Description of the proposed OCP and application at 6162 Pleasant Valley Rd and 6141 Highway 97. The applicant is proposing to change the Official Community Plan designation of the subject property • From Residential (RDNO) to Residential Small Lot (RSL) at 6162 Pleasant Valley Road to allow for small lot single family residential and • From Community Commercial (CCOM) to Residential Medium Density (RMD) for a portion of 6141 Highway 97 to allow multi-family residential. OCP Amendment Open House
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Description of the proposed OCP and application at 6162 Pleasant Valley Rd and 6141 Highway 97.The applicant is proposing to change the Official Community Plan designation of the subject property • From Residential (RDNO) to Residential Small Lot (RSL) at 6162 Pleasant Valley Road to allow for small lot single family residential and• From Community Commercial (CCOM) to Residential Medium Density (RMD) for a portion of 6141 Highway 97 to allow multi-family residential.
OCP Amendment Open House
Proposed OCP Land Use
From Residential
(NORD-OCP-Res) & Community Commercial
(CCOM)
ToResidential Small
Lot (RSL) & Medium Density
Residential (RMD)
Supporting policies:Section 18 Support and encourage a variety of housing options to meet the diverse housing needs of all residents in the region. New zoning regulations support the creation of small lot single and two family homes in the City Centre and Neighbourhood District, thereby providing more affordable options than traditional large lot development
Section 7.1 Explore innovative ways of supporting attainable housing including;• Review parking requirements• Increase/expand permitted types of housing• Consider inclusionary zoning• Support mixed-use developments and promotion of the revitalization tax program
Section 7.2 Support the Affordable Housing Committee in its role of monitoring progress towards providing attainable and affordable housing
Section 7.3 Support the development of the City Centre District, neighbouhood centres and designated multiple family areas to the densities outlines in the OCP to build compact, complete neighbourhood areas within the community and to achieve the maximum use of municipal infrastructure
PARK • Protect and preserve green spaces and sensitive areas• Create a culture of sustainability• Work to enhance community access to lakeshore areas, hiking and walking paths and park space through the development process and in conjunction with municipal operations and other agencies, as appropriate.• Preserve and enhance riparian ecosystems adjacent to Okanagan Lake, Vernon Creek, BX Creek and other riparian features
Description of the proposed OCP amendment application at 2408 34th Street.The applicant is proposing to change the Official Community Plan designation of the subject property from Residential – Medium Density (RMD) & Medium Density Commercial & Residential (MDCOMRES) to Mixed Used High Density Commercial and Residential (MXDHDCOMRES) in order to allow mixed-use, street level commercial with hotel and residential units above.
OCP Amendment Open House
Proposed OCP Land Use
From Residential Medium Density
(RMD ) & Medium Density
Commercial and Residential
(MDCOMRES)
ToMixed Used High
Density Commercial and
Residential (MXDHDCOMRES)
Supporting policies:Section 26.6 Any development within 800 m of either Highway 97, Highway 6, Old Kamloops Road, Commanage Road, or are adjacent to any city boundary shared with Electoral Area B or C, requires the approval of the Ministry of Transportation and Infrastructure.
Section 27.8 Ground floor commercial is required and/or encouraged according to the Character Areas and may include retail uses, coffee shops, restaurants, music stores and other high traffic uses that attract people and generate activity. For commercial and mixed use development, areas for deliveries and refuse pickup shall be located away form neighbouring residential uses and public streets and spaces.
Section 27.12 All buildings over four storeys should be sited and designed with consideration for shading on adjacent properties, buildings and roadways. A shadow analysis will be required at the Development Permit stage for proposals for buildings of this height.
Section 27.13 The impact of new development on existing view corridors should be minimized and long views to natural landscape and significant buildings or focal points should be maintained
Section 27.18 The transition between different land uses and Character Areas should be respectful and make reference in scale, massing, and/or style, where appropriate, in order to minimize negative impacts of abrupt contrasts in neighbouring buildings.
Park • Protect and preserve green spaces and sensitive areas• Create a culture of sustainability• Work to enhance community access to lakeshore areas, hiking and walking paths and park space through the development process and in conjunction with municipal operations and other agencies, as appropriate.• Preserve and enhance riparian ecosystems adjacent to Okanagan Lake, Vernon Creek, BX Creek and other riparian features
Proposed Rezoning to RH3 Zone/CD Zone- Possible amendment to RH3 zone to allow hotel uses or rezoning to a comprehensive development zone
RH3 : High-Rise Apartment Residential
The purpose is to provide a zone for high density apartments on urban services
Primary Uses allowed in RH3 Zone• apartment housing• care centres, major• group home, major• seniors assisted housing• seniors housing• seniors supportive housing• stacked row housing
Development Regulations as per RH3 Zone
• Service and retail uses are restricted to the first storey.
