S:\CCE\Jobs (c3)\299770_REZ00660 DPM00660_REP\299771_REZ00660 DPM00660_REP.docx August 3, 2018 REPORT TO THE CHIEF ADMINISTRATIVE OFFICER FROM THE DEVELOPMENT, ENGINEERING, AND SUSTAINABILITY DEPARTMENT ON REZONING APPLICATION NO. REZ00660 DEVELOPMENT PERMIT APPLICATION NO. DPM00660 426, 438, 440, 502 MACKENZIE AVENUE AND 103, 107 YEW STREET OWNER: CITY OF KAMLOOPS/ARPA INVESTMENTS LIMITED APPLICANT: ARPA INVESTMENTS LIMITED PURPOSE To rezone a portion of the subject property at 502 MacKenzie Avenue from P-1 (Parks and Recreation) to C-1T (Tranquille Road Commercial) and to issue a Development Permit to regulate form and character of a four-storey, mixed-use development consisting of 263 m 2 ground-level office space and 43 social housing units in accordance with the North Shore Development Permit Area Guidelines and the Multi-family Development Permit Area Guidelines. SUMMARY The subject properties are 426, 438, 440, and 502 MacKenzie Avenue and 103 and 107 Yew Street in North Kamloops. 426 and 438 MacKenzie Avenue are owned by ARPA Investments Limited (ARPA), and the remaining parcels owned by the City. The City and ARPA have entered into a multi-parcel transaction to accommodate the redevelopment of the subject properties. The agreement includes ARPA transferring a portion of 426 and 438 MacKenzie Avenue to the City and the City transferring a portion of 440 and 502 MacKenzie Avenue and the Yew Street parcels to ARPA. The property at 502 MacKenzie Avenue (Spirit Square) is zoned P-1, and the remaining subject properties are zoned C-1T. In addition, an unnamed portion of laneway separates the subject properties fronting Yew Street from the properties fronting MacKenzie Avenue. This portion of laneway was formally closed on March 13, 2018 (Bylaw No. 18-378), and must be zoned C-1T in order to permit the proposed development. There are no remaining buildings on any of the subject properties as the two existing residential units were recently demolished. The applicant is proposing two phases of development, beginning with a 43-unit, four-storey, mixed-use development on a portion of the existing public square (502 MacKenzie Avenue), which is not a permitted use for the portion of the property that is in the P-1 zone. The properties are located in both the North Shore and Multi-family Development Permit Areas; therefore, a Development Permit is required for the comprehensive site design. Building elevations for phase 1 of the development have been submitted. The application meets the intent of the North Shore and Multi-family Development Permit Area Guidelines in terms of site design, building design, and landscaping (Attachment “B”). The site design emphasizes the pedestrian scale through integration with Spirit Square along MacKenzie Avenue by continuing the street trees and the brick walkway. This will encourage off-street pedestrian circulation in front of the proposed building and ensure a linkage between Spirit Square and existing businesses on Tranquille Road. The application also proposes bicycle parking that
REPORT TO THE CHIEF ADMINISTRATIVE OFFICER FROM THE DEVELOPMENT, ENGINEERING, AND SUSTAINABILITY DEPARTMENT
ON
REZONING APPLICATION NO. REZ00660
DEVELOPMENT PERMIT APPLICATION NO. DPM00660 426, 438, 440, 502 MACKENZIE AVENUE AND 103, 107 YEW STREET
OWNER: CITY OF KAMLOOPS/ARPA INVESTMENTS LIMITED APPLICANT: ARPA INVESTMENTS LIMITED
PURPOSE To rezone a portion of the subject property at 502 MacKenzie Avenue from P-1 (Parks and Recreation) to C-1T (Tranquille Road Commercial) and to issue a Development Permit to regulate form and character of a four-storey, mixed-use development consisting of 263 m2 ground-level office space and 43 social housing units in accordance with the North Shore Development Permit Area Guidelines and the Multi-family Development Permit Area Guidelines. SUMMARY The subject properties are 426, 438, 440, and 502 MacKenzie Avenue and 103 and 107 Yew Street in North Kamloops. 426 and 438 MacKenzie Avenue are owned by ARPA Investments Limited (ARPA), and the remaining parcels owned by the City. The City and ARPA have entered into a multi-parcel transaction to accommodate the redevelopment of the subject properties. The agreement includes ARPA transferring a portion of 426 and 438 MacKenzie Avenue to the City and the City transferring a portion of 440 and 502 MacKenzie Avenue and the Yew Street parcels to ARPA. The property at 502 MacKenzie Avenue (Spirit Square) is zoned P-1, and the remaining subject properties are zoned C-1T. In addition, an unnamed portion of laneway separates the subject properties fronting Yew Street from the properties fronting MacKenzie Avenue. This portion of laneway was formally closed on March 13, 2018 (Bylaw No. 18-378), and must be zoned C-1T in order to permit the proposed development. There