REPORT TO THE CHIEF ADMINISTRATIVE OFFICER FROM THE DEVELOPMENT AND ENGINEERING SERVICES DEPARTMENT

Transcription

1 REPORT TO THE CHIEF ADMINISTRATIVE OFFICER FROM THE DEVELOPMENT AND ENGINEERING SERVICES DEPARTMENT ON OFFICIAL COMMUNITY PLAN AMENDMENT APPLICATION NO. OCP00108 REZONING APPLICATION NO. REZ MCGILL ROAD OWNERS: THOMPSON RIVERS UNIVERSITY/CITY OF KAMLOOPS APPLICANT: THOMPSON RIVERS UNIVERSITY COMMUNITY TRUST April 19, 2016 PURPOSE To amend the Official Community Plan (OCP) and create a Comprehensive Development Zone to align regulations, Development Permit Guidelines, and policies identified in the Thompson Rivers University (TRU) Campus Master Plan. Further, as a housekeeping amendment, the Tournament Capital Centre (TCC) will be assigned its appropriate zone as a community recreation building under a P-1 (Parks and Recreation) zone designation. SUMMARY In 2008, TRU was rezoned to P-8 (Post Secondary Education) to clearly define which uses would be permitted. Through the previous rezoning, a number of uses, such as retail trade, personal services, limited office, and hotel were approved; and multiple-family residential use was added to provide opportunities for market housing development on TRU land. In 2013 and 2014, TRU created a new Campus Master Plan and comprehensive Campus Design Guidelines. These documents were developed to guide the long-term development and enhancement of the campus for the following reasons: Create a more interesting urban environment; Build a campus that is more sustainable as a result of being walkable and transit-oriented; Increase the vitality of the campus by incorporating commercial uses; Increase diversity for the on-campus community by providing a variety of housing options; and Generate revenue to create an endowment for TRU through marketing parcels of land for residential and commercial development. S:\DCS\Jobs (c3)\238747_ocp00108 REZ00578_REP\238749_OCP00108 REZ00578_REP.docx 96

2 OFFICIAL COMMUNITY PLAN AMENDMENT April 19, 2016 APPLICATION NO. OCP00108 Page 2 REZONING APPLICATION NO. REZ00578 The current OCP and the P-8 zone were developed before the recent TRU planning process and do not completely align with the amount, type, and character of development envisioned in the Campus Master Plan (2013). In order to implement the Campus Master Plan and achieve the goals that TRU has articulated, it is necessary to amend the OCP policy and the zoning that applies to the TRU land. As a result, the City received an OCP amendment application and a rezoning application from TRU to revise the OCP, add specific new TRU Development Permit Guidelines, and remove the current P-8 zone and replace it with the CD-11 (Thompson Rivers University Comprehensive Development Zone Eleven) zone (Attachment "C") in order to better reflect the policies of TRU's recently developed Campus Master Plan. The proposed amendments do not significantly change the total amount of academic, market residential, retail, or office space that could be developed under the existing P-8 zoning on the campus. The creation of site-specific Development Permit (DP) guidelines aligns with the TRU Campus Design Guidelines, which provide more detailed criteria on the form and character of future development along the McGill Corridor and within the heart of the campus (Attachment "B"). The TRU DP Guidelines will be applied to market residential or commercial buildings. Only residential and commercial buildings that front along McGill Road will require Council approval due to the prominent location and interaction the developments will have with the public realm in this area. It is proposed that all other applicable DPs for residential and commercial buildings that are not along McGill Road be approved by staff via the Development Permit Procedure and Delegation Bylaw No It should be noted that through this rezoning process, a portion of TCC will be rezoned from the current P-8 zoning to the appropriate community building zone under the P-1 zone. This is a housekeeping measure to adjust the zoning and to clearly identify TCC as a municipal facility separate from TRU. Development and Engineering Services Department staff support the proposed creation of the CD-11 zone and the related KAMPLAN amendments as they allow TRU to provide a clear direction on the future development of the entire TRU campus and they will help foster the creation of a stronger and more flexible urban campus. S:\DCS\Jobs (c3)\238747_ocp00108 REZ00578_REP\238749_OCP00108 REZ00578_REP.docx 97

