1. ADOPTION OF THE AGENDA THAT the Commission adopts the agenda for the January 17, 2018 meeting of the Advisory Planning Commission.
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1 Agenda for the 2:00 pm Wednesday, January 17, 2018 Town of Qualicum Beach Advisory Planning Commission Special Meeting to be held in the Council Chambers, Municipal Office, 660 Primrose Street, Qualicum Beach, BC 1. ADOPTION OF THE AGENDA THAT the Commission adopts the agenda for the January 17, 2018 meeting of the Advisory Planning Commission. 2. APPROVAL OF THE MINUTES THAT the Commission approves the minutes of the November 15, 2017 meeting of the Advisory Planning Commission. 3. BUSINESS ARISING FROM THE MINUTES 4. NEW BUSINESS (1) Zoning Amendment: 577 Rye Road Application for a multi-family development Civic Address: 577 Rye Road PID: ADJOURNMENT THAT the Advisory Planning Commission adjourns the meeting.
2 Town of Qualicum Beach M E M O R A N D U M TO: Luke Sales, Director of Planning FOR: Advisory Planning Commission, January 17, 2018 FROM: Rebecca Augustyn, Special Projects Planner SUBJECT: Zoning Amendment: 577 Rye Road BACKGROUND The owner of 577 Rye Road has submitted an application to permit a five-unit development on the subject property. The proposal is to subdivide the property into two parcels, with four townhomes on Lot A, which has a parcel size of 1,241m², and one single family dwelling on Lot B, which has a parcel size of 372m². The four-unit townhome requires a Development Permit in addition to the zoning amendment. Minor changes to the height, setbacks, and parcel coverage were made to the application, and additional information on building colours, materials, and landscaping has been provided. The updated plans are currently before the Commission. The subject property is currently zoned Residential 14 (R14) and is identified as Mixed Residential 1 in the Official Community Plan. The zoning amendment will change the zoning classification from Residential 14 (R14) to Comprehensive Development Zone 14 (CD14), a new, site specific zoning designation. The CD14 zone permits single family dwelling units and townhouses. Rye Road Spruce Street DISCUSSION Following is an overview of land use regulations and design guidelines relevant to the subject property. LAND USE Zoning: If approved, a new zoning designation would be created for this site. CD14 is a new, site specific zone, which permits townhouses and single family dwelling units.
3 577 Rye Road: Zoning Amendment and Development Permit January 17, 2018 APC Meeting Density: The proposed density of four units (32 units per hectare) for Lot A and one unit (27 units per hectare) for Lot B is significantly lower than the 60 units per hectare that is identified as the density for Mixed Residential 1 in the Official Community Plan. As such, the density would not qualify for any reductions to the Development Cost Charges. Height: The proposed height for the single family detached unit is now 9.0m, which is 0.1m less than the previously specified height of 9.1m. The four-unit townhouse is now 9.5m, which is 0.4m less than the previously specified height of 9.9m. The proposed height of the single family detached unit is within the maximum height of neighbouring residential zones; however, the four-unit townhouse is 0.4m higher than the maximum height in neighbouring residential zones. The