DISTRICT OF SICAMOUS Minutes of a Planning Committee Meeting held in the Committee Room, Municipal Hall, October 13 th, 2005 at 2:30 p.m. PRESENT: GUESTS: STAFF: GALLERY: Call to Order: Introduction of Late Items: Chairman, Councillor R. Chmilar Councillor D. Birks Councillor R. Durocher Councillor L. Miller Councillor D. Stooshnov His Worship Mayor F. Busch Administrator K. Williams Community Development Technician M. Marrs Deputy Clerk M. Geall, Recording Secretary 8 people plus 1 member of the media Chairman Chmilar called the meeting to order at 2:30 p.m. The Administrator requested one late item relative to an update on the Narrows Development be added to the agenda. Agenda Approval: 05-593 AGENDA APPROVAL M/S Councillors Miller, Durocher THAT: the Planning Committee Meeting Agenda for October 13 th, 2005, as amended to include the Narrows Development, be approved as circulated. Business Arising: ALR EXCLUSION APPLICATION 711-727 PARKSVILLE STREET The Community Development Technician reported the subject property is located at 711-727 Parksville Street with frontage on Larch Avenue containing a mobile home and single family residence. He said the applicant proposes to remove the subject property from the Agricultural Land Reserve to facilitate future subdivision and residential development. The Community Development Technician reported the previous owners of the subject property have, with Council s support, made applications to the ALC over the years to have the property removed from the agricultural land reserve without success. Given the property s location adjacent to the District s main recreational park and facilities and neighbouring schools and shopping, the property is ideally suited for family orientated residential development. The property is also capable of being serviced by the District s sanitary sewer system at a reasonable cost. The Community Development Technician reported that staff has previously made Council aware of the pending shortage of buildable residential lots in the District. Due to existing ALR constraints, any potential lot development is now restricted to surrounding hillsides which in itself has limited growth potential and high development costs and
October 13 th, 2005 Planning Committee Meeting Page 2 infrastructure requirements. He said if the District is to strive for affordable housing, the District must continue to seek out opportunities to make available residential development lands. It is staff s position that this particular parcel and those to the south are ideally located for servicing and development and staff recommend Council support the application. 05-594 ALR APPLICATION FOR EXCLUSION 711 & 727 PARKSVILLE STREET PERMIT 717 RIVERSIDE AVENUE 05-595 PERMIT 717 RIVERSIDE AVENUE GEORGE ABBOTT OLD TOWN ROAD M/S Councillors Stooshnov, Durocher THAT: the Agricultural Land Commission application submitted by Darrell and Jeanette Trouton for property located at 711-727 Parksville Street, legally described as Remainder of Lot 15, Plan 5217, District Lot 497, be forwarded to Council for consideration of a resolution to support the ALR Application 05-122-ALR for the removal of the subject property from the Agricultural Land Reserve. The Community Development Technician reported that the subject property is located on Riverside Avenue and is currently used for commercial storage facilities utilizing open marine and enclosed ministorage structures as permitted under previously issued development permits. The development site comprises two separate legal parcels. Physical access to this parcel is through the lot to the south which is owned by the same entity. He said the applicant proposes to construct two new buildings on the parcel, one being 40 x 140 long x 18 high and the other 30 wide x 100 long by 14 high and a gravel sales lot between the fence and Riverside Avenue, subject to amalgamating the properties. M/S Councillors Birks, Miller THAT: the Development Permit application submitted by Kada Holdings for property located at 717 Riverside Avenue, legally described as Lot 17, Plan 3547, District Lot 452, be forwarded to Council for consideration of approval and issuance, subject to the requirements outlined in the Preliminary Land Use Report dated September 23 rd, 2005 and due process. The Community Development Technician reported the subject properties are located on Old Town Road and comprise the old abandoned CPR line and the original parcel. The applicant wishes to subdivide the subject properties by doing a property line adjustment creating a 0.574 ha. parcel containing the existing house and a remainder of 44.9 ha. The subdivision also includes the dedication of a 20 metre wide road allowance for Old Town Road, which the Administrator advised is needed to regulate the road. The Community Development Technician reported the Approving Officer has issued Preliminary Layout Approval and this is provided for Council s information. 05-596 APPLICATION 301 OLD TOWN ROAD M/S Councillors Birks, Durocher THAT: the subdivision application 05-121-SUB submitted by Browne Johnson Land Surveyors, on behalf of the property owners, for property located at 301 Old Town Road, legally described as the W ½ of the NE ¼ of Section 1, Township 22, Range 8, W6M and that portion of the NE ¼ of Section 1, Township 22, Range 8, W6M as