3 OFFICIAL COMMUNITY PLAN AMENDMENT April 19, 2016 APPLICATION NO. OCP00108 Page 3 REZONING APPLICATION NO. REZ00578 RECOMMENDATION: That Council authorize: a) A Public Hearing to consider amending Bylaw No , KAMPLAN: City of Kamloops Official Community Plan, as follows: i) Section V: Economic Development, 3.0 Thompson Rivers University, by deleting Section 3.1 and and replacing them with: "3.1 Thompson Rivers University (TRU) is a major contributor to the local economy and to the quality of life in Kamloops. TRU is a growing post-secondary educational institution that aims to be a stronger destination for students and faculty, an important research centre, and the home of increasingly diverse programs. TRU also envisions the creation of a comprehensively planned, sustainable residential community with a diverse mix of housing and a commercial component that will make the campus interesting and supportive of the needs of the on-campus community. TRU's goals for the campus are to: Support and encourage the growth of TRU as a leading post-secondary institution with strong appeal as a destination for students, faculty, and researchers; Accommodate TRU's long-range potential for growth in educational and associated facilities such as research, labs or university-affiliated agencies or institutes; Create an interesting, lively, and complete urban environment to enrich the campus experience; Build a campus that is sustainable by being walkable, transit-oriented, energy efficient, and greener in terms of building technology and infrastructure; Increase vitality of the campus by incorporating retail and service uses that meet the needs of campus users and visitors; S:\DCS\Jobs (c3)\238747_ocp00108 REZ00578_REP\238749_OCP00108 REZ00578_REP.docx 98

4 OFFICIAL COMMUNITY PLAN AMENDMENT April 19, 2016 APPLICATION NO. OCP00108 Page 4 REZONING APPLICATION NO. REZ00578 Develop an on-campus residential neighbourhood that will increase the total size and diversity of the on-campus community; provide a variety of housing opportunities for students, faculty, and staff; provide opportunities for a range of market housing including strata title apartments and townhouses, rental housing, and seniors' housing in various forms; and provide affordable housing in the form of market and rental and leasehold strata units; and Create opportunities to generate revenue to create an endowment for TRU through marketing parcels of land for private sector residential and commercial development consistent with the above goals. Designation of the TRU campus as a Community Facility on Map 1: Generalized Land Use, acknowledges the role of TRU as an important community facility, but it is not intended to limit the achievement of the goals stated above, including private commercial and residential development." ii) amending Schedule 1 - Development Permit Areas, 1.9, McGill Corridor Development Permit Area, by deleting the McGill Corridor Development Permit Area Map and replacing it with a new McGill Corridor Development Permit Area Map shown as Attachment "A"; iii) amending Schedule 1 - Development Permit Areas 1.15, Multiple Family Development Permit Area - Area by deleting the words: "The entire City of Kamloops is designated a development permit area except: Thompson Rivers University (housing on campus aimed primarily at non-university users does not fall within this exemption and requires a Multiple Family Development Permit)." and replacing them with: "The entire City of Kamloops is designated a development permit area."; S:\DCS\Jobs (c3)\238747_ocp00108 REZ00578_REP\238749_OCP00108 REZ00578_REP.docx 99

5 OFFICIAL COMMUNITY PLAN AMENDMENT April 19, 2016 APPLICATION NO. OCP00108 Page 5 REZONING APPLICATION NO. REZ00578 iv) amending Schedule 1 - Development Permit Areas by adding 1.20, Thompson Rivers University Development Permit Area, shown as Attachment "B"; b) A Public Hearing to consider amending Zoning Bylaw No by: i) deleting Division Fourteen A - P-8 (Post Secondary Education); ii) iii) amending Division Fifty-Four, CD (Comprehensive Development), Section 5406, Schedule B, by adding CD-11 (Thompson Rivers University Comprehensive Development Zone Eleven) as shown as Attachment "C"; rezoning the subject properties from P-8 (Post Secondary Education), P-4 (Public and Quasi-Public Use), A-1 (Agricultural), and RE (Resource Extraction) to CD-11 (Thompson Rivers University Comprehensive Development Zone Eleven) and P-1 (Park and Recreation) in accordance with Attachment "D"; c) A Public Hearing to consider the Phased Development Agreement pertaining to the CD-11 (Thompson Rivers University Comprehensive Development Zone Eleven) under Section 516 of the Local Government Act, in accordance with Attachment "E"; and d) Staff to amend Development Permit Procedure and Delegation Bylaw No , a bylaw to establish procedures for issuance of Development Permits and delegation of Council authority, by making the following change to Development Permit Issuance Delegation by adding the following to Subsection 4: "g) commercial and/or multiple-family residential development at Thompson Rivers University that does not front McGill Road." COUNCIL POLICY KAMPLAN: City of Kamloops Official Community Plan, Section V: Economic Development, 3.0 Thompson Rivers University, Sections 3.1 and S:\DCS\Jobs (c3)\238747_ocp00108 REZ00578_REP\238749_OCP00108 REZ00578_REP.docx 100

