S:\CCE\Jobs (c3)\313590_REZ00683 DPM00697_REP\313591_REZ00683 DPM00697 v5_REP.docx August 7, 2019 August 13, 2019 ADMINISTRATIVE REPORT TO COUNCIL ON REZONING APPLICATION NO. REZ00683 DEVELOPMENT PERMIT APPLICATION NO DPM00697 1021 MCGILL ROAD APPLICANT: ORAK CONTRACTING LTD. OWNER: UNIVERSITY SQUARE DEVELOPMENTS LTD. PURPOSE To rezone the subject property from I-1S (Industrial Park) to C-1 (General Commercial), site-specific, and to issue a development permit for the overall site layout of a two-phase, mixed-use development and for the form and character of the first phase, which is a six-storey building that consists of 596 m 2 of ground-floor commercial space and 49 residential units. SUMMARY The subject property is located on the south side of McGill Road between Hillside Drive and Camosun Crescent, is 6,612 m 2 in area, and is zoned I-1S (Industrial Park). Currently, the property is the site of a strip mall that has restaurants, a wholesale food store, and vacant commercial space. The applicant has applied to rezone the property from I-1S to C-1 with site-specific amendments to allow additional uses (education/training facility, neighbourhood pub, and printing services) and to increase the maximum floor area ratio (FAR) from 1.2 to 2.0 to facilitate redevelopment of the property into two mixed-use (commercial and residential) buildings. If the rezoning application is approved, the property will be in the Commercial and Multi-Family Residential Development Permit Areas, and a development permit is required prior to construction on the property. Accordingly, the applicant has applied for a development permit in conjunction with the rezoning application to control overall site design and the form and character of the first of two buildings proposed for the property (Attachment “B”). KAMPLAN designates the subject property as part of the McGill Corridor with the goal of creating “a vibrant mixed-use, pedestrian- and transit-oriented ‘university district’ destination”. The proposed C-1 zoning and site-specific zoning amendments are consistent with the Official Community Plan’s (OCP’s) vision and policies for the corridor. As a condition of rezoning approval, in order to enhance the pedestrian environment, a portion of the property along McGill Road will be dedicated as road to facilitate the construction of a new, tree-lined sidewalk in conjunction with site development. The development permit (Attachment “B”) complies with the City’s Commercial and Multi-Family Residential Development Permit Area Guidelines with respect to site design, building design, and landscaping. Site design for Phase 1 (Attachment “B-1”) features a new mixed-use, six- storey building oriented towards the corner of McGill Road and Camosun Crescent, with direct pedestrian connections between the new building, the street, and the existing building. Most of the existing building will be retained, except for a portion at the east end that will be removed to accommodate the new Phase 1 building. The retaining wall at the west end will be relocated to facilitate vehicle movement to the parking area behind this building. Phase 2 (Attachment “B-2”)
