REQUEST FOR DECISION TO: Mayor and Council REPORT DATE: February 10, 2016 TARGET DECISION DATE: February 17, 2016 FROM: Angela Letman, RPP, Municipal Planner and Mike Vance, Interim Director of Development Services RE: Spani Development Ltd. Rockwood Ocean Stories Official Community Plan Amendment Bylaw No. 492-14, 2015 (CD-36, Rockwood Ocean Stories) and Zoning Amendment Bylaw No. 25-268, 2015 (CD-36, Rockwood Ocean Stories) for Parcel A, being a Consolidation of Lots 1 and 2, DL 1331, Plan LMP16375 FILE NO: 3360-20 2015-02 RECOMMENDATIONS 1. That the report from the Municipal Planner and Interim Director of Development Services dated February 10, 2016 regarding the Spani Development Ltd. Rockwood Ocean Stories Official Community Plan amendment and Zoning Bylaw amendment be received. 2. That Council receive and refer to Public Hearing, the Spani Development Ltd. Rockwood Ocean Stories’ affordable housing equivalency and that this equivalency of 20 units of affordable housing is: i. a cash contribution of $ 200,000 to the District of Sechelt’s Affordable Housing Reserve to be used for the construction of non-profit supportive housing such as the Lions Housing Society’s Phase II ; ii. the gifting of 1,670 sq. metres (Strata Lot D) of land to the District of Sechelt for the purposes of a community hospice or community facility; and, iii. the registration of a “no subdivision” covenant on the title of Strata Lot A that ensures the building remains rental and not stratified; iv. the registration of a Housing Agreement covenant on Strata Lot A that ensures the facility provides special needs housing in the form of supportive and/or assisted living housing.
Transcript
REQUEST FOR DECISION
TO: Mayor and Council REPORT DATE: February 10, 2016 TARGET DECISION DATE: February 17, 2016 FROM: Angela Letman, RPP, Municipal Planner and Mike
Vance, Interim Director of Development Services RE: Spani Development Ltd. Rockwood Ocean Stories Official Community Plan Amendment Bylaw No. 492-14,
2015 (CD-36, Rockwood Ocean Stories) and Zoning Amendment Bylaw No. 25-268, 2015 (CD-36, Rockwood Ocean Stories) for Parcel A, being a Consolidation of Lots 1 and 2, DL 1331, Plan LMP16375
FILE NO: 3360-20 2015-02
RECOMMENDATIONS
1. That the report from the Municipal Planner and Interim Director of Development Services dated February 10, 2016 regarding the Spani Development Ltd. Rockwood Ocean Stories Official Community Plan amendment and Zoning Bylaw amendment be received.
2. That Council receive and refer to Public Hearing, the Spani Development Ltd. Rockwood Ocean Stories’ affordable housing equivalency and that this equivalency of 20 units of affordable housing is:
i. a cash contribution of $ 200,000 to the District of Sechelt’s Affordable Housing Reserve to be used for the construction of non-profit supportive housing such as the Lions Housing Society’s Phase II;
ii. the gifting of 1,670 sq. metres (Strata Lot D) of land to the District of Sechelt for the purposes of a community hospice or community facility; and,
iii. the registration of a “no subdivision” covenant on the title of Strata Lot A that ensures the building remains rental and not stratified;
iv. the registration of a Housing Agreement covenant on Strata Lot A that ensures the facility provides special needs housing in the form of supportive and/or assisted living housing.
2
3. That Council receive the shíshálh Nation and SCRD referral comments with regards to the Spani Development Ltd. Rockwood Ocean Stories applications.
4. That Council reaffirms the referral of the Official Community Plan Amendment Bylaw No. 492-14, 2015 (CD-36, Rockwood Ocean Stories) and Zoning Amendment Bylaw No. 25-268, 2015 (CD-36, Rockwood Ocean Stories) for Parcel A, being a Consolidation of Lots 1 and 2, DL 1331, Plan LMP16375, to a Public Hearing.
