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CITY OF DUNCAN Agenda Committee of the Whole Meeting Tuesday, September 2, 2014 @ 6:00 p.m. Committee Room, City Hall, 200 Craig Street, Duncan, BC
Page #
1. Call to Order
2. Introduction of Late Items
3. Adoption of Agenda
3.1 Adoption of Agenda
That the September 2, 2014 Committee of the Whole agenda be adopted, as circulated.
4. Petitions and Delegations
4.1 Ms. Terry June, Chair of the Duncan Housing Society Re: Request for 4 - 5 an increase to the Property Tax Exemption for Duncan Manor from 25% to 100%
4.2 Tony James, (KPL James Architecture) and Vlado Brcic (Developer) Re: 6 - 16 Rezoning and DP for 15 Canada Avenue
5. Sustainable Development
5.1 Rezoning and DP for 15 Canada Avenue 17 - 33
That the Committee direct staff to prepare the necessary Zoning Amendment Bylaw that would authorize the proposed development of a five storey mixed use commercial and residential building at 15 Canada Avenue (Lot 1, Section 17, Range 6, Quamichan District, Plan 12081), with the following conditions: 1. Property line adjustment for road dedication as shown in Schedule A-1 of Attachment B of the staff report. 2. Reconstruction of the sidewalk, curb and gutter, and related lighting and landscaping as indicated in Schedule A-1 and A-9 of Attachment B of the staff report, design to be approved by the Director of Public Works. 3. Contribution to the undergrounding of Hydro service along the Canada Avenue frontage of the proposed development. 4. Provision of a traffic analysis for the proposed Canada Avenue access. And That the Committee receive the information in the staff report related to the Development Permit Application for the proposed five storey mixed use commercial and residential building at 15 Canada Avenue. (Note: Feedback from Council is sought regarding the Development Permit Application)
City of Duncan, Committee of the Whole Meeting - September 2, 2014 Page 2 of 247 5.2 Active Transportation Plan 34 - 176
That the Committee of the Whole direct staff to forward the updated Duncan Area Active Transportation Plan to Council for approval.
6. Public Works & Engineering
6.1 Outdoor Fitness Equipment at Centennial Park Update 177 - 179
That the Committee of the Whole receive the September 2, 2014 report by the Operations Manager for information.
7. Finance and Administration
7.1 Code of Conduct Policy 180 - 203
That the following recommendation be forwarded to Council for approval:
That the Code of Conduct Policy, as attached to the September 2, 2014 report by the Director of Corporate Services, be adopted;
And That the "Workplace Harassment", "Racism", and "Personal Use of Public Works Yard Facilities, Tools & Equipment Policies" be repealed.
7.2 Permissive Tax Exemptions 204 - 215
That the following recommendations be forwarded to Council for approval:
That Council deny the additional exemption (from 25% to 100%) of 0181.0100 – 280 First Street (non-leased area) as requested by the Duncan Housing Society;
And That Council give first three readings to “Permissive Tax Exemption Bylaw 3129, 2014.”
7.3 Interim Financial Statements 216 - 242
That the Committee of the Whole receive the interim financial report for information.
7.4 Exception to Council's Kiosk Policy 243 - 245
That the Committee of the Whole authorize staff to provide an exception to the Kiosk – Portable Sales Policy for the Royal Bank (RBC) Small Business Division to have a total of four Food Truck Vendors to be present in the RBC parking lot in conjunction with October’s National Small Business Month.
8. Correspondence
8.1 West Coast Men's Support Society - Request for Letter of Support for 246 - 247 Funding Application
City of Duncan, Committee of the Whole Meeting - September 2, 2014 Page 3 of 247
9. New Business
9.1 Councillor Jackson Re: Request to Rename the Pocket Park at the Bottom of the Canada Avenue Stairs "Heiwa Park"
10. Reports, Questions and Inquiries from Members of Council (verbal)
11. Question Period from the Public
12. Adjournment
12.1 Adjourn
That the September 2, 2014 Committee of the Whole meeting be adjourned at ___.
