City of Fort St. John · CITY OF FORT ST. JOHN BYLAW NO. 2182 , 2014 A Bylaw to amend City of Fort...

City of Fort St. John Public Hearing

6:00 pm Council Chambers March 24, 2014

Page

1. PUBLIC HEARING NO. 1Zoning Amendment Bylaw No. 2182, 2014 Western Canadian Properties Managment Ltd. - Lot 5 of proposed Subdivision Plan BCP17129

2. Call To Order

3. Statement By the Mayor

4. Public Hearing/Meeting Advertisement

5. Background Administration ReportAdministration Report No. 0043/14 Zoning Bylaw No. 2182, 2014 This report was first presented to Council at the March 10, 2014 Regular Council meeting.

6. Comments Received from Utility CompaniesMinistry of Transportation - Approved. This zoning change decreases the amount of traffic in this area since the proposed amendment will change the designation from multi family to single family/duplex.

7. Letters of Opposition ReceivedMyron & Ammi DirksLetter of Opposition

8. Invitation for the Proponent to Speak

9. Invitation for Members of the Audience to SpeakPlease remember to "Sign In" - Print Name and Civic Address on the Sheet Provided

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City of Fort St. John Public Hearing Agenda: March 24, 2014Page

10. Invitation for the Proponent to Address the Public's Concerns & Answer Questionsfrom Council

11. Resolution to Close the Public Hearing and Rise with Report

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PUBLIC HEARING March 24, 2014

Mayor’s Statement

Zoning Amendment Bylaw No. 2182, 2014

This public hearing is being convened pursuant to Section 890 of the Local Government Act. At this public hearing, citizens will be allowed to make representations to Council, and all persons present who believe that their interest in property is affected by the proposed amendments will be given a reasonable opportunity to be heard or to present written submissions. If you wish to address Mayor and Council, please: 1. Come forward to the table, write your name and address on the

sign in sheet provided. 2. State your name and address for the record. 3. Limit your comments to the proposed amendments only. Members of Council may ask you questions following your presentation.

Immediately following the Public Hearing, Council will resume the Regular Council Meeting and consider the approval of the bylaw(s). You are welcome to stay and listen to City Council’s deliberations.

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PUBLIC HEARING –MARCH 24, 2014 6:00 p.m. – City Hall Council Chambers

Zoning Amendment Bylaw No. 2182, 2014

The subject land of the proposed bylaw is legally described as Lot 5 of proposed Subdivision Plan BCP17129 as shown hatched on the map. The proponent (Western Canadian Properties Management Ltd.) is applying to amend the Zoning Bylaw to allow for the construction of 10 duplex housing lots on this parcel. Zoning Amendment Bylaw No. 2182, 2014 is to designate the subject lands from RM2 (High Density Multiple Housing) to R2 (Single Detached and Duplex Housing).

Copies of the proposed bylaw and related documents may be inspected at City Hall – 10631 – 100 Street, Fort St. John, BC between the hours of 8:30 a.m. to 4:30 p.m. from March 17 to 24, 2014. At the hearing, the public will be allowed to make presentations to Council or to present written submissions respecting matters contained in the proposed bylaw.

SUNSETRIDGEPARK

112 S

T11

2 ST

111 S

T

110 S

T

100 AVE

101 AVE

102 AVE

112 S

T

105 AVE

110 S

T10

9A ST

104A AVE

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REQUEST FOR DECISIONREQUEST FOR DECISION

File # 3900File # 3900--20; 336020; 3360--20 20

Report To: Report To: Mayor and CouncilMayor and Council

From:From: Director of DevelopmentDirector of Development

Presenter:Presenter: Director of DevelopmentDirector of Development

Subject:Subject: Administration Report No. 0043/14Administration Report No. 0043/14 Zoning Bylaw Amendment 2182, 2014 Zoning Bylaw Amendment 2182, 2014 -- Pacific Rim Services, Lot Pacific Rim Services, Lot 5 RM2 to R25 RM2 to R2

Meeting:Meeting: Regular Council Regular Council

Meeting Date:Meeting Date: 10 Mar 201410 Mar 2014

RECOMMENDATION:RECOMMENDATION:

"THAT, Zoning Bylaw Amendment 2182, 2014 be introduced and read for the "THAT, Zoning Bylaw Amendment 2182, 2014 be introduced and read for the first and second times by title only, first and second times by title only, AND FURTHER THAT a Public Hearing be scheduled for Monday March 24th, AND FURTHER THAT a Public Hearing be scheduled for Monday March 24th, 2014 at 6:00 pm in the Council Chambers."2014 at 6:00 pm in the Council Chambers."

