notice of zoning bylaw amendment (317, 325, 331, …news/news/2012/2012-08-09 317... · address\van...

$: NOTICE OF ZONING BYLAW AMENDMENT (317, 325, 331, …News/News/2012/2012-08-09 317... · Address\Van Horne St\317\2012-MP-PL-033\2012-RZ-PL-020\Notices\2012-08-09 Public Notice-Zn$
Address\Van Horne St\317\2012-MP-PL-033\2012-RZ-PL-020\Notices\2012-08-09 Public Notice-Zn

NOTICE OF ZONING BYLAW AMENDMENT (317, 325, 331, 337, 345 & 351 VAN HORNE STREET)

This is to advise that Council will consider a Zoning Bylaw Amendment respecting Lots 18, 19, 20, 21, 22, 23, DL 202, SDYD, Plan 32873 located at 317, 325, 331, 337, 345 & 351 Van Horne Street, Penticton, B.C. The applicant has applied to rezone the properties from C5 (Urban Centre Commercial) to RM5 (Urban Residential) with the intent of constructing 27 townhome units each with a lock-off flex unit. A copy of the staff report to Council and Bylaw will be available for public inspection from Friday, August 10, 2012 to Monday, August 20, 2012 at the following locations: Location Address Hours1 City Hall 171 Main Street 8:30am to 4:30 pm Monday –

Friday Penticton Public Library

785 Main Street 9:30 am to 5:30 pm (M/W/F/Sat) 9:30 am to 9:00 pm (Tu/Th) 1:00 pm to 5:00 pm Sun. (mid-October to Apr 30th)

Penticton Community Centre

325 Power Street During hours of operation

City Webpage http://www.penticton.ca/EN/meta/city-news/latest-news.html

Anytime

Council will hold a Public Hearing for Bylaw 2012-18 on Monday, August 20, 2012 at 6:00 p.m. in Council Chambers, Penticton City Hall. Any person who believes their interests may be affected by these proposed Bylaws may appear in person, or by agent the evening of the Regular Council meeting, or submit a petition or written comments by mail or email no later than 12 Noon, Monday, August 20, 2012 to Attention: Corporate Officer, City of Penticton, 171 Main Street, Penticton, BC V2A 5A9; Email: [email protected]. No letter, report or representation from the public will be received by Council after the conclusion of the Public Hearing. Please note that all submissions are a matter of public record. Those persons with special hearing, language or access needs should contact City Hall at (250) 490-2400 prior to the meeting. For more information on this application please contact the Planning Department at (250) 490-2501. Dated this 9th Day of August 2012. Anthony Haddad, MCIP Director of Development Services

1 Please note that hours are subject to change.

http://www.penticton.ca/EN/meta/city-news/latest-news.html

http://www.penticton.ca/EN/meta/city-news/latest-news.html

mailto:[email protected]

Address\Van Horne St\317\2012-MP-PL-033\2012-RZ-PL-020\Notices\2012-08-09 Public Notice-Zn

SUBJECT PROPERTY MAP

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R.P. 39347R.P. 39347R.P. 39347R.P. 39347R.P. 39347

R.P. 32873R.P. 32873R.P. 32873R.P. 32873R.P. 32873

R.P. 35444R.P. 35444R.P. 35444R.P. 35444R.P. 35444

R.P. 34831R.P. 34831R.P. 34831R.P. 34831R.P. 34831

R.P. B-4839R.P. B-4839R.P. B-4839R.P. B-4839R.P. B-4839

R.P. 3 2 8 7 3

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R.P. 41494R.P. 41494R.P. 41494R.P. 41494R.P. 41494

KAPKAPKAPKAPKAP4585245852458524585245852

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Lot ALot ALot ALot ALot A





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NANAIMO AVE E 100-200NANAIMO AVE E 100-200NANAIMO AVE E 100-200NANAIMO AVE E 100-200NANAIMO AVE E 100-200

ELLIS ST 4ELLIS ST 4ELLIS ST 4ELLIS ST 40ELLIS ST 4

WADE AVE E 0-100

WADE AVE E 0-100

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Page 1 of 13 N:\city\ADDRESS\Van Horne St\317\2012-MP-PL-033\COUNCIL\2012-08-07 Council Report.docx

COUNCIL REPORT

DATE: August 7, 2012 File No(s): RZ PL2012-020 TO: Annette Antoniak, City Manager FROM: Blake Laven, Planner ADDRESS: 317, 325, 331, 337, 345 and 351 Van Horne Street LEGAL: Lots 18, 19, 20, 21, 22, 23, DL 202, SDYD, Plan 32873 PURPOSE: To consider the rezoning of the subject property to the new RM5 (Urban

