CITY OF CAMPBELL RIVER PUBLIC HEARING AGENDA PUBLIC HEARING MEETING, Monday, July 10, 2017 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. 3665, 2017 1.1 BYLAW AND PROPERTY DESCRIPTION 3-7 1.1.1 Zoning Amendment Bylaw No. 3665, 2017 (570 Old Petersen Road) 1.2 ATTACHMENTS This bylaw, if adopted, will rezone the portion of 570 Old Petersen Road zoned Residential Multiple One (RM-1) to Residential One A (R-1A) to allow for reduced setbacks and the option of secondary suites. The subject property is legally described as: District Lot 1404, Sayward District shown in red on Plan deposited under DD 1322251. 8-30 1.2.1 Information Sheet Public Hearing Notice May 15, 2017 report to Council regarding Zoning Amendment Neighbourhood Public Meeting Summary Zoning Amendment Bylaw No. 3665, 2017 1.3 WRITTEN SUBMISSIONS 31 1.3.1 July 10, 2017 written submission from Barbara Phipps, Campbell River resident. 1.4 PUBLIC VERBAL PRESENTATIONS Page 1 of 31
Page Public Hearing Agenda - Monday, July 10, 2017 1.5 CLOSE OF PUBLIC HEARING 1.5.1 Please note that once the Public Hearing is closed, there can be no further discussion or information given to members of Council. This would include telephone calls, emails, etc. Page 2 of 31
Page 3 of 31 Public Hearing July 10, 2017
Page 4 of 31 To support the development of singlefamily lots with setbacks that are consistent with R-1 single-family requirements rather than larger setbacks that are required in the existing RM-1 zone In addition, the applicant is seeking the option for secondary suites, which the R-1A zone supports and provides housing diversity.
Main differences between two zones is that R-1A has reduced setbacks and has option of secondary suites Residential Multiple One (R-1) (Current) Residential One A (R-1A) (Proposed) Page 5 of 31 Permits: from single family dwellings with or without a secondary suite to apartments, community care and/or social care facility bed and breakfast accommodations. Permits: single-family dwelling with or without a secondary suite Front yard setback: 7.5m Front yard setback: 4.0m Rear yard setback: 7.5m Rear yard setback: 7.0m Side yard setback: 3.0m Side yard setback: 1.5m
Page 6 of 31 Subject Property
Page 7 of 31 Vehicular access to the subject parcel Pedestrian access to the ERT Alignment with Quinsam Heights Concept Plan Site drainage Removal of large trees
DATE: March 23, 2017 Information Sheet P1700026 CIVIC ADDRESS: APPLICATION NUMBER: APPLICATION TYPE: OWNER: APPLICANT: LEGAL DESCRIPTION: PARCEL SIZE: PROPOSAL: 570 OLD PETERSEN RD P1700026 ZONING BYLAW AMENDMENT HEATHER CLARKE 570 OLD PETERSEN ROAD CAMPBELL RIVER, BC, V9W 3M9 MCELHANNEY CONSULTING SERVICES LTD. SORENSON, JOHN 1307 SHOPPERS ROW CAMPBELL RIVER, BC, V9W 2C9 DISTRICT LOT 1404 SAYWARD LAND DISTRICT SHOWN IN RED ON PLAN DEPOSITED UNDER DD132225I Approximately 6.46 ha (16 ac) To rezone the portion of the subject site zoned Residential Multiple One (RM-1) to Residential One A (R-1A). BACKGROUND INFORMATION: The parcel is located within the Quinsam Heights neighbourhood and designated Neighbourhood in the SOCP. The parcel is zoned Residential Multiple One (RM-1) in the Zoning Bylaw. The applicant is proposing to rezone the subject parcel to R-1A to allow for reduced setbacks for single-family dwellings (in comparison to RM-1) with the option for secondary suites. ATTACHMENTS: CONTACT: - Subject Property Map - Letter of Intent - Air Photo of Site Location - Plan Showing Proposed Rezoning Cameron Salisbury, Planner Community Planning & Development Services Department Tel. 250-286-5729, Fax. 250-286-5761 Email. planning@campbellriver.ca 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 8 of 31 1
