REPORT TO THE CHIEF ADMINISTRATIVE OFFICER FROM THE DEVELOPMENT AND ENGINEERING SERVICES DEPARTMENT ON March 28, 2017 DEVELOPMENT PERMIT APPLICATION NO. DPM00589 2370 PACIFIC WAY OWNER/APPLICANT: HIGHSTREET ABERDEEN VIEW APARTMENTS LTD. PURPOSE To issue a Development Permit to regulate the form and character of a multi-family residential development consisting of 152 dwelling units in 2 four-storey residential buildings and site landscaping and amenity features in accordance with the Multiple Family Development Permit Area Guidelines. SUMMARY The 2.03 ha subject property is zoned RM-2 (Multiple Family - Medium Density) and is located in the Aberdeen neighbourhood. The property is bordered by Highland Park and land zoned FD (Future Development). Neighbouring public amenities include Pacific Way Elementary School, Kamloops Longboard Park, and the Pacific Way ball diamonds and soccer pitches, all within walking distance. As permitted in an Urban KAMPLAN land use designation and the RM-2 zone, the proposed multi-family development consists of 2 four-storey residential buildings with 152 dwelling units and xeriscape landscaping that features a single-storey amenity building sited between the residential buildings. Residential Building A consists of 80 dwellings (55 two-bedroom units and 25 one-bedroom units), and Residential Building B consists of 72 dwellings (55 two-bedroom units and 17 one-bedroom units). The 159 m 2 social recreation building features a multi-purpose room with a wet bar, a workout room with equipment, and a washroom equipped for persons with disabilities. Before a Building Permit can be issued, a Development Permit is required for multiple-family residential development on properties zoned for multiple-family use. The proposed site layout, building form and character, landscaping, and amenity area of this application satisfy KAMPLAN s guidelines for form and character as outlined in the Multiple Family Development Permit Area Guidelines. The development s site layout (Attachment A ) and design promote opportunities for passive surveillance of amenity areas, and the placement of separated pedestrian paths encourages walking. Durable materials and colours, as well as the varied roof line on the buildings (Attachment B ), help to create visual diversity from adjacent properties. S:\DCS\Jobs (c3)\266502_dpm00589_rep\266503_dpm00589_rep.docx
DEVELOPMENT PERMIT APPLICATION NO. DPM00589 March 28, 2017 Page 2 The landscape plan (Attachment A ) meets the City s xeriscaping guidelines and provides year-round visual interest through a selection of trees, shrubs, grasses, and perennials that help blend the development into the surrounding park setting. Registration of an irrigation covenant will be required as a condition before the Development Permit is registered on title. The provision of off-street parking spaces satisfies the parking regulations of the Zoning Bylaw, which requires 256 off-street vehicle parking spaces. These spaces will be provided through surface parking (143 spaces) and structured parking (113 spaces) sited below the residential buildings. Thirty-two bicycle parking spaces will be provided, with 10 secure spaces in each residential building s structured parking area. This Development Permit application satisfies the Multiple Family Development Permit Area Guidelines in KAMPLAN. Staff support this application and advise Council to proceed as outlined in the recommendation. RECOMMENDATION: That Council authorize the Corporate Officer to issue Development Permit No. DPM00589 for Lot A, Sec. 25, Twp. 19, Rge. 18, W6M, K.D.Y.D., Plan KAP84095 (2370 Pacific Way), in accordance with the site/landscape plan show as Attachment A and the building elevations shown as Attachment B. Note: Registration of the Development Permit will be held until: a landscape security in the amount of $244,400 has been submitted to the City a restrictive covenant is registered to regulate site irrigation COUNCIL POLICY The subject property s RM-2 zoning permits the proposed multi-family development use and density; however, all multi-family developments within the City require a Development Permit before a Building Permit may be issued. The form and character of the proposed development satisfy KAMPLAN s Multiple Family Development Permit Area Guidelines. S:\DCS\Jobs (c3)\266502_dpm00589_rep\266503_dpm00589_rep.docx
DEVELOPMENT PERMIT APPLICATION NO. DPM00589 March 28, 2017 Page 3 SITE CONDITIONS AND BACKGROUND Neighbourhood - Aberdeen KAMPLAN Designation - Urban Current Zoning/Use - RM-2 (Multiple Family - Medium Density)/vacant land Proposed Variance - n/a Surrounding Uses - Highland Park, Pacific Way Elementary (north and west), future development zone (south), single- and multi-family development (east) Application Date - February 8, 2017 Restrictive Covenants - - Groundwater recharge and landscaping Wildland-urban interface Required Restrictive Covenant - Irrigation covenant Project Evaluation Team (PET) - March 3, 2017 Parcel Size - 2.03 ha MOTI Referral - n/a DISCUSSION Context The 2.03 ha subject property is zoned RM-2 and is located at 2370 Pacific Way in the Aberdeen neighbourhood. The property is bordered by Highland Park and lands zoned FD. Neighbouring public amenities include Pacific Way Elementary School, Kamloops Longboard Park, and the Pacific Way ball diamonds and soccer pitches, all within walking distance. The 2300 block of Pacific Way is designated as an arterial road, with limited vehicle access points. BC Transit operates 30-minute-frequency bus service during peak travel periods (7:00-9:00 am and 4:00-6:00 pm). A