• Maximum site coverage is 70% and together with all buildings, driveways, parking areas and impermeable surfaces shall not exceed 90%.
• Maximum height is the lesser of 55.0m or 16.0 storeys, except it is 4.5m for secondary buildings and secondary structures.
• Minimum front yard is 6.0m.• Minimum side yard is 4.5m, except it is 6.0m
from a flanking street. The minimum side yard is 0.0m for fee simple stacked row housing.
• Minimum rear yard is 9.0m, except it is 1.0m for secondary buildings.
• Maximum density is 160.0 units per gross hectare (65 units/gross acre).
Other Regulations as per RH3 Zone
• Individual convenience retail services and personal services are limited to a maximum floor area of 300m2 and only permitted when developed as an integral component of a primary building. These uses are not permitted above the ground storey.
• hectare (65 units/gross acre). For multi-unit residential housing, one office may be operated for the sole purpose of the management and operation of the multi-unit residential development. (Bylaw 5440)
• A minimum area of 5.0m2 of private open space shall be provided per bachelor dwelling, congregate housing bedroom or group home bedroom, 10.0m2 of private open space shall be provided per 1 bedroom dwelling, and 15.0m2 of private open space shall be provided per dwelling with more than 1 bedroom.
Description of the proposed OCP and application at 2601 O’Keefe Road.The applicant is proposing to change the Official Community Plan designation of the subject property from ALR Lands to Residential – Medium Density (RMD) in order to exclude subject property from ALR lands and allow development of stacked townhouses pending rezoning of subject property.
OCP Amendment Open House
Proposed OCP Land Use
From ALR Lands
ToResidential
Medium Density (RMD)
Supporting policies:Section 7 Provide medium density multiple family housing options in and around designated neighbourhood centres.
Section 15 All ALR lands in the City are located in the Hillside Residential and Agricultural District. The City has a strong policy with regard to the consideration of ALR exclusion applications: lands which have viable, productive soils (which may be improved through standard farming practices to be of soil capability classes 1-3) will not be considered for exclusion, and ALR lands which are not able to be improved through standard farming practices, classes 4-7, will be considered against specific criteria, including the proposed use with reference.Note: The existing soil capability classes for the northern 0.4 ha of the subject property : 70% Class 3, 20% Class 7 and 10% Class 4 and for the southern 0.6 ha are 40% 5RT, 40% 7R and 20% 6TR
Section 15.10 ss. c Work closely with the Agricultural Land Commission (ALC) and relevant agencies on any developments that have a direct impact on ALR lands to minimize any potential impacts on agricultural uses.
Section 15.2 Protect Agricultural Land Reserve lands which have viable, productive soils which may be improved through standard farming practices of soil capability classes 1-4, and consider the exclusion of ALR Lands which are not considered to be able to be improved through standard farming practices (i.e. irrigation), classes 5-7. Consider the exclusion of lands (classes 4-7) that are immediately adjacent to infrastructure, services and amenities, with due consideration of the rural protection area boundary. Where such lands fall within the rural protection area, but are deemed to support the City’s growth strategy and are in keeping with the RGS goal of compact, complete communities, require the Regional District of North Okanagan's approval on the redesignation of the lands as growth or future growth areas in the Regional Growth Strategy prior to exploring any redesignation of the lands in the OCP's land use plan to a more intensive land use.
Section 28.56 The façade of any development facing a pathway must provide windows that provide views from the interior of the building to allow for natural surveillance of these areas.
Section 28.57 To minimize the visual impact of development on neighbouring residences, no portion of any new development shall exceed the lesser of 378 meters above sea level or the maximum height permitted on the property as outlines in Zoning Bylaw #5000
Proposed Rezoning to RM2 Zone
RM2 : Multiple Housing Residential
The purpose is to provide a zone for ground oriented medium density multiple housing on urban services
Primary Uses allowed in RM2 Zone• apartment housing• care centre, major• duplex (Bylaw 5440)• four-plex housing• group home, major• row housing
Development Regulations as per RM2 Zone
• Maximum site coverage is 50% and together with driveways, parking areas and impermeable surfaces shall not exceed 55%.
• Maximum height is the lesser of 10.0m or 2.5 storeys, except it is 4.5m for secondary buildings and secondary structures.
• Minimum front yard is 4.5m, except it is 6.0m from a garage or carport to the back of curb or sidewalk for vehicular entry.
