REPORT TO THE CHIEF ADMINISTRATIVE OFFICER FROM THE DEVELOPMENT AND ENGINEERING SERVICES DEPARTMENT ON DEVELOPMENT PERMIT APPLICATION NO. DPM00592 1393 9TH AVENUE/915 MCMURDO DRIVE OWNER/APPLICANT: 1393 HOLDINGS LTD. May 10, 2017 PURPOSE To issue a Development Permit regulating the form and character of a 20-unit townhouse development in accordance with the RM-2 (Multiple Family - Medium Density) zone and the Multiple Family Development Permit Area Guidelines. SUMMARY The proposed development site is located in the City Centre/Sagebrush neighbourhood and comprises two properties: 1393 9th Avenue and 915 McMurdo Drive. The properties are located across the street from Kamloops School of the Arts, Sagebrush Theatre, South Kamloops Secondary School, and a municipal water reservoir; are on a transit route; and are within 75 m of a bus stop. The applicant wishes to construct a 20-unit, multiple-family development in the form of two-bedroom, three-storey townhouse units. The subject properties were rezoned to RM-2 on a site-specific basis in 2012 to allow for the development of a 52-unit apartment building; however, the land has since changed hands, and the current proposal is now under application. A Development Permit is required to regulate the form and character of the development, including exterior design and colour treatments, amenity space, landscaping, site design, and parking. As part of the Development Permit, three variances are proposed for the front yard, side yard, and rear yard to accommodate the proposed development. The Development and Engineering Services Department supports the proposed Development Permit as the uses comply with the land use policies outlined in KAMPLAN: City of Kamloops Official Community Plan, and the site plan/landscape plan (Attachment A ) and the building elevations (Attachment B ) submitted with the application meet the intent of the Multiple Family Development Permit Area Guidelines. S:\DCS\Jobs (c3)\270174_dpm00592_rep\270175_dpm00592_rep.docx
DEVELOPMENT PERMIT APPLICATION NO. DPM00592 May 10, 2017 Page 2 RECOMMENDATION: That Council authorize the Corporate Officer to issue Development Permit No. DPM00592 for Lot A, Sec. 5, Twp. 20, Rge. 17, W6M, K.D.Y.D., Plan KAP92839 (1393 9th Avenue) and Lot A, Sec. 5, Twp. 20, Rge. 17, W6M, K.D.Y.D., Plan 8546 (915 McMurdo Drive), in accordance with the site plan/landscape plan shown as Attachment A and the elevation drawings shown as Attachment B. Note: Issuance of this Development Permit will vary Zoning Bylaw No. 5-1-2001, Division Twenty-Nine, RM-2 (Multiple Family - Medium Density), Section 2903, Regulations, by reducing: the minimum front yard setback from 6.0 m to 1.5 m the minimum side yard setback from 4.5 m to 2.0 m the minimum rear yard setback from 7.5 m to 1.5 m Note: Registration of the Development Permit will be held pending the submission of a landscape security in the amount of $36,625. COUNCIL POLICY KAMPLAN: Schedule 1, Development Permit Areas, Section 1.15, Multiple Family Development Permit Area Guidelines SITE CONDITIONS AND BACKGROUND Neighbourhood - City Centre/Sagebrush KAMPLAN Designation - Urban Current Zoning/Use - RM-2 (Multiple Family - Medium Density) Proposed Variance - Front yard setback from 6.0 m to 1.5 m, side yard setback from 4.5 m to 2.0 m, and rear yard setback from 7.5 m to 1.5 m Surrounding Uses - Single-family and multiple-family residential, South Kamloops Secondary School, School District No. 73 Administration offices Application Date - March 8, 2017 Restrictive Covenant - n/a Project Evaluation Team (PET) - March 24, 2017 Parcel Size - 3,434 m 2 MOTI Referral - n/a S:\DCS\Jobs (c3)\270174_dpm00592_rep\270175_dpm00592_rep.docx
DEVELOPMENT PERMIT APPLICATION NO. DPM00592 May 10, 2017 Page 3 DISCUSSION The subject properties are located in the City Centre/Sagebrush Neighbourhood and are zoned RM-2 (Multiple Family - Medium Density) on a site-specific basis to allow a mixed-use building with a maximum of 52 units with a floor-area ratio of 1.58; a 170 m 2 flex space on the main floor limited to a church, community centre, and daycare facility; and a 77 m 2 coffee shop. Since the adoption of the site-specific zoning, the properties have been sold, and a new, smaller-scale, 20-unit townhouse development is proposed. Rezoning is not required as the proposed use and density comply with the RM-2 zone; however, a Development Permit is required to regulate the development s form and character. Consistent with the policies in KAMPLAN, the property is designated as a Development Permit Area and is subject to the Multiple Family Development Permit Area Guidelines. The intent of the guidelines is to ensure developments achieve a high quality of design and residential livability that is compatible with and contributes positively to neighbourhood character. The Development Permit application must address the form and character of the development, including exterior design and colour treatments, amenity space, landscaping, site design, and parking. Site Characteristics The development site is located in the City Centre/Sagebrush neighbourhood and includes two properties: 1393 9th Avenue situated at the intersection of 9th Avenue and Fraser Street and 915 McMurdo Drive in the rear lane. The properties are located across the street from Kamloops School of the Arts, Sagebrush Theatre, South Kamloops Secondary School, and a municipal water reservoir; are on a transit route; and are within 75 m of a bus stop. The lot titles are bound by a restrictive covenant and a parking easement requiring that 915 McMurdo Drive be used exclusively for parking for development on 1398 9th Avenue. The total area of the site is 3,433 m 2, with 2,405 m 2 at 1393 9th Avenue and 1,028 m 2 at 915 McMurdo Drive. Access is provided by the lanes located along the north and southeast property boundaries, with the primary access from the north lane off of 9th Avenue. The proposed development consists of six buildings containing 20 three-storey, two-bedroom units. Half of