Attachment 1: REZONING APPLICATION – 1680 ISLAND HIGHWAY AND ADJACENT PARKING LOT
The original 2009 staff report regarding the rezoning application for the Great Canadian Casino expansion parking requirements.
TOWN OF VIEW ROYAL
Planning & Development Report
TO: Committee of the Whole DATE: November 5th, 2009 FROM: I. Scott, Senior Planner MEETING DATE: November 10th, 2009 FILE NO: 3360-20-2009/04
REZONING APPLICATION – 1680 ISLAND HIGHWAY AND ADJACENT PARKING LOT
RECOMMENDATION:
THAT Committee of the Whole recommend to Council that Land Use Bylaw Amendment, Bylaw No. 759 receive 1st and 2nd reading and a Public Hearing be scheduled for December 1st, 2009.
CHIEF ADMINISTRATIVE OFFICER’S COMMENTS:
I concur with the recommendation.
DIRECTOR OF DEVELOPMENT SERVICES’ COMMENTS:
I concur with the recommendation.
DIRECTOR OF ENGINEERING’S COMMENTS:
I concur with the recommendation.
EXECUTIVE SUMMARY:
Great Canadian Casino is applying to rezone 1680 Island Highway and the adjacent parking lot (on the closed portion of Wilfert Road) from Business Park Commercial: C-7 to Comprehensive Development (Casino): CD-6. To meet the requirements of Land Use Bylaw, 1990, No. 35, off-street parking for the Casino located at 1708 Island Highway must be within the same zone. The surface parking on the subject site is required for the Casino to meet its off-street parking requirements when the Casino expansion is complete.
The applicant is also proposing to dedicate as park 0.22 hectares of the site that borders the Millstream Creek Estuary for environmental conservation purposes. No public access is proposed for the park. The park will be zoned Park and Recreation: P-3.
SUBMITTED BY: I. Scott, Senior Planner
REVIEWED BY: L. Chase, Director of Development Services
1. Purpose of Report:
The purpose of this report is to present to Committee of the Whole an application to rezone 1680 Island Highway and the adjacent parking lot located on the closed portion of Wilfert Road into a new subzone of the CD-6 — Comprehensive Development (Casino) to permit the construction of surface parking for the View Royal Casino. A portion of the subject site will be rezoned Park and Recreation: P-3.
2. Background:
When the Great Canadian Casino Inc. applied to rezone 1708 Island Highway to facilitate the expansion of the View Royal Casino, it was understood that the parking needs of the expanded facilities would be met, in part, by the construction of a surface parking lot at 1680 Island Highway. However, Land Use Bylaw, 1990, No. 35 requires that all required parking be on the same parcel and within the same zone.
The expanded Casino will have 63,580 square feet (5,907 m²) of Casino space and 6,975 square feet (899 m²) of office/administration space. As per Bylaw No. 35 the Casino requires 613 parking stalls. The applicant intends to meet these parking requirements as follows:
- 541 stalls in the Casino Parkade
- 6 stalls (HC) Casino south surface lot
- 29 stalls in the existing surface parking lot east of Wilfert Road
- 40 stalls and 1 bus parking stall at 1680 Island Highway
Total = 616
The subject site is currently zoned Business Park Commercial: C-7. The applicant is requesting that site be zoned Comprehensive Development (Casino): CD-6 to meet the Bylaw No. 35 parking requirements. The applicant is also proposing to dedicate to the Town a 0.22 hectare park along the Millstream Creek Estuary. The park area is quite steep, is bisected by a small stream and abuts sensitive fish bearing waters. The intent is to keep the park as a natural area park for environmental conservation purposes.
Following the rezoning the Casino will be completing a lot line adjustment and lot consolidation process. When 1708 Island Highway was first developed as the View Royal Casino, changes were made to Wilfert Road / Island Highway intersection and the configuration of Wilfert Road. At the same time, the Town agreed to have the Casino use the excess Wilfert Road right-of-way as a parking lot and passed Bylaw No. 452 which closed this portion of Wilfert Road. The Casino was to dedicate a portion of the north-east corner of 1708 Island Highway where Wilfert Road currently encroaches on the existing Casino property. The Town and the Casino have never completed the required legal paperwork with Land Titles. It is the applicant's and staff's intent to complete this road right-of-way exchange transaction, dedicate the parkland to the Town, consolidate 1680 Island Highway with 1708 Island Highway and establish a Statutory Right-of-Way (for sewer) through the Wilfert Road parking lot.
The subject site is also part of the Business Park Commercial Development Permit Area. As a result the applicant will be required to apply for a Development Permit prior to commencing construction activities.
3. Discussion/Analysis:
It is staff's view that this rezoning is largely administrative, helping to complete a series of transactions that the Town and Great Canadian Casino have agreed to as part of the previous rezoning approvals for the Casino. Staff has worked with the applicant to ensure the parking lot is designed and serviced adequately. The parking lot will be screened with shrubs, properly lighted and have pedestrian pathways leading users to the signalized crosswalk at Wilfert Road and Island Highway. A new fence will be installed along Wilfert Road to help direct pedestrians to this safe crossing. The Casino would also like to install a new free standing sign directing motorists to turn right at Wilfert Road. The final design details will be provided with the development permit application.
Stormwater will be dealt with in a split system. A bioswale will run along Island Highway and the north east property boundary, with low flow stormwater being captured and cleaned by this system and piped to the small drainage course that flows to the Millstream Creek Estuary. For high flow storm events some of the water will enter the storm drain system and feed to the larger stormwater outlet along Wilfert Road (behind the existing Casino) that feeds into Millstream Creek.
Staff is proposing a Land Use Bylaw amendment that includes the subject property within a new subzone of CD-6 that includes all the permitted uses from the CD-6 (Casino) and Business Park Commercial (C-7) zones, except it does not permit Casino, parking structure or licensed premises uses. Should Great Canadian wish to construct expanded Casino facilities at 1680 Island Highway, they would need to have a rezoning application approved by Council. Great Canadian could, however, apply to construct a building for other permitted uses through a Development Permit application. However, they would need to find a way to accommodate the Casino parking requirements (e.g. the 66 stalls needed from this site) and any additional parking demand from a new building.
4. Recommendation:
THAT Committee of the Whole recommend to Council that Land Use Bylaw Amendment, Bylaw No. 759 receive 1st and 2nd reading and a Public Hearing be scheduled for December 1st, 2009.
5. Attachments
- Draft Bylaw No. 759
- September 30th, 2009 letter to Mayor and Council from Mike Alivojdovic, Chris Dikeokos Architects Inc.
- Overall Site Plan – A100, Chris Dikeokos Architects Inc., dated stamped November 5th, 2009
- 1680 Site Plan – A101, Chris Dikeokos Architects Inc., dated stamped November 5th, 2009
- Landscape Site Plan – L01, Chris Dikeokos Architects Inc., dated November 5th, 2009
- Sketch Plan Showing Park Dedication, Road Dedication and Consolidation, Michael J. McIlvaney dated October 28th, 2009
- Site Grading and Roadworks, Sheet 2, C-102, Aplin & Martin, August 14th, 2009
- Site Servicing – Sheet 2, C-202, Aplin & Martin, August 14th, 2009
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