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Report to Council TO: FROM: AUTHORED BY: Mayor & Council R. Neufeld, Deputy City Manager/General Manager, Operations C. Salisbury, Planner DATE: May 15, 2017 SUBJECT: Rezoning Application for P1700026 570 Old Petersen Road (Bylaw 3665, 2017) Recommendation: THAT Council gives First and Second Reading to Zoning Bylaw Amendment 3665, 2017 to rezone 570 Old Petersen Road from Residential Multiple One (RM-1) to Residential One A (R-1A). AND THAT Council directs staff to set a Public Hearing. Purpose: The applicant has requested to rezone the portion of the legal parcel at 570 Old Petersen Road that is zoned RM-1 to R-1A. The proposed rezoning will support the development of single-family lots with setbacks that are consistent with the R-1 single-family requirements rather than larger setbacks that are required in the existing RM-1 zone, to be consistent with housing typologies in the area. In addition, the applicant is seeking the option for secondary suites, which the R-1A zone supports and provides housing diversity. Background: The subject parcel is located at 570 Old Petersen Road and is approximately 8.68ha (21.461ac) in size. The parcel is currently split-zoned Residential Multiple One (RM-1) and Residential Multiple Two (RM-2). Figure 1 below illustrates the Parcel of land with the RM-1 and the RM-2 zones. Figure 1: Parcel Area illustrating split zoning Total area of split parcel Page 11 of 31 4
The RM-1 portion of the parcel (approximately 6.46 ha) is the subject of this application. The property is the site of previous development at 555 Petersen Road. The property owner intends to develop approximately 75 lots. This zoning amendment application supports the future development phases. The subject parcel is surrounded by residential uses including a single-family subdivision and future patio-home development to the north, Elk River Timber (ERT) Road to the east, and a residential acreage to the south. Figure 2 below shows the context of the subject parcel. Figure 2: Context and Subject Parcel Figure 3: Subject parcel as it currently exists looking east from Old Petersen Road. Page 12 of 31 5
Discussion: The proposed rezoning amendment application is assessed on: Sustainable Official Community Plan s (SOCP) Neighbourhood designation policies; SOCP s Housing, Diversity and Affordability policies; SOCP Appendix E Quinsam Heights Concept Plan; and The Compatibility of the proposed zoning in the context of the existing zoning and surrounding neighbourhood. Sustainable Official Community Plan (SOCP) Neighbourhood Designation The subject parcel is designated as Neighbourhood, which supports a range of low to medium density housing and is a controlled development area. The Neighbourhood designation is intended to maintain existing character and accommodate modest new growth through sensitive infill and redevelopment of appropriate underdeveloped areas. This subject parcel is underdeveloped and is situated near low-density developments. Specific policies that support the proposed R-1A development are: 5.23.1 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. Housing, Diversity and Affordability The SOCP s Housing Diversity & Affordability policies support this proposed R1-A zone which provides an opportunity to provide housing diversity through the option to build secondary suites. The following policies support this proposal:: 7.1 Promote diverse housing options and support the ability of the community to benefit from development. 7.2.6 Zoning regulations will be reviewed and revised as appropriate to increase permitted housing typologies in residential and mixed-use zones. Quinsam Heights Neighbourhood Concept Plan Quinsam Heights Neighbourhood Concept Plan (SOCP s Schedule C : Appendix E) speaks to integration of proposed developments along major corridors and natural extensions of existing development patterns. The following objective from this concept plan supports the proposed rezoning to R1-A as the subject parcel is along a major corridor and is a natural extension of existing developments: Areas for future residential development and infill should be integrated where there is existing or planned development, along major corridors, or in areas where there is some development to link existing subdivisions together. The proposed R1-A Zone meets the intent of the SOCP policies for lands designated Neighbourhood by proposing low-density single-family residences that provide housing diversity through the provision of secondary suites as an option in the proposed R1-A zone. The subject lands are located near a major corridor and the proposed development provides a natural extension of land development patterns. Zoning Analysis Page 13 of 31 6
