CITY OF ARMSTRONG. AGENDA PLANNING & DEVELOPMENT COMMITTEE Councillors R. Nitchie (Chair), P. Britton, J. Trainor

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1 CITY OF ARMSTRONG AGENDA PLANNING & DEVELOPMENT COMMITTEE Councillors R. Nitchie (Chair), P. Britton, J. Trainor Page August 12, 2013 Council Chambers: 2:10 p.m. 1. CALL TO ORDER: 2. ADOPTION OF AGENDA: a) Planning & Development Committee Agenda - August 12, ADOPTION OF MINUTES: 3-4 a) Planning & Development Committee Minutes - June 24, BUSINESS ARISING FROM THE MINUTES: 5. PRESENTATION OF REPORTS: a) Storm Drainage Concerns of Property Owner Patten Drive (Mr. Bob Armstrong, Property Owner 3930 Patten Drive, in attendance) b) Development Variance Permit Application # ARM-DVP Re: 3615 Jackson Avenue (Applicant - Mitch Goodwin) (Mr. Mitch Goodwin, in attendance) c) OCP/Zoning Amendment Application # OR Re: 2440 York Avenue & 2240 Bradley Drive - Royal York Golf Course (Owner: Longview Resources Ltd. Applicant: Patrick Place) (Patrick Place, Applicant, in attendance) 6. CORRESPONDENCE: 7. UNFINISHED BUSINESS: 8. NEW BUSINESS: 9. RESOLUTION TO MOVE IN CAMERA: Page 1 of 35

2 Page Planning & Development Committee Agenda August 12, ADJOURNMENT: Page 2 of 35

3 CITY OF ARMSTRONG Minutes of the Planning and Development Committee Meeting held in the Council Chambers, 3570 Bridge Street, Armstrong, B.C., on June 24, PRESENT: Committee: Council: Regrets: Councillor R. Nitchie (Chair), Councillors P. Britton & J. Trainor Mayor C. Pieper; Councillors S. Fowler & R. O Sullivan Councillor K. Rowe Staff: Others: CALL TO ORDER: Patti Ferguson, Administrator Melinda Stickney, Deputy Corporate Officer Terry Martens, Chief Financial Officer Wendy Wallin, Clerk 1 member of the public Heather Black, Okanagan Advertiser Councillor Nitchie called the meeting to order at 1:57 p.m. ADOPTION OF THE AGENDA: MOVED by Councillor Trainor, seconded by Councillor Britton, that the Planning & Development Committee Agenda be adopted, CARRIED PRESENTATION OF REPORTS: Contracted Planning Services & Appointment of Additional Approving Officer Councillor Nitchie introduced the staff report regarding contracted planning services and the appointment of an additional approving officer. The City will have 2 approving officers for the remainder of Draft for Approval The Committee RECOMMENDS that Council appoint Hazel Christy as Approving Officer for the City of Armstrong under Section 77 of the Land Title Act; and that Council authorize staff to advise the Land Title Office of the additional appointment of Approving Officer. RDNO Planning Services Matters Outstanding for Concluding Contract Councillor Nitchie reported that a staff report regarding outstanding matters to be finalized prior to concluding the RDNO Planning Contract. The three outstanding matters are as follows: Mapping, Transfer of subdivision records, and Completion of active planning applications. Administrator Ferguson reported that the City has enquired about staying with the Regional District for mapping and is awaiting information from the Regional District to explain how this might look and work. Page 3 of 35

4 Minutes of the Planning & Development Committee June 24, 2013 There are some technical issues to correct on the mapping component and if we are paying for the mapping we would like it to ensure reliable mapping. The mapping component is outside of the Planning Contract. The City would like to have all the outstanding matters cleaned up by September. All new planning applications will be going to our new planner. The Committee RECOMMENDS that the Council direct staff to investigate all options for the provision of mapping services for the City of Armstrong. Administrator Ferguson stated the City has an obligation to pay for 300 hours and as of the end of May we have used 175 hours. The City could sell them to another municipality; normally we purchase additional hours from other municipalities and the opportunity to sell our excess may not occur. ADJOURNMENT: Councillor Nitchie adjourned the meeting at 2:04 p.m. CERTIFIED CORRECT: CHAIR Draft for Approval Page 4 of 35 Page 2 of 2

