380. MINUTES OF A PUBLIC HEARING HELD IN COUNCIL CHAMBERS, 7 VICTORIA STREET WEST, KAMLOOPS, BC, ON TUESDAY, MARCH 7, 2017, AT 7:00 PM

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1 380. MINUTES OF A PUBLIC HEARING HELD IN COUNCIL CHAMBERS, 7 VICTORIA STREET WEST, KAMLOOPS, BC, ON TUESDAY, MARCH 7, 2017, AT 7:00 PM PRESENT: Mayor P. G. Milobar, Councillors D. M. Cavers, K. L. Christian, D. W. Dudy, T. Lange, A. H. Singh P. A. Wallace, and D. J. Walsh. Councillor M. L. Spina absent; away due to extended illness. Deputy Corporate Officer L. J. Campbell, Development and Engineering Services Director M. Kwiatkowski; Planning and Development Manager/Approving Officer R. J. Martin, Planner B. McCourt, and Legislative Assistant R. Beisel. Mayor Milobar read the rules of procedure for this evening s Public Hearing. The Notice of Public Hearing was distributed and advertised as follows: WHEN: WHERE: March 7, 2017, at 7:00 pm City Hall Council Chambers (7 Victoria Street West, Kamloops, BC) Kamloops City Council will hold a Public Hearing to consider the following proposed amendments to KAMPLAN: City of Kamloops Official Community Plan Bylaw No and City of Kamloops Zoning Bylaw No : Property Location: 2355 Parkcrest Avenue Purpose: To amend KAMPLAN to change the land use designation of the subject property from Parkland and Open Space to Urban, and to rezone the subject property from P-3 (Schools) to RT-1 (Two Family Residential-1) to permit a 10-lot subdivision consisting of eight duplexes and two single-family homes with secondary suites. Property Location: 868 and 876 St. Paul Street Purpose: To rezone the subject properties from RT-1 (Two Family Residential-1) to RM-2A (Downtown Multiple Family - Medium Density) on a site-specific basis to permit a townhouse development with a maximum density of eight units. Property Location: Qu Appelle Boulevard Purpose: To amend KAMPLAN to change the land use designation on a portion of the subject property from Parkland and Open Space to Urban and a portion from Special Development Area and Urban to Parkland and Open Space, and to rezone a portion from OS (Open Space) to RS-1S (Single Family Residential - Suite), and a portion from FD (Future Development) and RS-1S (Single Family Residential - Suite) to P-1 (Parks and Recreation).

2 381. Page 2 1. Official Community Plan Amendment Application No. OCP00116 Rezoning Application No. REZ00612 (2355 Parkcrest Avenue) (Bylaw Nos and ) The Deputy Corporate Officer introduced the application and advised that correspondence was received supporting this application from: Bryan and Catriona Gurnon, 1022 Fleetwood Court Kamloops North Shore Business Improvement Association, 115 Tranquille Road Marlene Ireland, 1015 Schreiner Street Bob McLean, 2349 Rosewood Avenue Neil Olsson, 2379 Bossert Avenue Bill and Anne Philip, 1052 Fleetwood Court Lyle Roberts, 2334 Bossert Avenue A. Ross, 2351 Bossert Avenue Victor Tom, Interim Executive Director, Kamloops Aboriginal Friendship Society C. Watt, 2396 Parkcrest Avenue Correspondence was received opposing this application from: Ieashia Peacock, 2373 Bossert Avenue (Petition with 19 signatures) Scott and Lynn Roberts, 2334 Bossert Avenue Loren and Patricia Trueman, 2386 Parkcrest Avenue The Planning and Development Manager/Approving Officer advised that the purpose of this application is to amend the Official Community Plan (OCP) designation of the subject property from Parkland and Open Space to Urban, and to rezone the subject property from P-3 (Schools) to RT-1 (Two Family Residential-1) to permit a 10-lot subdivision consisting of eight duplexes and two single family homes with secondary suites. The subject property is located between Parkcrest Avenue and Bossert Avenue, east of Schreiner Street, in the Brocklehurst neighbourhood. The property is flanked by public soccer fields to the west and single family and duplex residential development to the north, south, and east. The subject property is currently being used as the Kamloops Aboriginal Friendship Society s family resource centre. The applicant wishes to rezone the property to RT-1 (Two Family Residential-1) to permit eight duplex lots and two single-family with secondary suite lots. As the current OCP designation for the property, Parkland and Open Space, does not support residential use, an OCP amendment is required to change the land use designation to Urban. The existing building would be demolished prior to finalizing the proposed subdivision. Users of the building are aware that changes are underway and that the society is in the process of relocating its operations to an alternative location. Although designated Parkland and Open Space in the OCP, the subject property is not currently being used as a park and is situated in an area that is fully serviced by municipal utilities and community infrastructure.