PURPOSE The purpose of the report is to present the applicant’s affordable housing equivalent contribution proposal and to present the shíshálh Nation and SCRD referral comments. OPTIONS 1. As recommended. 2. Direct staff to continue negotiating an Affordable Housing Contribution. DISCUSSION Context/Background On December 2, 2015, Council gave first reading to OCP Amendment Bylaw No. 492-14, 2015 and a Zoning Amendment Bylaw No. 25-268, 2015 in support of the Spani Development Ltd. application and referred the bylaws to a Public Hearing once the SCRD and Sechelt Band comments were received. At that meeting Council also passed the following motion:
Res. No. 572-12/2015 – Moved/Seconded
That before the final adoption of Zoning Amendment Bylaw No. 25-268, 2015 (CD-36, Rockwood Ocean Stories) that the following conditions be completed or secured via covenants and agreements:
a. That the following community amenities be provided:
i. 20 units of affordable housing;
ii. accessible and adaptable housing as stipulated in zoning amendment bylaw 25-268, 2015;
iii. 5% of the total property area is open space guaranteed for use by the public, including accessible shared paved pathways throughout the development wherever grades are less than 15% and preservation of the rock outcrop feature;
iv. cultural facility improvements to Rockwood Centre’s parking lot, access driveway, and the provision of an accessible pathway through the centre’s grounds from the intersection of Pilot Way and Cowrie St. to Shorncliffe Ave.;
v. 100% of all buildings are constructed to a Built-Green Gold or better standard;
vi. parking spaces, as stipulated in zoning amendment bylaw 25-268, 2015, including accessible spaces, public spaces, and underground spaces with electrical service;
vii. New sidewalk on a portion of Medusa Street, to improve pedestrian safety;
3
viii. A minimum of 1,500 sq. metres (m2) of land is given to the District for community use or future hospice use purposes
ix. Replacement and relocation of an existing District sewer main that is located on the St. Hilda’s Church’s property
x. A public access statutory right of way over the proposed strata road.
b. That the detailed design and construction of any building over 4 storeys in height on the property, meet the Sechelt Fire Department’s requirements for fire-protection, prior to the issuance of a Development Permit and Building Permit.
c. That a Development Permit application be considered and receive Council’s support-in-principle before final adoption of the zoning bylaw amendment 25-268, 2015.
CARRIED
Since that time, staff have reviewed the District’s policies and bylaws regarding affordable housing and has met with the applicant regarding the affordable housing contribution mentioned in paragraph a. i. of the resolution above.
The applicant has prepared the attached Letter of Understanding, dated January 25, 2016, with their: proposed contributions to community amenities as outlined in the above resolution; their equivalent off-site affordable housing contribution; as well as a historical overview of affordable housing contributions in the District.
In equivalency to 20 units of on-site affordable housing for purchase, the applicant proposes:
a cash contribution of $ 200,000;
a donation of 1,670 sq. metres (Strata Lot D) of land for the purposes of a community hospice or community facility; and,
that the proposed supportive and assisted living facility remains rental.
Policy Analysis Staff have reviewed the District’s Affordable Housing Council Policy and the Official Community Plan’s policies and guidelines on affordable housing. The OCP’s Part Four, Land Use Policies, 5. Residential and Special Infill Areas, Policy 5.26 identifies that affordable housing contributions will be a part of any residential rezoning that increases density. Policy 5.23 (b) and (d) identifies that both land and cash can be taken in lieu of the provision of affordable housing units provided on site that would assumedly be for purchase.
Communication Strategy This staff report will be included in the information binder available to the public for the duration of the notification period of the Public Hearing. The binder is also made available at the Public Hearing.
Analysis Affordable Housing The applicant has proposed the equivalency of a 20 unit affordable housing contribution that would not be on-site. The applicant has met with the Lions Housing Society, a non-
4
profit housing and supportive housing organization, with regards to supporting their next construction phase of their Ocean Ave. development, with a cash contribution. Staff propose that the District hold the proposed contribution monies ($200,000) until such time as the Lion’s project proceeds. Should they not proceed then the monies could be used elsewhere in the community for supportive housing.
The applicant has agreed to donate 1,670 sq. metres of land to the District for a community hospice (Strata Lot 4). Should a hospice not proceed, they have agreed to some other type of community facility provided a building scheme is registered on title to guide the exterior finishes and look of a future building. Details of a proposed building scheme covenant will be brought forward for Council’s review and consideration prior to subdivision of the strata.
A “no subdivision” covenant registered on Strata Lot A will ensure the supportive and assisted living facility will remain a rental facility.
