September 25, 2018 REPORT TO THE CHIEF ADMINISTRATIVE OFFICER FROM THE DEVELOPMENT, ENGINEERING, AND SUSTAINABILITY DEPARTMENT ON REZONING APPLICATION NO. REZ00657 DEVELOPMENT VARIANCE PERMIT APPLICATION NO. DVP00524 2157, 2173, 2197, 2213, AND 2214 COLDWATER DRIVE OWNER: JUNIPER WEST DEVELOPMENTS LTD. APPLICANT: TRUE CONSULTING PURPOSE To adjust the RS-1 (Single Family Residential-1) and RS-1S (Single Family Residential - Suite) zone boundaries to facilitate a residential subdivision, and to reduce the front yard setback from 6 m to 2.1 m for three lots on Coldwater Drive in the RS-1 zone and from 6 m to 2 m for 15 proposed lots in the RS-1S zone for a future subdivision extending to the southeast off of Coldwater Drive. SUMMARY The proposed rezoning application comprises two large, split-zoned development parcels (2213 and 2214 Coldwater Drive). The development variance application comprises the same two large development parcels and three existing single-family residential lots (2157, 2173, and 2197 Coldwater Drive). The portions of the two large parcels under consideration with this rezoning application are approximately 18 ha in area and are under application for a 58-lot residential subdivision, including approximately 10 ha of land identified to come to the City as open space. The current zone boundaries were established as part of the 2007 Juniper West Neighbourhood Plan (JWNP) and were based on a conceptual layout without the support of detailed subdivision design review. The requisite engineering studies have been completed, and the applicant is seeking to adjust zoning boundaries to support the resulting subdivision layout, including additional land to be conveyed to the City as undevelopable open space. Consistent with the original intent of the JWNP, RS-1S zoning is proposed for all of the lots except for those with reduced frontages in the cul-de-sac bulbs; those lots are all proposed to be zoned RS-1 (Attachment A ). The applicant is also requesting front yard setback reductions for three existing lots on Coldwater Drive and for 15 proposed residential lots on the north side of future Road A that extends southeast off of Coldwater Drive (Attachment B-1 ). The setback reductions are being sought to provide flexibility for situating dwellings on the properties while minimizing earthworks associated with development on hillsides. To mitigate concerns over garages located less than 6 m from the front lot line, covenants stipulating that the garages and their main doors must be sited perpendicular to the street and the driveways parallel to the municipal roadway will be required. The covenant will also require garage walls that face the street to incorporate design features such as windows and/or multiple material types to provide visual variety in the built form. S:\CCE\Jobs (c3)\302939_rez00657 DVP00524_REP\302940_REZ00657 DVP00524_REP.docx
REZONING APPLICATION NO. REZ00657 September 25, 2018 DEVELOPMENT VARIANCE PERMIT APPLICATION NO. DVP00524 Page 2 The Development, Engineering, and Sustainability Department supports the proposed rezoning and front yard setback variances as they comply with land use policies of KAMPLAN and the JWNP, and there were no technical concerns raised through the review of the applications. Accordingly, it is advised that Council proceed as outlined in the recommendation. RECOMMENDATION: That Council authorize: a) Zoning Bylaw Amendment Bylaw No. 5-1-2893 (Attachment A ) to be introduced and read a first and second time b) a Public Hearing to consider Bylaw No. 5-1-2893 c) distribution of Notice of Intent to consider Development Variance Permit No. DVP00524 (Attachment B ) for 2157, 2173, 2197, 2213, and 2214 Coldwater Drive Note: Prior to registration of the Development Variance Permit, a covenant must be registered against the title of the existing properties. The covenant shall stipulate that garages located less than 6 m from the front lot line must be sited perpendicular to the street with the garage door(s) perpendicular to the municipal roadway, driveways shall be parallel to the municipal roadway, and garage walls that face the street shall incorporate design features such as windows and/or multiple material types to provide visual variety in the built form. SUPPORTING COUNCIL AND CORPORATE DIRECTION KAMPLAN, Section D-1, Land Management and Development - General Land Use Policies - Area-specific Land Use Policies, Urban SITE CONDITIONS AND BACKGROUND Neighbourhood - Juniper Ridge KAMPLAN Designation - Urban and Parks and Open Space Current Zoning/Use - OS (Open Space), RS-1 (Single Family Residential-1), RS-1S (Single Family Residential - Suite), and FD (Future Development)/vacant Proposed Zoning/Use - The applicant has applied to adjust zone boundaries to facilitate a residential subdivision/residential Proposed Variance - Reduce the minimum front yard setback for principal buildings on interior lots from 6 m to 2 m and 2.1 m for some of the proposed lots Surrounding Uses - Residential and vacant open space S:\CCE\Jobs (c3)\302939_rez00657 DVP00524_REP\302940_REZ00657 DVP00524_REP.docx
