MINUTES OF THE PLANNING, ZONING AND AFFORDABLE HOUSING COMMITTEE (Tuesday, October 15th, 2019)

1. CALL TO ORDER

The Chair called the meeting to order at 5:30 p.m.

2. APPROVAL OF THE AGENDA

MOVED BY: COUNCILLLOR WADE

SECONDED: C. BROWN

That the Planning, Zoning and Affordable Housing Committee approve the agenda as presented.

CARRIED.

3. ADOPTION OF THE MINUTES

a) Planning, Zoning & Affordable Housing Committee Meeting – September 9th, 2019

MOVED BY: COUNCILLOR WADE
SECONDED: D. HORNER

That the Planning, Zoning and Affordable Housing Committee approve the minutes of the meeting held on September 9th, 2019.

CARRIED.

4. REPORTS

a) Bylaw No. 1870 - Application to Rezone 894 Walfred Road from One-Family Residential (R1) to Residential Small Lot 4 (RS4) to Allow Single-Family Dwellings with Suites on Small Lots

• Staff Report (Planning)

MOVED BY: D. HORNER
SECONDED: M. HALL

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

Give 1st Reading to the attached Bylaw No. 1870 to amend the zoning designation of the property located at 894 Walfred Road from One-Family Residential (R1) to Residential Small Lot 4 (RS4), subject to the following terms and conditions:

a) That the the applicant provides, as a bonus for increased density, the following contributions per new lot, prior to subdivision approval:

i. $660 towards the Affordable Housing Fund; and
ii. $3,960 towards the General Amenity Reserve Fund.

b) That the applicant provides, prior to Public Hearing, a storm water management plan prepared by a qualified engineer that verifies storm water can be adequately managed on-site and downstream, to the satisfaction of the Director of Engineering;

c) That the applicant, prior to Bylaw Adoption, signs a release of the covenant that was previously registered under CA1382349, and provides a new Section 219 covenant, registered in priority of all other charges on title, that agrees to the following:

i. That a 3.0m wide road dedication along the length of the subject property adjoining Walfred Road is provided prior to subdivision approval;
ii. That all frontage improvements to Bylaw 1000 standards are provided to the satisfaction of the Director of Engineering prior to subdivision approval;
iii. That the improvements in the required storm water management plan be implemented to the satisfaction of the Director of Engineering prior to subdivision approval;
iv. That all tree protection measures and requirements listed in the tree retentionplan prepared by Michael Barnabe, dated March 25th, 2009 be adhered to; and
v. That a statutory right of way for a temporary turnaround of a size and location to the satisfaction of the Director of Engineering be registered prior to subdivision approval.

And that Council authorize the Director of Planning to provide the following variances within the Form and Character Development Permit:

i. To reduce the exterior side yard setback from 3.5m (11.5 ft) to 2.9m (9.5 ft) for the existing dwelling; and
ii. To reduce the rear yard setback from 5.5m (18 ft) to 3.0m (10 ft) for the existing dwelling.

CARRIED.

b) Application to Rezone the property located at 684 Hoylake Ave from R2, One and Two Family Residential, Zone to the RM2A, Attached Housing, Zone to allow the construction of 6 (Six) townhouse units

• Staff Report (Planning)

MOVED BY: M. HALL
SECONDED: C. BROWN

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

Direct staff to prepare a bylaw to rezone the property at 684 Hoylake Avenue from the R2 (One and Two Family Residential) Zone to the RM2A (Attached Housing) Zone 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. $610 per unit towards the Affordable Housing Fund; and
ii. $3660 per unit towards the General Amenity Reserve Fund.

b) 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;
ii. A turning template that illustrates how motor vehicles will maneuver into the parking stalls located parallel to the driveway;
iii. A frontage drawing to the satisfaction of the Director of Engineering to confirm if road dedication is required to complete all required frontage improvements including boulevard landscaping, sidewalks and street lighting (if applicable).

c) That the applicant registers, prior to Bylaw Adoption, a road dedication plan, if required, 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 developer agrees to install, or bond for, all required frontage improvements to Bylaw No. 1000 standards, including the installation of road edge parking, streetlights, and boulevard landscaping to the satisfaction of the Director of Engineering, prior to issuance of a building permit;
ii. That the developer agrees to install underground irrigation to the property, and that irrigation will be extended to the boulevard to the standards of Bylaw No.100 and to the satisfaction of the Director of Engineering;
iii. That future maintenance of the boulevard landscaping will be the responsibility of the property owner(s);
iv. That the developer will connect and be responsible for any upgrades required to the services and utilities required for the development;
v. That all storm water management plan(s) be provided prior to issuance of a building permit and implemented, as per Bylaw 1000, all to the satisfaction of the Director of Engineering;
vi. That a construction parking management plan be provide prior to the issuance of a building permit, to the satisfaction of the Director of Engineering.
vii. That the required parking stalls for this development are allocated for the use by individuals in each unit and visitors, as required by Bylaw No. 300; and that parking is not separated from individual units nor provided for in exchange for compensation separate than that of the residential unit;
viii. That a section 219 shall be registered on each property acknowledging the nuisances that exist from the location close proximity to Western Speed Way; and
ix. That the developer submit the Fire Underwriters Survey (FUS) calculations prior to the issuance of a development permit to develop the property, and acknowledges that these calculations may determine different setbacks than what is prescribed in the zone or from what has been granted through variances.

