CITY OF PITT MEADOWS

Transcription

1 CITY OF PITT MEADOWS COUNCIL IN COMMITTEE REPORT To: Chief Administrative File No: Officer From: Director of Operations Bylaw/Policy No: and Development Services Date: January 7th, 2013 Subject: Barnston View Amendment Road Zoning Bylaw Text RECOMMENDATIONS: THAT Council: A. Grant First and Second Readings to Zoning Amending Bylaw No. 2642, 2014, AND B. Schedule a Public Hearing for February 4.th, 2014 Regular Council Meeting; OR C. Other. PURPOSE: To advise Council regarding an application from Mosaic to change the text of the Zoning Bylaw in order to permit office uses on the first floor of buildings in the Osprey Village commercial area. BACKGROUND: The Osprey Village / Barnston View Road commercial area is zoned Mainstreet Commercial. The Mainstreet Commercial Zone applies only to that part of Barnston View Road that is south of Fraser Way and is intended to provide retail sales and services to the community and also attract visitors to the area. 08-Jari-2014# v1-52 -

2 Barnston View Road Zoning Bylaw Text Amendment 2 POLICY: The Mainstreet Commercial area permits a variety of uses, including the following: Retail Child daycare Dog Daycare Personal Service Indoor Recreation (gyms) Residential Office use is also permitted, but not on the ground floor. Over the years, the zoning bylaw has been amended to allow a wider variety of businesses to locate in Osprey Village. Some of these uses include the dog daycare and child daycare. In early December, Council adopted a zoning bylaw that amended the definition of retail to include photography and artist studios and uses that make items for retail sale on site, such as bakeries and goldsmiths. Mosaic has submitted a rationale for the proposed text amendment (Attachment B) that outlines the community benefits for the municipality. Some of these include: Providing services to residents in the area; Providing essential services would increase the traffic to Osprey Village, providing a consistent flow of customers and thereby activating the streetscape. Allowing a wider range of uses provides more opportunity for people to work in close proximity to where they live General Commercial Development b) A wide range of commercial businesses is encouraged, but a distinction should be maintained between the types of retail and services that are permitted in established commercial areas: Commercial uses which serve a regional population and require greater parking considerations are encouraged to locate in Highway Commercial Areas adjacent to the Lougheed Highway and major arterial roads; # v1-53 -

3 Barnston View Road Zoning Bylaw Text Amendment 3 DISCUSSION: Small retail, office, medical, professional and personal service uses are encouraged to locate in Town Centre Commercial areas with increased residential densities and close to public transit; Commercial uses that serve a local or neighbourhood population are encouraged to locate in Community Commercial areas. The City s vision for the development of Barnston View Road embraced a unique pedestrian-oriented main street that would serve the local residents, and potentially have the character and charm to attract tourists to the neighbourhood. The original development covenant for Osprey Village foresaw these uses and the Community Commercial designation in the Official Community Plan (OCP) supports commercial uses. In turn, the Zoning Bylaw reflects the policies and vision within the original development covenant and OCP. The Zoning Bylaw states that: The intent of the Mainstreet Commercial Zone is to provide for a limited range of retail and business services to the surrounding community that also attract visitors. Office uses are permitted in Osprey Village, but not on the ground floor of any building. It should be noted that second floor commercial space in Osprey Village is very limited. The Zoning Bylaw and the Official Community Plan, in conjunction with the Regional Growth Strategy, encourages the location of offices within the Urban Centre of the municipality. But those businesses that serve the local population s day-to-day needs and I or visitors may locate in Osprey Village. The current definition of office in the Zoning Bylaw includes all office uses, including doctor and dentist offices, real estate offices, private business offices, and offices for professionals such as architects, engineers and accountants. Staff supports this application to allow all office uses on the ground floor of the commercial portion of Barnston View Road, for the following reasons: Many office uses, such as travel agents, health care professionals, notaries, etc., will serve the local population, potentially reducing vehicle trips in the community; Such uses could attract customers or clients who may then patronize other nearby businesses; The amount of commercial floor area is relatively small, therefore offices locating here would be unlikely to impact other commercial areas in the City; and Office uses that do not rely on clientele are unlikely to locate in this area. # v1-54 -