REZONING APPLICATION NO. REZ00657 September 25, 2018 DEVELOPMENT VARIANCE PERMIT APPLICATION NO. DVP00524 Page 3 Application Date - June 4, 2018 Restrictive Covenant - n/a Project Evaluation Team (PET) - June 22, 2018 Parcel Size - 951.8 m 2, 0.1530 ha, 0.154 ha; ~11.5 ha and ~30 ha MOTI Referral - n/a DISCUSSION The five subject properties are located in the Juniper West neighbourhood. The two larger development parcels are 11.5 ha and 30.5 ha and the three smaller lots range from 951.8 m 2 to 1,540 m 2. The two larger properties are split-zoned FD (Future Development), OS (Open Space), RS-1, and RS-1S and are the subject of the rezoning application. The three smaller lots are zoned RS-1 and, along with portions of the two larger parcels, are subject to the Development Variance Permit to reduce the front yard setback for the principal building. Rezoning The portions under consideration with this rezoning application are approximately 18 ha in area and are under application for a 58-lot residential subdivision, including approximately 10 ha of land identified to come to the City as open space. The applicant is requesting an adjustment of the current RS-1 and RS-1S boundaries to accommodate a slightly revised subdivision layout. The areas proposed for rezoning are shown on Attachment A. The Juniper West land was zoned for development as part of the JWNP in advance of any detailed subdivision design. The original conceptual layout showed the proposed subdivision as consisting of two cul-de-sac roads, with all of the lots (aside from those fronting the cul-de-sac bulb) zoned RS-1S to accommodate secondary suites. The lots fronting on the cul-de-sac bulbs would be zoned RS-1 to be consistent with KAMPLAN policies, which do not support secondary suites on lots with reduced street frontage. The current zoning is based on the conceptual layout, with the RS-1-zoned areas fronting future cul-de-sacs. Now that the detailed subdivision design is complete, the applicant has been able to finalize the road network and lot layout. The most significant changes from the conceptual layout were the ability to extend Road A further east and add a third road (Road C). Accordingly, the applicant is seeking to adjust the RS-1 and RS-1S zone boundaries so that all of the lots fronting the cul-de-sac bulbs are zoned RS-1, while all of the other lots are zoned RS-1S. This maintains the intent of the zoning that was put in place with the JWNP while fine tuning zone boundaries. The detailed subdivision design also indicates a greater proportion of undevelopable areas north of the lots on the north side of Road A as well as across the gully, east of the proposed subdivision. Accordingly, it is proposed that the zone boundaries be adjusted to reflect the new layout, which will permit secondary suites on all of the lots not fronting cul-de-sac bulbs and zoning all undevelopable lands as OS. The OS lands will be conveyed to the City through the subdivision process. S:\CCE\Jobs (c3)\302939_rez00657 DVP00524_REP\302940_REZ00657 DVP00524_REP.docx
REZONING APPLICATION NO. REZ00657 September 25, 2018 DEVELOPMENT VARIANCE PERMIT APPLICATION NO. DVP00524 Page 4 All of the areas under application are designated Urban in KAMPLAN, which supports single-family residential and single-family residential with suite development. Planning staff are satisfied that the proposed rezoning to allow for the single-family residential and single-family residential with suite lots follows the intent of policies within the JWNP and KAMPLAN. The technical requirements for creating the proposed lots will be addressed in conjunction with the subdivision application. Front Yard Setback Reduction The applicant is requesting a front yard setback reduction from 6 m to 2 m for 15 proposed lots on Road A in the new subdivision and from 6 m to 2.1 m for the three existing lots on Coldwater Drive to provide flexibility for situating dwellings on the properties while minimizing earthworks associated with developing on hillsides. To mitigate concerns over garages less than 6 m from the front lot line, covenants stipulating that those garages and their garage doors must be sited perpendicular to the street and the driveways parallel to the municipal roadway will be required. This restriction, combined with all of the lots being greater than the 15 m minimum lot width required, will allow for driveways greater than 6 m in length. It is anticipated that, even with the reduced setback, there will be adequate driveway depths to meet both the RS-1 and RS-1S onsite parking requirements without encroaching into the travelled portion of the roadway or overhanging sidewalks. It should be noted that the proposed setback reduction to 2.1 m rather than 2 m for the three existing Coldwater Drive lots is to account for an existing FortisBC statutory right-of-way (SRW) along the front of the property. The 2.1 m setback will allow the dwellings to be constructed without roof overhangs projecting over the SRW area. The Development, Engineering, and Sustainability Department supports the proposed rezoning and front yard setback variances as they comply with land use policies in KAMPLAN, and there were no technical concerns raised through the review of the applications. Accordingly, it is advised that Council proceed as outlined in the recommendation. SUSTAINABILITY IMPLICATIONS The Sustainable Kamloops Plan encourages infill and development in existing neighbourhoods in a variety of ways, including concentrating development intensification in serviced areas. Concentrating the overall permitted density into a smaller land base allows the new subdivision to operate more efficiently with regard to servicing and long-term maintenance. M. Kwiatkowski, P.Eng. Development, Engineering, and Sustainability Director Approved for Council Author: J. Mazzardis, MCIP, RPP, Planner Reviewed by: E. Beach, MCIP, RPP, Planning and Development Supervisor R. J. Martin, MCIP, RPP, Planning and Development Manager/Approving Officer JM/ts/kjm Attachments S:\CCE\Jobs (c3)\302939_rez00657 DVP00524_REP\302940_REZ00657 DVP00524_REP.docx