CITY MANAGER'S COMMENTS:CITY MANAGER'S COMMENTS: Support recommendation.Support recommendation. KEY ISSUES(S)/ CONCEPTS DEFINED: KEY ISSUES(S)/ CONCEPTS DEFINED: The applicant, Western Canadian Properties Management Ltd, has applied to have the The applicant, Western Canadian Properties Management Ltd, has applied to have the proposed Lot 5 on the attached plan reproposed Lot 5 on the attached plan re--zoned from RM2 (High Density Residential) to R2 zoned from RM2 (High Density Residential) to R2 (Single Detached and Duplex).(Single Detached and Duplex). Rationale for ReRationale for Re--zoning:zoning: This lot is a portion of a larger high density residential development. The applicant wishes to This lot is a portion of a larger high density residential development. The applicant wishes to develop this portion of that lot with duplexes. Although duplexes are a permitted use in a RM2 develop this portion of that lot with duplexes. Although duplexes are a permitted use in a RM2 zone, the minimum lot width is 24 metres and the proponent desires 15 m width at a proposed zone, the minimum lot width is 24 metres and the proponent desires 15 m width at a proposed lot count of 10 lots.lot count of 10 lots. RM2 lands requires a minimum lot size of 900 sq. m. with a 24 metre minimum parcel width.RM2 lands requires a minimum lot size of 900 sq. m. with a 24 metre minimum parcel width. R2 lands requires a minimum lot size of 550 sq.m. with a 15 metre minimum parcel width R2 lands requires a minimum lot size of 550 sq.m. with a 15 metre minimum parcel width and the lot can be subdivided appropriately with each dwelling unit lot can be individually and the lot can be subdivided appropriately with each dwelling unit lot can be individually serviced.serviced.

Administration Report No. 0043/14

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Official Community Plan Designation:Official Community Plan Designation: The OCP land use designation for the entire parent parcel is HDR The OCP land use designation for the entire parent parcel is HDR -- High Density Residential. High Density Residential. The proposed zone allows for residential development at a lower density, resulting in less The proposed zone allows for residential development at a lower density, resulting in less impact; therefore, no change to the Official Community Plan is required. The area can impact; therefore, no change to the Official Community Plan is required. The area can remain designated HDR and support a R2 zone.remain designated HDR and support a R2 zone. Adjacent Zoning:Adjacent Zoning: The lands to the north and east are zoned RM2 (High Density Residential), the lands to the The lands to the north and east are zoned RM2 (High Density Residential), the lands to the south are zoned R2 (Single Detached and Duplex) and the land to the west is zoned C4 south are zoned R2 (Single Detached and Duplex) and the land to the west is zoned C4 (Service Commercial)(Service Commercial) ImpactsImpacts of Re of Re--zoning:zoning: The parent parcel is currently under development for high density residential development. The parent parcel is currently under development for high density residential development. There is a mix of apartment, condominiums and townhouses in varying stages of permitting.There is a mix of apartment, condominiums and townhouses in varying stages of permitting. The placement of duplexes along the west portion of the 102nd Avenue frontage will provide a The placement of duplexes along the west portion of the 102nd Avenue frontage will provide a transition from the single detached dwellings on the south side of 102 Avenue to the higher transition from the single detached dwellings on the south side of 102 Avenue to the higher density forms of development permitted north of 102 Avenue.density forms of development permitted north of 102 Avenue. Parking:Parking: The lots range from 16.54m to 19.8 m wide. Driveways as shown on the attached plan range The lots range from 16.54m to 19.8 m wide. Driveways as shown on the attached plan range are primarily 9 m in width, with one 6 m wide driveway on the corner lot. Each duplex will are primarily 9 m in width, with one 6 m wide driveway on the corner lot. Each duplex will have a garage. This will allow for a minimum of 6 stalls of onhave a garage. This will allow for a minimum of 6 stalls of on--site parking per full duplex. The site parking per full duplex. The required parking based on the Zoning Bylaw for a duplex is 2 spaces per unit for a total of 4 required parking based on the Zoning Bylaw for a duplex is 2 spaces per unit for a total of 4 spaces.spaces. Servicing:Servicing: The entire parent parcel (shown as Lots 1 The entire parent parcel (shown as Lots 1 -- 16 on the attached map) is currently in progress 16 on the attached map) is currently in progress to complete a servicing agreement with the City that will see 102 Avenue and 112 Street to complete a servicing agreement with the City that will see 102 Avenue and 112 Street serviced and paved.serviced and paved. Summary: Summary: The proposed use is currently allowed on this lot under the RM2 zoning, however, the The proposed use is currently allowed on this lot under the RM2 zoning, however, the servicing, as requested by the proponent, and lot size width require a reservicing, as requested by the proponent, and lot size width require a re--zoning to allow for zoning to allow for subdivision and development as requested by the proponent.subdivision and development as requested by the proponent. RELEVANT POLICY: RELEVANT POLICY: Change to Schedule C of the Zoning Bylaw Change to Schedule C of the Zoning Bylaw -- Zoning Bylaw Map Zoning Bylaw Map -- from from RM2 to R2.RM2 to R2. ALTERNATIVE RECOMMENDATION:ALTERNATIVE RECOMMENDATION:

1.1. "THAT, Council receives the proposed Zoning Bylaw Amendment 2182, 2014 for "THAT, Council receives the proposed Zoning Bylaw Amendment 2182, 2014 for information only." information only."

2.2. "THAT, Council tables the first reading of Zoning Bylaw Amendment 2182, 2014 until "THAT, Council tables the first reading of Zoning Bylaw Amendment 2182, 2014 until after registration is complete of a subdivision that defines the proposed Lot 5." after registration is complete of a subdivision that defines the proposed Lot 5."


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IMPLICATIONS OF RECOMMENDATIONIMPLICATIONS OF RECOMMENDATION

COMPLIANCE WITH STRATEGIC GOALS: A safe, healthy, active and familyCOMPLIANCE WITH STRATEGIC GOALS: A safe, healthy, active and family--friendly community.friendly community. A planned and sustainable community where community infrastructure is A planned and sustainable community where community infrastructure is well maintained to meet the needs of both current and future generations; well maintained to meet the needs of both current and future generations; the natural environment is preserved, protected and enhanced; and where the natural environment is preserved, protected and enhanced; and where municipal spending and sustainable over time.municipal spending and sustainable over time. COMPLIANCE WITH STRATEGIC PRIORITIES: Not applicableCOMPLIANCE WITH STRATEGIC PRIORITIES: Not applicable GENERAL: The intended development for the lot is not changing. The intent GENERAL: The intended development for the lot is not changing. The intent has been for duplex development; however, servicing and lot size issues has been for duplex development; however, servicing and lot size issues necessitate a change from RM2 to R2.necessitate a change from RM2 to R2. ORGANIZATIONAL: ORGANIZATIONAL: Change to Schedule C of the Zoning Bylaw Change to Schedule C of the Zoning Bylaw -- Zoning Bylaw Zoning Bylaw Map Map -- from RM2 to R2. from RM2 to R2. FINANCIAL: The intended development for the lot is not changing. The intent FINANCIAL: The intended development for the lot is not changing. The intent has been for duplex development; however, servicing and lot size issues has been for duplex development; however, servicing and lot size issues necessitate a change from RM2 to R2. The City will receive permitting fees, necessitate a change from RM2 to R2. The City will receive permitting fees, DCCs and ongoing tax revenue from this development.DCCs and ongoing tax revenue from this development. FOLLOW UP ACTION: To proceed to the public hearing. FOLLOW UP ACTION: To proceed to the public hearing. COMMUNITY CONSULTATION: Notification will be sent to property owners COMMUNITY CONSULTATION: Notification will be sent to property owners within a 100 m radius. Advertisement of the public hearing will be placed in within a 100 m radius. Advertisement of the public hearing will be placed in the Alaska Highway News and on the City's website. Signage will be placed on the Alaska Highway News and on the City's website. Signage will be placed on the subject property.the subject property. COMMUNICATION: See Community Consultation COMMUNICATION: See Community Consultation OTHER COMMENTS: None OTHER COMMENTS: None