are no remaining buildings on any of the subject properties as the two existing residential units were recently demolished. The applicant is proposing two phases of development, beginning with a 43-unit, four-storey, mixed-use development on a portion of the existing public square (502 MacKenzie Avenue), which is not a permitted use for the portion of the property that is in the P-1 zone. The properties are located in both the North Shore and Multi-family Development Permit Areas; therefore, a Development Permit is required for the comprehensive site design. Building elevations for phase 1 of the development have been submitted. The application meets the intent of the North Shore and Multi-family Development Permit Area Guidelines in terms of site design, building design, and landscaping (Attachment “B”). The site design emphasizes the pedestrian scale through integration with Spirit Square along MacKenzie Avenue by continuing the street trees and the brick walkway. This will encourage off-street pedestrian circulation in front of the proposed building and ensure a linkage between Spirit Square and existing businesses on Tranquille Road. The application also proposes bicycle parking that
REZONING APPLICATION NO. REZ00660 August 3, 2018 DEVELOPMENT PERMIT APPLICATION NO. DPM00660 Page 2
is accessible to visitors and secured bike parking within the building for tenants. The site design features trees, shrubs, perennials, and hardscape features, and the proposal will minimize the disturbance to existing Spirit Square landscape features. Regarding the four-storey building proposed for phase 1, design elements include residential balconies, defined building entrances facing the public square, articulation in the building envelope, a landscaped rooftop patio, and variation of colour and materials to break up the massing and create a more attractive streetscape (Attachment “B-1). The Development, Engineering, and Sustainability Department supports the proposed rezoning and the associated Development Permit as the uses comply with the land use policies outlined in KAMPLAN: City of Kamloops Official Community Plan, and the building elevations, site layout, and landscaping plan meet the intent of the North Shore and Multi-family Residential Development Permit Area Guidelines.
RECOMMENDATION: That Council authorize: a) Zoning Bylaw Amendment Bylaw No. 5-1-2890 (Attachment “A”) to
be introduced and read a first and second time b) a Public Hearing to consider Bylaw No. 5-1-2890 c) subject to adoption of Bylaw No. 5-1-2890, the issuance of
Development Permit No. DPM00660 for 426, 438, 440 and 502 MacKenzie Avenue and 103 and 107 Yew Street (Attachment “B”)
Note: Registration of Development Permit No. DPM00660 will be held pending payment of landscape security in the amount of $97,044.
COUNCIL POLICY • KAMPLAN
- Section D-1, Land Management and Development General Land Use Policies
- Section D-5, Housing - Section F, Multi-family Residential Development Permit Area Guidelines - Section F, North Shore Development Permit Area Guidelines
SITE CONDITIONS AND BACKGROUND • Neighbourhood - North Kamloops • KAMPLAN Designation - Tranquille Market Corridor • Current Zoning/Use - P-1 (Parks and Recreation), C-1T (Tranquille Road
Commercial)/public square, laneway, parking
REZONING APPLICATION NO. REZ00660 August 3, 2018 DEVELOPMENT PERMIT APPLICATION NO. DPM00660 Page 3
photography, mortgage broker, medical centre, printing service, accounting office, and legal office), social services, single-family residential
• Application Date - June 28, 2018 • Restrictive Covenant - n/a • Project Evaluation Team (PET) - July 6, 2018 • Development Site Area - 4,467 m2 • Phase 1 Site Area - 1,403 m2 • Phase 2 Site Area - 3,064 m2 • MOTI Referral - n/a DISCUSSION The subject properties for both phases of development include 426, 438, 440, and 502 MacKenzie Avenue as well as 103 and 107 Yew Street in North Kamloops. The property at 502 MacKenzie Avenue (Spirit Square) is zoned P-1, while the remaining subject properties are zoned C1-T. The area of the development site for both phases is 4,467 m2, which does not include the remaining 897 m2 portion of Spirit Square. The surrounding land uses to the east include retail/office commercial and social services. These uses back on to the subject properties and are separated by a rear lane. In addition, there are single-family and two family residential dwellings surrounding the subject properties to the east/west and south. The properties are currently vacant, and the only two residential units were recently demolished. The aim of this project is to provide affordable seniors housing to the neighbourhood and facilitate daily use and enjoyment of Spirit Square, which is currently underutilized. The applicant is proposing to