PUBLIC HEARING INFORMATION PACKAGE ADDRESS: APPLICANT: 8522 Nottman Street Analytical Consulting PLANNING FILE(S): OCP17-002 R17-015 This Public Hearing Information Package has been compiled to provide information pertaining to the subject property. If you have questions regarding this information, please contact the District of Mission s Planning Department at (604) 820-3748. PUBLIC HEARING DATE July 17, 2017 File: 3310-16-15B
PUBLIC HEARING INFORMATION PACKAGE TA B L E O F C O N T E N T S 1. District of Mission Official Community Plan Amending Bylaw 5658-2017-4052(50) & District of Mission Zone Amending Bylaw 5659-2017-5050(256) Page 1 2. Planning Department Staff Report dated 2017-07-04 Page 4 3. Engineering Department Comments dated 2017-06-16 Page 17 File: 3310-16-15B
DISTRICT OF MISSION BYLAW 5658-2017-4052(50) Bylaw to amend "District of Mission Official Community Plan Bylaw 4052-2008" WHEREAS, under the provisions of the Local Government Act, a Council may, by bylaw, adopt one or more community plans for one or more areas; AND WHEREAS the Council of the District of Mission has adopted "District of Mission Official Community Plan Bylaw 4052-2008" and amended same from time to time; AND WHEREAS the Council deems it desirable and in the public interest to further amend the Official Community Plan Bylaw; NOW THEREFORE the Council of the District of Mission, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as "District of Mission Official Community Plan Amending Bylaw 5658-2017-4052(50). 2. "District of Mission Official Community Plan Bylaw 4052-2008" as amended, is hereby further amended by: a) redesignating the property located at 8522 Nottman Street and legally described as: Parcel Identifier: 002-375-869 Lot 18 Section 28 Township 17 New Westminster District Plan 35446 from Urban Residential Compact Cluster to Urban Residential Compact; and b) amending the official community plan maps accordingly. READ A FIRST TIME this 4 th day of July, 2017 COUNCIL CONSIDERATION OF SECTION 477 OF THE LOCAL GOVERNMENT ACT given this 4 th day of July, 2017 PUBLIC HEARING held this day of, 2017 READ A SECOND TIME this day of, 2017 READ A THIRD TIME this day of, 2017 APPROVED by the Ministry of Transportation and Infrastructure this day of, 2017 ADOPTED this day of, 2017 RANDY HAWES, MAYOR MIKE YOUNIE, CORPORATE OFFICER Public Hearing Information Package - Page 1
DISTRICT OF MISSION BYLAW 5659-2017-5050(256) Bylaw to amend "District of Mission Zoning Bylaw 5050-2009" WHEREAS, under the provisions of the Local Government Act, a Council may, by bylaw, divide the municipality into zones and regulate the use of land, buildings and structures within such zones; AND WHEREAS the Council of the District of Mission has adopted "District of Mission Zoning Bylaw 5050-2009" and amended same from time to time; AND WHEREAS the Council of the District of Mission deems it advisable and in the public interest to amend the Zoning Bylaw; NOW THEREFORE the Council of the District of Mission, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as "District of Mission Zoning Amending Bylaw 5659-2017-5050(256). 2. "District of Mission Zoning Bylaw 5050-2009" as amended, is hereby further amended by: a) rezoning the property located at 8522 Nottman Street and legally described as: Parcel Identifier: 002-375-869 Lot 18 Section 28 Township 17 New Westminster District Plan 35446 from Suburban Residential 36 (S36) Zone to Residential Compact 465 (RC465) and Residential Compact 465 Secondary Dwelling (RC465s) Zones, as shown on Schedule A attached to and forming part of this Bylaw; and b) amending the zoning maps accordingly. READ A FIRST TIME this 4 th day of July, 2017 PUBLIC HEARING held this day of, 2017 READ A SECOND TIME this day of, 2017 READ A THIRD TIME this day of, 2017 APPROVED by the Ministry of Transportation and Infrastructure this day of, 2017 ADOPTED this day of, 2017 RANDY HAWES, MAYOR MIKE YOUNIE, CORPORATE OFFICER Public Hearing Information Package - Page 2
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Development Services Staff Report to Council File Category: 3310-16 P2016-015B; OCP17-002 R17-015 DATE: July 4, 2017 TO: FROM: SUBJECT: ATTACHMENTS: CIVIC ADDRESS: APPLICANT: OCP: Mayor and Council Marcy Bond, Senior Planner Official Community Plan Amendment and Rezoning to facilitate the development of 8522 Nottman Street to create up to 6 compact residential lots with some allowance for secondary dwelling units. Appendix 1 Information for Corporate Officer Appendix 2 Property Location Map Appendix 3 Properties under Development Application on Nottman Street Appendix 4 Conceptual Layout for all parcels under development application Appendix 5 Site Plan for 8522 Nottman Street Appendix 6 Official Community Plan Designations Appendix 7 Suite Zoned Lots Appendix 8 Engineering Department Comments Appendix 9 Community Stormwater Detention Facility Appendix 10 Parks, Recreation and Culture Department Comments 8522 Nottman Street Analytical Consulting DATE APPLICATION COMPLETE: May 17, 2017 LOCATION: Urban Residential Compact Cluster (Cedar Valley). Cedar Valley STAFF REPORT TO COUNCIL Page 1 of 7 Public Hearing Information Package - Page 4