Residential) zone. APPLICANT: Interform Investments Inc. (Ian Kent) RECOMMENDATION: THAT the application to rezone Lots 18, 19, 20, 21, 22, 23, District Lot 202, SDYD, Plan 32873, located at 317, 325, 331, 337, 345 and 351 Van Horne Street from C5, (Urban Centre Commercial) to RM5, (Urban Residential) be supported; AND THAT “City of Penticton Zoning Bylaw 2012-18” be introduced, given first reading and forwarded to the August 20th, 2012 Public Hearing. FINANCIAL IMPLICATIONS: N/A BACKGROUND: The subject properties (Attachment ‘A’) are six vacant lots that have been operating as a 67 space parking lot since approximately 1989 (Attachment ‘B’). The current owners are proposing a 27 unit townhouse development. The development will feature three storey row houses each with a lock-off flex unit located half a storey below street level. The intent is for these flex units to be utilized by the owners of the townhouse as either an additional dwelling unit, small scale commercial space or as part of the larger dwelling unit. The units will front both Ellis Street and the lane behind the development and will be serviced by an internal drive aisle. The properties are currently zoned C5 (Urban Centre Commercial) but are designated for high density residential in the City’s Official Community Plan. To move forward with the development, rezoning is required. In a separate application to Council, City staff has proposed the introduction of a new zone into the zoning bylaw. This new zone, the RM5 (Urban Residential) zone, is intended for areas of high and medium density residential areas in and around the downtown. The proposed development meets the general development regulations of this new zone. The property is also in the Downtown Economic Investment Zone. Proposal The applicant is proposing that the subject properties be rezoned to the new RM5 (Urban Residential) zone with the intent of developing a 27 unit townhouse development (Attachment ‘D’).

Director City Manager

AH


Development Statistics Permitted Provided Site Area: 275 m2 2,564 m2 Density: 2.0 FAR 1.1 FAR Height: 15 m 10.5 m Parking: 27 27 Setbacks Front yard: Side yard: Rear yard:

2.4 m 0.0 m 0.0 m

2.8 m 1.5 m 2.8 m

Floor Area 5128 m2 (2.0 FAR) 3040 m2 Lot Coverage 100 % 84 %

Engineering and Public Works Review Staff have outlined a number of areas where further information will be required prior to development permit and building permit approval. A list of those requirements is attached for Council’s reference as Attachment ‘C’. No conditions for rezoning have been identified by staff. ANALYSIS: Support The subject property is designated as HR (High Density Residential) according to the City’s Official Community Plan. The current C5 (Urban Centre Commercial) zone does not conform to the HR designation. The new RM5 (Urban Residential) zone is intended for areas that are designated as HR (High Density Residential) and MR (Medium Density Residential) and located in and around the downtown area. The subject development meets the general development regulations of the new zone. The development also meets the following objectives of the OCP:

• New development should be accommodated through infill development. • Encourage the intensification of the downtown. • Encourage a diversified range of housing, types, tenures and densities. • Support a mixture of multiple-family residential uses with commercial uses.

In addition to the subject properties being in the HR designation the properties are also in the High Density Development Permit Area (DPA). Prior to any development of the properties, the applicant will have to receive development permit approval. The applicant has not applied for DP approval as of yet but have submitted plans with the rezoning application that are intended to show the ‘form and character’ of the proposed development (Attachment ‘E’). The DPA guidelines are intended to promote development with a high standard of living for residents and a high quality urban form. The guidelines encourage development that contribute to a strong pedestrian environment and ensuring that buildings are appropriate to their context and contribute to the overall quality of the neighbourhood to which they are proposed. The plans submitted by the applicant illustrate a development with minimal setbacks and a façade that is highly interactive with the street as well as the lane. Staff are still reviewing the application for technical functionality and have provided some feedback for the applicant to consider prior to application for development permit approval.