bus stop is located adjacent to the subject property. Proposal As permitted in the RM-2 zone, the proposed multi-family development consists of 2 four-storey residential buildings with 152 dwelling units, xeriscape landscaping, and a single-storey amenity building between the residential buildings (Attachment A ). Residential Building A consists of 80 dwellings (55 two-bedroom units and 25 one-bedroom units). Residential Building B consists of 72 dwellings (55 two-bedroom units and 17 one-bedroom units) (Attachment B ). Amenity areas consist of a 159 m 2 social recreation building, a gardening area, a dog run, a communal patio, a grass play area, and pedestrian path connections to off-site amenities (Attachment A ). Provision of landscaping and amenities satisfy the Aberdeen Area Plan objectives and the 30% of site area requirements in the RM-2 zone. Registration of an irrigation covenant will be required before the Development Permit is registered on title. A total of 256 off-street vehicle parking spaces will be provided through surface parking (143 spaces) and structured parking (113 spaces) below the residential buildings. For bicycle parking, 32 spaces are provided, with 10 secure spaces provided in each residential building s S:\DCS\Jobs (c3)\266502_dpm00589_rep\266503_dpm00589_rep.docx
DEVELOPMENT PERMIT APPLICATION NO. DPM00589 March 28, 2017 Page 4 structured parking area. The provision of off-street parking meets the zoning requirements; therefore, no parking variances are required. Aberdeen Area Plan The Aberdeen Area Plan s policies and objectives support the development of a broad range and choice of housing types and locations to meet the needs of various age groups, family types, lifestyles, and incomes. A mixture of housing types is intended throughout the plan area, including houses, townhouses, and apartments. Developments within the Aberdeen Area Plan are to include amenity spaces that are adaptable to residents needs, including opportunities for recreation, social interaction, or local agriculture and gardening. Development Permit Area Guidelines The proposed site layout, building form and character, landscaping, and amenity area of this application satisfy KAMPLAN s guidelines for form and character as outlined in the Multiple Family Development Permit Area Guidelines. Site Layout Opportunities for passive surveillance of amenity areas and surface parking are achieved through the site layout. Further, walking is promoted through clearly defined pedestrian paths that are separated from vehicle travel lanes. Vehicle parking is not visible from the public street as it is sited between and below residential buildings (Attachment A ). Building Form and Character Durable building materials, including multiple variations of cement board siding and a cultured stone, will be used on the external façade of the building. The selected colour palette promotes variety through the materials and textures used. Variation in roofline is achieved through raised, cantilevered shed roofs sited above unit balconies and the buildings side elevation. The use of material and colour, together with the varied roof line, helps create visual diversity (Attachment B ). Landscaping and Amenity Area The landscape plan meets the City s xeriscaping guidelines and provides visual year-round interest through a combination of trees, shrubs, grasses, and perennials that will help to blend the development into the surrounding park setting. Site access points are well defined through attractive landscaping, and the property address sign reflects the built form material (Attachment A ). S:\DCS\Jobs (c3)\266502_dpm00589_rep\266503_dpm00589_rep.docx
DEVELOPMENT PERMIT APPLICATION NO. DPM00589 March 28, 2017 Page 5 A variety of amenities are provided for residents, including a social recreation building featuring a multi-purpose room with wet bar, a workout room with equipment, and a washroom equipped for persons with disabilities. A gardening area, a dog run, a communal patio, a grass play area, and pedestrian path connections to off-site amenities are also provided to support recreation and social interaction opportunities amongst residents. Landscape security in the amount of $244,400 (125% of the total landscape estimate) will be required prior to registration of the Development Permit. Riparian Area Regulation Development Permit The applicant retained a qualified environmental professional (QEP) to assess Guerin Creek s riparian area on the subject property and determine an appropriate streamside protection and enhancement area. The applicant will submit the QEP s report to the Ministry of Environment, and an in-house Riparian Areas Regulation Development Permit will be required. SUSTAINABILITY IMPLICATIONS This application will help achieve measurements of success as outlined in the Sustainable Kamloops Plan, including increasing density of development (as measured by population density) by 25% by 2050 and managing overall growth of the urban area to achieve a rate of growth that is 50% of the rate of population growth. With a density of 75 units per hectare, this development surpasses the minimum density for residential development in new neighbourhoods of 25 units per hectare. M. Kwiatkowski, P.Eng. Development and Engineering Services Director Approved for Council Consideration: Author: J. Demens, MSc, MCIP, RPP, Planner Reviewed by: E. Beach, MCIP, RPP, Planning and Development Supervisor R. Martin, MCIP, RPP, Planning and Development Manager/Approving Officer JD/lm/kjm Attachments S:\DCS\Jobs (c3)\266502_dpm00589_rep\266503_dpm00589_rep.docx