November 2, 2016 REPORT TO THE CHIEF ADMINISTRATIVE OFFICER FROM THE DEVELOPMENT AND ENGINEERING SERVICES DEPARTMENT ON DEVELOPMENT PERMIT APPLICATION NO. DPM00514 2045 STAGECOACH DRIVE OWNERS: MOFFETT VENTURES INC. AND THE CITY OF KAMLOOPS APPLICANT: URBAN SYSTEMS LTD. PURPOSE To issue a Development Permit to control the form and character of multiple-family development to allow a 34-unit townhouse development. SUMMARY The subject property primarily consists of a 1.4 ha parcel of land situated between Saddleback Drive, Grasslands Boulevard, and Stagecoach Drive, which is owned by Moffett Ventures Inc. (Moffett) and zoned RC-1 (Comprehensive Residential). The property also includes a 0.06 ha portion of road that provides access to the property from Stagecoach Drive. As the only purpose of this 0.06 ha road parcel is to service the adjacent development site, the City is undertaking a process to close the road and selling it to Moffett. Subject to Council approval of this road closure and sale, the applicant proposes constructing a 34-unit townhouse development. As all multiplefamily development in Kamloops falls within the Multiple Family Development Permit Area, a Development Permit is required prior to issuance of any Building Permits for the project. This application meets the intent of the Multiple Family Development Permit Area Guidelines with respect to site, landscape, and building design. Landscaping and signage are provided at the front of the site to improve the look of the project from the street, while parking areas for residents and visitors have been screened by landscaping. Trees are throughout the site to improve the look and feel, and an amenity area is provided in the southwest corner of the property for residents' use (Attachment "A"). The development comprises 16 duplexes and two single-family units in a variety of building styles (rancher, basement entry, two-storey, and three-storey). As per the Development Permit Area Guidelines, the buildings feature a variety of building materials, including stacked stone, HardiePlank, HardiePanel, and colours and articulation in roof form and building massing (Attachment "B"). No technical concerns were raised during the project review process. As the application meets the intent of the Multiple Family Development Permit Area, staff support the application and advise Council to proceed as outlined in the recommendation. S:\DCS\Jobs (c3)\255156_dpm00514_rep\255157_dpm00514_rep.docx
DEVELOPMENT PERMIT APPLICATION NO. DPM00514 November 2, 2016 2045 STAGECOACH DRIVE Page 2 RECOMMENDATION: That Council authorize the Corporate Officer to issue Development Permit No. DPM00514 for Blk. F, Sec. 25, Twp. 20, Rge. 18, W6M, K.D.Y.D. (2045 Stagecoach Drive), and a portion of closed road shown as being designated road on Crown Grant 6541/1336, See KP16197 (no address), in accordance with Site Plan and Landscape Plan shown as Attachment "A" and Building Elevations shown as Attachment "B", subject to approval of Road Closure Bylaw No. 18-372. Note: Registration of this Development Permit will be conditional on the submission of a landscape security deposit in the value of $143,412. COUNCIL POLICY There is no applicable Council policy. SITE CONDITIONS AND BACKGROUND Neighbourhood - Batchelor Heights KAMPLAN Designation - Urban Current Zoning/Use - RC-1 (Comprehensive Residential) Proposed Variance - n/a Surrounding Uses - Single-family residential Application Date - November 18, 2014 Restrictive Covenant - n/a Project Evaluation Team (PET) - November 28, 2014 Parcel Size - 13,991 m 2 and 602 m 2 (proposed closed road) MOTI Referral - n/a DISCUSSION The City's Multiple Family Development Permit Area Guidelines provide criteria to ensure that multiple-family development is attractive, well-designed, and effectively integrated into the community. This development proposal complies with these guidelines with respect to site layout, landscaping, and built form, as detailed below. S:\DCS\Jobs (c3)\255156_dpm00514_rep\255157_dpm00514_rep.docx
