Town of Qualicum Beach M E M O R A N D U M

Transcription

1 Town of Qualicum Beach M E M O R A N D U M TO: Luke Sales, Director of Planning FOR: APC Meeting, December 2, 2015 FROM: Rebecca Augustyn, Special Projects Planner SUBJECT: OCP and Zoning Amendment: 444 Country Club Drive RECOMMENDATION 1. THAT the APC recommends that Council provide policy guidance that weighs the economic and social merits of an 18-lot subdivision against the Official Community Plan policy language that specifies a 9-lot subdivision. 2. THAT the APC recommends that Council request the applicant for 444 Country Club Drive provide alternative layouts and a rationale for the chosen subdivision layout in accordance with the December 2, 2015 Planning memo to the APC. 3. THAT the APC recommends that the applicant for 444 Country Club Drive provide a complete landscape plan prior to Council consideration, including trees on both sides of Country Club Drive and details on the undergrounding of overhead utilities. BACKGROUND The owner of 444 Country Club Drive has applied for an Official Community Plan (OCP) and zoning amendment for the former Eaglecrest driving range to permit an 18-lot subdivision, The Cottages at Eaglecrest. The subject property is currently zoned Recreation 3 (F3) and is identified as Parks and Recreation in the OCP. The required amendments would be as follows: A. Official Community Plan (OCP) a. Change the land use designation from Parks and Recreation to Residential ; b. Remove the policy that identifies subdivision potential on the Eaglecrest golf course. B. Zoning Classification Change the zoning classification from Recreation 3 (R3) to Small Lot Residential 1 (SLR1). Change the subdivision district from Z (minimum lot size of 20 ha) to 'J (minimum lot size 500 m 2 ). Subject Property Figure 1: Surrounding Land Uses

2 Zoning and OCP Amendment: Eaglecrest Subdivision Figure 2: Subject Property (2009 photo) DISCUSSION The following is an overview of land use regulations and design guidelines relevant to the subject property. The most significant issue to be addressed and considered in the review of this application is whether or not it is appropriate to increase the number of lots from nine lots specified in the OCP to 18 lots as currently proposed. A subsequent question to be considered is whether or not the proposed subdivision layout is compatible with the Eaglecrest neighbourhood or whether other layouts should be considered. LAND USE Zoning: The current zoning does not permit residential use, and the subdivision district specified in the zoning does not permit subdivision. The proposed zoning amendment would change the zoning to SLR1, which permits one dwelling unit per lot. The SLR1 zone also permits one secondary suite or carriage house per lot. The subdivision district would be changed to a minimum lot size of 500 m². 2

3 Zoning and OCP Amendment: Eaglecrest Subdivision Density: The proposed density of 18 units on 1.36 ha (13.23 units per hectare) is slightly higher than the 12 dwellings/ha that is noted as the maximum density for single-family residential in the OCP. It should be noted that there are subdivisions in the Town that exceed this density, including Eaglewood, Oceanside, West Ridge and most older subdivisions near the downtown. The proposed density of 18 units is twice as many units as identified in the OCP in Policy #9 Section Residential. This clause is addressed in detail in a following section of this memo on the Official Community Plan. The subject property is intended for single-family residential development in the Official Community Plan. The property is within the Urban Containment Boundary and the Growth Containment Boundary. Height: The proposed maximum height of 9.0m complies with the maximum height in residential zones. Setbacks: The proposed development conforms to the setback requirements in the SLR1 zone. Parcel Coverage: The proposed parcel coverage of 45% is the maximum coverage allowed in this zone. Floor Area Ratio: The proposed development has a floor area ratio of 0.55%, which is within the SLR1 zone. Parking: Parking requirements require two stalls per single dwelling unit. The proposal includes four stalls per single dwelling unit in the form of a two car garage and driveway. Official Community Plan: The Official Community Plan identifies the property as Parks and Recreation. As such, an OCP amendment would be needed to change the designation of the property to residential. The overall change from Parks and Recreation is already identified in the OCP; therefore this is a relatively minor change. However, Policy #9 under Section Residential is specific in the density: The Town will consider an application for a nine-unit residential development on the Eaglecrest Golf Course, subject to the requirement of execution of a Development Agreement that sets the Town s conditions, including but not limited to, the 18-hole golf course retention and maintenance covenant. The proposed development is for 18 residential units rather than the nine-unit residential development mentioned in the policy. Based on the above policy, the proposed 18-lot subdivision does not conform to the OCP. However, the OCP states that economic factors should be considered in the decision-making process. When weighing the economic benefits of the proposed increase in the number of lots, it may be worthwhile to consider a density that exceeds nine lots. Currently there is a strong supply of building lots outside of the Town boundary in French Creek. From a practical perspective, the target market for an additional nine lots would likely be accommodated in the Oceanside area, whether or not the Town approves an increase in density. The 3

