REPORT TO THE CHIEF ADMINISTRATIVE OFFICER FROM THE DEVELOPMENT AND ENGINEERING SERVICES DEPARTMENT

Transcription

1 REPORT TO THE CHIEF ADMINISTRATIVE OFFICER FROM THE DEVELOPMENT AND ENGINEERING SERVICES DEPARTMENT ON REZONING APPLICATION NO. REZ00587 DEVELOPMENT PERMIT APPLICATION NO. DPM SUMMIT DRIVE OWNER/APPLICANT: KELSON INVESTMENTS LTD. May 24, 2016 PURPOSE To rezone the subject property from C-8 (Neighbourhood Pub Commercial) to RM-2A (Downtown Multiple Family - Medium Density) and issue a Development Permit to regulate the form and character of the development, in accordance with the Multiple Family Development Permit Area Guidelines to facilitate the construction of a four-storey, 110-unit rental apartment building. SUMMARY The subject property is located on Summit Drive in Sahali. Currently, the development site contains a liquor store and a vacant neighbourhood pub, which will be demolished if the application is approved. The property is currently zoned C-8, with a site-specific amendment to permit a restaurant and beer/wine store. The applicant is proposing to rezone the subject property RM-2A to construct a four-storey, 110-unit rental apartment building. The proposed development will be consistent with the density and height of other apartment buildings in the area. The building will contain four storeys of residential units with an underground parkade containing 110 parking spaces and 48 bicycle stalls. An additional 54 surface parking stalls are proposed, for a total of 164 parking stalls on site. The building will have four bachelor, 50 one-bedroom, and 56 two-bedroom units. The building will contain a fitness room, an amenity room, common outdoor amenity areas in the rear with garden plots, and an outdoor amenity area in the front of the building (gazebo and grass leisure area). The application includes a professional landscape plan and exceeds the 30% minimum landscaping requirement, as the proposal will provide 51% landscaped area. Given the proximity of the Sahali Commercial Area, the availability of transit service, and access to both schools and recreational opportunities, the proposed land use is appropriate and meets the goals and policies of KAMPLAN: City of Kamloops Official Community Plan and the Sustainable Kamloops Plan (SKP). Consistent with KAMPLAN's policies, the development site is subject to the Multiple Family Development Permit Area Guidelines. Accordingly, the applicant has submitted a Development Permit application to address the form and character of the proposed development. The site plan, landscaping plan, building elevations, colour, and materials legend satisfy the intent of the Multiple Family Development Permit Area Guidelines (Attachments "A" and "B"). As the subject property backs onto existing single-family lots located above the proposed development on Whiteshield Crescent, the applicant has prepared cross-sections illustrating the view impacts that the proposed development would have on those adjacent lands (Attachment "C"). S:\DCS\Jobs (c3)\244145_rez00587 DPM00559_REP\244146_REZ00587 DPM00559_REP.docx 143

2 REZONING APPLICATION NO. REZ00587 May 24, 2016 DEVELOPMENT PERMIT APPLICATION NO. DPM00559 Page 2 In conjunction with this application, staff recommend discharging an existing covenant that is specifically related to the current Neighbourhood Pub commercial designation and removing an existing site-specific amendment to the C-8 zone to permit a restaurant and beer/wine store on the subject property. To ensure this work is completed, the rezoning application must be held at third reading. The Development and Engineering Services Department supports the proposed rezoning and associated Development Permit as the uses comply with the land use policies outlined in KAMPLAN and the building elevations, site layout, and landscaping plans submitted with the application meet the intent of the Multiple Family Development Permit Area Guidelines. RECOMMENDATION: That Council authorize: a) A Public Hearing to consider the following: i) rezoning Lot 34, Sec. 31, Twp. 19, Rge. 17, W6M, K.D.Y.D., Plan 24342, Except Plan (1430 Summit Drive), from C-8 (Neighbourhood Pub Commercial) to RM-2A (Downtown Multiple Family - Medium Density); ii) amending Zoning Bylaw No , Division Forty-Five, C-8 (Neighbourhood Pub), Section 4502, Permitted Uses - Site Specific, by deleting the following: "- Restaurant and beer and wine store in the case of Lot 34, Plan except Plan 32913, K.D.Y.D. (1430 Summit Drive)"; b) Subject to approval of item a), issuance of a Development Permit for Lot 34, Sec. 31, Twp. 19, Rge. 17, W6M, K.D.Y.D, Plan 24342, Except Plan (1430 Summit Drive); in accordance with the site/landscape plan shown as Attachment "A" and the building elevation drawings shown as Attachment "B". Note: This bylaw must be held at third reading pending: - Ministry of Transportation and Infrastructure approval; - The discharge of Covenant No. KT detailing a number of items, including limiting the maximum seating for a neighbourhood pub to 150 seats, no drinking-only seats permitted, hours of restriction, landscaping, and reducing parking lot lighting; and The registration of the Development Permit will be held until the landscape security in the amount of $234,750 is submitted. S:\DCS\Jobs (c3)\244145_rez00587 DPM00559_REP\244146_REZ00587 DPM00559_REP.docx 144