e) That Council authorize the Director of Planning to provide the following variances within a Development Permit that addresses the form and character of the development:

i. A variance to reduce the required building setback from an interior lot line from 3 m to 2.7 m subject to the following:

i. That the developer install screening along the entire perimeter of the property, in accordance with the screening regulations found in Zoning Bylaw No.300;
ii. That the developer agrees to landscape the boulevard beyond the standards found within Bylaw No. 1000 and in consultation with a professional Landscape Architect, to the satisfaction of the Director of Planning and Parks Manager;

ii. A variance to reduce the required building setback from a rear lot line from 7.5 m to 5.5 m subject to the following;

i. That that privacy screens are installed along the rear and sides of the balconies located on the rear elevation;

iii. A variance to reduce the required building setback from front lot line from 5.5m to 2.6 m subject to the following:

i. That the applicant register a Section 219 Covenant on the property acknowledging that they will not require an encroachment agreement onto City property as a result of receiving a variance to the required building setback from the front property line;

iv. A variance to the allowable projection limits for a front property line from 4.5 m to 1.6 m.

CARRIED.

c) Bylaw No. 1839 – A Bylaw to Rezone 2865 Carlow Road from the R2 (One and Two Family Residential) to the RT1 (Residential Townhouse) Zone to Allow for the construction of approximately 9 (Nine) townhouse units

• Staff Report (Planning)

MOVED BY: C. BROWN
SECONDED: COUNCILLOR WADE

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

Direct Staff to prepare a bylaw to amend the text within the RT1 (Residential Townhouse) Zone to allow for an FAR of 1.2 if the owner of the property proposed to be developed:

a. pays to the City the amount specified in Column 4 of Table 1 of Schedule AD, prior to the issuance of a building permit.

Direct Staff to prepare a bylaw to rezone the property at 2865 Carlow Road from the R2 (One and Two Family Residential Zone) to the RT1 (Residential Townhouse) Zone subject to the following terms and conditions:

b. That the applicant provides, as a bonus for increased density, the following contributions, per unit, prior to the issuance of a building permit to develop the property:

i. $3,800 per unit towards the General Amenity Reserve Fund;
ii. $1,000 per unit towards the Affordable Housing Fund.

c. That prior to First Reading the applicant provides a cost estimate associated with the installation of a sidewalk beyond the Carlow Road frontage of the subject property, to the satisfaction of the Director of Engineering;

d. 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;
ii. A frontage drawing to the satisfaction of the Director of Engineering to confirm if road dedication is required to complete all required frontage improvements including boulevard landscaping, sidewalks and street lighting (if applicable);

e. That prior to Bylaw Adoption, the applicant dedicates, if necessary, road frontage necessary to accommodate required frontage improvements;

f. 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 developer agrees to install an extension of the sidewalk, to Bylaw No. 1000 standards, beyond the Carlow Road frontage of the subject property to the north boundary of the property at 2861 Carlow to the satisfaction of the Director of Engineering, prior to issuance of a building permit, deducting from the general amenity funds;
ii. That the developer agrees to install, or bond for, all required frontage improvements to Bylaw No. 1000 standards, including the installation of road edge parking, sidewalks, bike lanes, streetlights, and boulevard landscaping to the satisfaction of the Director of Engineering, prior to issuance of a building permit;
iii. That the developer will connect and be responsible for any upgrades required to the services and utilities required for the development;
iv. That all storm water management plan(s) be provided prior to issuance of a building permit and implemented, as per Bylaw 1000, all to the satisfaction of the Director of Engineering;
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.
vi. That the required parking stalls for this development are allocated for the use by individuals in each unit and visitors, as required by Bylaw No. 300; and that parking is not separated from individual units nor provided for in exchange for compensation separate than that of the residential unit;
vii. That the developer submit the Fire Underwriters Survey (FUS) calculations prior to the issuance of a development permit to develop the property, and acknowledges that these calculations may determine different setbacks than what is prescribed in the zone or from what has been granted through variances.

2. That Council authorize the Director of Planning to include a variance to reduce the required building setback from a front lot line from 3 m to 2.5 m within a form and character Development Pemit, subject to the following condition:

i. That the applicant register a Section 219 Covenant on the property acknowledging that they will not require an encroachment agreement onto City property as a result of receiving a variance to the required building setback from the front property line.

CARRIED.

5. ADJOURNMENT

The Chair adjourned the meeting at 6:06 p.m.

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CHAIR

CERTIFIED CORRECT

(Corporate Officer)