the townhouses face toward 9th Avenue and the other half face the lane off of Fraser Street. Unit numbers will be posted at the front doors and the access doors off of the internal strata road to ensure the units are easy to locate from all directions of travel. Parking for the development is provided via single-car garages within each unit and surface parking in the lane-fronting lot. While the density, height, and parcel coverage for the development comply with the RM-2 zone, setback variances will be required, as detailed below. Variances To accommodate the development, the applicant has proposed front, side, and rear yard setback variances, as shown on Attachment A. These variance include: reducing the minimum front yard setback from 6.0 m to 1.5 m reducing the minimum side yard setback from 4.5 m to 2.0 m reducing the minimum rear yard setback from 7.5 m to 1.5 m S:\DCS\Jobs (c3)\270174_dpm00592_rep\270175_dpm00592_rep.docx
DEVELOPMENT PERMIT APPLICATION NO. DPM00592 May 10, 2017 Page 4 As outlined in the Multiple Family Development Permit Area Guidelines, Zoning Bylaw variances may be considered as a part of the Development Permit where they benefit and enhance the proposed development and do not adversely impact adjacent land. In this case, the proposed variances enhance the proposed development by increasing interaction with the street. Siting the units closer to 9th Avenue creates a brownstone look and feel, which complements the surrounding traditional built form. It should be noted that a front yard setback variance from 6.0 m to 3.9 m was previously approved under the original application for a 52-unit apartment building. The proposed variances do not adversely impact adjacent properties, as the development site is surrounded by streets and lanes. The variances allow for a functional layout in terms of vehicle access and manoeuvring, while lane-fronting units provide additional aesthetic appeal. Siting the building closer to 9th Avenue and Fraser Street does not negatively impact sightlines due to the grade changes, corner cuts, and large boulevard areas. Staff support the proposed variances as they meet the objectives of the Multiple Family Development Permit Area Guidelines. Building Form and Character The Multiple Family Development Permit Area Guidelines are satisfied through a combination of earth-tone colours and the use of a variety of building materials (Attachment B ). These treatments include horizontal HardiePlank in a variety of colours, shake shingles, brick veneer, architectural accents, wood-look front doors, and bold red and black access doors off the internal access road. Asphalt shingles accent the peaked roofs and break up the overall massing of the buildings. A traditional design aesthetic with individual entrances fronting 9th Avenue and the rear lane provide further visual interest and evoke an interactive streetscape. The overall design of the buildings complements the existing surrounding residential development. Landscaping As required by the Development Permit application process, a detailed landscape plan prepared by a professional landscape architect has been submitted (Attachment A ). The plan includes deciduous street trees and turf along the 9th Avenue frontage and deciduous and ornamental trees adjacent to both lanes. Shrubs, grasses, and perennials will further beautify the perimeter of the development. The adjacent surface parking area will be landscaped with turf, hedging, and coniferous and deciduous trees. The proposed development includes 30.4% of on-site landscaping, which complies with the 30% landscape/amenity space required in the RM-2 zone. Amenity space for the residents use is provided via front yards, common areas, and private decks and patios. Landscape security totalling 125% of the total landscape estimate of $36,625 will be required prior to registration of the Development Permit. S:\DCS\Jobs (c3)\270174_dpm00592_rep\270175_dpm00592_rep.docx
DEVELOPMENT PERMIT APPLICATION NO. DPM00592 May 10, 2017 Page 5 Parking Two-bedroom multiple-family units require 1.6 parking spaces per dwelling unit plus an additional 15% of the total required parking to be provided as visitor parking. The proposed 20-unit development requires a total of 37 parking spaces, including visitor parking. In compliance with Zoning Bylaw requirements, 45 parking spaces are provided. Parking spaces for the development are provided via garages and surface spaces on 1393 9th Avenue, as well as via surface parking located at 915 McMurdo Drive, in accordance with the covenant/parking easement requiring 915 McMurdo Drive be used exclusively to provide parking for the development at 1393 9th Avenue. On-street parking is permitted along a portion of Fraser Street. The Zoning Bylaw limits small car parking spaces to a maximum of 30%. The proposed development has three small car parking spaces, which is less than the 30% maximum. Bicycle parking is accommodated in each unit s garage. Technical Considerations The subject property is serviced with existing municipal infrastructure, including water, sanitary sewer, and storm. All changes or upgrades to existing and new services will be at the applicant s expense. The applicant s engineer will be required to submit proposed water service calculations for review at the Building Permit stage to demonstrate adequate pressure and fire flows. Access to the development will be provided from the lane off of 9th Avenue, and the applicant will be responsible for any upgrades required to ensure emergency vehicle access. Garbage and recycle bins will be provided on site and must be contained within an enclosure, in accordance with the Zoning Bylaw requirements. M. Kwiatkowski, P.Eng. Development and Engineering Services Director Approved for Council Author: B. McCourt, MCIP, RPP, Planner Reviewed by: E. Beach, MCIP, RPP, Planning and Development Supervisor R. Martin, MCIP, RPP, Planning and Development Manager BM/lm/kjm/ts Attachments S:\DCS\Jobs (c3)\270174_dpm00592_rep\270175_dpm00592_rep.docx