Staff Report: Thetis Lake Overflow Parking - Six Mile Road and Atkins Road

Protective Services & Community Services Report

TO: Committee of the Whole FROM: Paul Hurst, Director of Protective Services DATE: June 7, 2019 MEETING: June 11, 2019

Thetis Lake Overflow Parking – Six Mile Road and Atkins Road

RECOMMENDATION:

THAT the report dated June 7, 2019 from the Director of Protective Services titled “Six Mile/Atkins – Thetis Lake Overflow Parking” be received for information.

CHIEF ADMINISTRATIVE OFFICER COMMENTS

I concur with the recommendation.

BACKGROUND:

The Town was offered by the Ministry of Transportation (MOT), acting on behalf of the owner, BC Transportation Financing Authority (BCTFA), the ability to purchase a piece of land left over from their use of it a decade prior for the Trans-Canada Highway upgrades.

The land in question was 86 Atkins (corner lot at Six Mile and Atkins) for a price of $140,000.

In the end, the decision was made by Council in the fall of 2005 to negotiate for the Atkins Road property. The long-term purpose for buying the Atkins Road property was to secure land for a round-about on Six Mile Road at this intersection. As that property is a hooked title, occupying both the NE and the NW corners of the Six Mile/Atkins Roads intersection, it was thought of as a valuable acquisition and purchased. The final price concluded with MOT was $132,000 + GST

Prior to the July 2006 purchase, in late 2004 or 2005, the Town deposited gravel on the site to allow for overflow Thetis Lake parking, staff recall new residents of the Chilco phase one and two were complaining about CRD Park users parking on their narrow streets and using residential areas to avoid newly instated pay parking at Thetis.. The Town never received MOT approval for the deposit of gravel however, based on staff discussions there was an understanding of a pending Town purchase of the land

The main driver of the purchase was for the eventual round-about to be installed (the Town had been working with Stantec for several years by the time we got to 2005 on the Six Mile Road design for improvements) and the parking to be just a temporary use until the installation of the round-about.

The land in question is zoned R-1 Large lot residential, which is contrary to its current use as a parking lot. I understand that the Town does not encourage or have any zoning specific to surface parking lots. Further, a survey needs to be performed to conclude that the Town is not encroaching on the neighboring railway right of way with deposited gravel. Also, of note, the Town uses the east corner of the lot as an organic dumping location for municipal operations.

The Town, as well, in support of the Island Corridor Foundation movement believed there was a thought by some that the property would also be able to be used in the long term for a rail stop.

DISCUSSION:

Recent, numerous and continuing complaints have been received by the Town’s Bylaw Enforcement Department specific to this lot. These complaints include:

• illegal dumping of garbage;
• drug use;
• overnight camping;
• abandon vehicles;
• unlicensed vehicles;
• stolen vehicles;
• illegal activities on the property; and
• contractor and construction worker parking.

Extensive research was conducted on all vehicles parked in the lot (and continual) with a conclusion that most of the vehicles were not associated to the area. The Bylaw Officer, under direction from the Director obtained signage indicating that No Overnight Parking was permitted in the lot, as well, it supported the existing signage that the lot was a specific use of overflow parking for guests to Thetis lake Park.

Along with the issues, several of the vehicles parked in the lot are residents and or guests of the Nursery Hill condominiums and residences. Research of the issue concluded that the intended use of overflow for parks users was being overtaken by residential parking (and other issues) in the area.

Several factors have exacerbated the parking problem in the area. Nursery Hill Drive is a strata road, and as such it does not conform to normal road width standards (8.5 meters), which would facilitate on street parking. The initial design, which was rejected by the Fire Department prior to development saw the road design at 6 meters, however, deployment of the Towns ladder truck requires 7.3 meters. In the end, the design was to accommodate fire access and prohibit parking on the street. An additional issue is specific to 101 Nursery Hill drive. The contractor made a significant error in the construction of the underground parkade, resulting in the ceiling being too low to accommodate most full-size vehicles. Additionally, we understand that underground parking spots (second spot) are sold as an option with units if they are available.

The obvious challenge lies with these and subsequent developments not having adequate parking or have been approved without enough parking to accommodate a suburban lifestyle that relies of motor vehicles, or families with more than one vehicle. Compounding the issue is the lack of adequate street and visitor parking in all 4 approved developments in this area.

The net effect of approving developments in this area contrary to actual realistic parking needs has resulted in an overflow situation that has residents frustrated. That said, the owners also have a responsibility to ensure they have adequate parking to their needs at time of purchase in the area, as opposed to parking in lots or streets that are clearly intended for other uses.

Several discussions have occurred with residents in the area who have voiced their frustration over a lack of parking in the area. That said, the parking was confirmed prior to purchase of homes in the area. We have suggested parking in the CRD Atkins Road lot as this lot only prohibits camping overnight, not simply overnight parking. This suggestion was rejected by most as being inconvenient and to far to walk to Nursery Hill.

OPTIONS:

The status quo is not working. The area is now built out and existing development approvals have concluded that the current parking arrangement for Nursery Hill is concluded. Several options for alleviating the issue for both residents and the Bylaw department are listed for discussion:

• completely close the Thetis overflow parking and remediate the area back to green space. This option eliminates bylaw enforcement for the previously stated issues with the property;
• gate the property with open and close times. Enter into a contract with a parking company to manage the hours of use of the lot to coincide with Thetis lake hours of operation (dawn till sunset);
• consult with the Nursery Hill residents on allowing parking in this lot by way of a permit process;
• up-zone the property and sell it for highest and best use as a future development. This option eliminates bylaw enforcement; however, the parking issue remains;
• install pay parking meters and have the lot managed by a parking company similar to Thetis lake. Revenues would be realized by the Town, enforcement by others;
• expand the width of Nursery Hill drive on the North side of the street to accommodate additional parking for residents and guests;
• modify the current bylaws specific to “Residential Parking Only” to allow Nursery Hill residents and guests an option of parking in the Chilco neighborhood. Our current bylaws do not allow residents from one street the ability to park on a street that doesn’t abut or face that development;
• approach MOT to create street parking on Six Mile Road. Currently this road is owned and maintained by MOT. As well, it is currently signed as “No Parking”. The challenge with this option may result in Thetis Lake Park visitors using the street versus paying to use the parking lot; and
• do nothing and the Bylaw office continues the ticketing and towing of illegally parked vehicles, allowing the issue to resolve itself through active enforcement.

CONCLUSION:

The Town purchased the lot located at Six Mile and Atkins to accommodate a future round-about. The parking use was temporary to alleviate Thetis lake park users an option to park outside residential areas. The lot has now become a regular parking area for residents of Nursery Hill Drive who do not have adequate parking for this development. This results in a multitude of issues for the Towns Bylaw office.

RECOMMENDATION:

THAT the report dated June 7, 2019 from the Director of Protective Services titled “Six Mile/Atkins – Thetis Lake Overflow Parking” be received for information.

SUBMITTED BY: Paul Hurst, Fire Chief/Director of Protective Services

REVIEWED BY: Kim Anema, Chief Administrative Officer