The area consists of low-density residential uses (single-family dwellings, patio homes, and acreages) under the existing Residential Multiple One (RM-1) and Residential Multiple Two (RM- 2) zoning. The proposed R-1A is a low density land use which aligns with policies of the SOCP and the recent subdivision development north of the subject parcel. Table 1 displays the existing vs proposed zoning requirements. Table 1: Existing VS Proposed Zoning Requirements Existing RM-1 Proposed R-1A Permitted Uses any combinations of single family dwelling with or without a secondary suite, two family residential dwelling or duplex, to a maximum of three dwelling units per lot; or triplex or threeplex; or apartment; or community care and/or social care facility. bed and breakfast accommodations. one single-family residential dwelling is permitted, with or without a secondary suite. Lot Size (minimum) 600m² (fee simple lots) 300m² (strata lots) 450m 2 Density 25 dwelling units/ha 1 per lot (up to 30 dwelling units/ha with bonusing) Maximum Lot Coverage 50% 35% 40% for lots with less than 600m 2 Minimum Front Yard 7.5m 4.0m (1.5m for strata lots) Minimum Rear Yard 7.5m 7.0m (5.0m for strata lots) Minimum Side Yard 3.0m 1.5m (0m for attached units of strata lots, 1.5m to strata lots line for end units or detached units) Minimum Side Yard 3.5m 3.5m adjoining a local road Maximum Building 10.0m 8.0m Height Parking 2 per dwelling unit plus 1 visitor parking per 8 dwelling units 2 per dwelling unit The current zoning is RM-1 and allows for a more intense form of residential development than is currently developed in the area. The proposed R-1A zoning would allow for a development Page 14 of 31 7
form that is oriented toward single-family dwellings without the opportunity for more intense building forms. The subject parcel meets the proposed minimum 600m² lot size requirement of the R-1A zone. If the rezoning is approved all future lots created on the subject parcel through the subdivision process would have to meet the provisions of the R-1A zone as summarized in Table 1. Impact on Neighbouring Properties Rezoning the subject parcel from RM-1 to R-1A would have limited impact on neighbouring properties. The proposed R-1A zone would allow for single-family residential dwellings to be constructed on the subject parcel if a future subdivision is approved. Staff will work with the applicant to minimize the impact of any future subdivision and/or development of the subject parcel may have on neighbouring properties. A neighbourhood public meeting was held and residents raised concerns about the proposed development. Below is a summary of how each concern raised by neighbours (see Communications section) would be addressed within the context of appropriate bylaws and regulations. Vehicular access to the subject parcel: Traffic and vehicle access is a concern of the neighbouring properties both during construction and at full development of the subject parcel. Staff have been working with the applicant to address these concerns. This can be addressed in the subdivision plan in by ensuring that future residential traffic is designed into the street layout to reduce the overloading of any one area within the neighbourhood. During construction, construction traffic can be limited through the existing residential neighbourhoods by requiring a separate construction road. Pedestrian access to the ERT: Provision of park space and trails are being reviewed as part of the subdivision process. Access to the ERT is challenged by the slope of the land and Staff is reviewing this site condition to identify potential access locations. This will be considered with the future subdivision. Alignment with Quinsam Heights Concept Plan: Staff reviewed the Quinsam Heights Concept Plan as part of the application review process and confirmed alignment with policies. Site drainage: Site drainage on the subject parcel will be addressed at the time of subdivision and be part of the stormwater management plan. Removal of large trees: Staff will work with the applicant through future development processes to maintain as much native vegetation as possible on the subject parcel. Staff recommends that the rezoning be approved as it is consistent with the Sustainable Official Community Plan policies and will permit the development of housing typologies that are consistent with the surrounding neighbourhood. Financial / Operational Considerations: There are no financial or operation considerations at this time. Page 15 of 31 8
