DISTRICT OF SICAMOUS Minutes of a Planning Committee Meeting held in the Committee Room, Municipal Hall, January 12 th, 2006 at 2:30 p.m. PRESENT: ABSENT: Chairman, Councillor M. MacLeod Councillor D. Stooshnov Councillor R. Chmilar Terry Fleming Kornelia Oddy Wayne Selfe GUESTS: Councillor C. Grant * part of meeting only Councillor L. Miller STAFF: GALLERY: Call to Order: BRENT GRAF, SOLSQUA SICAMOUS ROAD Administrator K. Williams Treasurer R. Walper Community Development Technician M. Marrs Deputy Clerk M. Geall, Recording Secretary 1 member of the media Chairman MacLeod called the meeting to order at 2:30 p.m. Mr. Graf reported that his property is adjacent to the former pole yard and the owners of the pole yard property are considering a development proposal. He said the property owners are removing trees at an alarming rate and expressed concerns with the loss of privacy in relation to his property. He requested the District consider requiring a buffer zone of the existing heavy treed area between the two properties. Mr. Graf said he has spoken to the property owners on several occasions regarding their development proposal and each time the proposal changes. 2:50 p.m. Mr. Graf left the meeting. The Community Development Technician reported he has had several discussions with the property owners and no firm proposal has been received at the District office. He said the owners have applied for a Temporary Development Permit, for a period of one year, to permit a mobile saw mill with covered roof. The Community Development Technician reported that with respect to the trees, the District does not have a tree preservation bylaw. He said dependent on the development proposal submitted to the District, there will be a rezoning process inclusive of a Public Hearing which Mr. Graf will have the opportunity to comment. 06-018 RECESS PLANNING COMMITTEE MEETING the Planning Committee Meeting of January 12 th, 2006 be recessed at 2:50 p.m. in order that the Committee of the Whole Meeting may be reconvened.
January 12 th, 2006 Planning Committee Meeting Page 2 5:35 p.m. Chairman MacLeod reconvened the Planning Committee Meeting. PRESENT: ABSENT: GUESTS: STAFF: Introduction of Late Items: Chairman, Councillor M. Macleod Councillor R. Chmilar Councillor D. Stooshnov Terry Fleming Kornelia Oddy Wayne Selfe Councillor L. Miller Administrator K. Williams Community Development Technician M. Marrs Public Works Foreman G. MacDonald Deputy Clerk M. Geall, Recording Secretary There were no late items presented to the Committee. Agenda Approval: 06-019 AGENDA APPROVAL the Planning Committee Meeting Agenda for January 12 th, 2006 be approved as circulated. Business Arising: OLD TOWN BAY INITIAL SUBDIVISION The Community Development Technician provided an overview of the Development proposal by Twin Anchors regarding Old Town Bay. He reported the subject properties are located at the end of Old Town Road north and west of the town centre. The properties were recently the subject of successfully completed OCP amendment and zoning amendment applications. 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, 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. 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. The Community Development Technician noted that further subdivision of each of the proposed zoning blocks will occur as specific development plans unfold, each of which will require separate applications to the District as applicable.