5 CITY OF ARMSTRONG DEVELOPMENT VARIANCE PERMIT APPLICATION DATE: FILE NO.: APPLICANT: LEGAL DESCRIPTION: PID#: CIVIC ADDRESS: PROPERTY SIZE: ZONING: O.C.P. DESIGNATION: PROPOSAL: PROPOSED VARIANCES: June 27, ARM-DVP Mitch Goodwin Parcel A (KC81389), Sec 6, Twp 35, K (Formerly 0) DYD, Plan Jackson Avenue 0.19 ha (.47 acres) Residential Low Density Single Family (R.1) Low Density Residential Two lot subdivision Rear yard setbacks of a deck and shed PLANNING DEPARTMENT RECOMMENDATION: THAT upon consideration of input from adjacent land owners, Council authorize the issuance of a Development Variance Permit for the property legally described as Parcel A (KC81389), Sec 6, Twp 35, K (Formerly 0) DYD, Plan 1426 and located at 3615 Jackson Avenue to permit variances to the following sections of the City of Armstrong Zoning Bylaw No. 1268, 1997: 1. Section a.ii by reducing the rear yard setback of an accessory residential building (shed) from 1.5 metres to 1.35 metres as shown on the attached site plan and photograph; 2. Section b and O.c by reducing the rear yard setback of a deck from 7.0 metres to 3.84 metres as shown on the attached site plan and photograph. BACKGROUND: This report relates to an application for a Development Variance Permit for the property located at 3615 Jackson Avenue. The applicant is proposing to subdivide the subject property into two lots. The applicant also proposes to retain a deck and a shed that are located in the rear yard of the proposed remainder lot. The setback between the deck and the proposed dividing property line would not comply with the rear yard setback requirements of the Zoning Bylaw. This application proposes to vary these provisions of the bylaw so that the deck and shed can be retained in their current location and configuration. Page 5 of 35

6 Development Variance Permit Application 13-01S2-ARM-DVP (Mitch Goodwin) Page 2 Site Context The subject property slopes upwards from Jackson Avenue towards Warner Avenue. A single family dwelling is located near the centre of the property. A partially covered wood deck is attached to the rear of the dwelling. The floor area of the deck is 41.5 m 2 and it is located 1.2 m above the ground. Access to the property is currently gained from Jackson Avenue. A m 2 shed is located just to the rear of the dwelling. The shed measures 3.1 m wide by 4.9 m long and is accessed via double doors that face Jackson Avenue. The shed is used for garden equipment storage and as a workshop. The subject and surrounding properties are zoned Residential Low Density Single Family (R.1) and designated Low Density Residential in the Official Community Plan with the exception of the property to the west which is zoned Residential Secondary Suite (R.1-8). The following orthophoto of the subject and surrounding properties was taken in 2010: The Proposal The proposed subdivision would create a 1290 m 2 lot that would contain the existing dwelling and shed and would front Jackson Avenue and a 600 m 2 lot that would be vacant and would front Warner Avenue. The applicant wishes to retain the deck and shed and is requesting a rear yard setback variance to allow the shed and deck to be setback 1.35 m and 3.84 m respectively from the proposed rear property line. ZONING BYLAW: The subject property is zoned Residential Low Density Single Family (R.1). The uses permitted in the R.1 zone include accessory residential buildings, assembly uses, boarding uses, home occupations, one single fami ly dwelling and one secondary suite. The proposal as compared to the R.1 zone requirements is as follows: Page 6 of 35

7 Development Variance Permit Application 13-01S2-ARM-DVP (Mitch Goodwin) Page 3 CRITERIA PROPOSAL Lot Area (min.) 1290 m" Lot Frontage (min.) m Lot CoveraQe (max.) 27% DwellinQIDeck Setbacks (min.) - Front m m - Rear +10 m m - Interior Side (east) m m - Interior Side (west) 7.34 m 1 +8 m Shed Setbacks (min.) - Front +38 m - Rear 1.35 m - Interior Side (east) +14 m - Interior Side (west) 3.67 m - Dwelling 0.75 m Shed Height (max. ) 3.65 m Shed Floor Area (max.) 15.19m' ParkinQ Stalls (min.) 2 ZONE REQUIREMENTS 600 m" 18 m 50% 6 m 15 m 8m17m 1.5 m m 1.5 m m 6m 1.5 m 1.5 m 1.5m 3m 5m 15 m' 2 Projections Section b of the Zoning Bylaw states that a deck may project into a required setback area by up to 1 m. OFFICIAL COMMUNITY PLAN: The Official Community Plan designates the land use of the subject property as Low Density Residential. The Objectives and Policies of the OCP state that it is the objective of Council: 1. to maintain the City as a diverse, vibrant, unique and attractive community; 2. to recognize that development of land has social impacts and will act through the approval process to minimize negative and maximize positive impacts; 3. support innovative and creative design and development in new residential areas and with the infill of vacant parcels within existing residential areas; 4. to allow flexibility with the infill of existing lots that in size and configuration cannot meet existing standards. REFERRAL COMMENTS: The application was referred for comments to the City of Armstrong Administration, Public Works Manager, Building Inspector, Consulting Engineer, Regional Fire Protection Officer, and the Armstrong/Spaliumcheen Fire Department. The Building Inspector advises that he has no objection to the location of the deck and that the accessory building appears to be in poor condition. He recommends that a setback variance for the shed not be granted and that the building be demolished. No other comments were received in response to the referral. Page 7 of 35