DEVELOPMENT PERMIT APPLICATION NO. DPM00514 November 2, 2016 2045 STAGECOACH DRIVE Page 3 Site Context, Layout, and Parking The subject property consists of a 13,991 m 2 parcel of land, which is zoned RC-1, and a 602 m 2 portion of road, which is proposed to be closed and amalgamated with the larger parcel. The property is bordered by an established single-family subdivision to the east (along Stagecoach Drive), a new single-family subdivision to the west (along Saddleback Drive), and Crown land to the north and south. The property slopes up significantly from the east side to the west, with a total elevation change of about 18 m. In light of the geometry and topographical constraints of the site, the proposed development has been laid out with a single road providing access to uphill-oriented units to the west of the road and downhill-oriented units to the east. A hammerhead-shaped portion of road at the south end of the property provides turnaround manoeuvering for garbage trucks and emergency vehicles, as well as access to additional downhill units (Attachment "A"). As per the zoning requirements, this development provides a total of 83 parking stalls, including 12 stacked stalls (i.e. stalls in front of garages that also provide required parking), 10 small car stalls, and one stall designated for persons with disabilities. Parking for the development is provided via single- and double-vehicle garages attached to dwelling units, limited stacked parking, and individual parking stalls and pods, which are accessed from the main strata road within the development. The majority of the visitor parking stalls (nine stalls) are located near the entrance to the development, opposite the mailbox area (Attachment "A"). Landscape Design and Amenity Space In accordance with the Multiple Family Development Permit Area Guidelines, the landscape design features shrubs, signage, and trees at the entrance of the development to improve its appearance from the street. Additional shrubs and street trees are provided along the internal strata road to improve the look and feel of the development and screen on-site parking areas. Small concrete patios and sod areas behind each unit provide private amenity space for residents. A common amenity area for residents is provided in the southwest corner of the site, which includes a concrete plaza with benches, a pergola, and community garden plots (Attachment "A"). Building Design Buildings in the development include 16 duplexes and two single-family units in a variety of building styles. Rancher-style duplexes (one storey at the front and two storeys at the rear) are provided in downhill areas that face adjacent residential lots to the east. Buildings that are one and two storeys at the front and three storeys at the rear are provided for the downhill areas that face Crown land. The uphill units are two storeys at the front and one storey at the rear, with one unit that is three storeys from the front and two storeys from the rear. As per the Multiple Family Development Permit Area Guidelines, the buildings all feature a variety of building materials, including stacked stone, HardiePlank, and HardiePanel. Building styles that are repeated throughout the development will be built using several different colour schemes. The building design for the development is generally fairly simple; however, includes variations in rooflines and articulation in building massing to add visual interest (Attachment "B"). S:\DCS\Jobs (c3)\255156_dpm00514_rep\255157_dpm00514_rep.docx
DEVELOPMENT PERMIT APPLICATION NO. DPM00514 November 2, 2016 2045 STAGECOACH DRIVE Page 4 Servicing and Technical Issues It is proposed that this development connect to municipal water, sanitary sewer, and storm sewer systems on Stagecoach Drive, with additional overland stormwater directed toward the gulley on Crown land to the south of the subject property. The applicant has provided a geotechnical report from Golder Associates Ltd. that indicates the proposed development plans for the site are feasible and recommends that drainage measures be implemented to manage groundwater on site. Roll-out bins or toters for each individual unit are proposed for garbage and recycling pickup. The development includes a turnaround area at the south end of the property to facilitate waste collection vehicles. SUSTAINABILITY IMPLICATIONS The Sustainable Kamloops Plan (SKP) seeks to ensure the land is developed in a compact and efficient manner to reduce impacts on the natural and built environment. The SKP also seeks to increase density of development in the City by 25% by 2050 and manage overall growth of the urban area to achieve a rate of growth that is 50% of the rate of population growth. M. Kwiatkowski, P.Eng. Development and Engineering Services Director Approved for Council Consideration: Author: S. Bentley, MCIP, RPP, Planner, Reviewed by: E. Beach, MCIP, RPP, Planning and Development Supervisor R. Martin, MCIP, RPP, Planning and Development Manager SB/dla/lm/kjm Attachments S:\DCS\Jobs (c3)\255156_dpm00514_rep\255157_dpm00514_rep.docx