January 12 th, 2006 Planning Committee Meeting Page 3 The Community Development Technician reported that to facilitate the proposed comprehensive mixed use development plan and define the designated zone areas as well as to create the two upland marina development lots, it is required that the subject properties be amalgamated and subdivided as shown on the preliminary layout plan submitted by Ekistics Town Planning. He provided further detail as outlined in his report dated October 7 th, 2005, noting the former Council has approved of the initial consolidation and the Approving Officer approved the subdivision. COMPREHENSIVE The Community Development Technician reported to provide assurance that the requirements as outlined in the initial subdivision application are completed, it is required that upon approval and issuance, the Comprehensive Development Permit be registered on titles of the subject properties. He provided further detail as outlined in his report dated October 7 th, 2005, noting this issue may be scheduled for Council s consideration of approval and issuance at its Regular Meeting scheduled for January 23 rd, 2006. Discussion ensued relative to fire fighting capabilities, noting the potential population of this area is estimated at 1,500 people. The Administrator referenced the potential population of the community as a whole, noting that once Sicamous population reaches the threshold of 5,000 people, the District will be responsible for policing costs. ZONING AMENDMENT The Community Development Technician reported the applicant is currently proceeding with the architectural design and documentation for the initial development of the marina operations centre which is to include, reception, lounge, restaurant, pub, offices and administration for the marina. The developer now wishes to provide three living accommodations in the form of apartments or strata condominium for management and/or staff within the proposed multi-use commercial facility. The Community Development Technician reported a residential use was not contemplated in the initial development concept, and as such, the CDZ.07 RM Resort Marina zone was created based on commercial uses only and currently does not allow a residential component. The Community Development Technician reported to facilitate this proposed residential component within the proposed operations centre, it is necessary to amend the current CDZ.07 RM Resort Marina zone. Given that the adjacent zoned block, CDZ-06 RCR Resort Commercial Residential, allows for a mixed commercial and residential use, either in a mixed or a stand alone development use, staff supports the application to amend the subject zone provided that the original intent to restrict the RM Resort Marina zone to principally commercial marine uses by restricting the proposed residential component as follows: To facilitate the requested amendment and maintain the principle commercial intent, it is recommended that Zoning Bylaw No. 101, 1993, Section 1000 Comprehensive Development Zones, CDZ.07 RM - Resort Marina, sub-section CDZ.07 (2) Permitted Uses be amended to allow an Accessory Residential Use within the RM resort Marina zone by: Adding sub-clause prefix and words, (A) Principle Permitted Uses: and changing the existing prefixes to (i), (ii)
January 12 th, 2006 Planning Committee Meeting Page 4 etc, after the existing first paragraph; And by adding sub-clause (B) Secondary Permitted Uses: Residential Apartments as a secondary use provided; (i) the residential apartments have a maximum floor space ratio of less than 50% of the maximum floor space ratio permitted on the lot; (ii) the residential apartments are located within buildings containing a principle use; (iii) notwithstanding clause (ii) above, residential apartments shall not be located within buildings containing marine maintenance and repairs facilities, marine storage structures, or buildings in which the sale or storage of vehicle or marine fuels occur. 06-020 OLD TOWN BAY ZONING AMENDMENT PROPOSAL 200/202 MAIN STREET OCP AMENDMENT REZONING M/S Councillors Stooshnov, Chmilar THAT: staff prepare an amendment to the Zoning Bylaw No. 101, 1993 to amend Section 1000 Comprehensive Development Zones, CDZ.07 RM Resort Marine, subsection CDZ.07(2) Permitted Uses to allow an Accessory Residential Use within the RM Resort Marina zone by adding the following sub-clause: (A) Principle Permitted Uses and changing the existing prefixes to (i), (ii) etc. after the existing first paragraph: And by adding subclause B Secondary Permitted Uses: Residential Apartments as a secondary use provided; (i) the residential apartments have a maximum floor space ratio of less than 50% of the maximum floor space ratio permitted on the lot; (ii) the residential apartments are located within buildings containing a principle use; and (iii) notwithstanding clause (ii) above, residential apartments shall not be located within buildings containing marine maintenance and repairs facilities, marine storage structures, or buildings in which the sale or storage of vehicle or marine fuels occur. and further, the amending bylaw be forwarded to Council for consideration of two readings and referral to a Public Hearing. The Community Development Technician provided an overview of the development proposal submitted by Thorndale Investment Corp for property located at 200/202 Main Street and 1205 Riverside Avenue. He reported that to address the recent Main Street and Riverside Avenue proposed historical theme proposal, the Official Community Plan requires an amendment to provide directives and guidelines in regard to adding a Historical Development theme. He said the previous Council endorsed this proposal. The Community Development Technician reported that the Public Hearing is scheduled for January 23 rd, 2006 and provided further information as outlined in his memorandum dated November 7 th, 2005. 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 Official Community Plan designates the subject properties as Town Centre. 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.
