Sustainable Development Advisory Committee Minutes

6. REPORTS

6.1 Temporary Use Permit - 997 and 999 Goldstream Avenue (TUP24-0005)

• M. Baldwin, Director of Development Services provided an overview of the application.
• B. Lowes, Manager, Almost Home Childcare appeared on behalf of the applicant and provided an overview of the proposed Temporary Use Permit.
• The Chair opened the floor to questions and comments from the public and Committee.

MOVED BY: WAGNER
SECONDED: COTTER

THAT the Sustainable Development Advisory Committee recommend that Council direct staff to provide notice that Council will consider issuing a Temporary Use Permit to allow a group daycare for up to 24 children at 997/999 Goldstream Avenue;
AND
THAT the Sustainable Development Advisory Committee recommend that Council direct staff to prepare an omnibus amendment to Bylaw No. 300 to remove the restrictions that limit the number of children permitted per group daycare.

Motion CARRIED.

6.2 Development Variance Permit - 2787 Lakeshore Place (DVP24-0005)

• M. Baldwin provided an overview.
• R. Sansom, Grayland Consulting appeared for the applicant and provided an overview.
• The Chair opened the floor to questions and comments from the public and Committee.

MOVED BY: WAGNER
SECONDED: MCNAUGHTON

THAT the Sustainable Development Advisory Committee recommend that Council direct staff to provide notice that Council will consider issuing a Development Variance Permit to vary Section 2.4 of Langford Subdivision and Development Servicing Bylaw No. 1000 to eliminate the requirement to construct works and services on Lake End Road as a condition of the subdivision of 2787 Lakeshore Place.
AND
THAT the applicant provide two (2) additional street trees in accordance with Bylaw No. 1000 to the satisfaction of the Director of Parks, Recreation, and Facilities.

Motion CARRIED.

6.3 Development Variance Permit - 797 Revilo Road (DVP24-0008)

• M. Baldwin provided an overview.
• Applicant A. Lowe of Alan Lowe Architect Inc. provided a presentation.
• The Chair opened the floor to questions and comments from the public and Committee.

MOVED BY: DUMITRU
SECONDED: MCNAUGHTON

THAT the Sustainable Development Advisory Committee recommend that Council:

1. Direct staff to provide notice that Council will consider issuing a Development Variance Permit for the property at 797 Revilo Place with the following variance:
   a. That Table 1 of Section 4.01.01 be varied by reducing the minimum number of parking spaces required for an apartment in the City Centre from the required 1.25 spaces per dwelling unit to 1.19 spaces per dwelling unit, of which 0.19 shall be designated for visitor parking.

Prior to consideration of the Main Motion:

Amendment:
MOVED BY: WAGNER
SECONDED: NENTWIG

THAT item 1a be replaced with the following:
a. That Table 1 of Section 4.01.01 be varied by reducing the minimum number of parking spaces required for an apartment in the City Centre from the required 1.25 spaces per dwelling unit to 1.10 vehicle spaces per dwelling unit, of which 0.10 shall be designated for visitor parking and 0.09 spaces per dwelling unit be reserved for additional bicycle parking.

Motion CARRIED.

On the Main Motion (as amended):

MOVED BY: DUMITRU
SECONDED: MCNAUGHTON

THAT the Sustainable Development Advisory Committee recommend that Council:

1. Direct staff to provide notice that Council will consider issuing a Development Variance Permit for the property at 797 Revilo Place with the following variance:
   a. That Table 1 of Section 4.01.01 be varied by reducing the minimum number of parking spaces required for an apartment in the City Centre from the required 1.25 spaces per dwelling unit to 1.10 vehicle spaces per dwelling unit, of which 0.10 shall be designated for visitor parking and 0.09 spaces per dwelling unit be reserved for additional bicycle parking.

Motion CARRIED.

6.4 Rezoning Application - 776, 770, 774, 778, 782 Meaford Avenue and 2911, 2912, 2914, 2916 Aprell Place (Z24-0001)

• M. Baldwin provided an overview.
• A. Lowe, Alan Lowe Architect Inc. appeared on behalf of the applicant and provided a presentation.
• The Chair opened the floor to questions and comments from the public and Committee.