OVERVIEW AND STAFF COMMENTS This report details the development proposal for the property located at 8522 Nottman Street and identifies the necessary amendments to the Official Community Plan and Zoning Bylaws that would allow the subdivision of the lands into compact single family residential lots with some allowances for secondary dwellings; Staff support the bylaws moving forward to first readings and as such have listed the Official Community Plan and Zoning Amending Bylaws under the Bylaws for Consideration section of the Council agenda; In accordance with Section 477 of the Local Government Act, Council has considered the associated Official Community Plan Amending Bylaw 5658-2017-4052(50) in conjunction with the District's Financial Plan (including the Capital Expenditure Plan and Operating Expenditure Plan) and the Waste Management Plan; and Subject to Council s approval, a Public Hearing will be scheduled for July 17, 2017. PROPOSAL The District is in receipt of an application to amend the Official Community Plan designation and zoning of the property located at 8522 Nottman Street (Appendix 2). The rezoning of this parcel would allow for 3 complete lots with a potential for three additional lots through consolidation of the neighbouring parcels and the removal of the existing home on proposed Lot 34. Development of this site is consistent with the development plans and zoning targets of the adjacent properties as was considered by Council under development application R16-010 (Appendix 3) Together, the development of this parcel and the adjacent parcels would result in the creation of up to thirty-six (36) single-family lots as shown on the conceptual lot layout below. STAFF REPORT TO COUNCIL Page 2 of 7 Public Hearing Information Package - Page 5
To achieve the development configuration and lot yield as shown on the conceptual plan above and detailed in Appendix 4, the developer is seeking approval to amend the OCP designation of 8522 Nottman Street (the subject property) from Urban Residential Compact Cluster to Urban Residential Compact along with a corresponding rezoning from Suburban Residential 36 (S36) Zone to Residential Compact 465 (RC465) Zone and Residential Compact 465 Secondary Dwelling (RC465s) Zone. It is noted that achieving the ultimate lot yield and road configuration is dependent on land consolidation with the adjacent development parcels and the removal of the existing home in the future. SITE CHARACTERISTICS The subject parcel is approximately 4225 square metres (1.04 acre) in size and is located on the east side of Nottman Street between Cherry Avenue and Dalke Avenue. The site is within the Cedar Valley Area and is within Phase 1 of the Cedar Valley Comprehensive Development Plan. As noted, there is one existing single-family dwelling on the site that will be maintained in the interim on an oversized lot that has further subdivision potential into two lots when the existing dwelling is removed (Appendix 5). The development site is relatively flat with few trees that would warrant retention. While this area is known for its high water table, there are no watercourses or environmentally sensitive areas identified on the Cedar Valley Environmental Management Plan for this site. BYLAWS COMPLIANCE Official Community Plan Bylaw 4052-2008 The subject property and surrounding properties are designated Urban Residential Compact Cluster the OCP (Appendix 6). As with the adjacent development applications, this development is seeking to amend the OCP designation from Urban Residential Compact Cluster to Urban Residential Compact. Although the current land use designation of this property envisioned a bare land strata type development, limitations in stormwater servicing require that any development of these lands provide for either an independent private stormwater system on site or wait until the expansion of the area s municipal community stormwater facility is completed. Given that both the District and the developer have an interest in these lands to be serviced by a community stormwater management facility; support for the OCP amendment is provided on the basis that the neighbouring developer has already initiated the preliminary steps toward the construction of the community stormwater facility to service the entire area and that this developer will also contribute towards that initiative. The construction of a new stormwater facility will service a broader catchment area beyond that of this development site and therefore provide an overall community benefit to the area ZONING BYLAW COMPLIANCE (Bylaw 5050-2009): The target zoning is a combination of Residential Compact 465 (RC465) and Residential Compact 465 Secondary Dwelling (RC465s) Zones (Appendix 7). The RC465s Zone would allow for secondary dwellings, in the form of a secondary suite, coach house or garden cottage. The minimum lot size under this zoning is 465 square metres or approximately 5,005 square feet. The rezoning of this parcel would allow for 3 complete lots with a potential for three additional lots through consolidation of the neighbouring parcels and the removal of STAFF REPORT TO COUNCIL Page 3 of 7 Public Hearing Information Package - Page 6