A Housing Agreement covenant that ensures only supportive and assisted living housing is provided on Strata Lot A will help address the community need for this type of housing.
SCRD and shíshálh Nation Comments The SCRD and the Sechelt Indian Band / shíshálh Nation comments have now been received and are attached for Council’s information and review. They have been included in the public information binder.
Of note, on February 1, 2016, the applicant entered into a servicing agreement with the shíshálh Nation for an Archaeological Impact Assessment and Permit for the subject property. Respectfully submitted,
Angela Letman, Municipal Planner and
Mike Vance, Interim Director of Development Services
Attachments 1. Strata Lot Locations on subject property 2. Spani Letter of Understanding, dated January 25, 2016 3. SCRD referral comments 4. shíshálh Nation comments
Mr. Mike Vance, Acting Director of Development Services Ms. Angela Letman, Municipal Planner District of Sechelt, Planning Department PO Box 129, Sechelt, BC V0N 3A0
Dear Mike & Angela:
Thank you for today’s meeting to review our Rockwood Ocean Stories project and its rezoning requirements. To ensure we are clear, before engaging the services of legal counsel, we wanted to outline the discussions we have been having and to calculate the value of the proposed community amenities, service enhancements and affordable housing contribution in order to achieve our goal of increased density.
Before applying for rezoning, the two lots would have allowed for 97 Units to be built (R1 Lot Density: 15 Units and R4 Lot Density: 82 Units). By combining the two lots and rezoning to a new site specific, comprehensive development zone, an additional 114 Units would be granted (not including the 6 Hospice Unit Contributions).
To complement the Official Community Plan and to honour the community’s feedback to date, Spani Developments has worked with the District of Sechelt and Sechelt Council to draft the following list of proposed Community Amenities:
- 100% Adaptable & Accessible Unit Design - Green Gold Building Standard - Affordable Housing: 20 Units - 20% Open Public Space for Community Use - Accessible trail for wheelchairs and walkers:
Rockbluff Trail High School Trail Public Boulevard along Strata Road
- Rockwood Upgrades: Parking, Accessible Pathway and Pond area - Sidewalk to Medusa
Spani Developments Letter of Understanding Page 2 of 4
- List of Department of Engineering’s Site, Sewer, Water Collection and Lighting upgrades
- Job Creation & Economic Development: (20+) Independent / Supportive Living Operations Jobs Construction Jobs Property Maintenance and Site Security Jobs Accommodation Revenues for visiting trades and coordinated
professionals Marketing of the Sunshine Coast; increased visitors Real Estate, Legal and Insurance fee generation
Upon calculating the value of the total proposed developer contributions, we have broken out the details of the community amenities and taken a close look at recent developers’ contributions to affordable housing. How we proceed will set a precedent for future Sechelt developers; we want to ensure that affordable housing becomes a reality for our community in Sechelt.
The most recent development, the Watermark in Sechelt, resulted in two affordable housing units being offered for a limited term, with no success. The units were then sold at market rate and the difference between affordable and market rate was then donated to the District of Sechelt; $26,000 approximately. In Table 1: Please see our summary of Recent Developers’ Contributions to Affordable Housing in Sechelt.
In Table 2, we have broken down the estimated costs of Community Amenities and then tallied our proposed contribution for Affordable Housing. Before we submit our proposed Housing and Community Amenity Agreements, we would appreciate having a thorough discussion to ensure an accurate and equitable valuation of what the District of Sechelt has asked us to deliver.
Thank you for taking the time to ensure we are communicating clearly and to ensure we achieve our mutual goal of sustainable community development.