3 382. Page 3 The total of 20 units (eight duplexes and two single-family homes with secondary suites) that would be permitted under the proposed RT-1 zoning corresponds with a density of 27 units per ha, which falls within this recommended density range. Additionally, the proposed RT-1 zoning is consistent with the zoning of the surrounding area. As all of the lots in the proposed subdivision exceed the minimum lot sizes for single- and two-family development (proposed lots range from 630 m 2 to 764 m 2 in area), the application is consistent with the North Shore Neighbourhood Plan. As Bossert Avenue is narrower than municipal standards (just under 6 m in width), the applicant will be required to widen the portion of the street fronting the development to 7 m as a condition of subdivision approval. To encourage safe vehicular movements and aesthetically pleasing street frontages, staff recommend that approval of the rezoning application be conditional upon registration of a restrictive covenant that limits driveway widths to 6 m per half-duplex, requiring a minimum 1 m landscape buffer between driveways, and requiring that a minimum of 30% the front yards of the duplexes and 40% of the front yards of the single-family and singlefamily with secondary suite homes be landscaped. Lowell Fretz, JLO Ventures, Applicant: Advised that the subject property s proximity to amenities makes it a desirable property. Stated he canvassed 45 neighbourhood residents within 100 m of the subject property and found three were opposed, two were neutral, and 40 were not opposed. Stated he considered a higher-density development, but decided RT-1 zoning was the best fit for the neighbourhood. Barry James, Manager, Kamloops Aboriginal Friendship Society: Advised they have a strategic plan in place with direction that the two offices should work from one location. Advised the society will be moving to 125 Palm Street and that renovations were underway. Stated they were hoping the new location would result in an increased client load and expansion of services. Margaret Dennison, 2195 Parkcrest Avenue: In favour of the application, but expressed concern about whether the nearby school capacity could support increased density from the new development. Concerned about parking in the neighbourhood. Concerned about illegal suites in the neighbourhood and the possibility of carriage suites being built. On question, the Planning and Development Manager/Approving Officer advised that carriage suites and in-law suites are not permitted in the RT-1 zone, and a new Public Hearing would be required to allow a suite or carriage suite.

4 383. Page 4 Ieashia Peacock, 2373 Bossert Avenue Advised that she submitted a petition to Council with 19 signatures opposed to this development. Stated that when there are soccer games at the park next door, there is little parking available on any of the streets surrounding the development. Concerned about traffic flow being impacted negatively. Concerned that there is no sidewalk along Bossert Avenue and that pedestrians have to walk on people s lawns when cars go by, and there are safety concerns for children navigating through parked cars. Concerned about the width of Bossert Avenue. On question, the Planning and Development Manager/Approving Officer advised that the road on Bossert Avenue from the subject property to Schreiner Street would be widened from 6 m to 7 m. He further advised that the City is having discussions with the Kamloops Youth Soccer Association to reduce usage of the adjacent soccer field in half and is also considering the possibility of moving the fence running between Bossert Avenue and the soccer field to alleviate parking concerns for the neighbourhood. Judy Helset, 2385 Bossert Avenue: Advised she has lived in the neighbourhood for 20 years and is not opposed to diversification. Expressed concern for the width of Bossert Avenue and the loss of parking. Stated she is not opposed to removing trees along the soccer fields, if necessary to increase parking. Stated she would like to see additional angle parking along the soccer field perimeter. Advised that soccer games occur at the soccer field next door from April-June and September, Monday-Thursday, and on weekends. Suggested removing the softball backstops to put in two lines of parking. Lynn Roberts, 2334 Bossert Avenue: Advised she sent a letter to Council regarding this application. Advised she walks along Bossert Avenue every weekday with her two children to the nearby elementary school and that there are safety concerns for children with the many cars that travel and speed along Bossert Avenue. Advised that most people living on Bossert Avenue tend to head east to get out of the area. Expressed concern about increased traffic and how that would affect the already dangerous curves on the road and pedestrian safety. Stated she does not let her children walk to school because there are so many safety concerns on Bossert Avenue.