January 12 th, 2006 Planning Committee Meeting Page 5 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 1 storey of commercial retail and office space and parking. The applicant further wishes to construct 3 buildings containing 24 stratified residential/storage units for marine and general storage purposes. It is proposed that parking will be provided on and off-site in the form of both open and covered (tucked-under the proposed hotel / residential / commercial building). It is proposed that the required parking for the proposed 24 unit storage units will be self-contained within each unit. He said the former Council supported this application and has given the zone amending bylaw two readings. The Community Development Technician reported the Public Hearing is scheduled for January 23 rd, 2006 and provided further information. PERMIT The Community Development Technician reported that subject to a successful conclusion of the amendment to the Official Community Plan and rezoning bylaws, Council may then consider approval and issuance of a Development Permit. The Community Development Technician reported the proposed rezoning is generally in compliance with the policies and general land use designations of the Official Community Plan (OCP) as shown on Map 7A of the OCP. To consider the applicant s request, subject to due process, it is required that the subject properties as shown on the attached development plan be rezoned to C.1A Town Centre Commercial Residential to accommodate the proposed mixed use development having a residential component. Further, the subject property is located within the Town Centre & Multi-Family Development Permit Area No. 2 as designated by Map 6A of the OCP, thus development of the subject properties will require Council to consider issuance of Development Permit 05-131-DP(v) to address the form and character of the proposed development as well as to set out the development requirements. The Community Development Technician provided further detail as outlined in his report dated November 7 th, 2006. He noted the former Council directed this Permit be forwarded to Council for consideration of approval and issuance after completion of the rezoning process. He said the Permit may be on Council s agenda for consideration of approval and issuance at its Regular Council Meeting scheduled for February 13 th, 2006 should the rezoning process be successful. POLE YARD ALR FOR EXCLUSION The Community Development Technician provided an overview of an application by the property owners to exclude a portion of property located at 1721 Solsqua Sicamous Road, from the Agricultural Land Reserve. He provided further detail and noted the former Council supported this application which has been forwarded to the Land Commission for consideration. The Community Development Technician reported that, in the mean time, the applicant wishes to acquire a Temporary Development Permit for the subject property.
January 12 th, 2006 Planning Committee Meeting Page 6 TEMPORARY PERMIT POLE YARD 1721 SOLSQUA ROAD The Community Development Technician reported the subject property is located on Solsqua-Sicamous Road. The property comprises the old abandoned Pole Yard Industrial site lying south of the CPR and undeveloped hillside. The property has been the subject of recent applications to subdivide and rezone the portion of the property lying north of Old Town Road. The rezoning and subdivision applications have recently been placed on hold by staff as the owners have indicated a change in the potential use of the proposed subdivide lot and have not provided firm intentions for the property. The Community Development Technician reported the applicant wishes to enter into a one (1) year lease to allow the placement of a portable sawmill on the site for a temporary milling operation. Staff has been advised by the owner that they do not wish to allow an extended use of the property and for this purpose, has requested a temporary development use permit so that the lease holder may obtain a building permit to erect a temporary structure over the mill operations. The Community Development Technician reported whereas the subject property lies within an Industrial Development Permit Area as proposed by the Official Community Plan, it is required that a Development Permit be considered for issuance to control the form and character of the proposed work. To control the duration of the intended use, it is required that a Temporary Industrial Use Permit in the form of a Temporary Development Permit be issued under the provisions of the Community Charter and Section 921 of the Local Government Act. The Administrator reported that to ensure compliance with the terms of the Temporary Development Permit, she suggested the District acquire security from the property owner, given the legal process, at District expense, should the use extend beyond the term of the Development Permit. She also suggested Council could require retention of the existing mature trees on the subject property as a buffer zone adjacent to the neighbouring property. Further discussion ensued. 06-021 TEMPORARY PERMIT 1721 SOLSQUA SICAMOUS ROAD PROPOSAL 101 OLD TOWN ROAD LABORET M/S Councillor Chmilar, T. Fleming THAT: the Temporary Development Permit application by the property owners of 1721 Solsqua Sicamous Road, legally described as Parcel A (T13214), Section 6, Township 22, Range 7, W6M, KDYD, Except Plan NEP60545 be amended to include a security provision in a form and amount acceptable to the District; and to forward the Temporary Development Permit to Council for consideration of approval and issuance subject to the requirements outlined in the Temporary Development Permit dated December 23 rd, 2005, as amended, and due process. The Community Development Technician reported the subject property is located on Old Town Road. The area of the proposed development is located on the north side of Old Town Road and contains seven acres more or less. The applicant wishes to subdivide that portion of the property lying to the north of Old Town Road into seven (7) oneacre parcels. Community sewer and water will service the proposed lots.