Attachments:Attachments: ApplicationApplication Map Map -- Bylaw 2182, 2014 Bylaw 2182, 2014 Driveway Layout and WidthsDriveway Layout and Widths


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RESPECTFULLY SUBMITTED:RESPECTFULLY SUBMITTED: Jennifer Decker, PlannerJennifer Decker, Planner 14 Feb 201414 Feb 2014

Proposed Subdivision of Individual LotsProposed Subdivision of Individual Lots Zoning Amendment Bylaw 2182Zoning Amendment Bylaw 2182


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City of Fort St. John 10631-100 Street Fort St John, BC V1J 3Z5 GST No: 10739 5881 RT0001 Receipt No: 475047 Date: 1/17/14 Clerk: EM RECEIVED FROM: Western Canadian Properties Ma Receipt Type Discount AmountRoll/Account Description Paid---------------------------------------General 0.00 1,000.002204 Rezoning App-Lot b, sect1 , BCP17129 Tax Amount: 0.00 Discount Amount: 0.00 ----------------- 1,000.00 ================= Cheque: 1,000.00 ----------------- 1,000.00 ================= Paid By Cheque: 0044 -


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5

108 S

T

112 ST

111 ST

110 S

T

108 S

T

105 AVE

109A

ST

112 S

T

109 S

T

105 AVE105 AVE

108 S

T

110 S

T

102 AVE

101 AVE

102 AVE

101 AVE

104A AVE

C4

C4

C4

R2

R2

R2

R2

R2

R1

C4

R2 R2

RM2

R1

R1

C4

R2

RM2

C4

C4

RM2

R1R2

C3

R2

RM2

RM2

PR1

R2

R1

RM2

R1 R1SUNSETRIDGEPARK

SUBJECT AREA

BYLAW 2182, 2014Lot 5 of Proposed Subdivision of

Plan BCP17129RM2 - HIGH DENSITY MULTIPLE HOUSING

TO R2 - SINGLE DETACHED & DUPLEX

HOUSING

ZONING AMENDMENT


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CITY OF FORT ST. JOHN

BYLAW NO. 2182, 2014

A Bylaw to amend City of Fort St. John Zoning Bylaw No. 2181, 2014

Council of the City of Fort St. John in open meeting assembled, enacts as follows:

1. Fort St. John Zoning Bylaw No. 2181, 2014 and Schedule ‘A’ attached thereto

and forming part of this bylaw are hereby amended in the following manner:

Lot 5 of Proposed Subdivision of Plan BCP17129

as shown hatched on Schedule ‘A’ attached to this Bylaw is hereby rezoned from

RM2 (High Density Multiple Housing) to R2 (Single Detached and Duplex

Housing).

2. If any section, subsection sentence, clause or phrase of this Bylaw is for any

reason held to be invalid by the decision of any court of competent jurisdiction, the invalid portion shall be severed and the part that is invalid

shall not affect the validity of the remainder.

3. This Bylaw may be cited as Zoning Amendment Bylaw No. 2182, 2014.

READ FOR A FIRST TIME THIS DAY OF 2014

READ FOR A SECOND TIME THIS DAY OF 2014

Notice of Public Hearing Advertised in the Alaska Highway News on , 2014

PUBLIC HEARING HELD ON THIS DAY OF 2014

READ FOR A THIRD TIME THIS DAY OF 2014

MINISTER OF TRANSPORTATION AND HIGHWAYS APPROVAL RECEIVED THIS

DAY OF 2014

ADOPTED THIS DAY OF 2014

LORI ACKERMAN JANET PRESTLEY, DIRECTOR OF

MAYOR LEGISLATIVE AND ADMINISTRATIVE

SERVICES


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Myron & Ammi DirksLetter of Opposition

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City of Fort St. John · CITY OF FORT ST. JOHN BYLAW NO. 2182 , 2014 A Bylaw to amend City of Fort...

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