Staff find that the development, as currently illustrated, is appropriate for the area where it is intended and recommend that Council give first reading to the rezoning bylaw and forward the application to the August 20th, 2012 Public Hearing for public comment. The additional benefit of the 28 units proposed is their potential for 3 bedrooms that would make downtown living a much easier and affordable option for families. Three bedroom apartment style units are not common and the proposed use could potentially provide a unique option for future residents. Increasing the residential density in the downtown core is an important priority of the OCP and existing downtown policies. The proposed 28 unit development supports this direction. Deny / Refer Council may feel that the development is not appropriate for the area where it is intended. If that is the case, Council should deny the rezoning application. Alternatively, Council may refer the application back to staff with instructions as Council finds fitting. ALTERNATE RECOMMENDATIONS:

1. That the application be denied. 2. That the application be referred back to staff.

ATTACHMENTS:

Attachment A: Subject property location map Attachment B: Images of subject properties Attachment B: Engineering Service Review Attachment C: Letter from applicant Attachment D: Proposed site, elevation and cross sections

Respectfully submitted, Blake Laven, RPP, MCIP Planner


ATTACHMENT `A` Subject Property Location Map

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R.P. 39347R.P. 39347R.P. 39347R.P. 39347R.P. 39347

R.P. 32873R.P. 32873R.P. 32873R.P. 32873R.P. 32873

R.P. 35444R.P. 35444R.P. 35444R.P. 35444R.P. 35444

R.P. 34831R.P. 34831R.P. 34831R.P. 34831R.P. 34831

R.P. B-4839R.P. B-4839R.P. B-4839R.P. B-4839R.P. B-4839

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.P. B-1841.P. B-1841.P. B-1841.P. B-1841.P. B-1841

P. B-3653P. B-3653P. B-3653P. B-3653P. B-3653

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GOVERNMENT GOVERNMENT GOVERNMENT GOVERNMENT GOVERNMENT

NANAIMO AVE E 3NANAIMO AVE E 3NANAIMO AVE E 3NANAIMO AVE E 3NANAIMO AVE E 3VAN

HORN

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ELLIS ST 400-500

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ELLIS ST 400-500

WADE AVE E 0-100WADE AVE E 0-100WADE AVE E 0-100WADE AVE E 0-100WADE AVE E 0-100

NANAIMO AVE E 0-100ANAIMO AVE E 0-100ANAIMO AVE E 0-100ANAIMO AVE E 0-100ANAIMO AVE E 0-100

ELLI

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-400

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ELLI

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BBO

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WADE AVE E 200-350WADE AVE E 200-350WADE AVE E 200-350WADE AVE E 200-350WADE AVE E 200-350WADE AVE E 100-200WADE AVE E 100-200WADE AVE E 100-200WADE AVE E 100-200WADE AVE E 100-200

BRA

ID S

T 30

0-40

0B

RAID

ST

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ID S

T 30

0-40

0B

RAID

ST

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400

BRA

ID S

T 30

0-40

0


ATTACHMENT `B` Images of Subject Property

Figure 1: Image of subject properties from Van Horne Street looking south west

Figure 2: Image of subject properties from Van Horne Street looking north


ATTACHMENT `C`

Engineering Service Review


ATTACHMENT `D`

Letter from Applicant


ATTACHMENT `C` Proposed site, elevation and building sections

Figure 3: Architects rendering of proposed building, with flex unit half a storey below grade. Four of these 7 unit blocks are proposed on the subject property.

317, 325, 331, 337, 345 & 351 Van Horne St.

THE CORPORATION OF THE CITY OF PENTICTON

BYLAW NO. 2012-18

A BYLAW TO AMEND ZONING BYLAW 2011-23

WHEREAS the Council of the City of Penticton has adopted a Zoning Bylaw pursuant to Section 903 of the Local Government Act; AND WHEREAS the Council of the City of Penticton wishes to amend Zoning Bylaw 2011-23; NOW THEREFORE BE IT RESOLVED that the Municipal Council of the City of Penticton, in open meeting assembled, hereby ENACTS AS FOLLOWS: 1. TITLE: THIS Bylaw may be cited for all purposes as “City of Penticton Zoning Amendment Bylaw

2012-18”. 2. AMENDMENT:

Zoning Bylaw 2011-23 is hereby amended as follows:

“rezone, Lots 18-23, District Lot 202, SDYD, Plan 32873 from C5, (Urban Centre Commercial) to RM5, (Urban Residential) located at 317, 325, 331, 337, 345 & 351 Van Horne St. as indicated on the attached plan marked Schedule “A”.

READ A FIRST time this 7th day of August, 2012. A PUBLIC HEARING was held this day of August, 2012. READ A SECOND time this day of August, 2012. READ A THIRD time this day of August, 2012. Notice of intention to proceed with this bylaw was published on the 10th day of August, 2012 and the 15th day of August, 2012, in the Penticton Western newspapers, pursuant to Section 94 of the Community Charter. ADOPTED this day of , 2012

Dan Ashton, Mayor

Karen Burley, Corporate Officer

notice of zoning bylaw amendment (317, 325, 331, …news/news/2012/2012-08-09 317... · address\van...

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