6 OFFICIAL COMMUNITY PLAN AMENDMENT April 19, 2016 APPLICATION NO. OCP00108 Page 6 REZONING APPLICATION NO. REZ00578 SITE CONDITIONS AND BACKGROUND Neighbourhood - McGill Corridor - Thompson Rivers University KAMPLAN Designation - Community Facility Current Zoning/Use - P-8 (Post Secondary Education)/TRU; A-1 (Agricultural)/RE (Resource Extraction)/ P-4 (Public and Quasi-Public Use) Proposed Zoning/Use - CD-11(Thompson Rivers University Comprehensive Development Zone Eleven)/TRU P-1(Parks and Recreation)/TCC Surrounding Uses - Residential, commercial, light industrial, park Original Application Date - November 10, 2015 Total Parcel Size - Approximately 100 ha Project Evaluation Team (PET) - November 27, 2015 MOTI Referral - n/a DISCUSSION TRU was founded in 1970 as Cariboo College, and it moved to the current McGill Road campus in At that time, community colleges were a new concept to provide regional post-secondary education. Cariboo College had fewer than 700 students. On March 19, 2004, the continually evolving institution was granted full university status and became Thompson Rivers University. Its current enrollment is approximately 15,000 students. TRU has developed from a regional community college to an international post-secondary institution and has greatly expanded the scope of land uses and activities on campus. The current land use designation no longer adequately addresses the variety of uses required for a contemporary, large-scale post-secondary institution; therefore, TRU has applied to the City to create a more comprehensive zone and align policies to fit the current and future land use needs of a large scale university and to align with TRU's Campus Master Plan. Official Community Plan Policy The OCP's current policy regarding TRU is outlined in Section V, Economic Development, which notes that growth at TRU is expected to have a "significant benefit to the local and regional economies". The OCP also states, as an economic development policy, that "the City will continue to pursue the development of a strong, well defined community image, building on components such as Thompson Rivers University development". S:\DCS\Jobs (c3)\238747_ocp00108 REZ00578_REP\238749_OCP00108 REZ00578_REP.docx 101

7 OFFICIAL COMMUNITY PLAN AMENDMENT April 19, 2016 APPLICATION NO. OCP00108 Page 7 REZONING APPLICATION NO. REZ00578 The existing policy statements do not provide the full scope on the future goals described in the Campus Master Plan. As a result, a more detailed and comprehensive policy is being proposed to be included within the OCP to support the growth of TRU as an educational institution with the goal of becoming a diverse, mixed-use community that includes the university, a commercial precinct, and a large residential community. The proposed policy states: "Thompson Rivers University (TRU) is a major contributor to the local economy and to the quality of life in Kamloops. TRU is a growing post-secondary educational institution that aims to be a stronger destination for students and faculty, an important research centre, and the home of increasingly diverse programs. TRU also envisions the creation of a comprehensively planned, sustainable residential community with a diverse mix of housing and a commercial component that will make the campus interesting and supportive of the needs of the on-campus community. TRU's goals for the campus are to: Support and encourage the growth of TRU as a leading post-secondary institution with strong appeal as a destination for students, faculty, and researchers; Accommodate TRU's long-range potential for growth in educational and associated facilities such as research, labs or university-affiliated agencies or institutes; Create an interesting, lively, and complete urban environment to enrich the campus experience; Build a campus that is sustainable by being walkable, transit-oriented, energy efficient, and greener in terms of building technology and infrastructure; Increase vitality of the campus by incorporating retail and service uses that meet the needs of campus users and visitors; Develop an on-campus residential neighbourhood that will increase the total size and diversity of the on-campus community; provide a variety of housing opportunities for students, faculty, and staff; provide opportunities for a range of market housing including strata title apartments and townhouses, rental housing, and seniors' housing in various forms; and provide affordable housing in the form of market and rental and leasehold strata units; and Create opportunities to generate revenue to create an endowment for TRU through marketing parcels of land for private sector residential and commercial development consistent with the above goals. Designation of the TRU campus as a Community Facility on Map 1: Generalized Land Use, acknowledges the role of TRU as an important community facility, but it is not intended to limit the achievement of the goals stated above, including private commercial and residential development." The City supports TRU in achieving these goals and will continue to support the vision for the future development of the campus. S:\DCS\Jobs (c3)\238747_ocp00108 REZ00578_REP\238749_OCP00108 REZ00578_REP.docx 102