4 Zoning and OCP Amendment: Eaglecrest Subdivision same rationale suggests that the carbon emissions would not be affected by putting those nine lots in Eaglecrest rather than in a surrounding area. Permitting 18 units would help support the local construction industry and increase housing supply and diversity. There is also a social and economic argument to be made for permitting a larger number of small lots than nine lots with large yards. There are houses and large estate lots currently available in Eaglecrest, but smaller lots with lower maintenance requirements, while preferred by many retirees, are not available. With a finite land supply, it is reasonable to make efficient use of land that is already targeted for residential development. Another economic factor to consider is the economic viability of the project. Because the Eaglecrest area is primarly underground hydro/tel/cable, undergrounding the existing overhead lines along the frontage, as well a section of Eaglecrest Drive and Whitmee Road, would be a condition of subdivision. Extended servicing obligations such as underground utilities are easier to bear with an increased number of lots. Regarding the Town s long-term goals of densification within the Village Neighborhood, staff do not anticipate that an increase from nine lots to 18 lots will have a notable impact on long-term buildout policies. The OCP balances many community priorities to form a cohesive community vision. Balancing priorities means that there are many compromises incorporated into the plan. In theory, any development outside of an area that is easily walkable contradicts the long-term sustainability goals of the Plan due to increased car dependence, carbon emissions, ecosystem disruption and other policies. However, residential development on the subject property was incorporated into the OCP in 2011, recognizing that infill developments can provide social and economic benefits without significant environmental risks. The decision of whether or not to increase density from nine units to 18 units is simple from the perspective of stated OCP policy (refusal), but more complicated when the overall goals and objectives of the OCP are considered. If the OCP policy had been written without a specific number of dwelling units, staff would support an increased density as a more efficient use of a limited supply of land intended for development. As it stands, policy guidance from Council would be appropriate. Site Plan: There are a number of ways to subdivide the 1.36 ha subject property into 18 lots, and the proposed development is presumably the result of numerous iterations and revisions to accommodate market factors, minimize servicing costs and comply with land-use policy. Whether or not 18 lots is acceptable instead of the 9 lots identified in the OCP, staff are concerned with several aspects of the plan and suggest that alternative layouts be explored and presented to the Town. 1. The proposed subdivision lot width is 15.5m (approximately 50 feet). This is substantially less than the minimum frontage of 23m for other parts of Eaglecrest. As a result, the proposed subdivision will present Country Club Drive and the Eaglecrest clubhouse with a row of tightly spaced houses, rather than the moderate spacing in other parts of Eaglecrest that allows for more landscaping and greenery. The proposed lot spacing will be out of character with the rest of Eaglecrest. There are alternative subdivision plans that would allow for a wider lot spacing, and staff recommend that alternative layouts be provided for consideration. Eighteen lots may or may not be feasible without compromising the overall compatibility with the rest of Eaglecrest. 4

