TOWN OF VIEW ROYAL PLANNING AND DEVELOPMENT REPORT - REZONING APPLICATION 2014/07 – 100 Aldersmith Place

REZONING APPLICATION 2014/07 – 100 Aldersmith Place

RECOMMENDATION

THAT the September 4, 2014 report from the Senior Planner titled "Rezoning Application 2014/07 - 100 Aldersmith Place" received for information.

CHIEF ADMINISTRATIVE OFFICER'S COMMENTS

I concur with the recommendation.

DIRECTOR OF DEVELOPMENT SERVICES' COMMENTS

I concur with the recommendation.

PURPOSE OF REPORT

The purpose of this report is to present an application to rezone the property at 100 Aldersmith Place to permit daycare use.

BACKGROUND

The 7007m² property is zoned Comprehensive Development CD-1. The site is a small commercial centre known as Nelson Square. Nelson Square is comprised of three single storey commercial buildings totalling 1874 m² built in the late 1990s.

PROPOSAL

The proposal is to create a new zone that would permit day care use on this parcel in addition to the permitted uses of the Comprehensive Development CD-1 zone (Attachment 3). The intent is to construct a 307 m² day care centre for child care within the existing Building "A". No additional floor area is proposed to be built. Minor building upgrades to meet Building Code, Fire Code and Island Health requirements would be necessary.

Material for a development permit application has been submitted to illustrate the applicants' concept for the site (Attachments 5-12). The development permit application will be submitted to address form and character of the development separately, including the proposal for an outdoor play area in the current landscape area along west side of the site (Attachments 9 and 10).

ANALYSIS

Key issues:

1. How does the proposal comply with Official Community Plan policies?
2. What are the potential land use impacts?
3. What are the potential budget implications?
4. What additional information necessary for consideration?

1. Compliance with Official Community Plan

The proposed use is in general accordance with policies of the Official Community Plan Bylaw 811, 2011. The parcel's land use designation is Commercial, which supports a range of commercial uses including retail, office, technology and services. Day care use is a service that is commonly found in commercial, institutional and mixed-use areas around the region and would provide an opportunity for child care to be conveniently located for local residents and workers. From a policy perspective the proposal is supportable.

2. Potential Land Use Impacts

While the site is located on a major road, one potential impact could be noise from children's use of the outdoor play area. In practice however, outdoor play areas are typically only used intermittently during the daytime on weekdays.

A traffic study was not requested because no additional floor space is proposed and no significant impacts to current traffic patterns are expected. The parking requirements for a day care use are lower than for other commercial uses, and dropoff/pickup times would typically be during low demand times for the other commercial uses.

3. Additional information for consideration

Staff does not require further development approval information for this application. If the Committee of the Whole believes further information would assist Council consideration, it can be requested at this time.

Land Use Bylaw 1990, No. 35 is currently in effect. Zoning Bylaw No. 900, 2014 has received first and second reading and a public hearing is scheduled for September 16, 2014. If there are no significant issues identified by Committee of the Whole, a bylaw to rezone this property would be prepared, with timing coordinated to the appropriate bylaw.

4. Budget Implications

There are no anticipated budget impacts for the Town resulting from the proposed rezoning.

RECOMMENDATION:

THAT the September 4, 2014 report from the Senior Planner titled "Rezoning Application 2014/07 - 100 Aldersmith Place" received for information.

SUBMITTED BY:
Jeff Chow, MCIP, RPP, Senior Planner

REVIEWED BY:
Kim Anema, CPA, CGA, Chief Administrative Officer

ATTACHMENTS:

1. Subject Property Map
2. Zoning Map
3. CD-1 Zone Table (2 pages)
4. Letter from Applicant – July 28, 2014
5. A100 – Title Page – Premium Urban Design (July 30, 2014)
6. A101 – Site Context and Photos – Premium Urban Design (July 30, 2014)
7. A102 – Site Plan (colour) – Premium Urban Design (July 30, 2014)
8. A103 – Site Plan – Premium Urban Design (July 30, 2014)
9. A104 – Proposed Site Materials – Premium Urban Design (July 30, 2014)
10. A105 – Proposed Play Area – Premium Urban Design (July 30, 2014)
11. A106 – Proposed Floor Plan – Premium Urban Design (July 30, 2014)
12. A107 – 3D Floor Plan – Premium Urban Design (July 30, 2014)
13. Project Sustainability Checklist – Applicant (8 pages)