5 384. Page 5 Margaret Dennison, second time: Stated she hopes the soccer field will not be taken away, as activity for children is important. There were no further submissions, and no further correspondence was received with regard to this application. This portion of the Public Hearing closed at 7:47 pm. 2. Rezoning Application No. REZ00586 Development Permit Application No. DPM00555 (868 and 876 St. Paul Street) (Bylaw No ) Councillor Lange declared a conflict of interest with respect to her living in the notification area. (Councillor Lange left Council Chambers at 7:47 pm). The Deputy Corporate Officer introduced the application and advised that correspondence was received opposing this application from: Dick Nguyen, 904 St. Paul Street Correspondence was received expressing concerns with this application from: Shane Gathercole, 875 Seymour Street The Planner advised that the purpose of this application is to rezone the subject properties from RT-1 (Two Family Residential-1) to RM-2A (Downtown Multiple Family - Medium Density) on a site-specific basis to permit a townhouse development with a maximum density of eight units, and to issue a Development Permit to regulate the form and character of the development in accordance with the City Centre and Multiple Family Development Permit Area Guidelines. The subject properties are located at the intersection of 9th Avenue and St. Paul Street in the City Centre neighbourhood. The development site consists of two properties, which will be consolidated if the application is approved. The properties are currently vacant and zoned RT-1 to allow for one single-family dwelling with a secondary suite on each lot. The proposed rezoning to RM-2A site-specific would accommodate an eight-unit townhouse development (70 units per hectare), which is an increase of four units. Overall, the proposed site-specific RM-2A zoning meets the goals and policies of KAMPLAN, the City Centre Plan, and the Sustainable Kamloops Plan.

6 385. Page 6 To facilitate the development, the applicant has proposed four variances, which include a 2.1 m perimeter setback (front, side, and rear), reducing the landscaping/amenity space to 23%, reducing the two-way drive aisle width to 5.8 m for the entrance, and reducing the number of parking spaces required from 20 to 16 (two spaces per unit). The Development and Engineering Services Department supports the application and recommends that Council proceed as outlined in the recommendation. Sandra Yeast, 861 St. Paul Street: Advised she has lived in the neighbourhood for 20 years. Concerned about the lack of parking and the height of the building, as it does not match the character of the neighbourhood. Advised that people often park on St. Paul Street and then walk to work at surrounding businesses in the downtown area because parking along the 800 block of St. Paul Street is currently free and has no time limit. Advised that she counted 15 cars parked on the edge of the subject property today. The neighbourhood cannot support an additional 16 vehicles, as currently, visitors to neighbourhood homes can rarely find parking. Advised she would be comfortable with two-hour parking limits in the neighbourhood if residents were allocated two parking passes per home. Patrick Snell, 883 St. Paul Street: Expressed concern about this development, stating it was too large and did not fit the character of the neighbourhood. Concerned regarding the lack of parking. Would prefer the development remain RT-1, and that the developer build two duplexes. Anthony Human, Owner: Advised that he lives downtown and he believes we need to densify, rather than develop in an urban sprawl manner. Stated he has met with many people in the neighbourhood and has heard their concerns. Advised that he took this project to Thompson Rivers University, Engineering and Architecture Department, for assistance in finding a design that would integrate into the neighbourhood. Stated the design is three storeys to hide the parking underneath the building instead of around it. Advised that the lot has been empty a long time and that people are currently parking on it because there are no other parking options in the area. Suggested a time limit to parking in the neighbourhood may be a solution.

7 386. Page 7 Giovanna Rondinelli, 907 St. Paul Street: Advised she has lived in the neighbourhood for 14 years. Stated that lack of parking in the neighbourhood is already a concern and that this development will decrease available parking even further. Advised that many people park in the area all day and walk to work in outlying areas. Expressed concern with the building height in that it does not match existing buildings in the neighbourhood. Stated she is concerned with the reduction of a number of parking stalls proposed for this development. Stated that $2,000 per space in lieu of parking will not impact the neighbourhood directly, but lack of parking will. Shane Gathercole, 875 Seymour Street: Advised he is not opposed to the development or to the building height and is looking forward to a nice new development. Expressed concern about parking and the need for short-term parking on Seymour Street. Stated that people with garages will often not use them for parking, but for storage. Jenna Brown, 912 St. Paul Street: Concerned about the lack of parking and pedestrian safety. Expressed concern about people driving out of their garages across the sidewalk, endangering pedestrians. Requested the development have the recommended 20 parking stalls, not 16. Advised that visitor parking should be included. Dustin Ogden, 860 St. Paul Street: Opposed to reducing the variance setback from 4.5 m to 2.1 m, because it will put the building right up to his backyard. Concerned about privacy with the tall building looking down into his home. Opposed to the building being three storeys, as it does not fit into the character of the area. Carla Ogden, 860 St. Paul Street: Stated she contacted the City regarding a variance to put a carriage house on her property, and was told it could not happen due to privacy concerns for her neighbours. Expressed frustration that this development was being permitted, despite privacy concerns for them.