October 13 th, 2005 Planning Committee Meeting Page 3 shown on Plan attached to DD 2459F, within the W ½ of the NE ¼, KDYD, be forwarded to the Approving Officer for consideration of approval subject to the requirements outlined in the Preliminary Land Use Report dated September 23 rd, 2005 and due process. OLD TOWN BAY INITIAL The Community Development Technician reported the subject properties are located at the end of Old Town Road north and west of the town centre. The properties are within the estuary of the Eagle River where it empties into Shuswap Lake and extend west along the shores of Shuswap Lake and north up the slopes of the adjacent forested hillside. The Community Development Technician reported the applicant proposes to create Blocks 1 through 6 reflecting the created zones along with Lots 1 and 2 to facilitate the initial upland marina development on the subject lots and to facilitate the planning of the proposed mixed use comprehensive development accommodating single family dwellings multi family dwellings, cottage dwellings, a residential and commercial mixed use village centre, recreational and tourist accommodations and facilities, marinas, waterfront commercial as well as designated parks, forest and shoreline reserves. He said that subject to creation of the proposed subdivided parcels, the proponent intends to commence servicing and development of the proposed Lots 1 and 2 as soon as possible. The applicant is currently seeking final approval to commence off-site servicing of Old Town Road upon final approvals of the engineering documents by the District. The Community Development Technician provided further detail as outlined in the Preliminary Land Use Report dated October 7 th, 2005. 05-597 APPLICATION OLD TOWN BAY OLD TOWN BAY COMPREHENSIVE APPLICATION M/S Councillors Miller, Stooshnov THAT: the Subdivision Application 05-129-SUB submitted by Ekistics Town Planning Inc. on behalf of 0702905 BC Ltd., to amalgamate and subsequently subdivide property located on Old Town Road West, legally described as Remainder of District Lot 528, KDYD, excluding Lot 1, Plan KAP77037 and District Lot 529, KDYD be forwarded to the Approving Officer for consideration of approval subject to due process. The Community Development Technician referenced the previous discussion on the proposed development of Old Town Bay. He said staff s recommendation for approval of the initial subdivision application is based on the intent to create the proposed zoning blocks to define the designated zoned areas and to create the proposed Lots 1 and 2 to facilitate Twin Anchors Marine commencing the planning, design and development permit applications for their proposed new facilities. The Community Development Technician reported the applicant proposes to create Blocks 1 through 6 reflecting the created zoning categories, along with proposed Lots 1 and 2 to facilitate the initial upland marina development on the subject lots and to facilitate the planning of the proposed mixed use comprehensive development accommodating single family dwellings, multi family dwellings, cottage dwellings, a residential and commercial mixed use village centre, recreational and tourist accommodations and facilities, marinas,
October 13 th, 2005 Planning Committee Meeting Page 4 waterfront commercial as well as designated parks, forest and shoreline reserves. He said that subject to the creation of the proposed subdivided parcels, the proponent intends to commence servicing and development of the proposed Lots 1 and 2 as soon as possible. Further, the applicant is currently seeking final approval to commence off-site servicing of Old Town Road upon final approvals of the engineering documents by the District. He provided further detail as outlined in the Preliminary Land Use Report dated October 7 th, 2005. 05-598 COMPREHENSIVE PERMIT OLD TOWN BAY OVERVIEW OF OLD TOWN BAY APPLICATION MCP ACQUISITION 1721 SOLSQUA ROAD 05-599 APPLICATION 1721 SOLSQUA ROAD M/S Councillors Stooshnov, Birks THAT: the Comprehensive Development Permit Application 05-135-CDP submitted by Ekistics Town Planning Inc. on behalf of 0702905 BC Ltd. in regard to the amalgamation and initial subdivision of the subject properties located on Old Town Road West, legally described as Remainder of District Lot 528, KDYD, excluding Lot 1, Plan KAP77037; and District Lot 529, KDYD be forwarded to Council for consideration of approval and issuance subject to the terms and conditions of Comprehensive Development Permit 05-135-CDP dated October 7 th, 2005 and due process; and further, that Comprehensive Development Permit 05-135-CDP be registered on the titles of the subject properties as a condition of issuance of the Preliminary Layout Approval under Subdivision Application 05-129- SUB. The Community Development Technician report the process is commencing with respect to the overall planning by the developer and its consultants. He said the development provides for a collector road, upgrading and extension of services. The Community Development Technician reported the District and the applicant have almost reached the conclusion for the Servicing Contract. He said the District is waiting for the final drawings and that most of the major items have been settled. The Community Development Technician reported the District is in receipt of the required security and expects that approvals may be issued for servicing works the week of October 17 th, 2005. The Community Development Technician provided further detail relative to the relocation of the CPR Crossing. He indicated that works on Old Town Road will commence, however, given the time of the year, resurfacing of Old Town Road may be delayed until the spring of 2006. The Community Development Technician reported the subject property is located on Solsqua Road and comprises the old abandoned Pole Yard industrial site lying south of the CPR and undeveloped hillside on the north side of Solsqua Road. The applicant wishes to subdivide the subject property by creating two parcels separated by the Solsqua Road. The parcel lying to the north of the road is undeveloped hillside, containing 5.5 ha while the remaining parcel contains existing outbuildings from an industrial use and is 14.0 ha. in size. The Community Development Technician provided further detail as outlined in the Preliminary Land Use Report dated September 30 th, 2005. M/S Councillors Durocher, Birks THAT: subdivision application 05-124-SUB submitted by Browne Johnson Land Surveyors on behalf of MCP Acquisition Holdings Ltd. for property located at 1721 Solsqua Road, legally described as Parcel A (T13214), Section 6, Township 22, Range 7, W6M, KDYD Except
