Staff Report (Planning) - Bylaw No. 1884: Application to Rezone 2716 & 2720 Strathmore Road

Staff Report

to Council

Date:

September 8, 2020

Department:

Planning

Application No.:

Z19-0026

Subject:

Bylaw No. 1884- Application to Rezone 2716 and 2720 Strathmore Road from R2 (One and Two Family Residential) Zone to RM7A (Medium Density Apartment A) Zone and to add the subject property to Schedule A1 of the Zoning Bylaw No. 300, to allow for the development of an apartment building consisting of approximately 32 units.

At their Regular Meeting of 3 February 2020, Council passed the following resolution with respect to the properties at 2716 and 2720 Strathmore Road:

1. Direct Staff to prepare a bylaw to rezone the properties at 2716 and 2720 Strathmore Road from the R2, One and Two Family Residential, Zone to the RM7A, Medium – Density Apartment A, Zone and to add the subject properties to Schedule A1, of Zoning Bylaw No.300. subject to the following terms and conditions: a. 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. $750 per unit towards the General Amenity Reserve Fund; ii. $2850 per unit towards the Affordable Housing Fund; iii. And subject to a 50% reduction to the total amount of contribution fees for units on the 5th and 6th storey, in accordance with the Affordable Housing and Amenity Contribution Policy.

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

   c. That the applicant registers, prior to Bylaw Adoption, if necessary, the road frontage to accommodate required frontage improvements to the satisfaction of the Director of Engineering; NOT REQUIRED

   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, sidewalks, boulevard landscaping and possibly streetlights, to the satisfaction of the Director of Engineering, prior to issuance of a building permit; ii. That the developer will connect and be responsible for any upgrades and/or installation of services and utilities required to support the proposed development; iii. 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; iv. That a construction parking and traffic management plan, prepared to the satisfaction of the Director of Engineering, be provided prior to the issuance of a building permit; v. That the required parking stalls for this development are allocated for each residential unit and visitors, as required by Zoning Bylaw No. 300, and that parking is not offered separately from individual residential and visitor units for compensation; vi. That the developer submits 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; vii. That the developer agrees to install any infrastructure, including fire hydrants, required to fight an urban fire, as prescribed in Bylaw No. 1000.

   e. That Council authorize the Director of Planning to authorize the following variances within a Development Permit that addresses the form and character of the development: a. A variance to reduce the required building setback to a rear property line from 7.5m to 3m; b. A variance to reduce the required building setback from a front lot line from 7.5m to 0.48m subject to the following: i. That the applicant registers 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 from the required building setback to the front property line.