MOVED BY: DUMITRU
SECONDED: MCNAUGHTON

THAT the Sustainable Development Advisory Committee recommend that Council:

1. Proceed with consideration of First, Second, and Third Reading of Bylaw No. 2169 to amend the zoning designation of the properties located at 776, 770, 774, 778, and 782 Meaford Avenue and 2911, 2912, 2914, and 2916 Aprell Place from ‘One- and Two-Family Residential’ (R2) to ‘City Centre’ (CC1) subject to the following terms and conditions:
   a. That the applicant provides, as a bonus for increased density, the following contributions per dwelling unit, prior to the issuance of a building permit:
   i. $750 towards the Affordable Housing Reserve Fund; and
   ii. $2,850 towards the General Amenity Reserve Fund;
   subject to reductions in accordance with the Affordable Housing and Amenity Contribution Policy and the Attainable Housing Policy depending on use and height.
   b. That the applicant provides, as a bonus for increased density, the following contributions per square meter of ground floor commercial space, prior to the issuance of a building permit:
   i. $10.75 towards the General Amenity Reserve Fund.
   c. That the applicant, prior to Bylaw Adoption, registers a Section 219 covenant 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 to the issuance of a building permit:
2. Full frontage improvements; and
3. A storm water management plan;
   ii. That the following will be provided and implemented to Bylaw No. 1000 standards to the satisfaction of the Director of Engineering prior to any land alteration:
4. A construction parking management plan; and
5. A mitigation plan;
   iii. That the properties be consolidated prior to issuance of a Development Permit for Form and Character;
   iv. That a separate covenant be registered prior to issuance of a building permit for the proposed development that ensures residential parking is allocated to each unit and visitors as required by the zoning bylaw and is not provided in exchange for compensation separate from that of a residential unit;
   v. That individual heat pumps for each unit, or an equivalent central system, be installed prior to issuance of an occupancy permit;
   vi. That a reciprocal easement for access, parking, and loading bays be registered prior to issuance of a Building Permit, to the satisfaction of the Director of Development Services.
   vii. That a pedestrian connection be provided through the site between Meaford Avenue and Aprell Place for the use of the general public, and be maintained by the applicant in perpetuity.
   viii. That all concrete used on-site will utilize ready-mix concrete that meets or exceeds the weighted average Global Warming Potential targets based on Concrete BC Baseline (average) mix data, and that prior to the issuance of a Building Permit the applicant shall provide a Type III Environmental Product Declaration that is 3rd party verified specifying the total Global Warming Potential value and confirming that the proposed development meets the requirements of Low Carbon Concrete Policy POL-0167-PLAN;
   ix. That, prior to the issuance of a Building Permit, the developer enters into a Housing Agreement with the City that requires a number of units constructed as rentals to be rented in accordance with accordance with CMHC Guidelines and that a minimum of 5% of the strata units constructed be directed to and sold in accordance with the terms of the Attainable Home Ownership Program Policy. The developer shall identify the Attainable Units on the plans submitted for the required Development Permit application;
   AND
6. Authorize the Director of Development Services to issue the following variances within the future Development Permit for Form and Character:
   a. That Section 6.57.07(2)(a) be varied by reducing the front yard setback for upper storeys from 4.0 m to 3.0 m;
   b. That Section 6.57.07(1)(b) be varied by reducing the interior side yard setback from 3.0 m to 2.15 m for the corners of the building along the western boundary line only;
   c. That Section 6.57.08(1) be varied by reducing the setback of an unenclosed surface parking space from 3.0 m to 1.4 m provided that additional landscaping is included in the 1.4 m separation; and
   d. That Section 4.02.02 be varied by reducing the number of off-street loading spaces from 2 to 0 subject to an easement being registered on 777 Station Avenue that allows this development site to use the two off-street loading spaces on 777 Station Avenue.
   e. That the applicant work with staff to increase the number of native species where possible to the satisfaction of the Director of Parks, Recreation, and Facilities.

Motion CARRIED.
OPPOSED: Committee Member M. Rodgers

6.5 Rezoning Application - 2830 Jacklin Road and 2831 Knotty Pine

• M. Baldwin provided an overview.
• R. Sansom, Grayland Consulting appeared on behalf of the applicant and provided an overview.
• The Chair opened the floor to questions and comments from the public and Committee.

MOVED BY: WAGNER
SECONDED: MCNAUGHTON

THAT the Sustainable Development Advisory Committee meeting extend to 11:00pm.

Motion CARRIED.