8 OFFICIAL COMMUNITY PLAN AMENDMENT April 19, 2016 APPLICATION NO. OCP00108 Page 8 REZONING APPLICATION NO. REZ00578 Zoning - Thompson Rivers University Comprehensive Development Zone Eleven (CD-11) Currently, the majority of the TRU campus is zoned P-8. The existing P-8 zoning was approved in 2008 and allowed for a wide range of uses that are largely consistent with the current Campus Master Plan, although some of the uses do not achieve the full needs of the overall campus vision. It should be noted that small portions of the campus on McGill Road are zoned P-4 (Public and Quasi-Public Use), and portions of land on the north side of Hillside Drive are zoned A-1 (Agricultural) and RE (Resource Extraction) and are adjacent to future urban residential uses in the area. The applicant has proposed that the City create a Thompson Rivers University Comprehensive Development Zone Eleven (CD-11) to better reflect the goals and polices of the TRU Campus Master Plan. The purpose of the CD-11 zone is to provide direction for the ongoing operation and growth of TRU, provide for the development of a high-quality residential community on the campus, and provide for the development of a mixed-use commercial and residential node that will create a strong sense of place and increase the vitality of the campus. The four proposed subzones of the CD-11 zone are: Subzone A - Educational Precinct, Subzone B - Mixed Use Precinct, Subzone C - Residential Precinct, and Subzone D - Outdoor Research (Attachment "C"). Each of the subzones will have a combination of different uses and regulations, as outlined below. Subzone A (Educational Precinct) The purpose of Subzone A is to provide for the ongoing operation and growth of TRU, including all aspects of university operation and a variety of related uses that add vitality to the campus. Subzone B (Mixed Use Precinct) The purpose of Subzone B is to provide for the development of a mixed educational, commercial, and residential node that will act as a gateway to the university, create a strong sense of place, add vitality to the campus, and meet the day-to-day needs of the on-campus community. Subzone C (Residential Precinct) The purpose of Subzone C is to provide for the development of a comprehensively planned, sustainable, urban residential neighbourhood on the TRU campus, with a diversity of housing types including market strata, market rental, housing oriented to faculty and students, seniors' housing, and other forms of housing. Subzone D (Outdoor Research Precinct) The purpose of Subzone D is to retain designated portions of the campus mainly in their natural state for conservation purposes, outdoor research, field work, and limited uses that are ancillary to these activities. S:\DCS\Jobs (c3)\238747_ocp00108 REZ00578_REP\238749_OCP00108 REZ00578_REP.docx 103

9 OFFICIAL COMMUNITY PLAN AMENDMENT April 19, 2016 APPLICATION NO. OCP00108 Page 9 REZONING APPLICATION NO. REZ00578 Principal Uses The creation of the proposed CD-11 zone would accommodate a range of uses and would provide greater certainty for TRU, the City, and the community with respect to future development on campus. The majority of the uses in the proposed CD-11 zone are already permitted under the current P-8 zoning; however, uses such as hotel, pub, personal service, or restaurant are permitted, but they must be accessory to the principal University use of the land. The applicant wishes to amend this zoning regulation to permit these as stand-alone uses on the parcels that TRU owns, which is a model that works on the basis of one large TRU parcel, but does not work if the campus is to be subdivided to create separate leasehold parcels for individual development of specific uses, such as retail. While these uses will be complementary to and supportive of educational institution, in some cases they will be principal (not accessory) uses on individual leasehold lots; therefore, the proposed CD-11 zone will permit these principal uses on stand-alone parcels so TRU can market these lands for future development. Multiple-family Residential Development In 2008, when the P-8 zoning was adopted, TRU's administrators had a vision to allow for multiple-family market housing aimed primarily at non-university users on campus land. The use was subject to the RM-2 (Multiple Family - Medium Density) regulations and the Multiple Family Development Permit Area Guidelines design standards to ensure a high-quality development on form and character. TRU now wishes to market this concept through the TRU Community Trust to make land available for private development; however, these lands will be on leasehold parcels with a term of 99 years, as provincial legislation does not allow the sale of university land. TRU has indicated that the total amount of residential development on market parcels (not including any new student residences) could range from a low of 2,000 units to a high of 3,500 units, depending on the mix of structure types and overall average unit sizes. It should be noted that the existing P-8 zoning limits density to 75 units per hectare. If half of the existing campus area (approximately 45 ha) is allocated to housing, the capacity would be about 3,375 units; therefore, using the proposed CD-11 zone to restrict the total unit count of all land to 3,500 units is in line with existing zoning. In addition to market housing, TRU anticipates additional on-campus student residences; however, it does not have a detailed plan for the number of residences at this time. Under the P-8 zone, 12 storeys is a permitted height; however, the RM-2 zone is limited to four storeys. The proposed TRU development plans include two mixed-use residential buildings taller than the four-storey restriction. TRU has requested that the maximum building height be 12 storeys, which could include mixed-used buildings such as ground floor commercial with residential above. The existing student residence is a 14-storey building, and Culos Development's proposed commercial/residential development on McGill Road/Summit Drive has a permitted 21-storey height. S:\DCS\Jobs (c3)\238747_ocp00108 REZ00578_REP\238749_OCP00108 REZ00578_REP.docx 104

