DocumentsStaff ReportJun 1, 2016Pages 11–14
Bylaw No. 1641 & 1642 - Application to rezone 647 & 667 Redington Ave and 2478 & 2482 Selwyn Rd (Z16-0009)
Planning staff report recommending first reading of Bylaw Nos. 1641 and 1642 to rezone specified properties and amend the OCP to permit a mixed-use development including mini-storage, apartments, and townhouses, and setting conditions (amenity contributions, trail construction options, and zone amendments).
Key facts
- Properties: 647 & 667 Redington Ave; 2478 & 2482 Selwyn Rd
- Proposal: rezone from R2 to RM7A and BP1A; OCP change from Neighbourhood to Mixed-Use Employment Centre
- Amenity contributions (per unit): $3,660 toward General Amenity Reserve (less cost of trail connection if applicable) and $661 toward Affordable Housing Reserve
- Developer-provided trail cost estimates: Option 1 = $118,790 (overland route); Option 2 = $368,970 (25m clear span bridge)
- Rezoning proposal noted as 130 dwelling units -> estimated $475,800 General Amenity and $85,930 Affordable Housing totals
Staff Report to Council
Date:
June 1, 2016
Department:
Planning
Application No.:
Z16-0009
Subject:
Bylaw No. 1641 & 1642 - Application to rezone 647 and 667 Redington Avenue and 2478 and 2482 Selwyn Road from the R2 (One and Two-Family Dwelling) zone to the RM7A (Medium Density Apartment) Zone and BP1A (Millstream Road East) Zone, and to amend the Official Community Plan Designation from Neighbourhood to Mixed-Use Employment Center to permit a mixed-use development consisting of mini storage, apartments and townhouses
At the Regular Meeting of Council on May 16th, 2016, Council passed the following resolution with respect to the properties at 647 and 667 Redington Avenue and 2478 and 2482 Selwyn Road:
That Council:
- Direct staff to prepare a bylaw in accordance with the proposal to amend the zoning designation of the properties located at 647 and 667 Redington Avenue and 2478 and 2482 Selwyn Road from the R2 (One and Two-Family Dwelling) zone to the RM7A (Medium Density Apartment) and BP1A (Millstream Road East) Zone, and to prepare a bylaw to amend the OCP for a portion of the subject property from the Neighbourhood to the Mixed Use Employment Center designation, subject to the following terms and conditions: a) That the owner agrees to provide as a bonus for increased density, the following contributions per dwelling unit prior to subdivision approval: i) $3,660 towards the General Amenity Reserve Fund (Less the cost of the trail connection, should Council find this appropriate); and ii) $661 towards the Affordable Housing Reserve Fund. b) That prior to first reading, the applicant prepare a cost estimate to build the trail so Council can consider if they wish to lessen the required amenity contributions by the cost of the trail as this will provide a localized amenity for the neighbourhood. c) That the applicant provide, prior to Bylaw Adoption, a Section 219 covenant, registered in priority over all other charges on title, that agrees to the following; i) Provide the following recommendations from the Boulevard Traffic Impact Report as part of the works and services installed prior to issuance of a Building Permit: i. Provide a “Keep Circulatory Lane Clear” (or similar) sign for northbound Redington Avenue traffic at the McCallum roundabout entry point; and ii. On-site pedestrian walkway connection be provided between the Redington side and Selwyn side of the site. ii) That the developer build the 1.8m wide gravel trail to Bylaw 1000 standards (Schedule 13 Trail Standards with trailhead bollard) from Selwyn Road to Bellamy Link prior to issuance of the first Building Permit on the land; and iii) That the developer provide a construction management parking plan as a condition of rezoning and to the satisfaction of the Director of Engineering prior to issuance of a Development Permit. iv) That the applicant provide the required FUS calculations prior to subdivision or building permit, whichever comes first.
- Amend BP1A zone to: a. Include mini storage as a permitted use for the relevant portion of 667 Redington Avenue and to exclude the property from all other permitted uses; b. Separate the gross floor area from the overall maximum of the BP1A zone and restrict the mini storage site to 8,500m2 of gross floor area; c. Require a 3m interior side yard setback for the interior lot line that abuts the dwellings along Redington Avenue and Skedans Road; and d. To allow the subject property of 667 Redington to have 75% lot coverage for the mini-storage business.
- Amend the RM7A zone to: a. Have the minimum lot size reduced from 4,000m2 to 3,000m2. b. To allow the subject property to have an FSR of 1.2; and c. To permit the subject property to have 5 storeys in height for the two apartment buildings.
- Direct the applicant to redesign the townhouse site plan to conform to the interior side yard lot line as part of the Development Permit process.
CARRIED.
COMMENTS
Trail
As required by Section 1. b), the applicant has provided two cost estimates for the construction of the trail so Council can consider if they wish to lessen the required amenity contributions by the cost of the trail as this will provide a localized amenity for the neighbourhood.