• Minimum side yard is 1.2m, except it is 2.5m from a flanking street. Where there is no direct vehicular access to the rear yard or to an attached garage or carport, one side yard shall be at least 3.0m. The minimum side yard is 0.0m for fee simple three-plex, four-plex, row housing and semi-detached dwellings.
• Minimum rear yard is 7.5m, except it is 1.0m for secondary buildings.
• Maximum density is 60.0 units per gross hectare (24.5 units/gross acre).
Other Regulations as per RM2 Zone
• In order for bareland strata development to be consistent with the character of the surrounding neighborhood, the strata plan shall be considered as one site for defining the overall use, density and site coverage.
• For strata developments, common recreation buildings, facilities and amenities may be included in the strata plan. Recreational buildings shall be treated as secondary buildings for the purpose of determining the height and setbacks of the building.
• A minimum area of 5.0m2 of private open space shall be provided per bachelor dwelling, congregate housing bedroom or group home bedroom, 10.0m2 of private open space shall be provided per 1 bedroom dwelling, and 15.0m2 of private open space shall be provided per dwelling with more than 1 bedroom.
Description of the proposed OCP and rezoning amendment application at 1700 Polson Drive.The applicant (RDNO) is proposing to change the Official Community Plan designation of the subject property from Public & Institutional (PUBINS) to Neighbourhood Centre(NCTR) in order to decommission the existing septage facility and allow future redevelopment of the subject property in conjunction with an overall pre-plan for the surrounding lands. The proposed development application is in proximity to Polson Mall and Polson Park.
OCP Amendment Open House
Proposed OCP Land Use
From Public and Institutional
(PUBINS)
ToNeighbourhood Centre (NCTR)
Supporting policies:Section 5 Many of the neighbourhood centres that are identified are located within the Neighbourhood District — Polson, Okanagan Landing, and Waterfront. Each neighbourhood centre is unique and distinct from the others. Further distinction will largely be achieved through the neighbourhood planning process and resulting design guidelines and
policies. The neighbourhood centres will have a concentration of commercial and multiple family residential development at its centre, including mixed use forms, with surrounding ground oriented multiple family development serving as a transition to lower density residential neighbourhoods.
Section 5.1 Focus new growth and development in the City Centre District and designated neighbourhood centres.
Section 7 Provide medium density multiple family housing options in and around designated neighbourhood centres.
Section 8 The neighbourhood centres are envisioned as mixed use medium density centres with commercial uses that are more suitable to daily or weekly trips. These commercial uses will be integrated with medium density residential development such as rowhouses, townhouses and small apartments, where appropriate. Neighbourhood centreswill act as hubs for alternative transportation, and will therefore be easily accessed Commercial by public transit, have a high quality cycling facilities and be pedestrian-oriented in design. By providing commercial uses closer to more residents and offering options for travel choice, fewer people will need to drive to get basic services and can instead walk, cycle or take transit. Neighbourhood Centres will be highly integrated with their surrounding communities to promote easy access. Support the development of the neighbourhood centres and designated multiple family areas to the densities outlined in the OCP to build compact, complete neighbourhood areas within the community and to achieve the maximum use of municipal infrastructure
Section 16 The growth strategy facilitates growth and redevelopment in the City Centre and Neighbourhood Districts, thereby maximizing the use of existing infrastructure while concentrating employment and medium and high density residential opportunities in the City Centre and identified Neighbourhood Centres. In addition, the neighbourhoodcentres are intended to provide walking and cycling connections to the surrounding neighbourhoods, thereby giving residents options to access commercial services, amenities and transit.
Primary Uses allowed in CD5 Zone
• apartment housing (Bylaw 5566)• artist studio• broadcasting studios• business support services• call centres• care centre, minor• care centre, major• commercial school• cultural exhibit, private
• cultural exhibit, private• educational services, private• extended medical treatment services• farmers market• financial services• food primary establishment• government agency• government services• health services
• high technology research and product design• insurance services• legal services• liquor primary establishment, minor• liquor primary establishment, major• office• participant recreation services, indoor• personal services• private club
• public market• real estate sales centre• real estate sales office• retail cannabis sales (Bylaw 5731)• retail store, convenience• retail store, general• retail store, licensee• retail street sales• seniors housing
The purpose is to provide a zone for the development of lands in the Neighbourhood Centres designated in the Official Community Plan. This neighbourhood area is to accommodate high density commercial and residential buildings in a mixed use format.
Development Regulations as per CD5 Zone
• Maximum commercial floor space ratio is 5.0. In addition, a maximum residential floor space ratio of 4.0 is permitted for a total floor space ratio of 9.0.