October 13 th, 2005 Planning Committee Meeting Page 5 Plan NEP60545 be forwarded to the Approving Officer for consideration of approval subject to the requirements outlined in the Preliminary Land Use Report 05-124-SUB dated September 30 th, 2005 and due process. 2:50 p.m. One gallery member entered the meeting. & SERVICING BYLAW PROPOSED AMENDMENT The Community Development Technician reported that several months ago, the District amended the Subdivision & Development Servicing Bylaw by adding the sentence, Further, the Owner shall pay to the District of Sicamous, a Plan Review and Approval Fee equal to two percent (2%) of the total estimated costs required to construct and install all works and services required under this Bylaw to a maximum fee of Five Thousand Dollars ($5,000.00). The Community Development Technician reported that due to the volume of development proposals, the District has expended considerable funds for engineering costs. He said for example on one current development, the maximum fee of $5,000.00 has been expended at the initial stages of development. The Community Development Technician said that based on Council s directive that taxpayers should not pay for development, he recommended the bylaw be amended to change the wording of this clause so that the developer is billed for District costs for engineering consultation plus the normal administration markup of 10%. After discussion, the Committee agreed. 05-600 & SERVICING BYLAW AMENDMENT REZONING APPLICATION 200/202 MAIN STREET THORNDALE INVESTMENTS M/S Councillors Birks, Miller THAT: staff prepare an amendment to the District of Sicamous Subdivision & Servicing Bylaw No. 500, 2003, Section 4.04.1 and forward the amending bylaw to Council for consideration of three readings. The Community Development Technician reported the subject properties are located within the Town Centre Development Permit area at the major intersection of Riverside Avenue and Main Street. The subject properties are currently occupied by a mixed development of older small rental cabins and mobile homes. While staff recognizes through the rezoning process, that development of the properties will result in the loss of affordable accommodations, the District does not have a housing policy in place that could address the loss of affordable housing as a result of development. The Community Development Technician reported the applicant wishes to develop the subject property having mixed uses consisting of a 3 storey, 58 unit strata hotel/residential condominium over a one storey commercial retail, office and parking. The applicant further wishes to construct three buildings containing 24 stratified storage units for marine and general storage purposes. It is proposed that parking will be provided on-site in the form of both open and covered (tuck-under facility) and parking for the proposed 24 unit storage facility will be selfcontained. The Community Development Technician reported that currently the project does not have sufficient parking which needs to be addressed. He provided further detail as outlined in the Preliminary Land Use Report dated October 12 th, 2005.
October 13 th, 2005 Planning Committee Meeting Page 6 3:05 p.m. The Deputy Clerk left the meeting. 05-601 REZONING APPLICATION 200/202 MAIN STREET AND 1205 RIVERSIDE AVENUE M/S Councillors Birks, Stooshnov THAT: the Planning Committee forward to Council for consideration of first and second reading and referral to a Public Hearing, an amendment to the District of Sicamous Zoning Bylaw No. 101, 1993 to rezone that portion of property located at 200 and 202 Main Street and 1205 Riverside Avenue, legally described as Lots 1, 2 and 3, Plan 28509, District Lot 452, KDYD from C1 Town Centre Commercial to C1A Town Centre Commercial Residential, subject to due process. The Community Development Technician reminded the Architect who was present in the gallery that he would require detail as to the proposed building heights well in advance of the public hearing. The Architect agreed. NARROWS The Community Development Technician provided an update as to the Narrows Development and a recent meeting that he and the Administrator had with the developer s financial representative. He referenced the outstanding code requirements, some of which are being addressed but noted that there are some issues outstanding which he anticipates will be addressed in due course. The Community Development Technician reminded the Committee that his prior discussions on this matter with the Committee referenced Temporary Occupancy for nine units based on conditions relative to code compliance and that he would not consider any further temporary occupancies for any other units until such time as the entire complex is completed compliant with District requirements. He said he felt there may be renewed cooperation with the recent intervention of the financial representatives who were eager to see the project completed. The Community Development Technician referenced the cosmetic changes to the complex noting that the form and character will be completed compliant with the terms of the Development Permit. He noted the façade on the Riverside Avenue side was adjusted significantly such that the financial representatives wish to attend a Planning Meeting to discuss potential solutions and/or compromises. He said that dependent on Council s decision, another amending Development Permit may be required. He said this matter will be added to the agenda for the October 27 th, 2005 Planning Committee meeting. 3:20 p.m. The Deputy Clerk returned to the meeting. Adjournment: 05-602 ADJOURN M/S Councillors Birks, Miller THAT: the Planning Committee Meeting of October 13 th, 2005 be adjourned at 3:20 p.m.
October 13 th, 2005 Planning Committee Meeting Page 7 Certified Correct: Chairman, Councillor R. Chmilar Clerk :mag \2005 Minutes\10-October 13 Planning