8 Development Variance Permit Application 13-01S2-ARM-DVP (Mitch Goodwin) Page 4 PLANNING ANALYSIS: The Planning Department raises no objections to the proposed variance and upon consideration of input from adjacent land owners, recommends issuance of the Development Variance Permit based on the following: sufficient spatial separation would exist between the existing deck and shed and the proposed property line to the south; the roof of the shed is oriented so that rain and snow run-off would not impact the proposed adjacent lot; prospective purchasers of the proposed vacant lot would be aware of the existence of the deck and shed and could therefore determine for themselves whether or not it would negatively impact the use and enjoyment of the lot; the OCP encourages flexibility with the infill of existing lots that in size and configuration cannot meet existing standards. Overall, it does not appear that the proposed variances would negatively impact the use and enjoyment of the subject and neighbouring properties. SUMMARY: This is an application for a Development Variance Permit related to the property located at 3615 Jackson Avenue. The application proposes to vary the rear yard setback requirements of the Zoning Bylaw pertaining to a shed and a deck. The Planning Department recommends that upon consideration of input from adjacent land owners, the variances be supported as the OCP encourages infill development and the variances are not likely to have a negative impact on the use and enjoyment of the subject and neighbouring properties. Prepared by: Reviewed by: Caren Walker Planning Technologist Greg Routley Deputy Planning Manager Page 8 of 35

9 File: Applicant: Location: CITY OF ARMSTRONG DEVELOPMENT VARIANCE PERMIT APPLICATION SUBJECT PROPERTY MAP ARM-DVP Mitch Goodwin 3615 Jackson Avenue A RO"O Subject Prope PLAN A ~ '<;f- L 14 N c.o 12 '<;f- t.{) ~ 23 ~ ~ 0 (9 N 14 ~ x 15 BN JACKSON AVENUE 9 WARNER 1-\ c ( ~~~ ) «LA ;. l2 ~ ~~~~~~~~~ AVENUE KAP Page 9 of 35

10 ALL OIST ANC 5 ARE!N METRES. LOT 3 PLAN KAP76458 til JACKSON AVENUE i 1 1 1,..,i :;1 NI LOT 1 : ho I I ~.-.--I l~ House - #3615 (wood siding) 1 Basemellt, Eni ryl \.---,..; ' ---. Deck 1- I. }~7~ ~~--''' I ;;;/. : ~. r.-' It') t ? /~RC[:I. ;\ O<CS! ::,H'}:: PL/~N!/~?G LOT 13 PLAN 1426 o 0>. LOT m' o '" $ WARNER A VENUE ,-:-:-:-:--:;---;-;;;:;:--,----=-::-:-:::---- PLAN OF PROPOSED SUBDIVISION OF SCAl.f.:1 : 400 OUR FIlE R9297 PARCEL A (KC8'1389), PLAN 1426, om 11 Apr 2012 DRAWN RB SEC 6, TP,35, K(formerly O)DYD f--.qpodwin.._--- W ILLI AM E. MADDOX B.C. LAND SURVEYOR 92970AOO th STREET VERNON, B.C. vn 5E8 TELEPHONE (250) Page 10 of 35

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13 MEMORANDUM To: From: Patti Ferguson, Chief Administrative Officer Hazel Christy, Planner Date: August 8, 2013 Subject: OCP/Zoning Application No OR Re: 2440 York Ave and 2240 Bradley Dr. (Owner: Longview Resources Ltd. Applicant: Patrick Place) BACKGROUND This is an application to amend the Official Community Plan (OCP) and Zoning Bylaw 1268, 1997 for portions of properties located at 2440 York Avenue and 2240 Bradley Drive (Royal York Golf Course) to allow the subdivision of 30 residential bare land strata lots, and one residential strata containing 16 semi-detached residential strata units. The balance of the subject property will retain the existing OCP and Zoning Bylaw Recreation Commercial designations and continue to be used as a golf course. City of Armstrong OCP Amendment Bylaw 1740, 2013 proposes to change the OCP designation for a portion of the subject properties from Recreation Commercial to Multi-family Residential. Zoning Amendment Bylaw 1741, 2013 proposes to add a new Residential Mixed Density Cluster Housing Zone (R.7) to Zoning Bylaw 1268, 1997, and rezone a portion of the property to the new R.7 zone. Subdivision Amendment Bylaw, 2013 proposes to add the new R.7 zone to the servicing requirements necessary to allow the development of bareland strata and residential strata lots. The new R.7 zone is applicable to this development, but has been written more generically for bareland strata and low density residential strata type developments and will be applicable to potential future developments within the City of Armstrong. RECOMMENDATION THAT Official Community Plan Amendment Bylaw 1740, 2013 be read a first and second time; AND THAT the referral process outlined in the Planning report dated August 8, 2013 be considered appropriate consultation for the purpose of Sections 879 and 881 of the Local Government Act; AND THAT Zoning Amendment Bylaw No. 1741, 2013 be read a first and second time; AND THAT Subdivision and Development Servicing Bylaw Amendment Bylaw 1743, 2013 be read a first and second time; 1 Page 13 of 35