City of Duncan, Committee of the Whole Meeting - September 2, 2014 Page 4 of 247
City of Dune n RECEIVED 200 Craig Sire I AUG 2 1 1014 Du ncan, Be v L 1W3 \ Phone: 250-74 -6126 FaX::(QO oI4 (name(s)) , c. I \~ h C. ~ ,.";1~ (j'" yrf4-..,oL , (address) 2.8 0 re quest to appear as a delegation before: o Council ,/ ,\ 0 Environment Committee [;:3/ Committee oflheWhole (0p"" , Sef-.2/N) 0 Persons With Disability Issues o Centennial Celebration Committee D Totem Committee o Olher ______Please provide a brief overview of you r presentation below, and attached a one-page (maximum) outline of your presentation. Please be specific. ( P'e ;- ...... ~ s s~ ..... t'- ---;: :-.Le--n-tp . .' ...... / ') ,-CJ.'I'''~ - 2°0Kr~f- <;;(-.; Will you be re questing a grant or financial assistance? G}-'Yes D No Do you require audio visual equipment? 0 Yes (please specify requirement below. Audiolvisual equipment required: (signat ure) .2 <; oJ - 7/{) - 78 {./'6 (telephone) C0u".Cil and Committees welcome public comments, but as a courtesy to Council and+Committee I m,mbe,:rs, who deal with lengthy agendas, we request that you present your information clearly and concisely in as short a time period as possible. All presentations will be kept to a maximum of 10 minutes. If you have a large amount of printed material or information to convey, please submit it as least one week before the meeting and it will be circulated to Council and/or Committee members for their review in preparation for the If the delegation consists of more than one person, please appoint one 1 10 s oeak on ,f vou" . ======~ For Internal Use Onl ~r- .;>f;?p/~ Requestapprr~v~ed~~~~f<~~~~~~,=~ , 20~ By : _======Director of Corporate Serv===ices/CAO,,--- __ Date of Meeting Copy: 0 Mayor 0 CAO 0 Director of Finance D Director of Public Works o Planner Page 5 of 247 RECEIVED AUG 1 8 2014 Duncan Housing Soci"-..;'b~_o--:F_ou~~.:..:.:.::AN:J 280 First Street, Duncan, Be V9L 4T3 d;Lf~ PM Phone: 748-0521 ~ e-nlail: [email protected] Mayor & Council August 14.2014 City of Duncan 200 Craig Street Duncan, BC V9L 1W3 Your Worship & Members of Council, Please reference our attached Permissive Tax Exemption Application dated August 14th, 2014. We appreciate the current 25% Municipal Tax Exemption we currently have in compensation for an Evans Street Right-Ot-Way we granted to the City (in effect to and including 2016) and we appreciate the ongoing support from the City of Duncan. Duncan Manor was constructed in 1974 and the aging building and infrastructure requires considerable replacement and upgrading. With $1,424,040 in Capital Projects confronting us, we require a long-term 100% Municipal Property Tax Exemption and other sources of revenue to meet this very significant challenge. If we are granted the requested 100% tax exemption, we pledge to use these savings solely for needed capital projects. We are in the process of researching other sources of revenue including fund raising events, an appeal for donor bequests and relevant grants. Another future consideration that will have a profound effect on the operation of Duncan Manor is the end of our 50-year unalterable 8% fixed rate CMHC Mortgage in 2024. When the mortgage is finalized. the BC Housing Operating Agreement subsidies we annually receive will also end. Payout of our mortgage will save us approximately $9,500 per month and we will lose approximately $4,500 per month in subsidies paid by BC Housing on behalf of our low-income residents. This $5,000 per month will fall far short of our • financial needs to fund the necessary Capital Projects. These funds will also be quickly consumed by ever increasing operating costs such as wages, food costs, maintenance, utilities, ecl Duncan, similar to other communities, has a huge aging population. Numerous seniors require affordable housing. Without Duncan Manor, our seniors would be hard pressed to find suitable affordable housing as there is no other facility like it in ttte area. Another consideration is the fact that the needs of our residents are changing w,i~h more requiring subsidies due to lower incomes. This puts Duncan Manor at risk because requirements for subsidies could change at anytime. Mayor Kent said a few short years ago that we are