Transcript
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August 13, 2019
ADMINISTRATIVE REPORT TO COUNCIL
ON
REZONING APPLICATION NO. REZ00683 DEVELOPMENT PERMIT APPLICATION NO DPM00697
1021 MCGILL ROAD APPLICANT: ORAK CONTRACTING LTD.
OWNER: UNIVERSITY SQUARE DEVELOPMENTS LTD. PURPOSE To rezone the subject property from I-1S (Industrial Park) to C-1 (General Commercial), site-specific, and to issue a development permit for the overall site layout of a two-phase, mixed-use development and for the form and character of the first phase, which is a six-storey building that consists of 596 m2 of ground-floor commercial space and 49 residential units. SUMMARY The subject property is located on the south side of McGill Road between Hillside Drive and Camosun Crescent, is 6,612 m2 in area, and is zoned I-1S (Industrial Park). Currently, the property is the site of a strip mall that has restaurants, a wholesale food store, and vacant commercial space. The applicant has applied to rezone the property from I-1S to C-1 with site-specific amendments to allow additional uses (education/training facility, neighbourhood pub, and printing services) and to increase the maximum floor area ratio (FAR) from 1.2 to 2.0 to facilitate redevelopment of the property into two mixed-use (commercial and residential) buildings. If the rezoning application is approved, the property will be in the Commercial and Multi-Family Residential Development Permit Areas, and a development permit is required prior to construction on the property. Accordingly, the applicant has applied for a development permit in conjunction with the rezoning application to control overall site design and the form and character of the first of two buildings proposed for the property (Attachment “B”). KAMPLAN designates the subject property as part of the McGill Corridor with the goal of creating “a vibrant mixed-use, pedestrian- and transit-oriented ‘university district’ destination”. The proposed C-1 zoning and site-specific zoning amendments are consistent with the Official Community Plan’s (OCP’s) vision and policies for the corridor. As a condition of rezoning approval, in order to enhance the pedestrian environment, a portion of the property along McGill Road will be dedicated as road to facilitate the construction of a new, tree-lined sidewalk in conjunction with site development. The development permit (Attachment “B”) complies with the City’s Commercial and Multi-Family Residential Development Permit Area Guidelines with respect to site design, building design, and landscaping. Site design for Phase 1 (Attachment “B-1”) features a new mixed-use, six-storey building oriented towards the corner of McGill Road and Camosun Crescent, with direct pedestrian connections between the new building, the street, and the existing building. Most of the existing building will be retained, except for a portion at the east end that will be removed to accommodate the new Phase 1 building. The retaining wall at the west end will be relocated to facilitate vehicle movement to the parking area behind this building. Phase 2 (Attachment “B-2”)
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will feature a larger building oriented towards the northwest corner of the site with direct pedestrian access off of McGill Road and Hillside Drive. Vehicular access to the site is provided from both McGill Road and Camosun Crescent. At full build-out, all commercial parking will be located at the rear and side of the buildings (Attachment “B-2”), with residential parking for the two buildings provided underground via an interconnected parkade (Attachment “B-3”). As per the Commercial Development Permit Area Guidelines, building design for Phase 1 features a variety of colours and materials, an articulated building envelope, and use of recessed commercial entrances and fascia signage at the ground level to foster a human-scale development (Attachment “B-4”). Landscaping for the development features street trees, shrubs, and perennial plantings adjacent to the buildings and in landscape islands within the parking areas. Amenity space includes landscaped plaza space at the rear of both buildings (Attachment “B-5”). Technical and servicing issues will be addressed during the building permit stage. As the Public Hearing provides an opportunity for the public to provide input to Council on the application, staff advise Council to read the proposed zoning amendment bylaw a first and second time and authorize a Public Hearing, as outlined in the recommendation below. As the development permit (Attachment “B”) meets the intent of the Commercial and Multi-Family Residential Development Permit Area Guidelines, staff advise Council to authorize issuance of the permit, subject to rezoning approval.
RECOMMENDATION: That Council authorize the following: a) Zoning Amendment Bylaw No 5-1-2906 (Attachment “A”) for
1021 McGill Road be introduced and read a first and second time b) a Public Hearing to consider Zoning Amendment Bylaw No. 5-1-2906 Note: Zoning Amendment Bylaw No. 5-1-2906 will be held at third reading pending dedication as road of a portion of the property adjacent to McGill Road, as shown on Attachment “B-1”. c) subject to adoption of Zoning Amendment Bylaw No 5-1-2906,
issuance of Development Permit No. DPM00697 for 1021 McGill Road, in accordance with Attachment “B”
Note: Registration of Development Permit No. DPM00697 will be held pending submission of landscape security in the amount of $80,420.
