CITY OF CAMPBELL RIVER PUBLIC HEARING AGENDA

CITY OF CAMPBELL RIVER PUBLIC HEARING AGENDA PUBLIC HEARING MEETING, Tuesday, September 6, 2016 at 6:30 PM in the City Hall Council Chambers, 301 St. Ann's Road, Campbell River, BC. Page The agenda presents the recommendations extracted from the reports that comprise the agenda background package. To request a copy of a specific report, please contact the Legislative Services Department. 1. BYLAW NO. 3629, 2016 1.1 BYLAW AND PROPERTY DESCRIPTION 1.1.1 Zoning Amendment Bylaw No. 3629, 2016 (1521 and 1581 Vanstone Road). 1.2 ATTACHMENTS This bylaw if adopted, will rezone the properties located at 1521 and 1581 Vanstone Road from Residential Multiple One (RM-1) to Residential One (R1) to allow single family residential dwellings or bed and breakfast accommodations to be constructed. The subject properties are legally described as: Lot 1, District Lot 132, Sayward Land District, Plan EPP48507 Lot 2, District Lot 132, Sayward Land District, Plan EPP48507 2-19 1.2.1 Public Hearing Notice August 3, 2016 report to Council regarding zoning amendment Neighbourhood Public Meeting Summary Zoning Amendment Bylaw No. 3629, 2016 (1521 & 1581 Vanstone Road) 1.3 WRITTEN SUBMISSIONS 1.4 PUBLIC VERBAL PRESENTATIONS 2. CLOSE OF PUBLIC HEARING Page 1 of 19

City of Campbell - River PUBLIC HEARING NOTICE A Public Hearing will be held in the Council Chambers of City Hall located at 301 St. Ann's Road in Campbell River, B.C. at 6:30 p.m. on September 6, 2016, to provide an opportunity for public input on Bylaw No. 3629, 2016. Proposal for 1521 & 1581 Vanstone Road by Andrew Rippingale (City File ZON-00002): To amend Zoning Bylaw 3250, 2006, to rezone the properties located at 1521 and 1581 Vanstone Road from Residential Multiple One (RM-1) to Residential One (R1) to allow single family residential dwellings or bed and breakfast accommodations to be constructed. \ I SC~t - \ 2000 Legal Descriptions: LOT 1 DISTRICT LOT 132 SAYWARD LAND DISTRICT PLAN EPP48507 LOT 2 DISTRICT LOT 132 SAYWARD LAND DISTRICT PLAN EPP48507 \ \ \ ~--' Where can I view a copy of the bylaw? View a copy of the proposed Bylaw at City Hall in the Community Planning & Development Services Department between the hours of 8:30 a.m. and 4:30 p.m., Monday to Friday from August 26, 2016 to September 6, 2016. lt----v~ans t~nj J-_ ----,-- ------ rn l JJ/ I ' [ '1 L -d\ I_ ',.. ~ -~ -~ - I "" :!' I J~~ How can I provide comments? You are able to speak at the Public Hearing or share a written submission for Council consideration. Written comments can submitted in advance at City Hall in the Community Planning & Development Services Department, to be received no later than 4 p.m. on September 6, 2016. Register at the Public Hearing or in advance by calling 250-286-5700. 'j1 \ Please note that legal considerations prevent Council from receiving any representations or submissions after the close of the Public Hearing. For more information, please contact the City of Campbell River Community Planning & Development Services Department at 250-286-5726 or Cameron Salisbury at 250-286-5729 Cameron Salisbury MCIP, RPP Planner Community Planning & Development Services Community Planning & Development Services Department 301 St. Ann's Road, Campbell River, B.C. V9W 4C7 Telephone: 250.286.5726; Fax: 250.286.5761 www.campbellriver.ca Page 2 of 19