14 AND THAT Official Community Plan Amendment Bylaw No. 1740, 2013, and Zoning Bylaw Amendment Bylaw No. 1741, 2013 be scheduled for a Public Hearing on September 23, 2013, pursuant to Section 890 of the Local Government Act; AND THAT final adoption of Official Community Plan Amendment Bylaw 1740, 2013, Zoning Bylaw Amendment Bylaw 1741, 2013, and Subdivision and Development Amendment Bylaw 1743, 2013 be considered concurrently at such time as all issues regarding the Development Permits for Multi-Family Development Form and Character and Meighan Creek Floodplain, and servicing issues with respect to the proposed development are addressed to the satisfaction of Council. EXECUTIVE SUMMARY The subject lands consist of three titles currently designated Recreation Commercial in the Official Community Plan (OCP) and Recreation Commercial (C.5) in Zoning Bylaw 1268, 1997, presently used for a golf course and RV campground (see Attachment A Subject Property Map). The development proposal is to consolidate the properties, and subdivide a portion of the lands to create 30 bareland strata lots plus one residential strata containing 8 semi-detached structures (16 units) (see Attachment B Proposed Site Plan). In anticipation of the subdivision application, the applicant has proposed dedication of lands immediately north of and abutting the existing City owned property located on Game Court to meet the 5% park dedication requirement. The proposed OCP designation from Recreation Commercial to Multi-family is consistent with OCP Policies regarding: Economic Development (OCP Section 6.0) Natural Environment (OCP Section 8.0) and Residential Land Use (OCP Section 10.0) The OCP Multi-family designation adds the subject lands to the list of properties requiring a Development Permit for Form and Character prior to any further development (OCP 7.3 (g)). The proposed new Residential Mixed Density Cluster Housing (R.7) zone will provide a zone specifically for bareland strata and residential strata developments. In the past, the use of the existing Residential Apartment and Multi-family Zone (R.4) for lower density strata developments has required additional covenants to limit use and development variances in order to tailor the zoning to the proposal and avoid concerns that may be associated with the range of residential densities and heights currently permitted in the R.4 Zone. This new zone will better serve OCP objectives for more efficient use of land, infill and compatibility with existing neighbourhoods. A concurrent amendment to Table A.1 of Subdivision and Development Servicing Bylaw No. 1570, 2007 is necessary to reference the new zone. No public hearing is necessary prior to adoption of this amending bylaw, however reading consideration should be concurrent with OCP Amendment Bylaw 1740, 2013 and Zoning Amendment Bylaw 1741, It is recommended that OCP Amendment Bylaw 1740, 2013 and Zoning Amendment Bylaw 1741, 2013 be read a first and second time and forwarded concurrently to a Public Hearing to be scheduled for September 23, Page 14 of 35 2

15 HISTORY The subject lands have had prior development applications ( ARM-OR to allow 258 units and ARM-OR to allow 79 dwelling units). These files did not proceed and were subsequently closed. PROPOSAL The properties are currently being used for a golf course and RV campground. Although no subdivision application has been received at this time, the applicant proposes to replace the RV campground with a bareland strata residential development and modify the southeastern portion of the golf course to accommodate residential cluster housing. The balance of the golf course will be unaffected and retain its existing Recreation Commercial designations in the OCP and Zoning Bylaw. DISCUSSION / ANALYSIS Site Description The subject lands are bounded on the east by Highway 97, on the south and west by low density residential and on the north by low density residential and a residential bareland strata subdivision zoned Residential Apartment and Multi-family (R.4). The majority of the land is flat to gently rolling, with Meighan Creek flowing within a 9m deep stream corridor along the eastern portion of the property (See Attachment A Subject Property Map). Policy Context The proposal is generally consistent with Official Community Plan policy in that it provides for additional residential growth in a form and density compatible with the existing neighbourhood context. The proposed new zone will limit proposed principal uses to one-, two-, three- and four-family dwellings, with height and setback requirements to be similar to single family zones elsewhere in the City. The new zone is required to deal efficiently with the proposed combination of low density bareland strata and cluster housing without the number of variances or use covenants that would be required if the existing Residential Apartment and Multi-Family Zone (R.4) were used. A comparison of the proposed zone with the R.1 and R.4 Zones is below: Criteria Zoning Proposal New R.7 zone R.4 zone R.1 zone Min. site area 1.0 ha. n/a n/a Site area 3.04 ha Min. lot area 325m2 (bareland strata lot) 340m2 single family 600m2 single family 360m2 to 720m2 Min. lot width 12m (bareland strata lot) 12.5m single family 18m two family 18m 12m to 18m range Min. lot depth 25m (bareland n/a n/a 30m to 40m Lot coverage % strata lot) 50% (bldgs. and structures) 50% (bldgs. and structures) 50% (bldgs. and structures) range As per R.7 zone Page 15 of 35 3