5 Zoning and OCP Amendment: Eaglecrest Subdivision Layouts with an 8.0m wide paved street width and a 17.0m frontage should be evaluated, similar to the Memorial Avenue homes between Fourth Avenue and Garden Road. 2. The 18 th fairway green is directly adjacent to lots 5, 6, 7 and 8. The applicant is confident that the proximity to the green is not a hazard; however, this should be noted. 3. The Right of Way (ROW) width for the rear access road is 10m, and the paved width will be 6.5m. Although it is feasible to accommodate all utilities within this cross-section, it is challenging for operations and maintenance. Access for larger vehicles, such as fire, garbage and recycling trucks, will be challenged by this narrow road width. The positive side of the narrow road is less asphalt and impermeable surfaces, which is consistent with the town s longterm rainwater management goals. 4. Due to the narrow lot widths and limited access to the western lots, all the homes in this proposed subdivision would need to include sprinkler systems. For reference, the Eaglewood and Oceanside subdivision have a 6.0m asphalt width and the West Ridge subdivision has an 8.0m paved width. Eaglewood is challenging for emergency response, but functional due to a concerted effort by the strata to keep guests from parking on the street. By contrast, access for emergency response in the Oceanside subdivision is problematic because of parking on the road. One positive aspect of the proposed subdivision layout is that the homes along Country Club Drive will have vehicular access from the rear access road so that Country Club Drive will not be dominated by cars and garages. Parkland: Cash in lieu will be paid to the Town instead of a Park dedication on the subject property. Landscaping: The plans provided in the application package provide an overview of the landscaping; a detailed landscape plan will be provided prior to Council consideration. In particular, the landscaping plans should provide detail on the Country Club Drive boulevard treatment. The applicant references upper Memorial Avenue as the inspiration for the frontage, which is certainly an excellent reference. Achieving the refined look and buildout of Memorial Avenue will require details on plants, fencing, gates, tree species, drainage, sidewalk material and other factors. In addition, the landscaping should include tree planting on both sides of Country Club Drive and a plan for long-term boulevard maintenance. SUMMARY The proposed development requires a zoning amendment and an OCP amendment. The zoning amendment and OCP amendment are wholly dependent on a policy decision from Council regarding whether or not it is appropriate to consider a density in excess of the nine lots specified in the OCP. Council may wish to consider an increased density on the site, depending on how the goals and objectives of the OCP are balanced with the specified maximum number of lots. Regardless of whether or not Council favours an increased density on the proposed property, staff recommend that alternative subdivision layouts be provided to the Town as well as a rationale for the preferred subdivision layout. 5

6 Zoning and OCP Amendment: Eaglecrest Subdivision ALTERNATIVES 1. THAT the APC recommends that Council approve the zoning amendment and development permit application for 444 Country Club Drive as presented; 2. THAT the APC recommends that Council approve the zoning amendment and development permit application for 444 Country Club Drive, subject to the following changes: [insert changes]; 3. THAT the APC recommends that Council does not approve the OCP and zoning amendment for 444 Country Club Drive; 4. Provide alternative direction to staff. Rebecca Augustyn Special Projects Planner Report Writer Luke Sales, MCIP, RPP Director of Planning Concurrence ADMINISTRATION\0360 COMMITTEES AND COMMISSIONS\APC - current\2015\december 2\memo.444 Country Club Drive.ls.docx 6

7 BYLAW NO. 700 MAY 2, 2011 SCHEDULE NO The Town will consider an application for a nine-unit residential development on the Eaglecrest Golf Course, subject to the requirement of execution of a Development Agreement that sets the Town s conditions, including but not limited to, the 18-hole golf course retention and maintenance covenant. 10. The Town will consider an application for a primarily residential development on the ten acres next to the Qualicum Beach Middle School, provided that the development supports: Providing affordable housing; Improving trail connectivity; Supporting green building and neighbourhood design; Providing family-oriented housing; and Stimulating the local economy. 11. Based on a finite population, the Town does not support providing further opportunities for residential development beyond that which exists under this Plan. TOWN OF QUALICUM BEACH 2. POLICIES OFFICIAL COMMUNITY PLAN Page 2-21

8 SOUTH FACING YARDS 39m 4 18th GREEN TYP. LOT TYPE - B - AVERAGE LOT SIZE 18.0m X 39.0m (710 sq. m.) - SINGLE FAMILY HOMES SQ. FT. - 2 CAR ATTACHED GARAGE - ON GRADE SECONDARY SUITE POTENTIAL m 5 EXISTING EQUIPMENT STORAGE (TO BE REMOVED) TYP. ROAD ROW - 10m WIDE ROW - 6.5m ASPHALT m 15.5m TYP. LOT TYPE - A - AVERAGE LOT SIZE 15.5m X 37.5m ( 581 sq. m) - SINGLE FAMILY HOMES SQ. FT. - 2 CAR ATTACHED GARAGE 8 PAVED TH CARTPA EXISTING DWY COUNTRY CLUB DRIVE PEDESTRIAN PATH - 1.5m WIDE Practise Green CLUBHOUSE 1st TEE CART SITE PLAN CONCEPT BOULEVARD ENHANCEMENT STREET TREES (BOTH SIDES) EXISTING FENCE THE COTTAGES BOULEVARD ENTRY MAINTENANCE BUILDING PUBLIC BENCHES EAGLECREST DRIVE ENTRY MONUMENT S C.A. DE T (250) F (250) C West Second Ave. Qualicum Beach, V9K 2T5