10 OFFICIAL COMMUNITY PLAN AMENDMENT April 19, 2016 APPLICATION NO. OCP00108 Page 10 REZONING APPLICATION NO. REZ00578 Office Commercial TRU is proposing minor changes to the permitted use of office commercial. The existing P-8 zone allows general office, but that use is only permitted within the McGill Corridor Development Permit Area, limited to a maximum of 1,200 m 2 per building and a maximum of 50% of each building's floor area. The existing zoning does not limit the number of buildings, so there is no defined upper limit for total general office floor space; the only limit is the number of buildings that could fit in the allowed area. As a result, TRU has the ability under existing P-8 zoning to accommodate a large amount of general office space in a number of different buildings. TRU does not intend to accommodate many commercial office buildings and does not want to allow this style of scattered commercial development. TRU has indicated it does not intend to create a major office node to rival the City Centre, but it does want to accommodate office uses that will serve the campus community, such as medical/dental, insurance, financial institutions, travel agent, small law offices, accountants, and others of this nature. TRU also perceives that a more physically concentrated form of office development (rather than scattered among several buildings across the McGill Corridor) will help create a strong sense of place and a more urban, walkable, commercial precinct. TRU proposes to modify its allowable general office potential by limiting the total amount of office space to 3,000 m 2, which is much less than the existing zoning could allow, as there is no current limit on the buildings that could contain the 1,200 m 2 area per building. Further, TRU proposes concentrating the office space in a higher density form in a few buildings in the proposed main commercial node to create a vibrant urban environment, rather than the previous zoning, which would have spread out the office uses across the campus. The proposed CD-11 zone will restrict the amount of office commercial space to avoid allowing an unlimited amount of offices on the TRU land, which could impact traditional core office areas such as the City Centre. Restricting the entire amount of general office on site to 3,000 m 2 is seen as not significantly impacting traditional core areas. It should be noted that TRU will also be permitted to allow Financial Institution - Minor, which would allow up to 1,200 m 2 in both Subzones A and B to allow the creation of potentially two smaller bank outlets within the campus. Thompson Rivers University Development Permit Area Under the 2008 OCP amendment, portions of TRU land were included in the McGill Corridor Development Permit Area in order to control the form and character of commercial development along McGill Road. Through the development of the Campus Master Plan, TRU created a detailed set of design guidelines, which will apply to all university and market development to control form and character of development. These guidelines are detailed and more stringent than typical City DP Guidelines. TRU has indicated that it will be reviewing all proposed on-campus developments before they are submitted to the City for approval. As a result, TRU has proposed a new set of DP guidelines that are based on and consistent with the detailed TRU Campus Design Guidelines to be adopted into the OCP and apply to any new development including any multiple-family or commercial development. The proposed Thompson Rivers University Development Permit Area includes extensive design direction for market residential use; therefore, staff propose that the current Multiple Family Development Permit Guidelines and the McGill Corridor Development Permit Guidelines no longer apply to TRU and that the new Thompson Rivers University Development Permit Area Guidelines would be applied to any future developments (Attachment "B"). S:\DCS\Jobs (c3)\238747_ocp00108 REZ00578_REP\238749_OCP00108 REZ00578_REP.docx 105