3 REZONING APPLICATION NO. REZ00587 May 24, 2016 DEVELOPMENT PERMIT APPLICATION NO. DPM00559 Page 3 COUNCIL POLICY There is no applicable Council policy. SITE CONDITIONS AND BACKGROUND Neighbourhood - Sahali KAMPLAN Designation - Urban Current Zoning/Use - C-8 (Neighbourhood Pub Commercial)/liquor store and vacant restaurant/pub Proposed Zoning - RM-2A (Downtown Multiple Family - Medium Density) to permit a 110-rental unit apartment Surrounding Uses - Multiple-family residential and single-family residential Application Date - February 26, 2016 Restrictive Covenant - Yes - existing neighbourhood pub restrictive covenant to be discharged Project Evaluation Team (PET) - March 11, 2016 Parcel Size - 11,152 m 2 MOTI Referral - Required DISCUSSION Site Conditions The subject property is located in the Sahali neighbourhood on Summit Drive. The property is surrounded by a number of multiple-family developments and backs onto a single-family residential subdivision located on Whiteshield Crescent. The development site includes an existing two-storey commercial building that has a liquor store on the ground level and a vacant upper level that used to contain a neighbourhood pub. If this application is approved, the applicant will demolish the existing building in order to accommodate the proposed 110-unit rental apartment building. The site has a total area of 11,152 m 2 and is accessed off of Summit Drive. There is access to transit within 30 m of the subject properties, and the services and amenities of the Sahali Commercial Area are easily accessible by walking or cycling. KAMPLAN: City of Kamloops Official Community Plan KAMPLAN designates the subject property Urban, which supports multiple-family residential development. The Urban designation supports net densities of between 10 and 150 units per hectare. Higher densities are encouraged in areas of greatest accessibility, along transit routes, or adjacent to major services. In this instance, the proposed development site is located along a transit route, has a bus stop within 30 m, and is located in close proximity to the Sahali Commercial Area. Further, the subject property is located in a neighbourhood with several other multiple-family developments and is deemed to be an appropriate density to further expand and promote residential development to support the Sahali Commercial Area. As such, the Development and Engineering Services Department believes this development furthers the goals and objectives of KAMPLAN. S:\DCS\Jobs (c3)\244145_rez00587 DPM00559_REP\244146_REZ00587 DPM00559_REP.docx 145

4 REZONING APPLICATION NO. REZ00587 May 24, 2016 DEVELOPMENT PERMIT APPLICATION NO. DPM00559 Page 4 Multiple Family Development Permit All multiple-family developments are designated as a Development Permit Area in accordance with KAMPLAN. The intent of the Multiple Family Development Permit Area Guidelines is to ensure that development achieves a high quality of design and residential livability that is compatible with and contributes positively to neighbourhood character and urban form. Multiple Family Development Permit applications must address key features, including the form and character of the development, exterior design, colour treatments, amenity space, landscaping, site design, and parking. Building Form and Character Utilizing a modern design, this development will consist of a combination of building materials and exterior treatments with a variety of earth-tone colours with white accents to create visual interest. The material treatments will include Hardie board siding and panels, wood grain aluminum siding, heavy timber accents, stone veneer, and increased glazing at the canopy entry feature to create a visually appealing development. By alternating the placement of these materials vertically and horizontally, the visual impact of the building is reduced. The use of flat roofs and stepping the roofs on different levels of the building creates further articulation and helps mitigate the impact of the four-storey building height. Multiple rooflines and vertical and horizontal articulation punctuate the building faces and, as a result, break up the overall massing of the building. An aesthetically pleasing design is achieved through the use of glass, and the observation of the public realm is encouraged by the provision of individual balcony spaces. Together, this combination of features meets the objectives of the Multiple Family Development Permit Area Guidelines (Attachment B ). Landscaping/Amenity As required by the Development Permit application process, a detailed landscape plan prepared by a professional landscape architect has been submitted. The plan includes the planting of a variety of trees, grasses, shrubs, and perennials throughout the site. Existing privacy and screening hedges will remain on the side property lines with shrubs, perennials, ornamental grasses, turf grass, and decorative walkways connecting residents to Summit Drive. Extensive plantings complement the front and side elevations of the building, beautifying entrances and common areas, thereby increasing on-site appeal. The RM-2A zone requires that 30% of the total site area be provided as landscaped open space for the use of the residents in conjunction with the provision of amenity space outlined in the Multiple Family Development Permit Area Guidelines. These requirements facilitate the provision of both active and passive recreational opportunities for residents. The proposed development includes a large, indoor, multi-purpose communal room; a fitness room; and two common outdoor amenity areas consisting of garden plots, a pergola, a gazebo, and a grass leisure area for the residents' use. The total landscaped area exceeds the RM-2A requirements as the development is providing 51% of the total site area as landscaping, which satisfies the zoning requirements and the Development Permit Area Guidelines. Landscape security of $234,750 (125% of the total landscape estimate) will be required prior to registration of the Development Permit. As a result, Development and Engineering Services Department support the proposed landscape plan and amenity areas (Attachment "A"). S:\DCS\Jobs (c3)\244145_rez00587 DPM00559_REP\244146_REZ00587 DPM00559_REP.docx 146

