Attachment 1: Report dated October 31, 2019 regarding Zoning Bylaw Amendment - 7 Erskine Lane

Council Report

TO: Mayor and Council DATE: October 31, 2019 FROM: J. Chow, Senior Planner MEETING: November 5, 2019 FILE NO: 3360-20-2016/06

ZONING BYLAW NO. 900, 2014, AMENDMENT BYLAW NO. 1033, 2019 – 7 ERSKINE LANE

RECOMMENDATION:

THAT Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 1033, 2019 be given first and second reading;

AND THAT coincident with final reading of Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 1033, 2019, a covenant be registered on the lands to secure the following prior to issuance of a building permit: a. A community amenity contribution of $3500.00 per residential unit; and b. A requirement for approval by the Director of Engineering for offsite works and road dedication with consideration to the August 28, 2019 7 Erskine Lane Conceptual Servicing/Access Plan prepared by Islander Engineering;

AND FURTHER THAT a Public Hearing be scheduled for November 19, 2019 for Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 1033, 2019.

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.

PURPOSE:

This report discusses the proposed rezoning bylaw, provides recommendations for securing community amenity contributions, and proposes a public hearing date.

BACKGROUND:

The 5,288m2 subject property at 7 Erskine Lane was the site of a boat yard for over 50 years and an abattoir for nine years before that. Aside from a row of trees along the front lot line, the rest of the property has been highly disturbed and contains fill that requires remediation and removal. A Site Profile release has been issued to permit independent remediation under the Provincial Contaminated Sites Regulation. A new soil permit will be required to allow soil removal because the previous permit has expired.

The rezoning proposal was introduced to the Committee of the Whole on July 10, 2018 and discussed further at the February 19, 2019 Council meeting and at the Committee of the Whole meeting on October 8, 2019.

PROPOSAL:

1. If approved, this bylaw would rezone the subject property at 7 Erskine Lane from A-3: Rural Residential to the RM-3: Mixed Residential zone to permit multifamily residential use.
2. Registration of a covenant concurrent with fourth reading of the bylaw to secure community amenity contributions.
3. A public hearing date is proposed for November 19, 2019.

DISCUSSION:

Relevant issues include the following:

1. Policy implications
2. Community amenity contributions
3. Public Hearing Date

1. Policy Implications

The permitted uses and density of the RM-3: Mixed Residential zone (see Attachment 2) conforms with the Intensive Mixed Use OCP land use designation. The Intensive Mixed Use land use designation supports commercial, townhouse and apartment uses up to five storeys with a maximum Floor Space Ratio of 2.5:1. Erskine Lane is a no through road that includes a mix of detached and attached residential properties. The properties on this street are all designated either Intensive Mixed Use or Mixed Residential in the Official Community Plan.

2. Community Amenity Contributions

It is recommended that a covenant be registered concurrently with fourth reading of the bylaw to secure the provision of community amenity contributions prior to issuance of a building permit. The following amenities are proposed and are based on the applicant’s consultation with neighbourhood residents and discussions at the October 8, 2019 Committee of the Whole meeting:

1. A community amenity contribution of $3500.00 per residential unit. The contribution would amount to $245,000 for 70 units in keeping with the Community Amenity Contribution Policy. The intent of the contribution is that it may be used by the Town towards the provision of any of the following: a. Potential improvements at the Erskine Lane/Watkiss Way intersection that may be desired in the future; b. Pedestrian infrastructure improvements along Erskine Lane (particularly if there is no redevelopment at 9 Erskine Lane in the near future); c. Other community amenity purposes determined by the Town if neither of the two preceding improvements have proceeded in a timely manner.

2. A parking island (and required road dedication) at the end of Erskine Lane The applicant proposes a parking bulb with eight on-street parking spaces (net increase of four spaces) that would require expansion of the current turning area at the end of Erskine Lane beyond the frontage of the property. The provision of four additional on-street parking spaces is not a development requirement; however, it is an amenity that would benefit both the neighbourhood and the subject property.

The covenant would require approval of offsite works and road dedication by the Director of Engineering in consideration of the August 28, 2019 Conceptual Servicing/Access Plan prepared by Islander Engineering (Attachment 3). The approximately 3m2 road dedication is a development requirement that is needed to allow the frontage sidewalk to go around hydro infrastructure in the street.

3. Public Hearing Date

It is recommended that a public hearing for the bylaw be scheduled for November 19, 2019.

RECOMMENDATION:

THAT Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 1033, 2019 be given first and second reading;

AND THAT coincident with final reading of Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 1033, 2019, a covenant be registered on the lands to secure the following prior to issuance of a building permit: c. A community amenity contribution of $3500.00 per residential unit; and d. A requirement for approval by the Director of Engineering for offsite works and road dedication with consideration to the August 28, 2019 7 Erskine Lane Conceptual Servicing/Access Plan prepared by Islander Engineering;

AND FURTHER THAT a Public Hearing be scheduled for November 19, 2019 for Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 1033, 2019.

SUBMITTED BY: Jeff Chow, MCIP, RPP Senior Planner

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

ATTACHMENTS

1. Location plan
2. Zoning Bylaw Excerpt: RM-3 Mixed Residential zone (2 pages)
3. August 28, 2019 Conceptual Servicing/Access Plan prepared by Islander Engineering