construct a 43-unit, four-storey, mixed-use development on a portion of the existing public square (502 MacKenzie Avenue) as the first of two phases for the entire site. It should be noted that this application is for approval of the entire site layout for both phases and approval of the first of two proposed buildings. The properties are located in the North Shore and Multi-family Development Permit Areas; therefore, a Development Permit is required for the entire site layout as well as the building for phase 1. The application meets the intent of the North Shore and Multi-family Development Permit Area Guidelines in terms of site design, building design (phase 1), and landscaping. Site Design As per the North Shore Development Permit Area Guidelines, the proposed development will be oriented toward the primary street face (MacKenzie Avenue) and Spirit Square. It will have continuous pedestrian open space around the perimeter of development site, which will provide an off-street linkage between the public square and commercial businesses along Tranquille Road. The use of hard and soft landscaping extends from the existing public square toward Tranquille Market Corridor, with the soft landscaping focused along the two streets and rear laneway as well as between parking areas. Separate garbage enclosures are proposed for each phase, with collection to occur along the rear lane shared with Tranquille Road businesses. A
REZONING APPLICATION NO. REZ00660 August 3, 2018 DEVELOPMENT PERMIT APPLICATION NO. DPM00660 Page 4
smaller rear lane was closed prior to this application as development in phase 2 will require the land formerly used as a lane. A mature existing elm tree is proposed to remain following the first phase of development. A professional assessment will be required to determine the possibility of retaining the tree upon development of the second phase. The development site is located near various park, commercial, and institutional uses, and a transit stop is within less than 50 m. The site and building layouts have been designed to meet the principles of crime prevention through environmental design (CPTED). An independent CPTED review of the project by the local RCMP has concurred that the site and building designs meet these principles. Building Design In accordance with North Shore and Multi-family Development Permit Area Guidelines, the proposal satisfies design requirements through a varied use of building materials and finishes that have been designed to integrate well with the existing appearance of Spirit Square. This will create a cohesive site with new uses that will activate this important public space. Specific features include black picket railings on balconies and the rooftop patio, HardiePlank siding, metal and timber canopy accents, and the use of stucco to provide a varied texture along the building face. A punctuated entrance facing Spirit Square, adequate glazing, and balconies provide further visual interest and contribute to the streetscape leading to the Tranquille Market Corridor. The massing of the building is effectively reduced through significant articulation and modulation and the incorporation of varied rooflines, as well as the four-storey building height that is appropriate to this area (Attachment “B-2”). Landscaping The application includes an overall landscape concept and a detailed landscape plan for phase 1, which was prepared by a professional landscape architect. The plan includes diverse plantings along the perimeter of the site and between the parking areas, with the aim of integrating the public square and the new development as one public space. The plan incorporates deciduous and coniferous trees, shrubs, perennials, bark mulch, and landscape boulders. The C-1T zone requires 5% of the total site area to be landscaped open space for the use of the residents in conjunction with the provision of amenity space outlined in the Multi-family Development Permit Area Guidelines. These requirements facilitate the provision of both active and passive recreational opportunities for residents. The proposed development includes 26% landscaped open space, a 56 m2 rooftop patio, a lounge on each residential floor, and a lobby at the building’s entrance. Landscape security of $97,044 will be required prior to registration of the Development Permit. Parking Parking requirements for phase 1 are as outlined in the table below. This application requires three spaces per 100 m2 for the ground floor office use, 0.25 space per unit for social housing, and an additional 15% visitor parking. Therefore, based on 263 m2 office space and 43 social housing units proposed, the development requires 19 parking spaces in total for phase 1, including the 15% visitor parking and 5% reduction for providing indoor bicycle parking.