SUPPORTING COUNCIL AND CORPORATE DIRECTION • KAMPLAN, Section D-1 Land Management and Development, Area-Specific Land Use
Policies - McGill Corridor
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SITE CONDITIONS AND BACKGROUND • Neighbourhood - Southgate/Thompson Rivers University District • KAMPLAN Designation - McGill Corridor • Current Zoning/Use - I-1S (Industrial Park)/restaurant, food store, vacant
commercial space • Proposed Zoning/Use - C-1 (General Commercial) site-specific/two
mixed-use (commercial and residential) buildings • Proposed Variances - Increase maximum height from four storeys to six
storeys, increase maximum driveway grade from 10% to 12%, and reduce the minimum width for a two-way drive aisle from 7.3 m to 6.0 m and 6.9 m
• Surrounding Uses - BC Hydro offices and works yard to the west, TRU/Tournament Capital Centre soccer fields and Daybreak Pond to the north, light industrial to south and east
• Application Date - February 15, 2019 • Date Final Revised Plans
Received - July 30, 2019
• Restrictive Covenant - n/a • Project Evaluation Team (PET) - March 2, 2019 • Parcel Size - 6,612 m2 • MOTI Referral - n/a DISCUSSION Land Use and Zoning KAMPLAN designates the subject property as McGill Corridor, which supports establishing a vibrant mixed-use district on the corridor. Policies encourage commercial, residential, and limited office uses; enhancing the pedestrian environment; and establishing landmark architectural and landscape elements at prominent locations. Buffering between residential, commercial, and industrial uses in the Southgate area is also recommended. The McGill Corridor land use designation and associated policies support the application to rezone the subject property from I-1S to C-1. The purpose of the C-1 zone is “to regulate the development of a broad range of commercial uses in town and neighbourhood centres as identified in the Official Community Plan.” Permitted uses include community care facility, entertainment facility, hotel/motel, laundry and dry cleaning, office, off-street parking, personal service, indoor recreation facility, retail cannabis sales, retail liquor sales, and retail trade. The applicant has requested to add neighbourhood pub, printing facility, and education/training facility uses to the C-1 zone on a site-specific basis. These additional uses complement the university and support KAMPLAN’s mixed-use vision for the McGill Corridor. The applicant is also seeking to increase the C-1 zone’s maximum permitted FAR on the property. While the maximum FAR of 1.2 is not exceeded with Phase 1, proposed Phase 2 would be too limited to construct a landmark mixed-use building of the scale that is appropriate to the location and the property’s OCP designation. To accommodate the additional floor space
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on the property necessary to construct the Phase 2 building, staff support a zoning amendment to increase its FAR to 2.0. It should be noted that the property previously contained an unlicensed cannabis store prior to the legalization of cannabis in 2018. This store voluntarily shut down due to non-compliance prior to the submission of this rezoning application. In March 2019, the City received a referral from the Province for an application for a legal, non-medical cannabis store on the property. This retail cannabis application is currently on hold pending the outcome of this rezoning application. Staff recommend that office space on the property be limited to a maximum of 500 m2 per individual office user. A similar restriction applies to the CD-11 (Thompson Rivers University Comprehensive Development Zone Eleven) zone, which is located across the street and is intended to ensure that the Downtown and North Shore Corridor remain as the primary location for office development in the city. Development Permit As it combines both commercial and residential uses, the development is subject to both the Commercial and Multi-Family Residential Development Permit Area Guidelines. The development permit for the project (Attachment “B”) complies with these guidelines with respect to site design, building design, and landscaping. Overview and Phasing The applicant wishes to redevelop the property in two phases. After removing the restaurant on the east side of the existing building on the property, the applicant intends to build the first phase of the project in accordance with the development permit (Attachment “B”). Attachment “B-1” shows a new six-storey building on the east side of the property with approximately 596 m2 of commercial space on the ground floor and 49 residential units on the upper levels. The remaining 629 m2 portion of the existing building will be retained on the western portion of the property during Phase 1. During Phase 2, the remainder of the existing commercial building will be replaced with a new mixed-use building comprising approximately 1,219 m2 of commercial space and 63 residential units (Attachment “B-2”). Vehicular Access and Parking Layout During the first phase of development, the wide vehicular accesses along McGill Road and Camosun Crescent will be replaced with a defined right-in/right-out access/egress point off of McGill Road and an all-ways access/egress off of Camosun Crescent (Attachment “B-1”). Access to the modified existing building occurs via a narrower version of the existing entrance off of McGill Road in front of the building (Attachment “B-1”). Existing perpendicular parking in front of the building will be replaced with angled parking accessed via a one-way directional drive aisle that brings vehicles to the rear parking area. Vehicles will exit this rear parking area via the newly defined McGill Road and Camosun Crescent accesses. During Phase 2, this third access in front of the existing commercial building will be removed entirely. The Phase 2 building is oriented towards the intersection of McGill Road and Hillside Drive. Parking for all of the commercial units will be located on the surface of the property, with underground parking