maximum height in the R14 zone is 9.0m. Setbacks: The single-family detached unit now has a front setback of 14.0m, an exterior lot line setback of 1.9m, an interior lot line setback of 1.5m, and a rear lot line setback of 2.5m. The townhouse complex now has a front lot line of 2.5m, interior side lot line of 1.5m, and a rear lot line of 2.5m. The neighbouring properties are zoned R14, which requires a minimum front lot line setback of 5.5m, rear lot line setback of 6.0m, exterior lot line setback of 4.5m and an interior lot line setback of 1.5m, with a total minimum distance of 4.5m from each interior lot line. The townhouse s front setback and the single family detached unit s exterior setback differ significantly from the R14 setbacks. However, staff find the setbacks acceptable given the townhouse building type and the boulevard width between Harlech Road and property line. Parcel Coverage: The parcel coverage for Lot A, the four-unit townhouse, is now 55%. The parcel coverage for Lot B is now 40%. Neighbouring properties have a parcel coverage of 42%. The proposed parcel coverage is similar to the development approved on Mill Road in Parking: Off-street parking requirements require two stalls per single dwelling unit and 1.5 stalls per dwelling unit for a multi dwelling complex within the Village Neighbourhood. The proposal includes ten off-street parking spaces, which is two spaces more than required. Official Community Plan (OCP): The OCP identifies the property as Mixed Residential 1 under the Village Neighbourhood designation. The general policies of the Village Neighbourhood designation encourage the redevelopment of the Village Neighourhood in the form of compact residential development that maintains the strong village character. Policies encourage a diversity of housing and land uses to create a walkable, vibrant downtown area. The specific policies for the Mixed Residential 1 land use designation under Village Neighbourhood recognizes single-family and two-family dwellings, and will consider rezoning for multi-family residential developments. Retaining existing trees and encouraging sidewalks, curbs, gutters, grass boulevards, trees and pedestrian friendly streetscapes shall be encouraged. A landscape plan is required, as well as a tree management plan, which will provide detail on landscaping and the design of the streetscape. A Development Permit will be required for the four-unit townhouse because it is a multi-family development. 2
4 577 Rye Road: Zoning Amendment and Development Permit January 17, 2018 APC Meeting Development Permit Area M1, Guidelines : Development Permits in this area shall be in accordance with the following general guidelines and the detailed Village Design Guidelines : 1. Developments shall be at a scale to complement the existing single-family residential uses while creating a transition area for the commercial and institutional uses. 2. The shape of developments shall avoid massive building components in favour of more intimate clustered designs. Such designs could include varied rooflines, ground floor access to individual units, courtyard and landscaping that stress the human scale of buildings and site improvements. 3. Parking facilities shall be integrated with the site landscaping and buffered from adjoining parcels and buildings on site through the use of trees, shrubs and screens. Smaller clusters are preferable. 