16 Max. Bldg. Height Front yd. setback Rear yd. setback Side yd. setback Parking Required The lesser of 10m or 2 storeys 4.5m (bareland strata lot) 5m (cluster housing site) 5m may be reduced to 3.0m (bareland strata lot); 5m (cluster housing site) 3m sum of both sides (permits 0m on one side for attached dwelling)s; 3m from flanking road 5m (cluster housing site) The lesser of 10m or 2 storeys for one, two, three four dwelling units, 12m or 3 storeys for apts. 5m for single, two, three, four family; 8m for apartment 5m for single, two, three, four family; 8m for apartment 1.25m for single, two family; 3m for three, four family; 8m for apartment 2 per dwelling unit 2 per single family; 2 for units greater than 2 bedrooms The lesser of 9m or 2 storeys As per R.7 zone 6m As per R.7 zone 8m As per R.7 zone 1.5m interior 5m flanking As per R.7 zone 2 per dwelling unit As per R.7 zone Referral Comments The application under consideration is for an OCP and Zoning Bylaw amendment only. Comments from referral agencies are shown in Attachment D. The application was referred on July 4, 2013 with a request for receipt of referral comments by July 28, Future Applications Required Applications for Multi-family and Meighan Creek Floodplain Development Permits and for Subdivision approval are necessary prior to any further development proceeding on the property. It is recommended that Development Permit Applications and Subdivision Applications be made and considered together. The Multi-family and Meighan Creek Floodplain Development Permit process will deal with issues such as form and character, locations of buildings on the cluster housing portion, landscaping, buffering and the location of development adjacent to Meighan Creek. Items to be considered through the subdivision process include, but are not limited to: Upgrades to roads or intersections as may be required by the Ministry of Transportation and Infrastructure to accommodate traffic impacts on Highway 97; Off-site infrastructure upgrades as may be necessary to accommodate development impacts on water supply and fire flow, sanitary sewer, storm drainage, and local roads; Page 16 of 35 4

17 Internal road layout including emergency accesses and turnarounds as specified by the Subdivision and Development Servicing Bylaw; Geotechnical review to support the location and nature of proposed buildings and infrastructure; Riparian Area assessment to define the required Streamside Protection and Enhancement Area (SPEA) setback or any required mitigation adjacent to Meighan Creek; Discharge or amendment of any existing Statutory Rights of Way or Covenants, including the use covenant (KC18662) restricting development to a golf course, pro shop, driving range and clubhouse; Dedication of 5% park lands, or equivalent monies-in-lieu of dedication; Pedestrian connections through the development and to lands beyond; Such other matters as may be identified through referral process. CONCLUSION The proposed amendments to the Official Community Plan Bylaw and Zoning Bylaw are consistent with the general objectives of the Official Community Plan. With the exception of comments and potential requirements from the Ministry of Highways and Infrastructure, it is expected that further development details can be dealt with prior to final reading of the zoning bylaw amendment, or at development permit, subdivision or building permit stages. It is recommended that first and second readings be given to the three bylaws attached to this report, and that the Public Hearing be scheduled for September 23, 2013 by which date receipt of comments from the Ministry of Transportation and Infrastructure is anticipated. Respectfully submitted, Hazel Christy, MBA, MCIP Registered Professional Planner ATTACHMENTS Attachment A Subject Property Map Attachment B Site Plan Attachment C Application Summary Table Attachment D - Referrals Attachment E - Official Community Plan Amendment Bylaw No. 1740, 2013 Attachment F Zoning Amendment Bylaw No. 1741, 2013 Attachment G Subdivision and Development Amendment Bylaw 1743, 2013 Page 17 of 35 5

18 Attachment A Subject Property Map ON DR. PHILLIPS ST. BOWIE DR. OKANAGAN STREET VAN KLEECK ROAD Residential Apartment and Multifamily Zone (R4) Residential Medium Density Single Family Zone (R1b) Recreation Commercial Zone (R.5) Residential Low Density Single Family Zone (R1) BRADLEY DRIVE YORK AVE. Subject Property with approximate location of proposal BRADLEY DRIVE PHILLIPS ST. YORK AVE. ADLEY DRIVE HENDERSON DR. OKANAG AN STREET VAN KLEECK ROAD ER IN E CRESCE NT HEATHE R AVENUE PLA CE CA TH BOWIE DR. DUNN ROAD ROSEDALE PLAC MAUNDRELL AVENUE BRADLEY DRIVE 6 Page 18 of 35