providing an "Essential Service" for the City of Duncan and our greater community. I respectively request permission to address the Mayor & Council when our Permissive Tax Exemption Application is considered. Thank you. Y:r;!: J IL~ ~ Terry June..JcJ'----- Chair Page 6 of 247 Page 7 of 247 Page 8 of 247 Page 9 of 247 Page 10 of 247 Page 11 of 247 Page 12 of 247 Page 13 of 247 Page 14 of 247 Page 15 of 247 Page 16 of 247 Page 17 of 247 Request for Decision To: Committee of the Whole File No: RZ-2014-03 Date: September 2, 2014 From: Michelle Geneau, Planner Re: Rezoning Application for 15 Canada Avenue RECOMMENDATION: That the Committee direct staff to prepare the necessary Zoning Amendment Bylaw that would authorize the proposed development of a five storey mixed use commercial and residential building at 15 Canada Avenue (Lot 1, Section 17, Range 6, Quamichan District, Plan 12081), with the following conditions: a. Property line adjustment for road dedication as shown in Schedule A-1 of Attachment B of the staff report. b. Reconstruction of the sidewalk, curb and gutter, and related lighting and landscaping as indicated in Schedule A-1 and A-9 of Attachment B of the staff report, design to be approved by the Director of Public Works. c. Contribution to the undergrounding of Hydro service along the Canada Avenue frontage of the proposed development. d. Provision of a traffic analysis for the proposed Canada Avenue access. And That the Committee receive the information in the staff report related the Development Permit Application for the proposed five storey mixed use commercial and residential building at 15 Canada Avenue. BACKGROUND: As described in the August 5th Information Report by the Planner, an application has been received for a five storey mixed use development with ground floor commercial space and thirty-six (36) residential units on the upper four floors (see Attachments A and B for the Application and Schedules). The application also proposes thirty-six spaces of underground parking for the residential portion of the development, and nine surface parking spaces on the west side of the proposed development. The proposal also includes a road dedication to the City to permit sidewalk widening and the construction of a separate right turn lane at the corner of Canada Avenue with a pedestrian island. The subject site is within the Downtown Development Permit Area, in the C-1 General Commercial Zone, at the corner of Canada Avenue and Government Street. The former location of the Tzouhalem Hotel, demolished in the 1990’s, is currently surfaced with gravel and is leased monthly by the City as a combination paid/free parking area. Following the August 5th Committee of the Whole Meeting, staff met again with the applicant and their architect, to discuss the Committee’s and staff’s comments and the additional information on the development that was still required by staff. Revised drawings have been submitted, showing Page 1 of 5 Page 18 of 247 Request for Decision – RZ-2014-03 - 15 Canada Ave. – Committee of the Whole, September 2nd, 2014 additional information including dimensions and the total land area to be dedicated as road, a rendering showing the building in context with the existing surrounding buildings, elevation drawings of each building face (including materials), an additional perspective rendering of the southwest corner, and additional details including materials and landscaping provided in the perspective renderings. Changes from the original application include: A feature of three timber columns at the ground floor entrance at the southeast corner, with a similar column extending up the southeast corner balconies of each storey above. The vertical siding which was previously depicted as dark grey is now shown as vertical metal siding in a light grey colour. The exterior ground floor walls along Canada Avenue and Government Street will be surfaced with stone. Other materials include hardi panel and wood siding. Instead of a wall on the north side of the entrance to the parking ramp, there will be a 1.2 meter high metal fence, preventing pedestrians from falling onto the ramp while also providing vehicle drivers exiting the parking a full view of oncoming pedestrians