5 REZONING APPLICATION NO. REZ00587 May 24, 2016 DEVELOPMENT PERMIT APPLICATION NO. DPM00559 Page 5 Parking Parking requirements for multiple-family developments are calculated based on the bedroom count of the proposed units. In this case, the development contains four bachelor units (0.85 stalls per unit), 50 one-bedroom units (1.1 stalls per unit), 56 two-bedroom units (1.6 stalls per unit), plus an additional 15% of the required parking as visitor parking, resulting in a total of 170 parking spaces required. It should be noted that the application qualifies for a 5% parking reduction through the provision a minimum of 20% of the total number of units with covered, heated, and secured bicycle parking (22 bike stalls), bringing the overall total vehicle parking required to 162 parking spaces. As a result, the development proposal exceeds the required amount of parking by providing a total of 164 parking spaces. The underground parkade area will accommodate 110 parking spaces and 48 bicycle stalls. The site has an additional 54 above-ground parking spaces, which will primarily be used for visitor parking. Building Height The existing C-8 zoning permits a two-storey commercial building, which is the height of the existing building. Under the proposed RM-2A zoning, the maximum building height is four storeys, and the proposed development would meet this building height requirement. The applicant is aware that the proposed structure will alter the view from existing single-family homes on Whiteshield Crescent; therefore, the applicant has attempted to mitigate the impact of the proposed development by not adding additional massing to a roof structure and proposes the use of a flat roof design. The applicant has provided cross-sections that show three different viewpoints from Whiteshield Crescent and has outlined the height of the existing commercial building in comparison to the proposed four-storey apartment building. The applicant has also submitted renderings showing what the development would look like from the balconies of the residential homes located at 320 and 316 Whiteshield Crescent (Attachment "C"). Technical Considerations Staff have analyzed the impact that the proposed development would have on access to Summit Drive, which is designated as an arterial road. The existing driveway access will remain at the current location; however, due to the increase in traffic generated by the development, upgrades to Summit Drive are required. This upgrade will require Summit Drive to be widened by extending the two existing eastbound lanes 20 m past the existing driveway entrance, tapering back into a single lane. This upgrade will mitigate the additional traffic movements on Summit Drive. The subject property is serviced with existing municipal infrastructure, including water and sanitary sewer. It should be noted that an existing municipal sanitary sewer main traversing the centre of the site will be need to be relocated. All changes or upgrades to existing and new infrastructure will be at the applicant's expense. S:\DCS\Jobs (c3)\244145_rez00587 DPM00559_REP\244146_REZ00587 DPM00559_REP.docx 147

6 REZONING APPLICATION NO. REZ00587 May 24, 2016 DEVELOPMENT PERMIT APPLICATION NO. DPM00559 Page 6 SUSTAINABILITY IMPLICATIONS The SKP strives to achieve a balance between social, economic, and environmental sustainability, which includes developing land in a compact and efficient manner to reduce the impact of the built environment on the natural environment. The SKP also encourages a range of housing choices and density to satisfy the social and economic desires of community residents. This rezoning supports policies in the SKP, including: Increasing the density of development by 25% by 2050 and achieving a rate of growth that is 50% of the rate of population growth (e.g., if population is growing by 10%, the urban area should grow by a maximum of 5%); and Allowing a minimum overall density of residential developments in new neighbourhoods of 25 units per hectare (in this case, a density of 98 units per hectare is achieved, the RM-2A zone permits up to 125 units per hectare). M. Kwiatkowski, P.Eng. Development and Engineering Services Director Approved for Council Consideration: Author: E. Beach, MCIP, RPP, Planning and Development Supervisor Reviewed by: R. Martin, MCIP, RPP, Planning and Development Manager/Approving Officer EB/lm/kjm/ts Attachments S:\DCS\Jobs (c3)\244145_rez00587 DPM00559_REP\244146_REZ00587 DPM00559_REP.docx 148

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