19 Attachment B Proposed Site Plan 7 Page 19 of 35

20 Attachment C Application Summary Table Application Type: OCP/Zoning Amendment File No.: OR Proponent: Patrick Place Owner: Longview Resources Ltd. Folio: Legal Description: Plan B1352 Sec.32 Twp. 4 Dist. 25 Lot 1 Sec.32 Twp.4 Plan Lot 28 Sec. 32 Tep. 4 Plan KAP861 PID: Parcel Size: ha ha ha Civic Address: 2440 York Ave York Ave Bradley Dr. OCP Designation: Existing: Proposed: Recreation Commercial Recreation Commercial and Zoning Designation: Existing: Recreation Commercial (R.5) Multi-family Residential Proposed: Recreation Commercial (R.5) and Residential Mixed Density and Cluster Housing (R.7) ALR: No DP Area(s): Meighan Creek Floodplain DP, Multi-Family DP Water Supply: Municipal Sewer: Municipal Site Summary: Zoning Use North: R1 and R4 Residential East: N/A Hwy 97 and City Boundary South: R1 Residential West: R1 Residential 8 Page 20 of 35

21 Attachment D Referrals** Public Works Manager No comment received as of this report date Building Inspector No comment received as of this report date Gentech Engineering No comment received as of this report date Armstrong Spallumcheen Parks and Recreation No comment received as of this report date Fire Chief, Armstrong/Spallumcheen Fire Department No comment received as of this report date Fire Inspector, Armstrong Spallumcheen Fire Department Road access into and out of the proposed subdivision should be designed and constructed for two lane traffic, lane design to meet legislated requirements (local bylaw and BCFC, BCBC). The concept drawing has no second means of egress from the properties out to the public thorough fair. There is concern of bottlenecking of evacuating persons whilst also allowing emergency vehicles access to area. The golf course parking lot also exits through the same common entrance/exit from the land, increasing congestion issues. There is existing limited access from the proposed strata lots in the southeast corner (approx location lots 14 &15) leading to Bradley dr. Perhaps this can be introduced into the design as an escape route. The turn around points at the end of the roads are required to meet BCFC and BCBC requirements, min 12m centre line radius etc. Hammerhead turn around are not a preferred design, and that proposed will not meet the departments needs. Depending upon road width, no on street parking should be allowed or one side only if road widths allow. Fire lane access signage could be utilised. Fire hydrant location should meet BCFC, BCBC and local bylaw, good engineering practice. Building materials for the exterior envelope should be fire resistive (see Fillman report recommendations), and open ventilated soffit exposure protection encouraged. Township of Spallumcheen No comment received as of this report date School District No. 83 No comment received as of this report date 9 Page 21 of 35

22 Ministry of Transportation and Infrastructure No comment received as of this report date Ministry of Environment/ Ministry of Natural Resources No comment received as of this report date ** Comments received prior to Planning and Development Committee meeting will be presented at the meeting. 10 Page 22 of 35

23 Attachment E - Official Community Plan Amendment Bylaw No. 1740, 2013 THE CITY OF ARMSTRONG BYLAW No. 1740, 2013 A bylaw to amend the City of Armstrong Official Community Plan By-law No. 986, 1989 and amendments thereto. The Council of the City of Armstrong in open meeting assembled enacts as follows: 1. City of Armstrong Official Community Plan Bylaw No. 986, 1989 and amendments thereto is hereby amended by: 2. Changing the land use designation shown on the Land Use Designation Map, being Schedule B of Official Community Plan Bylaw 986, 1989 and amendments thereto, for portions of properties legally described as: Lot 1 Section 32 Township 4 Osoyoos Division Yale District Plan 12476, except Plans KAP47581, KAP47784, KAP48318 and KAP50203, and Lot 28 Section 32 Township 4 Osoyoos Division Yale District Plan 861, except Plans H , KAP47784, KAP47984, KAP47985, KAP61172 and KAP88588, and That part of the northwest ¼ of Section 32 shown on Plan B1352 Township 4 Kamloops (formerly Osoyoos) Division Yale District except Plans 8060, 11570, 34382, 40184, and H732 from the Recreation Commercial designation to the Multi-Family Residential designation as shown outlined in bold black on Schedule A, attached to and forming part of this Bylaw. 3. This Bylaw may be cited as the City of Armstrong Official Community Plan Amendment Bylaw No. 1740, Read a FIRST time this day of, Read a SECOND time this day of, Advertised in the Vernon Morningstar on the day of, 2013 and the day of, 2013, and a Public Hearing held pursuant to the provisions of Section 890 of the Local Government Act on the day of, Page 23 of 35