Options: The three options are: 1. Give Zoning Bylaw Amendment 3665, 2017 First and Second Readings, 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 Sustainable Official Community Plan policies as the uses permitted under the proposed R1-A zone are a form of low density development that is in keeping with the low densities and existing character of the surrounding residential uses in the area. Communications: The City s Procedures Bylaw requires the applicant to conduct a Neighbourhood Public Meeting, which was held on May 2, 2017. The applicant reported that nineteen neighbours attended and that many attendees identified concerns. The concerns raised at the meeting were: the need for multiple points of access to the subject parcel, pedestrian access to the ERT, the need for a construction road from Old Petersen Road, alignment with Quinsam Heights Concept Plan, drainage, slopes, excess traffic in adjacent subdivisions, and removal of large trees. Two attendees made electronic submissions about the rezoning due to concerns about drainage issues from the subject parcel (see Attachment B Neighbourhood Public Meeting Summary). Concerns raised have been addressed above in the section Impact on Neighbouring Properties. 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 SOCP and will not have an adverse impact on neighbouring properties. The proposal is a consistent land use with the surrounding uses which extends development on an underdeveloped parcel and permits the option for secondary suites which provides housing diversity and provides an opportunity for increasing the rental housing supply. 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 Kevin Brooks, MCIP, RPP Development Services Supervisor Community Planning & Development Services Page 16 of 31 9
Report reviewed/endorsed by Report approved by Marianne Wade, MCIP, RPP Development Services Manager Manager/ Ronald G. Neufeld, P.Eng General Manager of Operations Deputy City Attachments: - Property Location Map - Neighbourhood Public Meeting Summary - Draft Bylaw 3665, 2017 Page 17 of 31 10
ATTACHMENT 1: PROPERTY LOCATION MAP Page 18 of 31 11
ATTACHMENT 2: NEIGHBOURHOOD PUBLIC MEETING SUMMARY Page 19 of 31 12
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Zoning Amendment Bylaw No. 3665, 2017 ADOPTED 2017 P U R P O S E This bylaw amends the Zoning Bylaw No. 3250, 2006 Page 26 of 31 19
The Council of the City of Campbell River enacts as follows: Part 1 Title 1.1 This bylaw may be cited for all purposes as Zoning Amendment Bylaw No. 3665, 2017 (570 Old Petersen Road). Part 2 Enactment 2.1 This bylaw comes into effect upon adoption. 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 3.1 That Zoning Bylaw 3250, 2006 be amended as follows: 1) THAT a portion of District Lot 1404, Sayward District Shown In Red On Plan Deposited Under DD 132225I shown on Map Schedule 1 of this Bylaw be rezoned from Residential Multiple One (RM-1) to Residential One A (R-1A). 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 4.1 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 6 th day of June 20 17 READ THE SECOND TIME this 6 th day of June 20 17 A Public Hearing was advertised in two issues of the Campbell River Mirror this 30 th day of June 20 17 this 5 th day of July 20 17 Page 27 of 31 20
and was held this day of 20 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 File No.: P1700026 Page 3 of 5 Page 28 of 31 21
Map Schedule 1 File No.: P1700026 Page 4 of 5 Page 29 of 31 22
Mayor: Deputy City Clerk: Dated: File No.: P1700026 Page 5 of 5 Page 30 of 31 23
To Mayor and Council; Considerations for the Development on Old Petersen. 1. Bike/ pedestrian connection to the ERT ( historical) 2. Greenspace of 5-10 m. along the ERT. LJUL 10 201. LCG1 L/IIVE SER\ Cifj of CmpheIj r il 3. As per the Fisheries Act, no water that historically has entered the Nunns Creek be diverted to storm arains. Yours sincerely, Barbara Phipps Page 31 of 31