Regards,
Doug Spani Spani Developments Ltd. 604-740-6912
Attachments: Table 1: Recent Sechelt Developments and Contributions to Affordable Housing Table 2: Valuation of Developer Contributions
Spani Developments Letter of Understanding Page 3 of 4
Table 1: Recent Sechelt Developments and Contributions to Affordable Housing, as of February 2016
Development
Total Units Built
Affordable Housing
Offered
Affordable Housing Units
Operating as of 2016
Watermark 2011
104 Residential 8 Commercial
2
(Did not sell; offer expired and units
sold at market value with approx. $13,000 per unit sale to DOS. $26,000 donation to affordable housing )
0
Wharf Place
Kobas Developments 2012
24 Residential 6 Commercial
1
0
Oracle 2014
17 Single Family Dwellings (SFD’s)
Originally 6
Proposed, then 2
0
Spani Developments Letter of Understanding Page 4 of 4
Table 2: Valuation of Developer Contributions
E]L F:j ir.i
I1i1 !Ii1UYi”
November 27, 2015
District of SecheltPC Box 129Sechelt, BCVON 3A0
Attention: Angela Letman, Municipal Planner
Dear Angela:
RE: District of Sechelt Official Community Plan and Zoning Bylaw AmendmentReferral 3360-20 201 5-02 on Cowrie Street (Spani Developments Ltd.)
At its regular meeting of November 26, 2015, the SCRD Board adopted the followingresolution regarding the above noted District of Sechelt referral:
432/15Recommendation No. 8
The Planning and Development Committee recommended that the staff report datedNovember 5, 2015 and titled “District of Sechelt Official Community Plan and ZoningBylaw Amendment Referral 3360-20 2015-02 on Cowrie Street (Spani)” be received;
AND THAT The SCRD Board forward the following comments to the District of Sechelt:
a) The provision of assisted living and affordable housing is supported;
b) The proposal has no negative impacts on SCRD’s land use policies;
c) SCRD water supply is available subject to modelling that will determine possibleoffsite and servicing requirements;
d) Water metering will be required;
e) As per Bylaw No 439 Development Cost Charge (Sechelt) a DCC of $358,050 willapply;
f) The SCRD recommends the applicant to separate the construction materials into thevarious types, for example, wood, metal, drywall, in order to increase recycling andreduce waste to landfill and help the SCRD reach it’s diversion goals;
ELECTORAL AREAS: A - Egmont, Pender Harbour B - Halfmoon Bay D - Roberts Creek E - Elphinstone F - West Howe Sound
MUNICIPALITIES: District of Sechelt / Sechelt Indian Government District I Town of Gibsons
SCRD File: 0420-20
District of Sechelt Official Community Plan and ZoningBylaw Amendment Referral 3360-20 2015-02 on CowrieStreet (Spani)
Letter to District of Sechelt regarding Referral 3360-20 2015-02 on Cowrie Street(Spani Developments Ltd.) Dated November 27, 2015 Page 2
g) Sidewalk on the north side of Cowrie and lighting should be provided to improvepedestrian connectivity and safety for pedestrians and transit users;
h) If the project moves forward then the developer and District of Sechelt staff shouldcontact the SCRD to discuss potential for accommodating a bus stop as part of thesite/road design;
i) If the project moves forward then the developer and District of Sechelt staff shouldcontact the SCRD to discuss best water consumption practices and incorporation ofsame into the design;
j) The SCRD encourages the applicant to consider options for organics, recyclables andpharmaceutical waste collections in the design of the facility in order to reduce organicwaste to landfill and assist the SCRD reach its diversion goals;
k) The SCRD encourages the applicant to consider options for a community gardenamenity that includes the ability to compost organics waste to help the SCRD reach it’sdiversion goals;
AND FURTHER THAT a copy of the SCRD staff report be forwarded to the District ofSechelt.
A copy of the staff report titled, “District of Sechelt Official Community Plan and ZoningBylaw Amendment Referral 3360-20 2015-02 on Cowrie Street (Spani)”, is attached forreference.
Please contact me if you have any questions.Yours truly,
TO: Planning and Development Committee, November 12, 2015
FROM: David Rafael, Senior Planner
RE: District of Sechelt Official Community Plan and Zoning BylawAmendment Referral 3360-20 201 5-02 on Cowrie Street (Spani)
RECOMMENDATIONS
1. THAT the report titled “District of Sechelt Official Community Plan and ZoningBylaw Amendment Referral 3360-20 201 5-02 on Cowrie Street (Spani)” bereceived;
2. AND THAT The SCRD Board forward the following comments to the District ofSechelt:
a) The provision of assisted living and affordable housing is supported;
b) The proposal has no negative impacts on SCRD’s land use policies;
c) SCRD water supply is available subject to modelling that will determinepossible offsite and servicing requirements;
d) Water metering will be required;
e) As per Bylaw No 439 Development Cost Charge (Sechelt) a DCC of $358,050will apply;
f) The SCRD recommends the applicant to separate the constructionmaterials into the various types, for example, wood, metal, drywall, in orderto increase recycling and reduce waste to landfill and help the SCRD reachit’s diversion goals;
g) Sidewalk on the north side of Cowrie and lighting should be provided toimprove pedestrian connectivity and safety for pedestrians and transitusers;
h) If the project moves forward then the developer and District of Sechelt staffshould contact the SCRD to discuss potential for accommodating a busstop as part of the sitelroad design;