8 387. Page 8 Lorraine Babcock, 883 St. Paul Street: Expressed concerns related to parking. Opposed to the height of the building being three storeys. Patrick Snell, second time: Stated that he was not canvassed for his opinion on the development. Dick Nguyen, 904 St. Paul Street: Stated he is not opposed to the development or more density; however, he is concerned about the height and the loss of sunlight in the evenings and mornings. Expressed concern for the loss of privacy and increased traffic. Requested the development be limited to two storeys with no variances to required parking and setbacks. Jenna Brown, second time: Stated that if a two-hour parking time limit is placed in the neighbourhood, she does not believe it will solve the parking problem. Requested that 20 parking spots be required. This portion of the Public Hearing closed at 8:47 pm. (Councillor Lange returned to Council Chambers at 8:47 pm). 3. Rezoning Application No. REZ00609 Official Community Plan Amendment Application No. OCP00115 (1940 and 2000 Qu Appelle Boulevard) (Bylaw Nos , , , and ) The Deputy Corporate Officer introduced the application and advised that correspondence was received expressing concerns with this application from: Morgan Asselstine, 1990 Qu Appelle Boulevard Ernest Gysel, 1470 Kechika Court Debbie Ryan, 1470 Kechika Court The Planning and Development Manager/Approving Officer advised that the purpose of this application is to amend KAMPLAN: City of Kamloops Official Community Plan to redesignate a portion of the subject property at 2000 Qu Appelle Boulevard from Parkland and Open Space to Urban and to rezone the property from OS (Open Space) to RS-1S (Single Family Residential - Suite). A portion of the property located at 1940 Qu Appelle Boulevard that has been identified for a future park needs to be redesignated from Special Development Area and Urban to Parkland and Open Space and rezoned from FD (Future Development) and RS-1S (Single Family Residential - Suite) to P-1 (Parks and Recreation) to reflect its future use as a City park.

9 388. Page 9 The subject property at 2000 Qu Appelle Boulevard is located in the Juniper West neighbourhood. A portion of the property is zoned OS and is designated Parkland and Open Space in KAMPLAN. The applicant is requesting the subject property be redesignated as Urban in KAMPLAN and rezoned to RS-1S in order to permit the subdivision of one new lot on the north side of Qu Appelle Boulevard. The subject property is part of a much larger parcel of land that extends up the hill to the south and will be subject to future development applications. The portion of land considered in this application is within a larger area that contains drainage courses and steep slopes. As road construction fronting the subject property is complete, it is easier to determine whether there is any additional land that may be suitable for development without negatively impacting the surrounding steep slopes and natural drainage courses. The applicant believes that a portion of the OS-zoned land is suitable for residential development given that slopes are less than 20% grade. The applicant is proposing to subdivide one lot, which will permit a single-family dwelling with a suite. The land surrounding the proposed lot will remain OS and be transferred to the City as part of the subdivision. This will result in an open space separation of at least 30 m to buffer the proposed new lot from surrounding residential properties. A portion of the property located at 1940 Qu Appelle Boulevard that has been identified by the developer for a future park needs to be redesignated from Special Development Area and Urban to Parkland and Open Space and rezoned from FD (Future Development) and RS-1S (Single Family Residential - Suite) to P-1 (Parks and Recreation) to reflect its future use as a City park. It is planned that the park will be developed in spring There are existing service connections fronting the lot, and access and visibility are not concerns in this location. The increase in traffic movements generated from the one additional lot is deemed minor in nature, and the Development and Engineering Services Department supports this application. Doug Mackenzie, Applicant: Advised that the proposed lot keeps large, open corridors in each side of the lot for wildlife in the area. Stated this property is in the silt bluffs and advised that a portion of the property will be transferred to the City for a future park. Matt Davis, 1480 Kechika Court: Expressed concern about ravine loss, wildlife loss, and the retention of trees in the area. Concerned about protecting trees and grasslands during development. On question, the Planning and Development Manager/Approving Officer advised that there will be post-and-rail fencing around the perimeter of the property to protect the open space around it from becoming damaged.

10 389. Page 10 Doug MacKenzie, second time: Advised that services to the lot are currently sanitary sewer and storm, and that there is no hydro or TELUS services there yet. Advised that the retention of trees was considered when mapping out the property line to avoid unnecessary removal of trees. This portion of the Public Hearing closed at 9:05 pm. There being no further business, this Public Hearing adjourned at 9:05 pm.