11 OFFICIAL COMMUNITY PLAN AMENDMENT April 19, 2016 APPLICATION NO. OCP00108 Page 11 REZONING APPLICATION NO. REZ00578 The City will require all commercial or residential developments fronting directly on the McGill Corridor to have a DP approved by Council. A DP will not be required for any of the institutional/educational buildings, which is in accordance with past practice. Administration requests that Council delegate authority to staff to issue DPs in-house for all commercial/multiple family developments that do not front the McGill Corridor. The rationale for this request is to increase administrative efficiency and to ensure that development occurring away from McGill Road will not have a significant visual impact compared to development fronting directly on McGill Road. The proposed Thompson Rivers University Development Permit Area Guidelines provide a high standard of development and goes beyond the current DP Guidelines that apply to development on TRU land. Tournament Capital Centre Currently, a portion of TCC has a P-8 zoning designation; however, it is a community recreation amenity and should be designated as the appropriate zoning. Therefore, it is proposed to rezone a portion of TCC from P-8 to the applicable community recreation building zone under a P-1 designation (Attachment "C"). This is a housekeeping measure to adjust the zoning and to clearly identify TCC as a municipal facility separate from the zoning for TRU. Phased Development Agreement City staff have reviewed the future development plans for TRU and the impacts that the full build-out of 3,500 units may have on the City's infrastructure with regard to water, sanitary sewer, stormwater management, and roads/transportation. Existing off-site road, water, sanitary sewer and storm drainage networks in the area around TRU have capacity for some development but not enough for all of the proposed residential and commercial development that will be allowed on the development lands under the proposed CD-11 zone. Analysis, design, and costing work will be needed to determine the extent of future off-site road and servicing improvements required to accommodate the full amount of development that will be allowed at TRU and to create a financing strategy to pay for such improvements. As a result, the City and TRU agree to enter into a phased development agreement that provides various development thresholds to determine when infrastructure improvements are required in order to maintain service levels. For example, one of the servicing items as detailed in the Phased Development Agreement states that no more than 600 units may be developed within an identified area until upgrades to the water system are completed. The Phased Development Agreement will enable TRU to develop the lands in the short term by using the existing capacity of roads and service networks while ensuring that adequate future provision is made for off-site roads and services to accommodate the full build-out. Development and Engineering Services Department staff have reviewed and concur with the thresholds established within the agreement and will require that the Phased Development Agreement (Attachment "E") be adopted by bylaw in accordance with Section 516 of the Local Government Act as a condition of the both the OCP and zoning amendments. S:\DCS\Jobs (c3)\238747_ocp00108 REZ00578_REP\238749_OCP00108 REZ00578_REP.docx 106

12 OFFICIAL COMMUNITY PLAN AMENDMENT April 19, 2016 APPLICATION NO. OCP00108 Page 12 REZONING APPLICATION NO. REZ00578 SUSTAINABILITY IMPLICATIONS The SKP strives to achieve a balance between social, economic, and environmental sustainability, which includes developing land in a compact and efficient manner that reduces the impact of the built environment on the natural environment. The SKP also encourages a range of housing choices and density to satisfy the social and economic desires of community residents. This rezoning supports policies in the SKP, including: Increasing the density of development by 25% by 2050 and achieving a rate of growth that is 50% of the rate of population growth (e.g., if the population is growing by 10%, the Urban area should grow by a maximum of 5%) Allowing a minimum overall density of residential developments in new neighbourhoods of 25 units per hectare (in this case, 3,500 units is permitted at a density of over 75 units per hectare is achieved if approximately 45 ha is dedicated for residential). Increasing educational opportunities with an expanded campus. The SKP encourages the City to help create an environment for success for educational institutions which will ultimately enable residents to have access to multiple educational opportunities. The SKP indicates that TRU hosts more than 1,000 students from over 60 countries, which contributes to our diversity and supports our arts and cultural community. Further, TRU provides an opportunity to learn more about other cultures by fostering greater ethnic diversity. The drama and other arts programs at TRU give opportunities to local artists. CONCLUSION The evolution of Cariboo College to TRU has created many new opportunities for the land use changes that are associated with large-scale institutions. TRU has outgrown its current P-8 zoning restrictions and requires a more progressive land use planning zone that encompasses the future changes that TRU wishes to accomplish, as detailed in its Campus Master Plan. The proposed zoning change and Thompson Rivers University Development Permit Area Guidelines will provide greater certainty for TRU, the City, and the community with respect to development direction on the campus lands. M. Kwiatkowski, P.Eng. Development and Engineering Services Director Approved for Council Consideration: Author: E. Beach, MCIP, RPP, Planning and Development Supervisor Reviewed by: R. Martin, MCIP, RPP, Planning and Development Manager EB/ts/lm/dla Attachments S:\DCS\Jobs (c3)\238747_ocp00108 REZ00578_REP\238749_OCP00108 REZ00578_REP.docx 107

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