9 PAVED CARTPATH EAGLECREST DRIVE PRACTICE EXISTING FENCE MAINTENANCE BUILDING 16 EXISTING DWY GREEN 39m 18.2m m 37.6m 15 TYP. LOT TYPE - A - AVERAGE LOT SIZE 15.5m X 37.5m ( 581 sq. m) - SINGLE FAMILY HOMES SQ. FT. - 2 CAR ATTACHED GARAGE Site Plan Data NEW TEE BOX 1 TYP. LOT TYPE - B - AVERAGE LOT SIZE 18.0m X 39.0m (710 sq. m.) - SINGLE FAMILY HOMES SQ. FT. - 2 CAR ATTACHED GARAGE - ON GRADE SECONDARY SUITE POTENTIAL TEE BOX 1 REGISTERED OWNER: LEGAL DESCRIPTION: CIVIC ADDRESS: SITE AREA: SEHIAHMOO GOLF CENTER LTD., INC. NO BC LOT D, DISTRICT LOT 122, NANOOSE DISTRICT, PLAN VIP59040 EXCEPT PART IN PLAN VIP COUNTRY CLUB DRIVE, QUALICUM BEACH, B.C. 13,600 SQUARE METERS ( 3.36 ACRES) EXISITNG ZONING: RECREATION 3 (F3) 3 ROAD 1 12 COUNTRY CLUB DRIVE PEDESTRIAN PATH - 1.5m WIDE OCP LAND USE DEATION: Proposed Land Use PARKS & RECREATION 11 DEVELOPMENT PROPOSAL: REZONE FROM RECREATION 3 (F3) TO SMALL LOT RESIDENTIAL ( SLR1) LOT SIZE: 500 sq. m sq. m CLUBHOUSE SITE COVERAGE: FLOOR AREA RATIO: MAX. BUILDING HEIGHT: 45% 0.55% 9.0m 9 TYP. ROAD ROW - 10m WIDE ROW - 6.5m ASPHALT 13th GREEN BUILDING SETBACKS FRONT - 4.0m EXCEPT FRONT ENTRY GARAGE 6.0m FRONT ENTRY GARAGE REAR - 5.0m EXTERIOR SIDE - 3.0m INTERIOR SIDE - 1.5m LANE - 3.0m ALL SETBACKS ARE MEASURED TO BUILDING FOUNDATION MAX. 24" EAVE PROJECTION TEE BOX 14 OFF STREET PARKING: 2 CAR GARAGE PER LOT 2 CAR OFF STREET PARKING SPACES PER LOT (DRIVEWAY) EXISTING DWY CART STORAGE TEE BOX 14 TEE BOX 14 Park Space PARK DEDICATION: CASH IN LIEU EQUIPMENT STORAGE 18th GREEN C.A. DE Project Title The Cottages Client Paul Kim Qualicum Beach, B.C. Sheet Title SITE PLAN CONCEPTUAL THE COTTAGES Drawn Checked Date Scale J.L./J.P. J.L./J.P /4" = 1'-0" Sheet # A-1 T (250) F (250) C West Second Ave. Qualicum Beach, V9K 2T5 Disclosure: This drawing as an instrument of service is the exclusive property of C.A. Design and may not be used in any way without the prior written permission of this office. The reproduction of this plan in part or whole is prohibited. Revisions PRELIMINARY CLIENT REVIEW

10 Streetscape - West Scale = 3/16" = 1'0" Form & Character Scale = nts 1 - Coastal Cottage Styles Building Character A regionally specific interpretation incorporating elements of Shingle Style and Arts and Crafts. Details include exposed rafter tails, brackets, expressed beam ends, post and beam and window boxes. Half timbering was also common. Wall materials were almost always wood shingle or board and batten Stone can also be used for foundation walls and chimneys. Windows should be double hung or casement with top divided lights. THE COTTAGES FORM & CHARACTER CONCEPT C.A. DE T (250) F (250) C West Second Ave. Qualicum Beach, V9K 2T5

