229. MINUTES OF A PUBLIC HEARING HELD IN COUNCIL CHAMBERS, 7 VICTORIA STREET WEST, KAMLOOPS, BC, ON TUESDAY, NOVEMBER 29, 2016, AT 7:00 PM

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1 229. MINUTES OF A PUBLIC HEARING HELD IN COUNCIL CHAMBERS, 7 VICTORIA STREET WEST, KAMLOOPS, BC, ON TUESDAY, NOVEMBER 29, 2016, AT 7:00 PM PRESENT: Deputy Mayor M. L. Spina, Councillors K. L. Christian, D. W. Dudy, T. Lange, A. H. Singh, P. A. Wallace, and D. J. Walsh. Deputy Corporate Officer L. J. Campbell, Planning and Development Supervisor E. Beach, Planner S. Bentley, and Legislative Assistant K. McCart. Deputy Mayor Spina read the rules of procedure for this evening's Public Hearing. The Notice of Public Hearing was distributed and advertised as follows: WHEN: WHERE: November 29, 2016, 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: 1261 Dalhousie Drive and 821 McGill Road Purpose: To amend KAMPLAN to change the land use designation on a portion of the subject properties from Light Industrial to Main Street and to allow stand-alone residential use within the Main Street Land Use Designation; and to rezone the subject properties from P-4 (Public and Quasi-Public Use) to RM-2A (Downtown Multiple Family - Medium Density) to allow a 375-unit multiple family development. Property Location: Yew Street and MacKenzie Avenue Purpose: To rezone the subject properties from C-1T (Tranquille Road Commercial) to RM-2A (Downtown Multiple Family - Medium Density) to legitimize existing single-family homes and allow future multi-family development and to amend the permitted uses in the RM-2A zone to clarify regulations related to commercial conversions. Property Location: 1161 Selkirk Avenue Purpose: To rezone the subject property in the RT 1 (Two Family Residential-1) zone on a site-specific basis to permit a one-person barber shop.

2 230. Page 2 1. Official Community Plan Amendment Application No. OCP00114 Rezoning Application No. REZ00597 Development Permit Application No. DPM00577 (1261 Dalhousie Drive and 821 McGill Road) (Bylaw Nos and ) Councillor Singh declared a conflict of interest due to his business interest with regard to managing and owning apartment rental properties. (Councillor Singh left Council Chambers at 7:02 pm). The Deputy Corporate Officer introduced the application and advised that no correspondence was received with regard to this application. The Planning and Development Supervisor advised that the purpose of this application is to amend the Official Community Plan (OCP) designation of part of the subject property from Light Industrial to Main Street and support stand-alone residential use within the Main Street designation; to rezone the subject property from P-4 (Public and Quasi-Public Use) to RM-2A (Downtown Multiple Family - Medium Density); and to issue a Development Permit that controls the form and character of multiple-family development to allow a 375-unit, apartment-style residential development. The subject property is located at the corner of McGill Road and Dalhousie Drive, across the street from Thompson Rivers University (TRU). The property comprises two legal parcels with a total lot area of 3.17 ha. The OCP designation of the property is split between Main Street adjacent to McGill Road and Light Industrial on the rear of the property. The property is zoned P-4 and is undeveloped. The property was recently subdivided off of a larger parcel of land that also fronts Dalhousie Drive, as it was deemed surplus by the Province of British Columbia. The current P-4 zoning accommodates the use of the adjacent parcel by the Ministry of Environment, the British Columbia Ambulance Service, and the Kamloops Forest District. The Planner indicated that the applicant is proposing to purchase the subject property from the Province of British Columbia and wants to amend KAMPLAN: City of Kamloops Official Community Plan to change the land use designation at the rear of the subject property to Main Street and allow stand-alone residential use within the Main Street designation (the Main Street designation currently supports mixed-use development - commercial/residential, but not stand-alone residential use). The applicant also wants the subject property rezoned from P-4 to RM-2A to allow a 375-unit residential development with six apartment buildings. Since the subject property falls within both the McGill Corridor Development Permit Area and the Multiple Family Development Permit Area, a Development Permit for form and character is also required.

3 231. Page 3 Staff support amending KAMPLAN to change the land use designation of the rear of the property from Light Industrial to Main Street, since the topography of the site, neighbouring land uses, and increasingly pedestrian-oriented nature of the area are not conducive to industrial use. Staff support a stand-alone residential use within the Main Street designation, as commercial use on the property is compromised by poor visibility, access restrictions, and a healthy supply of commercial space for lease in the area. Staff further support rezoning the property from P-4 to RM-2A as the site meets KAMPLAN's criteria for medium-density, multifamily development in the city and the project helps to realize the pedestrian-oriented main street vision identified in KAMPLAN. The project also meets the intent of the McGill Corridor Development Permit Area Guidelines and Multiple Family Development Permit Area Guidelines in terms of site design, building design, and landscaping. The development proposal includes numerous internal sidewalks and a new sidewalk adjacent to McGill Road to facilitate safe pedestrian movement within the site and to the surrounding neighbourhood. Internal parking areas are oriented to foster a pedestrian-oriented main street along McGill Road. In light of the pedestrian orientation of the project, staff support a variance to reduce the number of required parking stalls from 424 stalls to 393 stalls (a 31-stall variance), conditional on a cash contribution of $62,000 ($2,000 per parking stall) to the City's Public Transportation and Pedestrian Upgrade Fund. Staff also support increasing the maximum number of permitted small car parking stalls from 118 vehicles (30%) to 185 vehicles (47%). Key landscape features for the development include street trees along McGill Road, landscape islands interspersed through on-site parking areas, and landscaping along building frontages. Amenity space for the development includes fitness rooms, private balconies and patio areas, common barbecue and seating areas, trellised seating areas, and community garden plots. Staff support the landscape design shown on the Site Plan/Landscape Plan. The Planner noted two changes to page 13 of the report, as follows: The conduit tubing for future solar panels will be run to the roof to allow for future wiring; and Pre-ducting will be provided for 12 future electrical charging stations. There were no submissions, and no correspondence was received with regard to this application. This portion of the Public Hearing closed at 7:11 pm. (Councillor Singh returned to Council Chambers at 7:12 pm).