Report to Council TO: FROM: AUTHOR: Mayor & Council R. Neufeld, Deputy City Manager/General Manager, Operations C. Salisbury, Planner DATE: August 3, 2016 SUBJECT: Rezoning Application for 1521 and 1581 Vanstone Road FILE No.: ZON 16-00002 (Bylaw 3629, 2016) Recommendation: THAT Council gives First and Second Reading to Zoning Bylaw Amendment 3629, 2016 to rezone 1521 and 1581 Vanstone Road from Residential Multiple One (RM-1) to Residential One (R-1) and that Council directs staff to set a Public Hearing. Purpose: The applicant proposes to rezone two parcels from RM-1 to R-1. Rezoning the properties will allow single-family residential dwellings or bed and breakfast accommodations to be constructed. Background: Context The original parent parcel of the two subject parcels had one single-family dwelling existing on it until 2015. In January 2015, the applicant constructed a second single-family dwelling on the parent parcel under RM-1 zoning. RM-1 zoning on the parent parcel could have allowed for more dwellings on the property. At that time the applicant was charged the Clustered Housing Development Cost Charges under BYLAW NO. 3411, 2010 as RM-1 zoning construction falls under this rate. The subject parcels were created through the subdivision process and the approving officer approved the plans on June 10, 2015 and the property was registered soon after. At that time, the 1581 Vanstone Road (western) portion of the original parcel contained the dwelling built in January 2015 with a detached shop and the 1521 Vanstone Road (eastern) portion of the original parcel contained an older dwelling. The subject parcels are located in an established area of the North Campbell River neighbourhood. The neighbourhood is comprised of a mix of single-family dwellings, vacant undeveloped/underdeveloped parcels, commercial uses, and to the west of Island Highway 19A, a manufactured home park and the Campbell River Cemetery. The subject parcels are designated Neigbourhood in the Official Community Plan. Figure 1 below shows the existing land uses in an airphoto. File No.: ZON 16-00002 Page 1 of 18 Page 3 of 19

Figure 1: Existing Land Uses Proposal The applicant is proposing to rezone the subject parcels to allow for the removal of the older existing single-family dwelling and the construction of a new single-family dwelling or bed and breakfast accommodation at 1521 Vanstone Road. The applicant would also like to have zoning reflect the existing single-family dwelling that was recently built at 1581 Vanstone Road. The parcel at 1521 Vanstone Road is relatively large at 1670m². The parcel at 1581 Vanstone Road is also relatively large at 2060m². The existing single-family dwelling at 1581 Vanstone Road is one storey with approximately 169.7m² (1827ft²) with a walkout basement. Figures 2 and 3 below show the existing condition of the subject parcels. File No.: ZON 16-00002 Page 2 of 18 Page 4 of 19

Figure 2: Subject parcels as they currently exist (looking west along Vanstone Road). The house in the foreground is the older house at 1521 Vanstone Road with the newer house in the background at 1581 Vanstone Road. Figure 3: Recently constructed single-family dwelling built at 1581 Vanstone Road (as viewed from Vanstone Road, looking south) displaying a sensitive infill development. File No.: ZON 16-00002 Page 3 of 18 Page 5 of 19

Discussion: Official Community Plan The Official Community Plan s Neighbourhood designation applies to this area and states that these existing residential areas support a range of low to medium density housing. As a controlled development area, areas designated Neighbourhood are intended to maintain existing character and accommodate modest new growth through sensitive infill and redevelopment of appropriate underdeveloped areas. Specific policies around new development in the Neighbourhood designation area state: 4.22.1 Where appropriate, allow a range of housing forms such as coach housing, row housing, live/work units and townhouses that diversify the housing stock. 4.22.2 Permit small lot sub-division and clustered densification in established areas in an effort to increase affordable housing stock. 4.23.1 Infill housing will consider the density, massing, design and character of the project in relation to overall densities and general character of the surrounding area. The proposed rezoning meets the intent of the OCP as the newer single-family dwelling at 1581 Vanstone Road is a sensitive infill development that respects the low densities and existing character of the surrounding uses in the area. The future development of 1521 Vanstone Road will also meet the intent of the OCP if rezoned to R-1 as it too will provide the possibility for infill development that respects the existing character and densities of the area while also providing for the opportunity for another use in the form of a bed and breakfast accommodation. Rezoning the subject parcels to R-1 will implement the OCP s policies which encourage new development to consider the densities and general character of the surrounding area as it will allow for single-family dwellings to be constructed. Further, the proposed zoning amendment will change the uses allowed on the subject parcels from medium density to low density residential which is consistent with the OCP. Zoning Analysis The area currently has a mix of uses that consist of single-family dwellings, underdeveloped parcels, commercial uses and other uses in a variety of zones including Residential One (R-1), Residential Multiple One (RM-1), Residential Multiple Three (RM-3), Commercial Four (C-4), Manufactured Home Park (MHP) and Rural Two (RU-2). Figure 4 below shows the existing zoning. File No.: ZON 16-00002 Page 4 of 18 Page 6 of 19