24 RECONSIDERED, FINALLY PASSED and ADOPTED this day of, Certified Correct CITY CLERK MAYOR 12 Page 24 of 35

25 Page 25 of 35

26 Attachment F Zoning Amendment Bylaw No. 1741, 2013 THE CITY OF ARMSTRONG BYLAW No. 1741, 2013 A bylaw to amend the City of Armstrong Zoning Bylaw No. 1268, 1997 and amendments thereto. The Council of the City of Armstrong in open meeting assembled enacts as follows: 4. City of Armstrong Zoning Bylaw No. 1268, 1997 and amendments thereto is hereby amended by: a. Inserting a new Zone in Section Zones, being the Residential Mixed Density Cluster Housing (R.7) Zone, after Residential Senior Citizen Boarding Home (R.6); b. Deleting Sections and , and replacing them with the following: The zone boundaries on the Zoning Map of the City of Armstrong shall be interpreted as follows: a. Where a zone boundary follows a street, lane, railway, pipeline, power line, utility right-of-way, or easement, it follows the centreline, unless otherwise clearly indicated on the Zoning Map; b. Where a zone boundary is shown as approximately following the City boundary, it follows the City boundary; c. Where a zone boundary is shown as approximately following the edge, shoreline or high water mark of a river, lake, or other water body, it follows the natural boundary. In the event of change, it moves with the natural boundary; d. Where a zone boundary is shown as approximately following a property line, it follows the property line; e. Where a zone boundary is shown as approximately following a contour line or a top-of-bank line, it follows that line; f. Where a zone boundary is shown as being generally parallel to or as an extension of any of the features listed above, it shall be so; and g. In circumstances not covered above, the zone boundary shall be determined by the scale of the Zoning Map When any street is closed, the roadway lands have the same zoning as the abutting land. When abutting lands are governed by different zones, the centre of roadway is the zone boundary unless the zone boundary is shown clearly following the edge of the roadway. If the roadway is consolidated with an adjoining parcel, Page 26 of 35 14

27 the parcel s zoning designation applies to affected portions of the roadway. c. Inserting new Sections d. and e. after Section c. as follows: d. The siting, size and dimensions of accessory residential buildings and structures on bareland strata lots in the Residential Mixed Density and Cluster Housing Zone (R.7) shall be as follows: i. There shall be no more than one accessory residential building per bareland strata lot. ii. The maximum height of an accessory residential building shall be 5m (16.40 feet). iii. The maximum horizontal dimensions of an accessory residential building shall be no more than 15m2 (161.5 square feet). iv. Accessory buildings shall not be located in the front yard of a bareland strata lot, and must be 2.0 m (6.56 feet) from a bareland strata exterior side lot line and 1.5m (4.92 feet) from any bareland strata rear or interior side lot line e. For accessory buildings and structures located in the Residential Mixed Density and Cluster Housing (R.7) Zone on common property containing facilities that serve all residents, the regulations governing siting, size and dimensions of such buildings and structures shall be the same as for principal buildings permitted in that zone. d. Inserting a new Section 709, after Section 708 Residential Bed and Breakfast (R.B.B.) Zone, being the Residential Mixed Density Cluster Housing (R.7) Zone, as shown in Schedule A, attached to and forming part of this Bylaw. 5. The zoning of portions of properties legally described as: Lot 1 Section 32 Township 4 Osoyoos Division Yale District Plan 12476, except Plans KAP47581, KAP47784, KAP48318 and KAP50203, and Lot 28 Section 32 Township 4 Osoyoos Division Yale District Plan 861, except Plans H , KAP47784, KAP47984, KAP47985, KAP61172 and KAP88588, and That part of the northwest ¼ of Section 32 shown on Plan B1352 Township 4 Kamloops (formerly Osoyoos) Division Yale District except Plans 8060, 11570, 34382, 40184, and H732 Page 27 of 35 15

28 As shown on the Zoning Map of the City of Armstrong is hereby changed from the Recreation Commercial (C.5) Zone to the Residential Mixed Density Cluster Housing (R.7) Zone as shown outlined in bold black on Schedule B, attached to and forming part of this Bylaw. 6. This Bylaw may be cited as the City of Armstrong Zoning Amendment Bylaw No. 1741, Read a FIRST time this day of, Read a SECOND time this day of, Advertised in the Vernon Morningstar on the day of, 2013 and the day of, 2013, and a Public Hearing held pursuant to the provisions of Section 890 of the Local Government Act on the day of, Read a THIRD time this day of, Certified correct at third reading. CITY CLERK RECEIVED the approval of the Ministry of Transportation this day of, 2013, Ministry of Transportation RECONSIDERED, FINALLY PASSED and ADOPTED this day of, Certified Correct CITY CLERK MAYOR 16 Page 28 of 35