the existing home on proposed Lot 34. The larger remainder lot (Lot 34) will be restricted to a main living home (i.e., living space and kitchen on the main floor). The restriction on dwelling type/style would minimize the possibility of a secondary suite within the principal dwelling as could be the case with a basement entry home. Due to the smaller lot sizes, where a secondary dwelling is permitted, it will likely take the form of a secondary suite within the dwelling. While some of the wider lots could accommodate either a detached coach house or garden cottage, the principal dwelling on those lots would be restricted to a main level living type home by way of a restrictive covenant registered on title. The developer has also agreed to the registration of a restrictive covenant that will require those lots zoned to allow a secondary dwelling to be constructed to a suite ready building standard including the provision of dedicated parking space for the secondary dwelling. NEIGHBOURHOOD PLANNING AND SERVICING Although the surrounding neighbourhood context consists of larger suburban lot acreages, the area is designated to allow for more compact residential development with the installation of full municipal services. Municipal Services within the Development The Engineering Department comments are attached as Appendix 8. From an Engineering point of view, there are no servicing requirements that need to be installed prior to the adoption of the zoning amending bylaw. Municipal Services beyond the Development Fee simple urban residential developments rely on the availability of municipal services, and in particular, municipal storm sewer. In Cedar Valley, storm water management is by far the greatest challenge to complete the build-out of the area. The existing detention pond at the corner of Dalke Avenue and Nottman Street was constructed as a temporary storm water detention facility and was slated to be decommissioned once the community storm water detention facility (identified as the D3 site as shown on Appendix 9) was brought online. Tree Retention In accordance with Council Policy, Tree Retention/Replanting LAN 32, the applicant will be required to plant 2 trees per lot. The total number of trees required will be based on the final lot yield. In addition, the applicant will be required to replace any significant trees (trees having a caliper of 0.2 metres or greater) that will be removed, except for those trees within the proposed municipal infrastructure necessary to complete the development. Based on the tree survey provided, there is only one significant tree located within the subject property. This tree should be retained and be protected with snow fencing during the construction phase as per Tree Retention / Replanting LAN. 32. PARKS AND TRAILS No parkland designation has been identified within the development site. The Parks Recreation and Culture Department is recommending that cash in lieu for parkland be accepted with the subdivision of these lands. Parks, Recreation and Culture Department comments are attached as Appendix 10. STAFF REPORT TO COUNCIL Page 4 of 7 Public Hearing Information Package - Page 7
DEVELOPMENT PERMIT Residential developments proposing compact lots require approval of an Intensive Residential Development Permit. The Intensive Residential Development Permit Area Guidelines are designed to facilitate a higher standard of building design, housing, and alternative site compatibility. The applicant is required to register a covenant in combination with the Development Permit to ensure that the buildings are constructed meet the Development Permit Guidelines as outlined in the OCP. Intensive Residential Development Permits are delegated to the Director of Development Services, thus, no approval from Council is required. COMMUNITY AMENITY CONTRIBUTION (LAN.40 Financial Contribution for Community Amenities) In accordance with Council Policy LAN.40, the applicant has volunteered to contribute $ 2,815 (per new residential lot created, plus a portion of any lot created through consolidation of adjacent lands) to offset the unique financial burden that residential development incurs on the District to fund new or expand facilities and/or amenities within the community. While the contribution is a direct cash contribution based on the overall lot yield achieved by the two developers, these monies could be used to assist towards the construction of the community storm water management facility. The details on this will be presented to Council in a subsequent report. FINANCIAL IMPLICATIONS (Section 477 of the Local Government Act) When an application is made to amend the OCP, Section 477 of the Local Government Act requires that Council consider the amendment in conjunction with the District s financial plan and the waste management plan. The rationale being that when growth reaches a certain point, new facilities and staffing resources are