The City has not yet received approval from MOTI as to whether or not they would permit the trail at this location and whether or not they would permit the trail to traverse their culvert head wall adjacent to the existing gabion wall. As such, the applicant has provided two concepts: Option 1, at an estimated price of $118,790 this trail would essentially formalize an overland route at the base of the existing gabion wall that supports the highway and proper grading, fencing and compact fill would be required. Option 2, at a cost of $368,970, would provide a 25m clear span bridge across Millstream Creek. Both the plans and cost estimates are attached for reference. It should be noted that rezoning proposal of 130 dwelling units would also the City to receive to $475,800 towards the General Amenity Reserve Fund and $85,930 towards the Affordable Housing Reserve Fund.
As staff have still not confirmed if either option is acceptable to MOTI, Council may wish to receive this information at this point in time and make a decision later on in the process (even post rezoning) whereby the response from MOTI will likely be available as to whether or not one, both or neither option is available. Alternatively, and to accommodate the unknown, Council may wish to modify their resolution to either require the applicant to enter into a contract to construct the most affordable trail option permitted by MOTI at the City’s expense, or to construct the trail prior to issuance of a Building Permit for the townhouses or apartments (whichever comes first) to the satisfaction of the Parks Manager. Either way, the applicant will construct the trail which will be paid from the general amenity contribution of the subject development.
Parking for Mini-Storage
Upon further detailed review, it has become clear that the off-street parking requirement for mini-storage in Zoning Bylaw No. 300 may be excessive and perhaps subject to consideration. Table No.4 of the Zoning Bylaw states that “Mini-Storage (individual units)” requires 1 parking space per 185m2 of gfa while “Mini-Storage (Warehouse Style)” requires 1 parking space per 400m2 of gfa. The applicant has noted that under the 1/185m2 ratio, the site would be required to provide 46 parking spaces. The 1/400m2 ratio seems more sensible as users of mini-storage drive up to their storage unit and park in the drive aisles while they unload or load and the formalized parking is generally used for intermittent administrative purposes. As such, Council may wish to direct the Director of Planning to issue a variance to parking at the time of Development Permit based on a study of similar facilities in the region.
Landscape Buffer for Mini-Storage
The BP1A zone requires a 3m wide landscape buffer along the developed portion of each lot that abuts a highway. The applicant states that they will be blasting and lowering the grade of the mini storage site such that the remaining bedrock and trees along the MOTI lands will provide the adequate intended buffer. However, as that the final ‘look’ will not be known until a post blasting assessment can be conducted, Council may wish to defer the matter to the Director of Planning as part of the Development Permit to ensure adequate and effective landscaping be provided.
Shipping Containers and Caretaker Suite at Mini-Storage Sites
The mini-storage industry is apparently increasing its shift from conventional buildings to providing shipping containers for storage space. There are several reasons the shipping containers may be less than desirable: these are not buildings, and therefore do not enhance property values, they are unsightly and they may cause noise as they get moved around. As such, Council may wish to amend the BP1A zone to exclude metal shipping containers as a permitted use at mini-storage facilities.
The applicant has requested the ability to create one residential unit as a caretaker suite for the mini-storage site. Council may wish to amend the BP1A zone to permit this as a permitted use.
Staff have prepared Bylaw Nos. 1641 and 1642 in accordance with Council’s resolution of May 16th, 2016 and in accordance with the Option No.1 below. As Council has not set any further conditions that must precede first reading of this bylaw, Council may now wish to consider giving Bylaw Nos. 1641 and 1642 first reading.
A public hearing, in accordance with requirements of the Local Government Act, will be required if Council wishes to proceed further with Bylaw No. 1641 and 1642.
OPTIONS
OPTION 1
That Council:
Consider first reading to Bylaw Nos. 1641 and 1642 as presented;
Require the applicant to enter into a contract to construct the trail (at the most affordable design option permitted by MOTI) with the amenity fees the applicant is providing, or to build the trail prior to issuance of a Building Permit for the townhouses or apartments (whichever comes first), to the satisfaction of the Parks Manager;
Direct the Director of Planning to issue a variance to parking for mini-storage at the time of Development Permit should the applicant provide a study to support it;
That the 3m landscape buffer be deferred to the Development Permit process to the satisfaction of the Director of Planning; and
Amend the BP1A zone to exclude metal shipping containers as a permitted use for mini-storage and to permit one dwelling unit as a caretaker suite.
Option 2
- Take no action at this time with respect to Bylaw Nos. 1641 and 1642.
Respectfully Submitted,
Submitted by:
Grant Liebscher, Planner II
Concurrence:
Matthew Baldwin, MCIP, RPP Director of Planning
Concurrence:
Mike Leskiw, Parks and Recreation Manager
Concurrence:
Michelle Mahovlich, P.Eng, P.Geo, Director of Engineering
Concurrence:
Brent Molnar, Manager of Land Development
Concurrence:
Steve Ternent, Director of Finance
Concurrence:
Jim Bowden, Chief Administrative Officer
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