936 & 942 Klahanie Drive (Z21-0043) - Staff Report

Comments

Development Proposal

The applicant is proposing to rezone 936 and 942 Klahanie Drive to the R2 (One- and Two-Family Residential) Zone to allow for a development consisting of approximately 10 single family lots with suites, 2 duplex lots, and a strata townhouse site, which may accommodate up to 50 units. The actual density that can be achieved on the townhouse site will be demonstrated as part of the Development Permit process, which will include a review of the architectural design, landscaped areas as well as zoning regulations including off-street parking.

As part of this proposal, the applicant is offering to retain 15% of the property as open space along the front of the site which is located within the Riparian Area. Additionally, as noted above, a 1-meter landscaping buffer and fencing is required along all property lines that abut the ALR. The proposed site plan is attached as Appendix A.

The R2 Zone currently allows for single family homes with suites on lots over 400 m2, and duplexes on lots over 600 m2, and townhouses on certain development lots. If Council is supportive of permitting townhouses at this location, they may wish to add townhouses as a permitted use specifically for the subject properties, as has been done for other sites. Council may wish to proceed with allowing townhouses as they are a more affordable form of family housing than single family dwellings.

Council may recall that during the process of developing edge planning principles for agricultural and adjacent lands that the City’s agricultural consultant (Brian French, P.Ag) recommended that strata development abutting ALR lands was preferrable, as collective strata ownership would have a greater appreciation for the adjoining agricultural open space and would be less likely to lead to conflict, when compared to one residential property owner v. one farm owner. For this reason, townhouse development along the westerly boundary of the subject property, as proposed, fits with this objective.

Access and Roading

The applicant is proposing two entrances to the development, one strata road entrance to the townhouse site on the western side, and a half municipal road to provide access to the single family and duplex lots along the boundary of 936 and 932 Klahanie Drive. The half road will accommodate development at 932 Klahanie Drive in the future, as part of which they would be responsible for dedicating and constructing the second half of the road. As the half road proposed as part of this development will be at least 8 m wide, it will be able to function independently until adjacent development occurs. Council may wish to note that further changes to the plan included as Appendix A may need to occur in order to accommodate a cul-de-sac at the end of the municipal road where it meets the strata road. This level of detail would be worked out at the time of subdivision application to ensure the proposal meets Bylaw No. 1000 requirements.

Table 3: Proposal Data

Open Space Preservation

As noted, the applicant intends to provide 15% of the land as open space (shown on Appendix A). The 15% is concentrated along the front property line on Klahanie Drive, overlapping with the Riparian Area. While this area is currently predominately unvegetated, the applicant will work with a registered professional biologist to replant and re-instate the streamside protection enhancement area to a more natural state around Pritchard Creek. Council may wish to require that the applicant provide a replanting plan for the open space area as part of the environmental development permit. The applicant has agreed to make an additional cash payment of $447,288 towards the General Amenity Fund which is equal to approximately 15% of the land value. This would result in a combined land and cash contribution of 30%.

For neighbourhood context, Council may wish to be aware of the open space contributions made in surrounding developments. The Latoria neighbourhood has a history of providing 30% open space at the time of rezoning. This has shifted more towards a combination of land and a cash contribution totaling 30% in the past few years and has on occasion totaled to only 20%. The most recent rezoning, and one closest to the development site was 887 Klahanie Drive which provided 25% open space in private covenanted open space, and a 5% cash contribution. As such, Council may wish to accept the applicant’s proposal.

Pedestrian, Cycling and Motorist Network

The proposed development site is serviced by local transit bus routes 54 Metchosin, 55 Happy Valley, and 64 Sooke/East Sooke. These routes provide further connection to local neighbourhoods and destinations, as well as to more rapid and frequent bus routes. While no sidewalk is required directly in front of the development, a road edge trail is planned across the street. The Director of Engineering has noted that a signal will be installed at the Latoria and Klahanie intersection within the next three years. The Director of Engineering also noted that a Traffic Impact Assessment is not warranted for this application.

Frontage Improvements

Frontage improvements will be required to Bylaw No. 1000 standards which may include the installation of streetlights. The Director of Engineering has noted that no sidewalk or road edge parking will be required on this side of the street as it is anticipated to be constructed across the street.