MOVED BY: WAGNER
SECONDED: RODGERS

THAT the Sustainable Development Advisory Committee recommend that Council:

1. Proceed with consideration of First, Second, and Third Reading of Bylaw No. 2204 to amend the zoning designation of the properties located at 2830 Jacklin Road and 2825, 2827, 2829, and 2831 Knotty Pine Road from ‘One- and Two-Family Residential’ (R2) to Area 2 of the ‘City Centre Pedestrian’ (CCP) subject to the following terms and conditions:
   a. That the applicant provides, as a bonus for increased density, the following contributions per dwelling unit, prior to the issuance of a building permit:
   i. $750 towards the Affordable Housing Reserve Fund; and
   ii. $2,850 towards the General Amenity Reserve Fund;
   subject to reductions in accordance with the Affordable Housing and Amenity Contribution Policy and the Attainable Housing Policy depending on use and height.
   b. That the applicant provides, as a bonus for increased density, the following contributions per square meter of ground floor commercial space, prior to the issuance of a building permit:
   i. $10.75 towards the General Amenity Reserve Fund.
   c. That Section 6.58.05 of Bylaw No. 300 include a maximum height limit of six storeys for the subject site.
   d. That the applicant, prior to Bylaw Adoption, registers a Section 219 covenant 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 to the issuance of a building permit:
2. Full frontage improvements;
3. A traffic light at the intersection of Orono and Jacklin; and
4. A storm water management plan;
   ii. That the following will be provided and implemented to Bylaw No. 1000 standards to the satisfaction of the Director of Engineering prior to any land alterations:
5. A construction parking management plan; and
6. A mitigation plan;
   iii. That the properties be consolidated prior to issuance of a Development Permit for Form and Character;
   iv. That a separate covenant be registered prior to issuance of a building permit for the proposed development that ensures residential parking is allocated to each unit and visitors as required by the zoning bylaw and is not provided in exchange for compensation separate from that of a residential unit;
   v. That tree protection measures, inclusive of tree protection fencing, are implemented prior to commencement of work to protect the trees identified for retention in the arborist report throughout the construction period;
   vi. That individual heat pumps for each unit, or an equivalent central system, be installed prior to issuance of an occupancy permit;
   vii. That all concrete used on-site will utilize ready-mix concrete that meets or exceeds the weighted average Global Warming Potential targets based on Concrete BC Baseline (average) mix data, and that prior to the issuance of a Building Permit the applicant shall provide a Type III Environmental Product Declaration that is 3rd party verified specifying the total Global Warming Potential value and confirming that the proposed development meets the requirements of Low Carbon Concrete Policy POL-0167-PLAN;
   viii. That, prior to the issuance of a Building Permit, the developer enters into a Housing Agreement with the City that requires a minimum 5% of units constructed be directed to and sold in accordance with the terms of the Attainable Home Ownership Program Policy (POL-0166-PLAN) OR a minimum 10% of units constructed be rented for at least 10% below the benchmark rent for the unit type for a term not less than 25 years, and that the developer identify the Attainable Units on the plans submitted for the required Development Permit application.
   AND
7. Authorize the Director of Development Services to issue the following variances within the future Development Permit for Form and Character:
   a. That Section 6.58.06(2)(a) be varied by reducing the front yard setback for the 3rd storey and higher along Jacklin Road only from the required 4.0 m (13 ft) to 3.56 m (11.7 ft); and
   b. That Section 6.58.08(1) be varied by reducing the distance required in between an unclosed surface parking space to a lot line abutting a highway from 3.0 m (9.8 ft) to 1.6 m (5.2 ft) provided that additional landscaping is included in the 1.6m separation
8. That as a condition of zoning, the applicant construct an interim 2.2m wide multi-use paved path with protected curbs to access Jacklin Road from Knotty Pine.
9. That e-bike charging be provided within the development.

Prior to consideration of the Main Motion:

Amendment:
MOVED BY: NENTWIG
SECONDED: MCNAUGHTON

THAT the main motion be amended to delete Section 3 and replace it with the following:
THAT the Committee recommend that Council direct staff to work with the applicant in order to establish a separate pedestrian walkway along Lequesne Avenue and Knotty Pine Avenue.

Motion CARRIED.
OPPOSED: Councillor Wagner and Committee Member M. Rodgers

On the Main Motion (as amended):

MOVED BY: WAGNER
SECONDED: RODGERS

THAT the Sustainable Development Advisory Committee recommend that Council:

1. Proceed with consideration of First, Second, and Third Reading of Bylaw No. 2204 to amend the zoning designation of the properties located at 2830 Jacklin Road and 2825, 2827, 2829, and 2831 Knotty Pine Road from ‘One- and Two-Family Residential’ (R2) to Area 2 of the ‘City Centre Pedestrian’ (CCP) subject to the following terms and conditions:
   a. That the applicant provides, as a bonus for increased density, the following contributions per dwelling unit, prior to the issuance of a building permit:
   i. $750 towards the Affordable Housing Reserve Fund; and
   ii. $2,850 towards the General Amenity Reserve Fund;
   subject to reductions in accordance with the Affordable Housing and Amenity Contribution Policy and the Attainable Housing Policy depending on use and height.
   b. That the applicant provides, as a bonus for increased density, the following contributions per square meter of ground floor commercial space, prior to the issuance of a building permit:
   i. $10.75 towards the General Amenity Reserve Fund.
   c. That Section 6.58.05 of Bylaw No. 300 include a maximum height limit of six storeys for the subject site.
   d. That the applicant, prior to Bylaw Adoption, registers a Section 219 covenant 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 to the issuance of a building permit:
2. Full frontage improvements;
3. A traffic light at the intersection of Orono and Jacklin; and
4. A storm water management plan;
   ii. That the following will be provided and implemented to Bylaw No. 1000 standards to the satisfaction of the Director of Engineering prior to any land alterations:
5. A construction parking management plan; and
6. A mitigation plan;
   iii. That the properties be consolidated prior to issuance of a Development Permit for Form and Character;
   iv. That a separate covenant be registered prior to issuance of a building permit for the proposed development that ensures residential parking is allocated to each unit and visitors as required by the zoning bylaw and is not provided in exchange for compensation separate from that of a residential unit;
   v. That tree protection measures, inclusive of tree protection fencing, are implemented prior to commencement of work to protect the trees identified for retention in the arborist report throughout the construction period;
   vi. That individual heat pumps for each unit, or an equivalent central system, be installed prior to issuance of an occupancy permit;
   vii. That all concrete used on-site will utilize ready-mix concrete that meets or exceeds the weighted average Global Warming Potential targets based on Concrete BC Baseline (average) mix data, and that prior to the issuance of a Building Permit the applicant shall provide a Type III Environmental Product Declaration that is 3rd party verified specifying the total Global Warming Potential value and confirming that the proposed development meets the requirements of Low Carbon Concrete Policy POL-0167-PLAN;
   viii. That, prior to the issuance of a Building Permit, the developer enters into a Housing Agreement with the City that requires a minimum 5% of units constructed be directed to and sold in accordance with the terms of the Attainable Home Ownership Program Policy (POL-0166-PLAN) OR a minimum 10% of units constructed be rented for at least 10% below the benchmark rent for the unit type for a term not less than 25 years, and that the developer identify the Attainable Units on the plans submitted for the required Development Permit application.
   AND
7. Authorize the Director of Development Services to issue the following variances within the future Development Permit for Form and Character:
   a. That Section 6.58.06(2)(a) be varied by reducing the front yard setback for the 3rd storey and higher along Jacklin Road only from the required 4.0 m (13 ft) to 3.56 m (11.7 ft); and
   b. That Section 6.58.08(1) be varied by reducing the distance required in between an unclosed surface parking space to a lot line abutting a highway from 3.0 m (9.8 ft) to 1.6 m (5.2 ft) provided that additional landscaping is included in the 1.6m separation
8. That the Committee recommend that Council direct staff to work with the applicant in order to establish a separate pedestrian walkway along Lequesne Avenue and Knotty Pine Avenue.
9. That e-bike charging be provided within the development.

Motion CARRIED.

6.6 Development Variance Permit - 837 Hockley Avenue (DVP24-0007)

• Committee Member M. McNaughton declared a perceived conflict of interest in relation to item 6.6 due to a personal relationship between the applicant and his employer and left the meeting at 10:18 pm.
• M. Baldwin provided an overview.
• C. Bryden, Verity Construction appeared on behalf of the applicant and provided an overview.
• The Chair opened the floor to questions and comments from the public and Committee.

MOVED BY: NENTWIG
SECONDED: DUMITRU

THAT the Sustainable Development Advisory Committee recommend that Council:

1. Direct staff to provide notice that Council will consider issuing a Development Variance Permit for 837 Hockley Avenue:
   a. That Section 4.01.01 of Zoning Bylaw No. 300 be varied to reduce the off-street parking from the required 150 spaces to 120 spaces, subject to the following conditions:
   i. That a minimum of 26 oversized bicycle stalls are provided that allow cargo and e-bike parking and charging; and
   ii. A bike wash and repair station is installed.
   b. That Section 6.57.07(1)(a) of Zoning Bylaw No. 300 be varied to reduce the front lot line setback from the required 2.0 m to 1.06 m for the first two floors of the building, subject to the following conditions:
   i. That the owner, prior to the issuance of a Building Permit, registers a Section 219 covenant in priority of all other charges on title, that agrees to the following:
2. That the landscaping from the rear of the sidewalk, inclusive of the trees on the boulevard, be maintained by the property owner, to the satisfaction of the Director of Parks, Recreation, and Facilities.

Motion CARRIED.

7. ADJOURNMENT

MOVED BY: COTTER
SECONDED: RODGERS

THAT the Sustainable Development Advisory Committee meeting adjourn at 10:43pm.

Motion CARRIED.

Presiding Council Member

Certified Correct - Corporate Officer