourhood character as the density and housing type are compatible with