Figure 4: Existing Zoning There have been examples of applications in the area that have rezoned properties to allow for residential uses that are similar to existing single-family residential uses. Examples in this area include the property immediately to the east of the subject parcels at 1410 Perth Road and a development to the south of the subject parcels at 2991 North Beach Drive. The property at 1410 Perth Road was rezoned to Residential One (R-1) to allow for single-family residential dwellings. The property at 2991 North Beach Drive was rezoned from Residential Multiple Three (RM-3) to Residential Multiple One (RM-1) to allow duplex and single-family units which RM-3 did not allow. These rezoning examples in the area can be interpreted as a trend to reduce the residential zoning intensity requirements on properties to be more in alignment with existing single-family residential uses in the area. Figure 5 below display the subject parcels in relation to the similar rezoning applications that have occurred in the area. File No.: ZON 16-00002 Page 5 of 18 Page 7 of 19

Figure 5: Locations of similar rezoning applications 1521 Vanstone Road has an older existing dwelling on the eastern part of the lot that is nonconforming with respect to the front yard setback. Any new development on the site would have to comply with all zoning bylaw requirements pertaining to the form and siting of the building. The R-1 zone also allows for more flexibility in the siting of any new development as the setback requirements are less than in the RM-1 zone. Under existing RM-1 zoning, the applicant would be able to construct multiple dwelling units from single-family to apartment dwellings. The proposed R-1 zone would be more appropriate for the subject sites as it would allow for sensitive development given the context and character of the surrounding uses by only allowing a single-family dwelling or bed and breakfast accommodation. Table 1 below displays differences in Zoning Bylaw requirements between the existing RM-1 and proposed R-1 zones. File No.: ZON 16-00002 Page 6 of 18 Page 8 of 19

Table 1: Existing VS Proposed Zoning Requirements Existing RM-1 Proposed R1 Permitted Uses any combinations of single family dwelling with or without one single-family residential dwelling a secondary suite, bed and breakfast two family residential dwelling accommodation or duplex, to a maximum of three dwelling units per lot triplex or threeplex apartment community care and/or social care facility Lot Size (minimum) 600m 2 450m 2 Maximum Lot Coverage 50% 35% Minimum Front Yard 7.5m 4.0m Minimum Rear Yard 7.5m 7.0m Minimum Side Yard (east) 3.0m 1.5m Minimum Side Yard (west) 3.0m 1.5m Maximum Building Height 10.0m 8.0m The proposed zone change from RM-1 to R-1 for the subject parcels is consistent with the OCP. Impact on Neighbouring Properties The rezoning of two RM-1 zoned parcels to R-1 is not considered to have any significant adverse impact on neighbouring properties. The recent single-family dwelling built at 1581 Vanstone Road was sited in such a way that it meets the zoning bylaw requirements for both the RM-1 and R-1 zones. 1521 Vanstone Road will likely be redeveloped in the near future and would have to meet R-1 zoning requirements. The property immediately to the west of the subject parcels contains a large single-family dwelling on a site zoned RM-1. The properties immediately to the north across Vanstone Road are zoned RM-1 and contain single-family dwellings. The properties to the south are zoned RM-3 and an unzoned right-of-way. To the east, the property at 1410 Perth Road was rezoned to Residential One (R-1) to allow for singlefamily residential dwellings. This rezoning does not impede the future development of these parcels and meets the intent of the Official Community Plan. File No.: ZON 16-00002 Page 7 of 18 Page 9 of 19