Stormwater Management

The applicant will be required to provide a stormwater management plan to the satisfaction of the Director of Engineering prior to subdivision approval or the issuance of a building permit, whichever is first. Council may wish to require a stormwater technical memo prepared by the project engineer prior to Public Hearing to verify that storm water can be adequately managed on-site for the proposed development.

Sewer

There is currently no sewer main along the frontage of the property. Prior to subdivision approval, the sewer main must be extended and any sewer extensions or modifications within the municipal road allowance will be constructed by West Shore Environmental Services at the applicant’s expense.

Potential Nuisances

As has been past practice in Agricultural areas, Council may wish to require the applicant to provide a Section 219 Covenant registered on title prior to Bylaw Adoption that provides future landowners with the understanding that a variety of agricultural uses are located within close proximity of the site, that these uses may result in general nuisances, and that future landowners understand and accept the potential disruption to their residential occupancy of the site.

Financial Contributions

Rezoning the subject property may increase the assessed value of the property, and this may increase municipal revenue. As the applicant will be responsible for frontage improvements and connection to the municipal sewer system, the direct capital costs to the municipality associated with this development will be negligible. A summary of the Amenity Contributions and Development Cost Charges that the developer will be expected to pay is outlined below.

Table 4 – Amenity Contributions per Council Policy

Table 5 – Development Cost Charges

Options

Option 1
That the Planning, Zoning, and Affordable Housing Committee recommend that Council:

1. Direct staff to draft a Bylaw to:

a) Amend the zoning of the properties at 936 and 942 Klahanie Drive from the RR2 (Rural Residential 2) Zone to the R2 (One- and Two-Family Residential) Zone, subject to the following:

i. That the applicant provides, as a bonus for increased density, the following contributions per residential unit, prior to issuance of a building permit or subdivision approval: I. $660 towards the Affordable Housing Reserve Fund per half duplex or single-family lot less than 550 m2; II. $3,960 towards the General Amenity Reserve Fund per half duplex or single-family lot less than 550 m2; III. $1,000 towards the Affordable Housing Reserve Fund per single family lot 550 m2 or greater; IV. $6,000 towards the General Amenity Reserve Fund per single family lot 550 m2 or greater; V. $610 towards the Affordable Housing Reserve Fund per townhouse unit and; VI. $3,660 towards the General Amenity Reserve Fund per townhouse unit

ii. That the applicant provides, as a bonus for increased density, $447,228 towards the General Amenity Reserve Fund prior to subdivision approval; iii. That prior to Public Hearing, the applicant provides a stormwater technical memo from an engineer that verifies stormwater can be adequately managed on-site for the proposed development, to the satisfaction of the Director of Engineering: iv. That prior to Bylaw Adoption, the applicant provides a Section 219 covenant registered in priority of all other charges on title that agrees to the following: I. That the following will be provided and implemented to Bylaw No. 1000 standards to the satisfaction of the Director of Engineering prior subdivision approval or the issuance of a building permit, whichever is first: a. Full frontage improvements; b. A storm water management plan; c. A construction parking management plan; II. That the developer will connect and be responsible for any upgrades required to the services and utilities required for the development; III. That the site is in proximity to agricultural uses and that these may create general noise, odour, and other nuisances, and agree that the owner and all future owners assume all risk and annoyance of such nuisances; IV. That a replanting plan for the open space shall be provided as part of the environmental development permit, to the satisfaction of the Parks Manager;

b) Amend the R2 Zone to permit townhouses on the subject properties;

OR Option 2
That the Planning, Zoning, and Affordable Housing Committee recommend that Council:

1. Reject this application for rezoning at 936 and 942 Klahanie Drive.

Submitted By

SUBMITTED BY: Julia Buckingham, Planner II

Concurrence:
Leah Stohmann, MCIP, RPP, Deputy Director of Planning and Subdivision

Concurrence:
Donna Petrie, Manager of Business Development and Events

Concurrence:
Matthew Baldwin, MCIP, RPP, Director of Planning and Subdivision

Concurrence:
Michelle Mahovlich, P.Eng, P.Geo, Director of Engineering and Public Works

Concurrence:
Michael Dillabaugh, CPA, CA, Director of Finance

Concurrence:
Marie Watmough, Acting Director of Corporate Services

Concurrence:
Darren Kiedyk, Chief Administrative Officer

Appendices

Appendix A – Proposed Site Plan

Appendix B – Location Map

Appendix C – Site Map