STAFF REPORT: REZONING AND HOUSING AGREEMENT – 105-108 GLENTANA ROAD

PURPOSE:

This report introduces the following bylaws, provides recommendations for securing community amenity contributions, and setting a public hearing date:

1. Zoning Bylaw No. 900, 2014 Amendment Bylaw No. 974, 2017
2. Housing Agreement Authorization Bylaw No. 975, 2017

BACKGROUND:

The 2986m² site comprises four single family residential parcels with houses that were constructed in the late 1950s (see Attachment 1). Glentana Road is a dead-end street that includes a mix of single family residential properties, attached housing, (including Craigflower and Cameo Housing Cooperatives), and Glentana Village Recreation Centre.

The applicant’s development concept is for a four to five storey 46-unit condominium apartment building with four street level townhouse units and underground parking. Rezoning Application 2016/06 was introduced at the February 14, 2017 Committee of the Whole meeting, with further discussion at the May 2, 2017 Council meeting. Bylaws have now been prepared for consideration.

PROPOSAL:

Zoning Bylaw No. 900, 2014 Amendment Bylaw No. 974, 2017 This bylaw would rezone the subject lands from R-1: Detached Residential (Large Lot) and RT-1: Attached Residential zone to the RM-3: Mixed Residential zone for multifamily residential use.

Housing Agreement Authorization Bylaw No. 975, 2017 This bylaw would authorize the Town to enter into a housing agreement to so that rental use of the dwelling units is not prohibited.

DISCUSSION:

Relevant issues include the following:

1. Policy implications
2. Community amenity contributions
3. Covenant for lands not to be sold or otherwise transferred separately
4. Public Hearing Date

1. Policy Implications

Zoning Bylaw No. 900, 2014 Amendment Bylaw No. 974, 2017 complies with the OCP Mixed Residential land use designation. The Mixed Residential land use designation supports apartments up to four storeys with a maximum Floor Space Ratio of 1.5:1 for apartments.

2. Community Amenity Contributions

The principles of Official Community Plan Policy LU1.6 “Community Amenities” encourage the provision of community and neighbourhood amenities associated with new development. The applicant offers the following:

A. Trail in the east part of Portage Park The trail would be approximately 260m long trail and go through the east part of Portage Park as shown in Figure 1. This would tie into existing trails to create a walking neighbourhood loop that connects to Glentana Road in two locations. This can be supported because the existing trails in the park east of the E&N Rail Trail are technically a dead end, although some users continue through to private property at 118 Aldersmith Place or cross the E&N rail corridor to the west part of Portage Park.

The Town’s standard is a 2.0m wide granular trail. In this location, a minimum 1.2m granular trail plus tapers in most sections can be supported because it is a narrow space and tree loss would be minimized. Arborist supervision would be required for some of the work. Some wider areas and bollards in certain locations will be required for maintenance vehicle access. A few steps would need to be built due to the topography. Some chain link fencing will be necessary to prevent trespass onto private property as shown in Figure 1.

Budget Implications

A covenant is recommended to secure the provision of this amenity prior to issuance of a building permit or the provision of a security deposit of 120% of the construction value to ensure completion.

B. Housing Agreement The applicant has agreed to enter into a housing agreement with the Town to ensure that the apartment units will be rentable. If Housing Agreement Authorization Bylaw No. 975, 2017, the housing agreement would be signed by the Town and the property, with a notation and covenant registered on title.

3. Covenant for lands not to be sold or otherwise transferred separately

To ensure that the four subject properties will be preserved as one development site after rezoning, a covenant is recommended to require consolidation of the lands comprising the entire site, and until then those lands are not to be sold or otherwise transferred separately.

Alternatively, consolidation of the four subject properties could be required concurrent with fourth reading of the rezoning bylaw, but it would mean only one dwelling could be retained out of the four, and the residential detached use would become a lawfully non-conforming use as the lot's new zone would be for multifamily residential use.

4. Public Hearing Date

If Council is satisfied that there is sufficient information to consider first and second reading of the two bylaws on May 16, 2017, it is recommended that a Public Hearing be scheduled for June 6, 2017 for the two bylaws.

RECOMMENDATION:

THAT the May 10, 2017 report from the Senior Planner titled “Rezoning Application 2016/06 - Zoning Amendment Bylaw and Housing Agreement Authorization Bylaw for 105, 106, 107 and 108 Glentana Road” be received;

AND THAT coincident with final reading of Zoning Bylaw No. 900, 2014 Amendment Bylaw No. 974, 2017, a covenant be registered on the lands to require the following: a. Prior to issuance of a building permit, approval of plans by the Director of Engineering for: i. A minimum 1.2 m wide pedestrian trail and any required chain link fencing in Portage Park north of 108 and 118 Aldersmith Place, all to the Town’s specifications; ii. A Town vehicle-accessible route in the adjoining unbuilt road allowance west of 108 Glentana Road, with lockable bollards at each end of the road allowance, all to the Town’s specifications; and fencing to the Town’s specifications along the remaining perimeter of the unbuilt road allowance. b. Prior to issuance of a building permit, completion of the pedestrian trail and Town vehicle-accessible route or a security deposit of 120% of the construction cost to ensure completion. c. Consolidation of the lands comprising the entire site into one lot. Until then, the lands are not to be sold or otherwise transferred separately. d. Clause for discharge of the covenant at the property owner’s expense once the Director of Development Services is satisfied all conditions of the covenant have been met;

AND FURTHER THAT a Public Hearing be scheduled for June 6, 2017 for Zoning Bylaw No. 900, 2014 Amendment Bylaw No. 974, 2017.

SUBMITTED BY: Jeff Chow, MCIP, RPP Senior Planner

REVIEWED BY: Lindsay Chase, MCIP, RPP Director of Development Services

ATTACHMENTS

1. Location plan

Attachment 1. Location Plan