4 232. Page 4 2. Zoning Bylaw Amendment Application No. ZBA00088 (Yew Street and MacKenzie Avenue) (Bylaw Nos and ) The Deputy Corporate Officer introduced the application and advised that no correspondence was received with regard to this application. The Planning and Development Supervisor advised that the purpose of this application is to consider rezoning properties located along MacKenzie Avenue and Yew Street from C-1T (Tranquille Road Commercial) to RM-2A (Downtown Multiple Family - Medium Density) to legitimize existing single- and two-family dwellings while retaining the potential for multiple-family use and commercial conversions. The area of Yew Street and MacKenzie Avenue adjacent to Spirit Square primarily comprises single-family homes on parcels that are zoned C-1T. As these homes are considered non-conforming under the current zoning, homeowners may have difficulties obtaining financing and insurance for their homes and are not permitted to rebuild their homes if they are destroyed by fire. The Planner advised that while the area is zoned C-1T, KAMPLAN: City of Kamloops Official Community Plan designates the properties as Urban, which is primarily a residential designation. The North Shore Neighbourhood Plan (NSNP) states that the City will support medium- and high-density residential use adjacent to the Tranquille Road Corridor. To align with KAMPLAN and the NSNP, provide greater security to homeowners, and allow the potential for construction of new multi-family development, staff propose rezoning these properties from C-1T to RM-2A. Since the RM-2A zone permits single-, two-, and multi-family uses, existing single- and two-family dwellings will become lawful uses, and developers wishing to consolidate and build medium-density, multi-family projects in the area would be able to do so without needing to rezone the properties prior to construction. Deanne Hall, 425 MacKenzie Avenue: Advised that she is one of the owners of the property and that she supports the proposed development. There were no further submissions, and no correspondence was received with regard to this application. This portion of the Public Hearing closed at 7:16 pm.

5 233. Page 5 3. Rezoning Application No. REZ00602 (1161 Selkirk Avenue) (Bylaw No ) The Deputy Corporate Officer introduced the application and advised that no correspondence was received with regard to this application. The Planning and Development Supervisor advised that the purpose of this application is to seek Council's authorization to permit the operation of a one-person barber shop on a site-specific basis within the RT-1 (Two Family Residential-1) zone. The subject property is zoned RT-1 and is located on the corner of 12th Street and Selkirk Avenue in the North Shore neighbourhood. The property contains a single-family home with a secondary suite. The applicant is requesting a site-specific zoning amendment to allow a one-person barber shop in a portion of the existing home. Home-based businesses are permitted in the RT-1 zone, provided they comply with the Home-based Business Regulations in the Zoning Bylaw. The proposed one-person barber shop does not comply with Section 304, which restricts clients/customers from entering the home-based business to pick up goods or receive services; therefore, a site-specific zoning amendment is required. The Planning Supervisor advised that Home-based Business Regulations are designed to provide residents with increased business and employment opportunities while ensuring that home-based businesses have minimal impact on existing residential neighbourhoods. The proposed business will operate Tuesday-Sunday, 10:00 am-7:00 pm. The business plan incorporates flexible hours and days to meet the needs of the expected clientele, and the applicant aims to serve a maximum of nine or ten clients per day. The barber shop will service one client at a time. The area proposed for the barber shop has a floor area of approximately 20 m², making it compliant with the Home-based Business Regulations, which states that the floor space "shall not exceed the lesser of 50 m² or 20% of the gross floor area of the dwelling unit." The existing living room will be converted into the barber shop, and clients will enter the shop through the existing front entrance, which faces Selkirk Avenue. The Development and Engineering Services Department has generally supported applications for one-person, service-oriented home-based businesses on a site-specific basis. These types of services, operated by a single person, typically integrate well into residential neighbourhoods and do not result in visual impacts or external alterations to the existing homes. No technical concerns were raised during the application review process; as such, the Development and Engineering Services Department supports this application. Victoria Sande, Applicant: Advised that she is present to answer any questions from Council.

6 234. Page 6 There were no further submissions, and no correspondence was received with regard to this application. This portion of the Public Hearing closed at 7:19 pm. There being no further business, this Public Hearing adjourned at 7:20 pm.