4. Driveways and off-street parking areas shall be located off lanes and shall be avoided along major and local streets to produce a streetscape that is visually more pleasing and to reduce the conflict with pedestrians. 5. Developments shall not separate themselves from the surrounding community by containing the dwellings within walled or fenced enclaves with centralized and/or controlled access points. 6. Through the use of hard and soft landscaping materials, sidewalks, grassed and treed boulevards, developments must create a humanized streetscape on roads and rear lanes that is pedestrian-friendly. 7. Where developments involve more than one building or multiple dwelling components, unit designs that appear repetitive or monotonous should be avoided in favour of a variety of different designs that exhibit harmonious architectural features. The proposed development is at a scale that complements the existing single-family residential uses. The townhouses are approximately 0.4m higher than the common maximum height of residential dwellings, which is 9.0m. The shape of the development avoids massive building components by including various rooflines and breaking up the façade with architectural detail. Additionally, the architecture style, materials, and colours seem to be consistent with the Village Guidelines. The proposed development does not separate itself from the surrounding community. SUMMARY The proposed development for 577 Rye Road requires a rezoning from R14 to CD14 to allow a four-unit townhouse on Lot A and one single family detached unit on Lot B. The proposed development is aligned with OCP policies and objectives that encourage compact residential development in the Village Neighbourhood, housing diversity and multi-family housing types. Rebecca Augustyn Special Projects Planner Report Writer Luke Sales, MCIP, RPP Director of Planning Concurrence \N:\ ADMINISTRATION\0360 COMMITTEES AND COMMISSIONS\APC\2018\January 17\memo.577 Rye Road.docx 3
5 HARLECH ROAD [126.56'] N FRUIT TREE 16.7 [54' - 10"] FRUIT TREE LANE [159.85'] 3.0 [9' - 10"] EXISTING GARAGE EXISTING SINGLE FAMILY DWELLING 139m 2 [1,495ft 2 ] 8.4 [27' - 7"] [124.62'] RYE ROAD NO. DESCRIPTION 8.4 [27' - 7"] FRUIT TREE [121.71'] 2 NEIGHBOURHOOD 1 EXISTING SITE PLAN 1 : 150, QUALICUM BEACH, BC, EXISTING CONDITIONS As indicated A100
6 S I T E A N D P L A N N I N G D A T A LEGAL DESCRIPTION: Lot A Plan VIP23408 District Lot 55 Land District 35 PID: CIVIC ADDRESS: LOT SIZE: ZONING: OCP LAND USE: EXISTING: 1,613m 2 [17,366 ft 2 ] R1 RESIDENTIAL NEW LOT "A" 1,241m 2 [13,356 ft 2 ] CD RESIDENTIAL NEW LOT "B" 372m 2 [4,010 ft 2 ] CD RESIDENTIAL DENSITY: SITE COVERAGE: FLOOR AREA RATIO: 1 12% % % 0.53 HARLECH ROAD MAXIMUM HEIGHT: 9.0m 9.5m 9.0m MINIMUM SETBACKS - FRONT: - REAR: - SIDE, EXTERIOR: - SIDE, INTERIOR: PAR, OFF-STREET: 8.0m 3.0/6.0m 4.5m 1.5m 2 2.5m 2.5m N/A 1.5m m 2.5m 1.9m 1.5m [6' - 1"] 6.4 [21' - 1"] [126.56'] N [109.75'] [50.10'] PROPOSED SUBDIVISION PLAN 1 : 300 ROOF: Asphalt shingles Certainteed Landmark TL "MOIRE BLACK" SIDING [TOWNHOMES] Fibrecement shingles, 5" exposure Sherwin Williams 6249 Storm Cloud Gray SIDING [HOUSE] Board & Batten at 16" on center. Fibrecement boards with cedar battens Sherwin Williams 7602 Indigo Batik Blue TRIM AND ACCENTS Painted wood Sherwin Williams 7005 Pure White [126.56'] NEW LOT "B" [121.61'] NEW