• Maximum height is the lesser of 38.0m or 12.0 storeys
• Minimum front yard is 1.0m• Minimum side yard is 0.0m, except it is 1.0m
from a flanking street• Minimum rear yard is 0.0m• Any portion of a building above 18.0m in height
must be a minimum of 2.5m from any property line abutting a street.
Other Regulations as per CD5 Zone
• A minimum area of 2.0m2 of private open space shall be provided per bachelor dwelling, seniors assisted housing or seniors supportive housing or seniors housing unit, 4.0m2 of private open space shall be provided per 1 bedroomdwelling, and 5.0m2 of private open space shall be provided per dwelling with more than 1 bedroom.
• Parking shall not be constructed in the front yard of the property. Where residential development has access to a rear lane, vehicular access to the development is only permitted from the rear lane.
Note : A proposed amendment to the CD5 zoning district would include adding hotel and apartment hotel as a primary use.
Description of the proposed OCP application at 4701 29th Street.The applicant is proposing to change the Official Community Plan designation of the subject property from Community Commercial (CCOM) to Light Industrial/Service Commercial (LINDSC) in order to allow future redevelopment of the site for industrial purposes and to sanction an existing cannabis cultivation and processing facility.
OCP Amendment Open House
From Community Commercial
(CCOM)
ToLight Industrial /
Service Commercial
(LINDSC)
Proposed OCP Land Use
Supporting policies:Section 9.1 In conjunction with other local governments, agencies and organizations, maintain a public searchable inventory of available industrial lands within the Regional District of North Okanagan (RDNO) to help attract new businesses and allow existing businesses to expand.
Section 9.2 Encourage appropriate employment intensive industries and businesses to locate in or near Vernon, in locations that are compatible with adjacent existing and planned uses. Given the lack of appropriate sites in Vernon for industrial uses, the City will work with RDNO to assist businesses in locating industrial uses to lands with an appropriate industrial designation.
Section 9.3 Given the lack of industrial properties in Vernon, redesignation of properties designated as Light Industrial/Service Commercial to other uses is strongly discouraged. Where redesignation of these properties is proposed, the proposal must consider the land use designation of surrounding properties in the area, allowing for a more comprehensive review.
Section 9.5 Areas designated as Light Industrial/Service Commercial are intended to be used for a wide range of light industrial and service commercial activities, provided they do not constitute a nuisance due to odours, noise or air pollution. All industrial and service commercial activities, except customary accessory storage uses, are to be contained within fully enclosed buildings.
Section 9.6 All industrial and service commercial activities, except customary accessory storage uses, are to be contained within fully enclosed buildings.
Primary Uses allowed in I1 Zone
• animal clinic, minor (Bylaw 5155)• animal clinic, major (Bylaw 5155)• auctioneering establishments• autobody repair and paint shops• automotive and recreation vehicle services• automotive and equipment repair shops• brewing or distilling, class A• brewing or distilling, class B• bulk fuel depots • call centres
centres• service stations, minor• service stations, major• temporary shelter service,
where in active use prior to July 1, 2010 (Bylaw 5273)
• truck and mobile home sales/rentals
• utility services, minor• utility services, major• vehicle and equipment
services, industrial and agricultural
• warehouse sales
Proposed Rezoning to I1 Zone
I1: Light Industrial
The purpose is to provide a zone for light industrial uses.
Development Regulations as per I1 Zone
• Maximum floor space ratio is 1.5.• Maximum site coverage is 60%.• Maximum height is the lesser of 14.0m.• Minimum front yard is 7.5m. • Minimum side yard is 4.5m, except it is 7.5m for
any flanking street, and is 0.0m when adjacent to an industrial zoned property, and is10.0m when adjacent to a residential, agricultural or institutional zoned property.
• Minimum rear yard is 0.0m, except it is 6.0m for any flanking street and where the abutting land is zoned or designated Residential, Agriculture or Institutional.
Other Regulations as per I1 Zone
• No use shall produce dust, or other emissions except standards set by provincial legislation, without written authorization from the appropriate provincial agency.
• No use shall produce odour, glare, or noise that creates a nuisance.
• A cannabis cultivation facility shall be located in an enclosed building with odour controls so that any odour associated with the cannabis cultivation facility use cannot be detected beyond the parcel line of the parcel on which the cannabis cultivation facility is located. (Bylaw 5731)
• general industrial uses• government agencies (Bylaw
5456)• high technology research and
product design• household repair services• kennels (Bylaw 5339)• outdoor storage• offices, construction and