January 12 th, 2006 Planning Committee Meeting Page 7 OCP AMENDMENT 06-022 OFFICIAL COMMUNITY PLAN AMENDMENT 101 OLD TOWN ROAD REZONING 06-023 REZONING 101 OLD TOWN ROAD The Community Development Technician reported to facilitate the proposed development, it is required that the Official Community Plan be amended as noted in the Preliminary Land Use Report dated December 12 th, 2005. Further, it is required that the subject property be rezoned to permit the proposed subdivision by amending Zoning Bylaw No. 101 and further that a Comprehensive Development Permit be considered and issued to address the form and character of the proposed initial development as well as to set out other requirements for the proposed future development. The Official Community Plan (OCP), as shown on Map 7A, currently designates the subject property as Large Holdings, therefore, subject to due process, it is required that the OCP Map 7A be amended to re-designate that portion of the subject property lying north of Old Town Road to Residential. staff prepare an amendment to the Official Community Plan for property located at 101 Old Town Road, legally described as that part of the Easterly 16.35 chains of District Lot 1035, Except Plan B4739, KDYD, lying to the north of Old Town Road from Large Holdings to Residential and further, the amending bylaw be forwarded to Council for consideration of two readings and referral to a Public Hearing. The Community Development Technician reported the subject property is currently zoned as LH Large Holdings. Subject to successful completion of the OCP Amendment Application 05-151-OCP, Zoning Amendment Application 05-152-Z will address the rezoning of that portion of the subject property lying north of Old Town Road to facilitate the proposed development. staff prepare an amendment to the Zoning Bylaw for property located at 101 Old Town Road, legally described as that part of the Easterly 16.35 chains of District Lot 1035, Except Plan B4739, KDYD, lying to the north of Old Town Road from LH - Large Holdings to CR Country Residential and further, the amending bylaw be forwarded to Council for consideration of two readings and referral to a Public Hearing. SUBDIVISION The Community Development Technician reported that to facilitate the proposed residential development, the applicant is required to complete Subdivision Application 05-153-SUB to create seven (7) one acre parcels within that portion of the subject property lying north of Old Town Road and further as required by the Land Titles Act, to dedicate a strip of land along the westerly boundary for water access having a minimum width of 10.0 metres running from Old Town Road to the Natural boundary of the Eagle River. He provided further detail as outlined in his report dated December 12 th, 2005. Councillor Miller queried a wildlife corridor and the Community Development Technician explained the requirement for access to the river which may serve as the wildlife corridor.
January 12 th, 2006 Planning Committee Meeting Page 8 06-024 SUBDIVISION 101 OLD TOWN ROAD COMPREHENSIVE PERMIT 06-025 COMPREHENSIVE PERMIT 101 OLD TOWN ROAD MARA LAKE WALKWAY subject to successful amendment to the Official Community Plan and rezoning, the subdivision application submitted by the property owners of 101 Old Town Road, legally described as that part of the Easterly 16.35 chains of District Lot 1035, Except Plan B4739, KDYD, lying to the north of Old Town Road be forwarded to the Approving Officer for consideration to issue Preliminary Layout Approval. The Community Development Technician reported the development proposal will require consideration and issuance of a Comprehensive Development Permit to address the form and character of the development. He provided further detail as outlined in the Preliminary Land Use Report dated December 12 th, 2006. subject to successful amendment to the Official Community Plan and rezoning, the Comprehensive Development Permit application submitted by the property owners for property located at 101 Old Town Road, legally described as that part of the Easterly 16.35 chains of District Lot 1035, Except Plan B4739, KDYD, lying to the north of Old Town Road, be forwarded to Council for consideration of approval and issuance, subject to the requirements outlined in the Preliminary Land Use Report dated November 12 th, 2005 and due process. Committee members received a memorandum dated October 26 th, 2005, from the Building Official relative to the requirements in the Official Community Plan for a walkway along the channel and Mara Lake. The Community Development Technician reported this issue as it related to the Allan Ridge Homes on Dabell has been resolved. He said there was some confusion relative to the dedication of the walkway versus a Statutory Right of Way, noting that if the walkway is dedicated, the District owns the land. Adjournment: 06-026 ADJOURN the Planning Committee Meeting of January 12 th, 2006 be adjourned at 7:00 p.m. Certified Correct: Chairman, Councillor M. MacLeod Clerk :mag \2006 Minutes\01-January 12 Planning