OFFICIAL COMMUNITY PLAN AMENDMENT AND REZONING APPLICATION – 102 ATKINS ROAD
Planning report regarding a proposal to rezone a property to RM-1 to allow for a ten-unit townhouse development.
TOWN OF VIEW ROYAL
Planning & Development Report
TO: Committee of the Whole DATE: May 8, 2014 FROM: Jeff Chow, MCIP, RPP Senior Planner MEETING DATE: May 13, 2014 FILE NO: 3360-20-2014/03
OFFICIAL COMMUNITY PLAN AMENDMENT AND REZONING APPLICATION – 102 ATKINS ROAD
RECOMMENDATION:
THAT the May 8, 2014 Report from the Senior Planner titled "Official Community Plan and Rezoning Application -102 Atkins Road" be received.
CHIEF ADMINISTRATIVE OFFICER’S COMMENTS:
DIRECTOR OF DEVELOPMENT SERVICES’ COMMENTS:
PURPOSE OF REPORT
- To introduce an Official Community Plan Amendment application to amend the Mixed Residential Development Permit Area boundary to include the subject property.
- To introduce a Rezoning application for the property at 102 Atkins Road to rezone the subject property from R-1 to RM-1 to permit a ten unit townhouse development.
BACKGROUND
The subject property is located in the Atkins neighbourhood between the E & N Rail Corridor and Galloping Goose Trail. A single family dwelling is located at the east end of the parcel. The site is long and triangular, coming to a point at the west end, where second growth trees have been established on and around the parcel. Adjacent land uses are single family residential but the site is separated from them by a number of transportation corridors.
PROPOSAL:
The applicant proposes to rezone the parcel from One Family Residential (Large Lot): R-1 to the Attached Residential (Medium Density): RM-1 zone (Attachment 3) to permit a ten unit attached housing development comprised of two duplex units and six three storey detached dwellings.
The Official Community Plan would be amended to include the site in the Mixed Residential Development Permit Area. Conceptual site and building designs (Attachments 4-5) have been provided to illustrate applicant's development objective. These plans are provided for discussion only as the general form and character of the development would be addressed as part of a future development permit application.
DISCUSSION:
Relevant issues include the following:
- Policy implications
- Zoning considerations
- Technical review and external agency comments
- Budget implications
1. Policy Implications
The Official Community Plan (OCP) land use designation for the parcel is Residential. The proposed rezoning would be in accordance with the OCP land use designation, which supports predominantly detached homes and townhouses, up to 2.5 storeys with a maximum Floor Space Ratio of 0.6:1.
The applicant indicates a proposed park at the west end of the parcel. A municipal park is not recommended in this location because it would be inaccessible to the public; however preservation of the green space is supported.
An OCP amendment is required to include the parcel in the Mixed Residential Development Permit Area so that the form and character of the multi-family development can be regulated. If the OCP amendment and rezoning applications are approved, a development permit application will be required prior to construction. A number of variances may be necessary for the development proposal shown in the concept plan and would be considered at that time.
Any initial comments from the Committee of the Whole regarding this proposal should be made to the applicant at the Committee of the Whole meeting so that the applicant may have an opportunity to address them.
2. Zoning Considerations
The Land Use Bylaw is currently being reviewed to create a new Zoning Bylaw. The proposed bylaw for this rezoning application may change depending on any potential changes to the RM-1 zone when the Zoning Bylaw is adopted.
A covenant may be recommended to cap the number of potential residential units to ten on this site. Under the RM-1 zone, the permitted maximum density for this approximately 6383 m² parcel would be 31 units. This number of units is inappropriate for site given its long narrow shape and proximity to the E & N Railway corridor.
| Criteria | Current R-1 Zone | Proposed RM-1 zone | Draft Nov. 2013 RM-1 zone |
|---|---|---|---|
| Permitted Uses | • Residential Single Family • Home Occupation • One Secondary Suite per parcel |
• Residential Single Family, subject to the regulations of the R-1 zone • Residential Attached • Home Occupation |
• Residential Single Detached, subject to the regulations of the R-1B zone • Residential Attached • Home Occupation |
| Lot Coverage | • 35% • 45% for a one story dwelling unit |
35% | |
| Floor Space Ratio | • 0.40:1 up to 372 m² • Min 70m² Ground Floor Area |
• 0.45:1 • 0.60:1 where required parking spaces are provided underground |
• 0.6:1 • +0.1:1 with concealed or underground parking • +0.05:1 with electric vehicle charging station • +0.05 with Low Impact Development Storm Water Management |
| Density | n/a | • 50 units per gross hectare • 100 units per gross hectare where required parking spaces are provided underground |
n/a |
| Building Height | 7.5 m 2.5 storeys |
7.5 m 2.5 storeys |
7.5 m |
| a. Front Yard b. Rear Yard c. Side Yard d. Side Yard Flanking e. Common Access Road |
a. 7.5 m b. 7.5 m c. 2.14 m (6.1 m combined) d. 5.0 m e. (7.5 m) |
a. 7.5 m b. 10.0 m c. 7.5 m d. 6.0 m e. 7.5 m |
a. 7.5 m b. 10.0 m c. 1.5 m d. 4.5 m e. (7.5 m) |
| Min. Lot Size | • 1000 m² • 8.0 ha where there is no sanitary sewer |
1500 m² | 1500 m² |
| Min. Lot Width | 17.5 m | 18.0 m | 18.0 m |
3. Technical Review and External Agency Comments
Materials submitted include the following:
- Traffic Impact Assessment (Attachment 6)
- Site Servicing Concept (Attachment 7)
- Preliminary Geotechnical /Hazard Assessment (Attachment 8)
The technical review by internal and external agencies was recently completed so the applicant has not had the opportunity to address the review comments. Once these issues have been addressed the relevant amendment bylaws can be presented to Council.
a. A 6.0 m gazetted road along the east lot line abutting Chilco Road should be formally dedicated as part of the rezoning process b. A 6.0 m wide on-site driveway is required, where 4.5 m is currently proposed c. The Town and CRD continues to regularly receive expressions of concern from residents and trail users about speeding vehicles and poor visibility at the Galloping Goose Regional Trail crossing of Atkins Road adjacent to the site, despite a 30 km/h speed limit and installation of a crosswalk alert sign. Pedestrian activated flashing lights may be be a desirable community amenity contribution for the applicant to consider. d. The Storm Water Management proposal does not address storm water treatment e. Further investigation into local and offsite drainage impacts should be made
The Ministry of Transportation and Infrastructure has expressed no concerns about the proposal at this time, but formal approval from the Minister will be required prior to final reading of the rezoning bylaw.
3. Budget Implications
There are no extraordinary budget implications expected for the Town. If pedestrian activated flashing lights are provided at the Galloping Goose Regional Trail crossing of Atkins Road adjacent to the site, there would be minor maintenance costs for the Town over the long term but can be justified for the enhancement of public safety.
RECOMMENDATION:
THAT the April 3, 2014 Report from the Senior Planner titled "Official Community Plan and Rezoning Application -102 Atkins Road" be received.
SUBMITTED BY: Jeff Chow, MCIP RPP Senior Planner
REVIEWED BY: Lindsay Chase, MCIP, RPP Director of Development Services
ATTACHMENTS
- Subject Property Map
- March 5, 2014 letter from Brian Trenchard, En Viro Tec General Contracting Ltd.
Document Images
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