4 Barnston View Road Zoning Bylaw Text Amendment 4 Office uses would continue to be permitted on the second floor of commercial buildings. SUMMARYICONCLUSION: Staff recommends permitting office uses on the ground floor of buildings in the Mainstreet Commercial Zone, in order to provide services to local residents and to support other businesses. Respectfully submitted, Dana K. Parr Planner 4 cth Reviewed by: Approved by: Anne Berry Manager of Development Services if of Operations and it Services ATTACHMENTS: A. Zoning Amendment Bylaw No. 2642,2014 B. Letter from Mosaic dated November 5th, 2013 # v1-55 -

5 CITY OF PlU MEADOWS ZONING AMENDMENT BYLAW NO. 2642, 2014 A Bylaw to amend applicable sections of Zoning Bylaw No. 2505, 2011 WHEREAS, it is deemed expedient to amend The City of Pitt Meadows Zoning Bylaw No. 2505, 2011 as amended; NOW THEREFORE, the Council of The Corporation of the City of Pitt Meadows in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as the City of Pitt Meadows Zoning Amendment Bylaw No, Part 12 MC - Mainstreet Commercial, Section Local Commercial, is amended as follows: Deleting b) and re-number accordingly. 3. Pitt Meadows Zoning Bylaw No. 2505, 2011 and amendments thereto, is hereby amended accordingly. READ a FIRST and SECOND time the day of, PUBLIC HEARING on the day of, READ a THIRD time the day of, ADOPTED the day of, #117246v1

6 ATTACHMENT November 5, 2013 Hand Delivered Dana Parr City of Pitt Meadows Harris Road Pitt Meadows BC V3Y2B5 Dear Dana: RE: OSPREY Text Amendment 10973, 10974, 10995, Barnston View Road, Pitt Meadows Please accept this application for a Text Amendment to the Mainstreet Commercial Zone for 10973, 10974, and Barnston View Road to permit office use on the ground floor of the commercial strata lots. Below and attached, you will find the following: 1. Application form; 2. Application fee in the amount of $1,919; 3. Current title searches; and 4. Rational for the application. We are requesting a Text Amendment because we believe it will have a positive impact for the local residents as well as the businesses in the area. The following are some community benefits by permitting office on the ground floor: 1. Many office uses are service related, which would not only provide services to residents in the area, but has the ability to become a destination for the local and surrounding communities. 2. Providing essential services (i.e. medical or dental, physiotherapy, tax or financial planning, etc.) would increase the traffic to OSPREY Village, providing a consistent flow of customers coming and going, activating the streetscape. 3. The influx of people frequenting these services helps provide a critical mass to support the adjacent businesses, helping to ensure the long-term viability of the Village. 4. Allowing a wider range of uses provides a greater opportunity for people to work in close proximity to where they live. We have had a number of potential purchasers interested in the storefronts for office use from the immediate surrounding neighbourhoods, as well as a Maple Ridge resident. We understand that the City has concerns over the aesthetics of the storefronts and the desire to maintain attractive, pedestrian-friendly interfaces is important. We feel that this can still be achieved with allowing office on the ground floor. The City can retain an element of control over Granville St Vancouver BC V6H 3H3 mosaichomes.com

7 I trust that you will find the above and enclosed to be in order. Should you have any questions Granville St Vancouver BC V6H 3H3 mosaichomes.com Ends. MOSAIC OSPREY TWO HOLDINGS LTD. Yours truly, or require further information please do not hesitate to call me directly at Village develops into the vibrant community that was envisioned by both MOSAIC and the City. benefit to the local community and residents of Pitt Meadows alike and would help to ensure the We believe that allowing for a variety of uses, including office on the ground floor, would be a process at the tenant improvement stage. the treatment of storefront windows and interior layout through the building permit review