REZONING APPLICATION NO. REZ00660 August 3, 2018 DEVELOPMENT PERMIT APPLICATION NO. DPM00660 Page 5
Phase 2 Total 56 56 Total Required for both phases 75 76
Parking requirements for phase 2 include three spaces per 100 m2 for the ground floor office use, one space per unit for multi-family residential units, and an additional 15% visitor parking. Therefore, phase 2 will require 56 parking spaces in total, including the 15% visitor parking and 5% reduction for providing bicycle parking. In phase 1, the surface parking area includes one covered accessible space, 3 covered small car spaces, 5 covered regular spaces, and 11 regular uncovered spaces. The proposed parking area has been designed to effectively channel pedestrian movement into the building or the public square without conflicting with vehicular traffic. Ten bicycle stalls are required for this development and both outdoor and indoor secured parking areas are proposed. The indoor bicycle parking area for phase 1 is accessed through the main entrance lobby and will not be accessible to visitors. North Shore Neighbourhood Plan and KAMPLAN A key principle of the North Shore Neighbourhood Plan is to protect housing choice and availability by providing a variety of housing that collectively supports a range of age groups, family types, lifestyles, and income levels. In addition, KAMPLAN’s goals include ensuring there is an adequate supply of housing to meet population growth and improve affordability across the housing continuum. This application is consistent with the City’s long range planning goals. The subject property is located in the Core Sector, which is expected to absorb 20% of the city’s projected population growth over the next 20 years. KAMPLAN designates the subject properties Tranquille Market Corridor and specifically encourages mixed‑use development to ensure a
REZONING APPLICATION NO. REZ00660 August 3, 2018 DEVELOPMENT PERMIT APPLICATION NO. DPM00660 Page 6
pedestrian‑focused environment. The proposed multi-family development is located along a key transit route and is adjacent to shopping, parks, commercial and institutional uses. Consistent with KAMPLAN’s policies, the site is designated a Development Permit Area and is subject to the Multi-family and North Shore Development Permit Area Guidelines. Accordingly, a Development Permit application has been submitted to address the form and character. The site plan for phases 1 and 2, the landscape plan, and the building elevations for phase 1 satisfy the intent of the Multi-family and North Shore Development Permit Area Guidelines. Technical Considerations The subject property is serviced with existing municipal infrastructure, including water, sanitary sewer, and storm sewer. Garbage collection will be provided via the proposed enclosures located on the rear lane. Initially, an easement will be required to provide access to the parking area for phase 1 of the development, which will no longer be required upon development of phase 2. The permanent access to the parking area for both phases via the rear lane will be established when phase 2 is constructed. SOCIAL IMPLICATIONS The Kamloops Social Plan (KSP) identifies the need for more affordable housing in the community and across the housing continuum, from emergency shelter beds to the low end of market home ownership. The KSP recognizes that while the City does not have the primary responsibility for the provision of housing, it has a role in facilitating important partnerships with other levels of government, non-profit organizations, and the development community. These partnerships are realized in this housing proposal. The building for phase 1 will be operated by ASK Wellness Society, with office and support services (life skills training, health navigation and health management) occupying the proposed commercial space. The residential units (27 studio units, 6 “accessible” units, and 10 one-bedroom units) will provide permanent, subsidized housing for low-income individuals who are aged 50 years or older and living with chronic health issues. As proposed, 5 residential units will be designated for Community Living British Columbia (CLBC) for individuals capable of living independently with CLBC supports and 10 units will be designated for Interior Health for individuals capable of discharge from hospital with support from Interior Health clinical staff. SUSTAINABILITY IMPLICATIONS The Sustainable Kamloops Plan (SKP) strives to achieve a balance between social, economic, and environmental sustainability, which includes developing land in a compact and efficient manner that reduces the impact of the built environment on the natural environment. The SKP also encourages a range of housing choices and density to satisfy the social and economic desires of community residents. This rezoning supports policies in the SKP, which include encouraging mixed-use developments consisting of appropriate commercial and other activities in all neighbourhoods.
REZONING APPLICATION NO. REZ00660 August 3, 2018 DEVELOPMENT PERMIT APPLICATION NO. DPM00660 Page 7
COMMUNICATION ARPA has conducted ongoing neighbourhood consultation on the redevelopment of the site, including online surveys of both residents and businesses and a public open house held on February 25, 2018, at the Red Beard Café. This consultation provided residents in the area with the opportunity to review the development proposal and provide comments on the project; approximately 100 people attended the event. Author: P. Carroll, MCIP, RPP, Planner
Reviewed by: E. Beach, MCIP, RPP, Planning and
Development Supervisor R. J. Martin, MCIP, RPP, Planning and
Development Manager/Approving Officer
M. Kwiatkowski, P.Eng. Development, Engineering, and Sustainability Director
![WELCOME! [] · 2020. 10. 6. · • Mill Creek Village, Kelowna • Sun Pointe Village, Kelowna ... Rezoning and development permit approval (date TBC) Building permit ... application](https://static.documents.pub/doc/80x56/609deae42bc4cc08ea0db3e3/welcome-2020-10-6-a-mill-creek-village-kelowna-a-sun-pointe-village.jpg)
