Staff Report: Bylaw No. 1844 - Application to Rezone 641 Goldstream Avenue (Z19-0002)

PURPOSE

Matthew McKay of DB Services has applied on behalf of Richard and Kathryn Robinson to rezone 641 Goldstream Avenue from One-Family Residential 1 (R1) Zone to Mixed-Use Residential Commercial 2 (MU2) Zone to allow for the development of a 6-storey residential apartment building.

BACKGROUND

PREVIOUS APPLICATIONS

The City has not received any previous planning applications on the subject property.

Table 1: Site Data

SITE AND SURROUNDING AREA

The subject property is located on the south side of Goldstream Avenue, east of Veterans Memorial Parkway. Currently, a two-unit dwelling exists on this property. To the east are single-family dwelling units, while to the west are multi-family buildings.

Table 2: Surrounding Land Uses

COUNCIL POLICY

OFFICIAL COMMUNITY PLAN

The Official Community Plan (OCP) Bylaw No. 1200 designates the subject property as ‘City Centre’, which is defined by the following text:

• A major regional growth centre that support a wide range of high density housing, including affordable and rental housing
• A major employment area for institutional, office, commercial, light industrial uses
• Major civic uses and public buildings are key landmarks
• A major place of community gathering and celebration
• A wide range of public squares, parks and open spaces are integrated throughout
• The City’s major entertainment and/or cultural precinct
• Inter-city and/or inter-regional transit hub connect residents

DEVELOPMENT PERMIT AREAS

The subject property is not located within an environmental Development Permit area. However, the property will require a Development Permit for Form and Character. This DP would need to be issued prior to a building permit to ensure the design is consistent with the City’s Design Guidelines.

COMMENTS

DEVELOPMENT PROPOSAL

The proposal is to construct a 6-storey building that contains 25 residential units and 1 professional office that would be located on the ground floor facing Goldstream Avenue. A concept plan of the proposed building is attached as Appendix A.

Originally, staff did meet with the applicant to discuss the proposed Form and Character of the building which showed the entire ground floor as parking stalls. Staff requested the applicant to provide a more active pedestrian interface with Goldstream Avenue. This was accommodated by proposing an office space unit on the ground floor facing Goldstream Avenue, expanding the façade along the ground floor, and concealing the parking as best as possible. The new concept plan fits in more with a pedestrian oriented downtown street, and Council may wish to request that the Form and Character DP that will be issued represents what has been presented in the attached Appendix A.

The applicant wishes to use two of the visitor parking stalls for the residential portion as the required parking for the professional office as it is believed that visitor parking would more likely be used at night while people using the office would require parking during the day. Section 4.01.04(4) of the zoning bylaw permits this type of dual use parking requirement, as long as an easement or covenant is registered notifying the owners.

It has also been noted that there is a significant dogwood tree near the property line that is shared with the property to the west that was developed into multi-family residential units. Given the tree’s location in relation to the sidewalk and future building, it’s believed there are numerous benefits in retaining this tree, which the applicant has indicated would not be a problem. Council may wish to secure the tree’s retention by noting this in the resolution and authorizing the Director of Planning to include the need to retain this tree in the Development Permit.

Table 3: Proposal Data

FRONTAGE IMPROVEMENTS

Goldstream Avenue

The applicant will be required to provide full frontage improvements in accordance with Bylaw 1000, as a condition of building permit. However, improvements along this section of Goldstream are complete and additional works are not anticipated unless adjustments are made to the driveway for the new building, in which case reinstatement of curbs, the sidewalk, boulevard etc would be required.

SEWERS

A sewer main exists within Goldstream Avenue fronting this site. Any improvements or modifications needed to the sewer main within the municipal road right-of-way will be completed by West Shore Environmental Services at the applicant’s expense.

DRAINAGE AND STORMWATER MANAGEMENT

This site is located within an area where stormwater infiltration is required as per Bylaw 1000. It should be noted that the downtown area is known to have a high water table, which limits how far down a building can be built while still implementing a stormwater infiltration system. As a condition of rezoning, Council may wish to request the applicant to examine how storm water can be managed on-site through infiltration and provide a technical memo from a qualified engineer in this regard to the satisfaction of the Director of Engineering prior to public hearing.

FINANCIAL IMPLICATIONS

Rezoning the subject properties to permit higher density of development will increase the assessed value of lands and eventually will increase municipal revenue due to the number of units created. As the developer is responsible to complete all frontage improvements, the direct capital costs to the City associated with this development will be negligible. A summary of Amenity Contributions and Development Cost Charges that the developer will be expected to pay, is outlined in Tables 4 and 5 below.

FINANCIAL CONTRIBUTIONS

Council’s Amenity Contribution Policy

The amenity contributions that apply as per Council’s current Affordable Housing, Park and Amenity Contribution Policy are summarized in Table 4 below.

Table 4 – Amenity Contributions per Council Policy

• The applicant will be charged for new units created at the time of building permit issuance, and is entitled to a 50% or 75% reduction depending on the use and height, for units above the 4th storey.

Table 5 – Development Cost Charges

OPTIONS

Option 1

That the Planning, Zoning and Affordable Housing Committee recommend that Council:

1. Give 1st reading to the attached Bylaw No. 1844 to amend the zoning designation of the property located at 641 Goldstream Avenue from R1 (One-Family Residential) to MU2 (Mixed-Use Residential Commercial 2) subject to the following terms and conditions:

a) That the applicant provides, as a bonus for increased density, the following contributions per residential unit, prior to issuance of a building permit: i. $750 towards the Affordable Housing Fund; and ii. $2,850 towards the General Amenity Reserve Fund. subject to reductions depending on the use and height in accordance with the Affordable Housing and Amenity Contribution Policy.

b) That the applicant provides, as a bonus for increased density, the following contributions per square metre of commercial space, prior to issuance of a building permit: i. $10.75 towards the General Amenity Reserve Fund.

c) That the applicant provides, prior to Public Hearing, the following: i. A technical memo from an engineer that verifies storm water can be adequately managed on-site for the proposed developments, to the satisfaction of the Director of Engineering;

d) That the applicant provides, prior to Bylaw Adoption, a Section 219 covenant, registered in priority of all other charges on title, that agrees to the following: i. That the Form and Character DP ensure the look of the proposed building is similar to what has been presented to Council in the attached Appendix A. ii. That the existing dogwood tree located in the northwestern corner of the property be retained with appropriate protection fencing during construction, to the satisfaction of the Director of Planning; iii. That all frontage improvements to Bylaw 1000 standards are provided to the satisfaction of the Director of Engineering prior to issuance of a building permit; iv. That a storm water management plan be provided prior to issuance of a building permit and implemented, as per Bylaw 1000, all to the satisfaction of the Director of Engineering; and v. That a construction parking management plan be provide prior to the issuance of a building permit, to the satisfaction of the Director of Engineering.

OR Option 2

1. Take no action at this time with respect to Bylaw No. 1844.

Submitted by:

Robert Dykstra, MCIP, RPP Land Development Planner

Concurrence:

• Matthew Baldwin, MCIP, RPP, Director of Planning
• Adriana Proton, Manager of Legislative Services
• Cory Manton, Manager of Parks and Recreation
• Michelle Mahovlich, P.Eng, P.Geo, Director of Engineering
• Leah Stohmann, MCIP, RPP, Deputy Director of Planning
• Michael Dillabaugh, CPA, CA, Director of Finance
• Braden Hutchins, Director of Corporate Services
• Darren Kiedyk, Chief Administrative Officer

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