Financial / Operational Considerations: There are no financial or operation considerations at this time. Options: The three options are: 1. Give Zoning Bylaw Amendment 3629, 2016 First and Second Readings, and direct staff to set a Public Hearing; 2. Defer First and Second Readings and request additional information; 3. Refuse the rezoning application. Staff recommends Option 1 as this Zoning Bylaw Amendment is supported by the Official Community Plan. Communications: The City s Procedures Bylaw requires the applicant to conduct a Neighbourhood Public Meeting, which was held on July 23, 2016. The applicant reported that two people attended and had no objections (see Attachment B Neighbourhood Public Meeting Summary). Any representations received by the City subsequent to the drafting of this report will be distributed to Council. The City must advertise a Public Hearing in two consecutive issues of the local newspaper in addition to notifying properties within 100m radius of the site. Conclusion: The proposed zoning amendment is consistent with the OCP and will not have an adverse impact on neighbouring properties. Staff recommends that Council gives First and Second Reading of the bylaw as drafted, and directs that a public hearing is arranged. Report prepared by Report reviewed / endorsed by Cameron Salisbury, MCIP, RPP Planner Report reviewed/endorsed by Kevin Brooks, MCIP, RPP Development Services Supervisor Community Planning & Development Services Report approved by Marianne Wade, MCIP, RPP Acting Community Planning and Development Services Manager Ronald G. Neufeld, P.Eng Deputy City Manager/ General Manager of Operations File No.: ZON 16-00002 Page 8 of 18 Page 10 of 19

Attachments: - Property Location Map - Neighbourhood Public Meeting Summary - Draft Bylaw 3629, 2016 File No.: ZON 16-00002 Page 9 of 18 Page 11 of 19

ATTACHMENT 1: PROPERTY LOCATION MAP File No.: ZON 16-00002 Page 10 of 18 Page 12 of 19

ATTACHMENT 2: NEIGHBOURHOOD PUBLIC MEETING SUMMARY File No.: ZON 16-00002 Page 11 of 18 Page 13 of 19

File No.: ZON 16-00002 Page 12 of 18 Page 14 of 19

ATTACHMENT 3: DRAFT BYLAW 3629, 2016 Bylaw to rezone 1521 Vanstone Road and 1581 Vanstone Road from Residential Multiple One (RM-1) to Residential One (R-1) to allow for single-family residential dwellings or bed and breakfast accommodations to be constructed. File No.: ZON 16-00002 Page 13 of 18 Page 15 of 19

Zoning Amendment Bylaw No. 3629, 2016 ADOPTED 2016 P U R P O S E This bylaw amends the Zoning Bylaw No. 3250, 2006 Page 16 of 19

The Council of the City of Campbell River enacts as follows: Part 1 Title 1.0 This bylaw may be cited for all purposes as Zoning Amendment Bylaw No. 3629, 2016 (1521 Vanstone Road and 1581 Vanstone Road). Part 2 Enactment 2.0 This bylaw comes into effect upon adoption. 2.1 The Mayor and City Clerk are hereby empowered to do all things necessary to give effect to this bylaw. Part 3 Amendments to Zoning Bylaw 3250, 2006 3.0 That Zoning Bylaw 3250, 2006 be amended as follows: 1) THAT Lot 1, District Lot 132, Sayward Land District, Plan EPP48507 and Lot 2, District Lot 132, Sayward Land District, Plan EPP48507, be rezoned from Residential Multiple One (RM-1) to Residential One (R-1). 2) THAT the Zoning Map referred to as Schedule B of Zoning Bylaw No. 3250, 2006 shall be amended accordingly, as shown on Map Schedule 1 attached herein and forming part of this Bylaw. Part 4 Severability 4.0 If any section, subsection, paragraph, clause, phrase or word within this bylaw is for any reason held to be invalid by the decision of a court of competent jurisdiction, such decision does not affect the validity of the remaining portions of this bylaw. READ THE FIRST TIME this 8 th day of August 20 16 READ THE SECOND TIME this 8 th day of August 20 16 A Public Hearing was advertised in two issues of the Campbell River Mirror this 26 th day of August 20 16 this 31 st day of August 20 16 and was held this 6 th day of September 20 16 City of Campbell River Zoning Amendment Bylaw No. 3629, 2016 Page 17 of 19

READ THE THIRD TIME this day of 20 ADOPTED this day of 20 Signed by the Mayor and City Clerk this day of 20 MAYOR CITY CLERK City of Campbell River Zoning Amendment Bylaw No. 3629, 2016 Page 18 of 19

Map Schedule 1 Mayor: Deputy City Clerk: Dated: City of Campbell River Zoning Amendment Bylaw No. 3629, 2016 Page 19 of 19