Report to Committee of the Whole Rezoning Application 2021/01 – 167, 169, 171 Island Highway

Transportation Impact

While the transportation impact assessment (Attachment 7) concludes the proposed development would not significantly impact traffic volumes on Island Highway, this site has immense potential for reduced automobile demand, given the following: a. opportunity for a direct connection to the Town’s multi-use path leading to the E&N Regional Trail; b. a variety of commercial services are within walking distance; and c. good access to one of the region’s most well-served transit routes.

The Engineering Department supports the options identified in the transportation demand management strategy (Attachment 9) for the purpose of providing more sustainable transportation choices and lessening the burden on the public transportation system. These are not zoning requirements as the current development concept complies with parking standards. The options will be considered at the development permit stage. They include: a. provision of 5-7 e-bikes for a bike share program to reduce residents’ vehicle demands; b. designation of a vehicle space to support ride-hailing and home delivery of meals/goods; c. enhanced security for bike storage such as self-contained lockers and video surveillance; and d. accommodation for cargo bikes, which are larger than standard bikes.

The report also recommends that the Town continue to advocate for the expansion of carsharing in the municipality.

BC Transit has designated Island Highway as a Frequent Transit Network (FTN) corridor and indicates that the proposed land uses are consistent with this designation. BC Transit supports continued redevelopment on Island Highway because it would grow ridership and in turn, be supported with increased service levels. The FTN services medium to high density mixed land use corridors. The FTN corridor carries a large share of the transit system’s ridership and runs in 15 minute or less intervals from 7:00am-10:00pm seven days per week.

Concerns over the proposed location of the driveway and onsite vehicle turning templates must be addressed in the eventual Development Permit but are not critical to the current rezoning application. The site is in a location where left-in and left-out access to Island Highway is viable because the 45m shared left turn lane in the centre of the road is of adequate length. The shared left turn lane is also used by several properties across the road and is acceptable as the volume of use is low. However, at the development permit stage, the site’s driveway location will have to be finalized to minimize the potential conflict that arises from vehicles turning left from the site using the shared left turn lane as a staging area to join west bound traffic on Island Highway. This type of maneuver is not permitted by the Motor Vehicle Act.

Site Servicing

The requirements of Subdivision and Development Servicing Bylaw No. 985, 2017 will be formally administered by the Engineering Department upon application of a building permit. Stormwater management will be provided onsite and detailed in the development permit with no net increase in post-development site runoff permitted. The stormwater entering the Town’s drainage system will be required to meet the requirements of Storm Water Regulation Bylaw No. 902, 2015.

The servicing brief (Attachment 8) estimates there is sufficient water and sewer capacity to serve the proposed development.

Public Engagement

The applicant invited residents within a 400m distance to participate in an online open house. Approximately 12 people attended. The applicant indicates there were several concerns about the building height and that many felt the building should be located further away from the park, but that the overall feedback was positive. The building was relocated from 4.0m from the park boundary to 8.4m in the September 2021 development concept. In the bylaw process for rezoning, members of the public will have a formal opportunity to provide comment on the land use proposal at a public hearing.

NEXT STEPS

If there are no requests for any further information of significance, staff will prepare a rezoning bylaw for Council consideration.

RECOMMENDATION

THAT the December 9, 2021 report from the Senior Planner titled “Rezoning Application 2021/01 – 167, 169, 171 Island Highway” be received for information.

SUBMITTED BY: J. Chow MCIP RPP, Community Planner

REVIEWED BY: L. Chase MCIP RPP, Director of Development Services

ATTACHMENTS:

1. Subject Property Map
2. Subject Property Orthophoto
3. Letter from Applicant (site data not current)
4. Development Concept Architectural Plans – UWA Architecture, Dec. 3, 2021 (18 pages)
5. Landscape Plan – Forsite Landscape Architecture, Dec. 2, 2021
6. Official Community Plan Policies
7. Traffic Impact Assessment – Watt Consulting, July 22, 2021 (27 pages)
8. Servicing Brief – McElhanney, December 3, 2021 (25 pages)
9. Transportation Demand Management study – Watt Consulting, November 23, 2021 (12 pages)