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reserved for residents and residential visitors (Attachment “B-2”). There will be access to an interconnected underground parkade behind both buildings (Attachment “B-3”). It should be noted that approval of this parking layout requires variances to reduce the minimum two-way drive aisle width from 7.3 m to 6 m for the southeast access road and from 7.3 m to 6.9 m for the eastern parkade entrance. The application also requires increasing the maximum permitted grade for the two parkade access ramps from 10% to 12%. Staff support the variance to the drive aisle widths as no parking is accessed directly off of these portions of drive aisle. The variance to the parkade access grade is supported as larger vehicles, such as fire trucks and solid waste collection trucks, will not be entering the parkade. Pedestrian Connectivity During the first phase of development, the applicant will be required to construct a new, tree-lined sidewalk along McGill Road and a standard sidewalk adjacent to Camosun Crescent. On-site pedestrian walkways provide connectivity between the public sidewalks and the various entrances to the new building as well as between the new building and existing building (Attachment “B-1”). Phase 2 site design provides pedestrian accesses to the second mixed-use building directly off of McGill Road and Hillside Drive and from the Phase 1 building (Attachment “B-2”). Parking Requirements and Supply Overall, both phases of the development meet parking requirements outlined in the Zoning Bylaw. Details on parking requirements and supply are provided in the table below. Parking Type Units/Area Parking Ratio Required Provided Phase 1 Commercial
- existing building 629 m2 4/100 m2 GLA 25.16 - new building 477 m2 4/100 m2 GLA 19.08
5% reduction for 10 secured indoor bike storage spaces in addition to standard bike requirements
(-10.6)
Phase 2 Total 201 206 Building Design In accordance with the Commercial and Multi-Family Residential Development Permit Area Guidelines, the new building constructed during Phase 1 features direct pedestrian access off of McGill Road and Camosun Crescent. Recessed entrances for weather protection, fascia signage above store fronts, and a change in primary fascia treatment at the third storey to foster a pedestrian-friendly scale of development at street level (Attachment “B-4”). The building design for Phase 1 includes a variety of colours and materials, including stone veneer, white and tan stucco, and dark brown HardiePlank. Recessed portions of the building associated with balconies and bump-outs in the building façade add visual interest to and reduce the visual mass of the building. Five-storey-tall stucco address bands assist with wayfinding and provide landmark architectural features. Overall, the building will provide an impressive gateway feature that is appropriate to this prominent location on the McGill Corridor and is consistent with KAMPLAN’s land use policies and the Development Permit Area Guidelines (Attachment “B-4”). While the C-1 zone limits building height to four storeys, staff support a variance through the development permit to increase the maximum height to six storeys. This height is consistent with what has been supported elsewhere on the McGill Corridor (namely, the Landmark Place building at 765 McGill Road) and is in scale with what is permitted in the CD-11 zone, across the street at TRU, which permits up to 12 storeys. Staff support the building elevations and renderings shown as Attachment “B-4”. Details on the Phase 2 building composition and design will be addressed through a future development permit.
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Landscape design The minimum landscape requirement in the C-1 zone is 5% of the lot area. The application features 15.6% landscaping in Phase 1. Upon full build-out (Phase 2), 8.4% of the property will be landscaped. Landscape design for the development includes street trees in the sidewalk along McGill Road and behind the sidewalk on Camosun Crescent and a variety of shrubs and perennials adjacent to the building and within landscape islands on site. Amenity space for the development includes landscaped pedestrian plazas at the rear of the two buildings and private balconies associated with individual dwelling units (Attachment “B-5”.) Servicing and Technical Issues As per zoning regulations, solid waste and recycling bins will be enclosed and sited at the rear of the property to be non-obtrusive. Municipal water, sanitary sewer, and storm sewer mains are available to service the site; however, existing services to the property may need to be upgraded at the applicant’s expense. Details on servicing will be addressed at the building permit stage. A concrete median will be located at the centreline of McGill Road during the first phase of development to prevent left turns into the property. A comprehensive geotechnical review will be required at the building permit stage. SUSTAINABILITY IMPLICATIONS The Sustainable Kamloops Plan (SKP) encourages development of land in a compact and efficient manner that reduces the impact of the built environment on the natural environment. The SCP encourages a range of housing choices and density to satisfy the social and economic desires of Kamloops residents. The SKP also encourages mixed-use developments comprising appropriate commercial, institutional, recreational, and related activities in all neighbourhoods. Author: S. Bentley, MCIP, RPP, Planner
Reviewed by: E. Beach, MCIP, RPP, Planning and
Development Supervisor R. Martin, MCIP, RPP, Planning and
Development Manager/Approving Officer
M. Kwiatkowski, P.Eng. Development, Engineering, and Sustainability Director