needed. The needs for additional resources brought on by the cumulative impact of growth are typically addressed through the District s annual financial planning process. Although incremental OCP amendments can have a cumulative impact on the resources required for the District to deliver its services, the proposed OCP amendment to the Urban Residential Compact designation to allow for fee simple single family homes is not expected on its own to have an immediate adverse impact on the District s financial plan or the waste management plan. COMMUNICATION The developer has posted one (1) Development notification sign on the site summarizing the proposed development. Provided a public hearing date is determined by Council, the sign will be modified to advertise the public hearing details (i.e. date, time and place). In addition, a notice will be mailed to the owners and to the occupiers of all properties within a distance of 152 metres (500 ft.) of the development site notifying them of the public hearing details. Policy LAN.50 - Pre-Public hearing Information Packages A pre-public hearing information package will be prepared to include copies of all applicable documents and will be made available online or at municipal hall for public viewing. Bylaw 3612-2003 Land Use Application Procedures and Fees A notice of Public Hearing will be prepared in accordance with Bylaw 3612-2003 and the Local Government Act. STAFF REPORT TO COUNCIL Page 5 of 7 Public Hearing Information Package - Page 8
Policy LAN.47 - Official Community Plan (OCP) Referral Based on LAN. 47, the only organization which will require referral for the OCP amendment is School District #75. REFERRALS Engineering The Engineering Department has no objection to the project subject to the completion of engineering servicing requirements as outlined in Appendix 8. Parks, Recreation and Culture The Parks, Recreation and Culture Department has no objection to the project and offers the following comments as attached to Appendix 10. REQUIREMENTS PRIOR TO FINAL READING The Final Reading of the amending bylaws will be held until the following have been satisfied: 1. Any requirements received from external agencies regarding the proposed OCP amendment. 2. The community amenity contribution that has been volunteered is received. The total community amenity contribution for the two developments is based on the conceptual lot layout showing an ultimate build out of thirty six (36) lots. 3. The servicing requirements, as outlined in Appendix 8, have been addressed to the satisfaction of the District Engineer. 4. Any other requirements resulting from Council s consideration of the Bylaw including Public Hearing. INFORMATIONAL NOTES In accordance with Section 510 of the Local Government Act and Council Policy LAN 26, parkland dedication of five per cent (5%) is applied as cash in lieu to subdivision file S16-010. SIGN-OFFS: Senior Planner Reviewed by: Rob Publow, Manager of Planning Comment from Chief Administrative Officer Reviewed. STAFF REPORT TO COUNCIL Page 6 of 7 Public Hearing Information Package - Page 9
Appendix 1 Information for Corporate Officer Civic Address: 8522 Nottman Street PID: 002-375-869 Legal: Lot 18 Section 28 Township 17 New Westminster District Plan 35446 STAFF REPORT TO COUNCIL Page 7 of 7 Public Hearing Information Package - Page 10
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ENGINEERING DEPARTMENT OCP AMENDMENT COMMENTS CIVIC ADDRESS: 8522 Nottman Street June 16, 2017 The following Engineering Comments address the application to amend the Official Community Plan (OCP) for the aforementioned property from Urban Residential Compact Cluster designation to the proposed Urban Residential Compact (Cedar Valley) designation. The properties are inside the current OCP urban growth boundary. These comments will also satisfy the current rezoning application (R17-015) should 3 rd reading be granted. DOMESTIC WATER REQUIREMENTS: Municipal water service is available on Nottman Street. Connection to the municipal system will be required at the time of subdivision. SANITARY SEWER REQUIREMENTS: Municipal sanitary service is available to be extended on Nottman Street. Connection to the municipal system will be required at the time of subdivision. STORM SEWER REQUIREMENTS: Municipal storm service is available to be extended on Nottman Street. Connection to the municipal system will be required at the time of subdivision. ROAD WORK REQUIREMENTS: Nottman Street provides paved access to the property. With respect to Nottman Street; at the time of subdivision it shall be upgraded to a municipal half-road standard consistent with Development and Subdivision Control Bylaw 5650-2017. RECOMMENDATION: From an engineering point of view, the application may proceed to adoption. Prepared by: Jason Anthony, Engineering Technologist Reviewed by: Tracy Kyle, Director of Engineering & Public Works Reviewed by: Jay Jackman, Manager of Development Engineering & Projects FILE: 08-3310-16-15-P2016-015B OCP17-002 Public Hearing Information Package - Page 17
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