LOT "A" [121.71'] [109.80'] N 4.52 [14.83'] 1 LANE 6.0 [19' - 9"] 2.5 [8' - 3"] PROPOSED SITE PLAN DOUBLE GARAGE 480 FT 2 DOUBLE GARAGE 480 FT 2 DOUBLE GARAGE 480 FT 2 DOUBLE GARAGE 480 FT 2 SINGLE FAMILY DWELLING 2.5 [8' - 3"] 14.0 [45' - 10"] [109.75'] [50.10'] 2.9 [9' - 6"] 2.9 [9' - 6"] FF: -0.3 FF: +0.0 FF: +0.6 FF: [19' - 8"] LOT "A" CONCRETE BLOCK RETAINING WALL 7.5 [24' - 9"] CONCRETE BLOCK RETAINING WALL [121.71'] FF: -1.2m TOWNHOUSE UNIT 4 FF: -0.6m TOWNHOUSE UNIT 3 FF: -0.6m TOWNHOUSE UNIT 2 FF: +0.0 TOWNHOUSE UNIT 1 FF: [4' - 11"] LOT "B" 1.5 [4' - 10"] 1.5 [4' - 11"] 4.0 [13' - 3"] 2.5 [8' - 3"] [109.80'] 4.52 [14.83'] 15' SIGHT TRIANGLE CONCRETE BLOCK RETAINING WALL 11.5 [37' - 9"] CONCRETE BLOCK RETAINING WALL 9.7 [31' - 8"] EDGE OF CURB RYE ROAD NO. DESCRIPTION, QUALICUM BEACH, BC, PROPOSED SITE PLAN As indicated A101
7 1 ELEVATION AT RYE ROAD 2 ELEVATION AT HARLECH ROAD NO. DESCRIPTION, QUALICUM BEACH, BC, STREET ELEVATIONS 3 ELEVATION AT LANE A102
8 9.0 [29' - 8"] EXISTING GRADE [TYP.] 1 TOWNHOUSES - EAST (RYE ROAD) ELEVATION 3 TOWNHOUSES - NORTH ELEVATION PROPOSED GRADE [TYP.] 2 TOWNHOUSES - WEST ELEVATION 4 TOWNHOUSES - SOUTH ELEVATION TYPICAL TOWNHOUSE UNIT GROSS FLOOR AREA: MAIN FLOOR: 1,312 ft2 UPPER FLOOR: 989 ft2 TOTAL: 2,301 ft2 GREAT ROOM 18'6x14'0" GREAT ROOM 18'6x14'0" UNIT 3 PORCH 8'3"x8'0" MASTER BED 15'9"x16'6" PORCH 8'3"x8'0" ENTRY 7'0"x5'6" ENTRY 7'0"x5'6" MASTER BED 15'9"x16'6" PORCH 8'3"x8'0" MASTER BED 15'9"x16'6" M.BATH PORCH 8'3"x8'0" BATH BATH UNDERHEIGHT, QUALICUM BEACH, BC, UNDERHEIGHT 15'8"x13'6" UNDERHEIGHT BATH BATH MASTER BED 15'9"x16'6" 15'8"x13'6" M.BATH 11'2"x17'8" W/C LAUNDRY OFFICE/ MEDIA 8'4"x14'6" 11'2"x17'8" 11'2"x17'8" TOWNHOUSES UNDERHEIGHT 15'8"x13'6" 15'8"x13'6" ROOF BELOW ENTRY 7'0"x5'6" W/C 11'2"x17'8" P. ENTRY 7'0"x5'6" M.BATH P. LAUNDRY OFFICE/ MEDIA 8'4"x14'6" OFFICE/ MEDIA 8'4"x14'6" P. OFFICE/ MEDIA 8'4"x14'6" KITCHEN 8'6"x13'0" KITCHEN 8'6"x13'0" LAUNDRY DINING 11'0"x13'0" M.BATH W/C KITCHEN 8'6"x13'0" P. LAUNDRY UNIT 4 DINING 11'0"x13'0" KITCHEN 8'6"x13'0" W/C DESCRIPTION UNIT 2 DINING 11'0"x13'0" DINING 11'0"x13'0" NO. ROOF BELOW GREAT ROOM 18'6x14'0" UNIT 1 ROOF BELOW GREAT ROOM 18'6x14'0" ROOF BELOW ROOF BELOW ROOF BELOW 5 TOWNHOUSES MAIN FLOOR PLAN 6 TOWNHOUSES SECOND FLOOR PLAN A103
9 8.6 [28' - 4"] 1 HOUSE - NORTH (HARLECH ROAD) ELEVATION 3 HOUSE - EAST (RYE ROAD) ELEVATION 2 HOUSE - SOUTH ELEVATION 4 HOUSE - WEST ELEVATION NO. DESCRIPTION LIVING 15'8"x15'7" KITCHEN 13'8"x9'0" DINING 13'8"x11'2" MUD/ LDRY. GARAGE 21'0"x12'4" MASTER BATH DN L. BATH QUEEN 14'6"x12'4" SINGLE FAMILY HOUSE GROSS FLOOR AREA: MAIN FLOOR: 1,575 ft 2 UPPER FLOOR: 750 ft 2 TOTAL: 2,325 ft 2 ENTRY 8'9"x10'5" W/C MASTER BED 19'0"x11'0" QUEEN BEDROOM 1 16'0x11'3", QUALICUM BEACH, BC, SINGLE FAMILY DWELLING 5 SINGLE FAMILY HOUSE MAIN FLOOR PLAN 6 SINGLE FAMILY HOUSE SECOND FLOOR PLAN A104
10 1 PERSPECTIVE 1 2 PERSPECTIVE 2 NO. DESCRIPTION 3 PERSPECTIVE 3, QUALICUM BEACH, BC, 4 PERSPECTIVE 4 SITE PERSPECTIVES A105
11 1 SHADOW STUDY - SPRING - 9AM 2 SHADOW STUDY - SPRING - 12PM 3 SHADOW STUDY - SPRING - 3PM 4 SHADOW STUDY - SUMMER - 9AM 5 SHADOW STUDY - SUMMER - 12PM 6 SHADOW STUDY - SUMMER - 3PM NO. DESCRIPTION, QUALICUM BEACH, BC, SHADOW STUDIES 7 SHADOW STUDY - WINTER - 9AM 8 SHADOW STUDY - WINTER - 12PM 9 SHADOW STUDY - WINTER - 3PM A106
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