11 7 5 EAGLECREST DRIVE MAINTENANCE BUILDING 4 LEGAL DESCRIPTION: LOT D, DISTRICT LOT 122, NANOOSE DISTRICT, PLAN VIP59040, EXCEPT PART IN PLAN VIP63131 ROAD 1 COUNTRY CLUB DRIVE CIVIC ADDRESS: 444 COUNTRY CLUB DRIVE, QUALICUM BEACH, B.C. 2 LEGEND 1. EAGLECREST GOLF CLUB 1 2. R1 - RESIDENTIAL. OCP - ESTATE RESIDENTIAL 3. 18TH GREEN - EAGLECREST GOLF COURSE 4. PRATICE GREEN - EAGLECREST GOLF COURSE 5. THE BLUFFS, SINGLE FAMILY HOMES - R5 ZONING 6. SINGLE FAMILY HOMES - R7 ZONING CART STORAGE 7. SINGLE FAMILY HOMES - R1 ZONING STORAGE 3 6 C.A. DE Project Title Sheet Title The Cottages CONTEXT MAP THE COTTAGES Client Paul Kim Qualicum Beach, B.C. T (250) F (250) C West Second Ave. Qualicum Beach, V9K 2T5 Disclosure: This drawing as an instrument of service is the exclusive property of C.A. Design and may not be used in any way without the prior written permission of this office. The reproduction of this plan in part or whole is prohibited. PRELIMINARY CLIENT REVIEW Revisions Drawn J.L./J.P. Checked J.L./J.P. Date Scale 1/4" = 1'-0" Sheet # A-2

12 ROAD 1 PAVED CARTPATH COUNTRY CLUB DRIVE Lot Type - B 18m x 39m EAGLECREST DRIVE W/I Closet Bath Laundry 18 Master Bedroom Ensuite Bedroom 2 Mud EXISTING DWY PRACTICE GREEN Dining Room Kitchen Den / Bed 3 2 Car Garage South Facing Yardspace 3 12 Great Room CLUBHOUSE 9 Covered Outdoor Living Patio / Outdoor Living Driveway 18th GREEN Location Plan Scale : nts. Road Main Floor Plan Floor Area = 1,760 sq. ft. East Elevation Scale = 1/4" = 1'0" THE COTTAGES Lot Type - B - Plan Concept C.A. DE T (250) F (250) C West Second Ave. Qualicum Beach, V9K 2T5

13 ROAD 1 PAVED CARTPATH COUNTRY CLUB DRIVE Lot Type - A 15.5m x 37.5m Country Club Drive EAGLECREST DRIVE EXISTING DWY PRACTICE GREEN Pedestrian Trail CLUBHOUSE Country Club Entry Gate th GREEN Southeast Yardspace Location Plan Scale : nts. Patio / Outdoor Living Dining Room Master Bedroom w.i.c. Great Room Ensuite Laundry Kitchen Pantry West Elevation Scale = 1/4" = 1'0" Den / Bed 3 Hall Bath Entry 2 Car Garage Bedroom 2 Covered Entry Driveway East Elevation (Rear) Scale = 1/4" = 1'0" Road Main Floor Plan Floor Area = 1,837 sq. ft. THE COTTAGES Lot Type - A - Plan Concept C.A. DE T (250) F (250) C West Second Ave. Qualicum Beach, V9K 2T5

14 Street Veiw - Existing Country Club Drive BOULEVARD ENHANCEMENT WALKING PATH INTERIOR STREET STREET TREES ( BOTH SIDES) BOULEVARD ENHANCEMENT CEDAR HEDGE WITH ENTRY GATES BOULEVARD ENHANCEMENT STREET TREES ( BOTH SIDES) Lot Type - B Road 10m ROW Lot Type - A Country Club Drive Eaglecrest Clubhouse Site Section - Proposed Scale: nts PUBLIC BENCHES BOULEVARD ENTRY BOULEVARD ENTRY ENTRY MONUMENT S BOULEVARD PATH - TREE LINED STREETS THE COTTAGES SITE SECTION CONCEPT C.A. DE T (250) F (250) C West Second Ave. Qualicum Beach, V9K 2T5