29 SCHEDULE A TO BYLAW 1741, 2013 DIVISION SEVEN RESIDENTIAL ZONES 709 RESIDENTIAL MIXED DENSITY CLUSTER HOUSING ZONE (R.7) The intent of this zone is to provide for comprehensively planned clusters of single detached, two-, three- and four-family dwelling units, in a strata or bareland strata format with urban services. 1. Permitted Uses of Land, Buildings and Structures Subject to the provisions of Division Three and Four of this Bylaw, the following uses and no others shall be permitted in the Residential Mixed Density Cluster Housing Zone (R.7): a. Accessory Residential b. Home occupations subject to the provisions of Section a. of this Bylaw. c. Single family dwellings d. Two family dwellings e. Three family dwellings f. Four family dwellings 2. Accessory Residential Buildings: The siting, size and dimensions of accessory residential buildings and structures shall be in accordance with Sections d and e. of this Bylaw. 3. Buildings Per Lot: a. The number of buildings allowed per bareland strata lot shall be not more than one (1) single family dwelling, and one (1) accessory residential building or structure. b. For two-, three-, and four-family dwellings located on a common property lot, the number of buildings shall not be restricted, provided that the development conforms with all setback, height and lot coverage provisions of this zone. 4. Floor Area: a. The floor area for a single family dwelling unit shall be not less than 85 m2 (914.9 square feet). Page 29 of 35 17

30 b. The floor area for a two-, three-, or four-family dwelling shall be not less than 60m2 (645.8 square feet). 5. Height of Buildings and Structures: The height of buildings and structures shall not exceed: a. the lesser of 10 m (32.81 feet) or two (2) storeys for single, two-, three-, and four-family dwellings. b. 5m (16.4 feet) for all other uses. 6. Subdivision Regulations and Lot Area: a. The minimum site width is 40.0 m ( feet). b. The minimum site area is 1.0 ha (2.47 acres). c. The minimum lot width for a bareland strata lot is 12.0 m (39.37 feet). d. The minimum lot depth for a bareland strata lot is 25.0 m (82.02 feet). e. The minimum lot area for a bareland strata lot is m2 ( square feet). 7. Setbacks: a. The minimum site front yard is 5 m (16.40 feet). b. The minimum site rear yard is 5 m (16.40 feet). c. The minimum site exterior side yard is 4 m (13.12 feet) d. For bareland strata lots, the minimum front yard setback shall be no less than 4.5 m (14.76 feet) from a curb or sidewalk. The minimum rear yard shall be 5.0 m (16.40 feet), but may be reduced to 3.0 m (9.84 feet) where the rear yard abuts common property used for recreational, or open space purposes, or public open space. e. For bareland strata lots with single family dwellings, the sum of both side yards shall be 3.0 m (9.84 feet) except where a bareland strata lot abuts an internal roadway the setback shall be a minimum of 3.0 m (9.84 feet) from the flanking roadway and the sum of both side yards shall not be less than 4.5 m (14.76 feet). In the case of attached two- dwelling units, a 0.0 m side yard is permitted on either side of the property line over which the building sits in order Page 30 of 35 18

31 8. Lot Coverage: to accommodate this housing type, when the other side yard on each bareland strata lot is a minimum of 3.0 m (9.84 feet). a. For bareland strata lots, lot coverage shall be no greater than fifty percent (50%) of the lot area for all buildings and structures. b. For other strata developments, site coverage of buildings, driveways and parking areas shall be no greater than forty five percent (45%). 9. Water Bodies: Setbacks from water bodies and the natural boundary of any natural watercourse or source of water shall be in accordance with Schedule H of this Bylaw. 9. Other Requirements a. Off-street parking shall be provided and maintained in accordance with the provisions of Schedule B of this Bylaw. b. Screening shall be provided in accordance with the requirements of Section 403 of this Bylaw. Page 31 of 35 19

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33 Attachment G Subdivision and Development Amendment Bylaw 1743, 2013 THE CITY OF ARMSTRONG BYLAW No. 1743, 2013 A bylaw to amend the City of Armstrong Subdivision and Development Servicing By-law No. 1570, 2007 and amendments thereto. The Council of the City of Armstrong in open meeting assembled enacts as follows: 7. City of Armstrong Subdivision and Development Servicing Bylaw No.1570, 2007 and amendments thereto is hereby amended by: a. Amending Table A.1 Required Minimum Level of Service for Sanitary Sewer, Water Supply, Drainage, Street Lighting, and Wiring in Schedule A Level of Service, by adding the R.7 Residential Mixed Density and Cluster Residential Zone to the list of Residential and Public Assembly Zones shown in Column This Bylaw may be cited as the City of Armstrong Subdivision and Development Servicing Bylaw No. 1743, Read a FIRST time this day of, Read a SECOND time this day of, RECONSIDERED, FINALLY PASSED and ADOPTED this day of, Certified Correct CITY CLERK MAYOR 21 Page 33 of 35

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