3. AND THAT a copy of the SCRD staff report be forwarded to the District ofSechelt.
BACKGROUND
The SCRD received a referral from the District of Scheldt regarding a proposal by SpaniDevelopment Ltd. to amend the District’s Official Community Plan and zoning bylaw to allow aresidential development that includes a 6% and a 8% storey building and will provide:
a) a 125 unit seniors’ independent/supportive living facility building on Strata Lot A;b) a 60 unit residential condominium apartment building, on Strata Lot B;
Staff Report to Planning and Development CommitteeRegarding District of Sechelt referral (Spani Development) Page 2 of 12
C) a 26 unit residential condominium apartment building, on Strata Lot C and;d) a 6 unit residential apartment building on Strata Lot D (proposed community amenity).
The applicant proposes 20 affordable units. The site is located on Cowrie Street between theRockwood Centre and Chatelech School.
li•d
:..
Proposed -.-. -.
O.vitopment
*,I
—.4..— 4..
The existing and proposed OCP and Zoning designations are:
Zoning R-1 (Residential Comprehensive DevelopmentOne) and R-4(Residential Four)
The applicant’s project description and most of the plans are included in Attachment A.
DISCUSSION
SCRD Planning and Develoiment: The proposal has no negative impacts on SCRD’s land usepolicies and interests. The provision of assisted living and affordable housing is supported. Areferral was made to the Sunshine Coast Housing Committee (SCHC) and the SCHC mayforward comments directly to the District of Sechelt.
SCRD Infrastructure Services - Solid Waste: The SCRD does not provide collection services tothe ICl sector (Industrial, Commercial, Institutional). However, waste generated during theconstruction and operation of the facility is sent to the SCRD’s Sechelt Landfill. The SCRDencourages the applicant to separate the construction materials into the various types, forexample, wood, metal, drywall, in order to increase recycling and reduce waste to landfill.Doing so, preserves valuable landfill space for items that have no recycling option and helps theSCRD reach it’s diversion goals.
Staff Report to Planning and Development CommitteeRegarding District of Sechelt referral (Spani Development) Page 3 of 12
SCRD Infrastructure Services - Water: A copy of the comments are included in Attachment B.SCRD water is available subject to modelling that will determine offsite and servicingrequirements. A development cost charge of $358,050 will apply.
Transit: A copy of BC Transit’s comments is included in Attachment C. BC Transit have noobjections and recommends improved sidewalks, lighting and that the development besupportive of proposed routing along Cowrie when it is connected to West Sechelt. In addition,the placement of bus stops for that area of Cowrie has not been finalized. SCRD staff note thatonce Cowrie Street is complete through to Norwest Bay Road, the Transit Future Plan (January20 14) calls for the Route 2 to use Cowrie in servicing West Sechelt. This proposal is very likelyto increase the demand for transit service to and from downtown Sechelt. If the project movesforward then the developer and District of Sechelt staff should contact the SCRD to discusspotential for accommodating a bus stop as part of the site/road design.
SCRD Recreation: The SCRD adopted a comprehensive Parks and Recreation Master Plan inJanuary 2014. This plan focusses on all Parks and Recreation programs and services for theperiod 2014—2023.
This plan based in community development examined the Sunshine Coast in its entirety whichresulted in a series of 76 recommendations. These recommendation focus on variouscatchment areas and specific demographics of same.
Sechelt is home to the Sechelt Aquatic Centre and the Sunshine Coast Arena. Both facilities arein close proximity to this proposed development. Although both facilities offer programs specificto the demographic being targeted by this development the Sechelt Aquatic Centre offers alarger variety and frequency. This development will be well serviced by SCRD recreationservices and staff would welcome all participants.