and vehicles. A line of shrubs is shown along front edge of the second storey patio along Canada Avenue, and at the rear of the parking area. A portion of the second storey patio in the northwest corner of the development will be a common patio space for building residents, accessed by the community room. If recommended by the Committee, the proposed Zoning Bylaw Amendment will be presented at the September 15th, 2014 Council Meeting for first and second reading, and to set a date for a Public Hearing. Authorization of the related Development Permit will be brought forward to Council in conjunction with final adoption of the proposed Zoning Amendment Bylaw, once the design details are finalized. ANALYSIS: Rezoning A Rezoning is required for the proposed development because the building will be five storeys (17 meters) high. The C-1 General Commercial Zone permits a maximum height of four storeys. The proposed development is within the 18 meter height limit of the C-1 Zone because it has a flat roof, whereas 18 meters would accommodate a pitched roof on a four storey building. Many local governments do not use number of units per hectare to determine density, and instead use a combination of floor area ratio (FAR), site coverage and setbacks to set the maximum density for development. The latter can allow a similar sized building with more units – for instance the subject application proposes 14 one bedroom units, while if more two bedroom units were proposed it would meet the current permitted density but would provide less smaller units that would be more desirable and affordable to young people or single people. Required parking is also a determining factor in residential density, but in this case the subject site is within the downtown parking exempt area. The applicant still proposes to provide parking (underground) for the residential component, and 9 surface spaces for the commercial component. The table below compares the proposal with the current C-1 General Commercial Zoning. The applicant wishes to retain the permitted commercial uses. Page 2 of 5 Page 19 of 247 Request for Decision – RZ-2014-03 - 15 Canada Ave. – Committee of the Whole, September 2nd, 2014 Table 1: Comparison of the proposal and existing zoning Proposed C-1-B Proposal C-1 Zone Zone Height (m) maximum 17 m 18 m 17 m Storeys 5 storeys 4 storeys 5 storeys Floor Area Ratio 2.4 : 1 3 : 1 3:1 maximum Setbacks(m) minimum 0 m Interior lot lines: 0 m South (front) 1 m (ground floor) Ground level at street 0 m (2nd to 5th floors) frontages: 0.5 (portion of ground floor Minimum 1 m, West (int. side) 12.5 (main building) Maximum 4 m North (rear) 0 East (ext. side) 0.5 m (ground floor) 5.5 m (2nd floor) Site coverage 69% 100% 100% Parking 36 underground None required for this Regulated by the Off site – parking exempt Street Parking and 9 surface area Loading Bylaw Density 195 units per hectare 150 units per hectare 150 units per hectare 200 units per hectare 1 parking space per residential unit is provided in an underground parking structure. In conjunction with the Rezoning, the applicant has included landscape plans including the sidewalk reconstruction (Schedule A-9 of Attachment B). The plans indicate new lamp standards and street trees. Staff have requested that the plans be updated to also show installation of linear planters along the curb edge between the trees and lamps, to create a buffer between the street and the sidewalk. Staff are currently in the process of acquiring quotes for the study and engineering design work for construction of a new right turn lane from Canada Avenue to Government Street. Development Permit Area Guidelines Along Canada Avenue the second to fifth storeys will be set back 4.5 meters from the ground floor, creating a large patio area which will contain a glass railing and a row of shrubs along the entire edge. Page 3 of 5 Page 20 of 247 Request for Decision – RZ-2014-03 - 15 Canada Ave. – Committee of the Whole, September 2nd, 2014 The drawings (Attachment B) do not show any major revisions to the design of the south (Government Street) side of the development. The proposal shows a 2.2 meter shift of the property line along Government Street to permit expansion of the sidewalk to 3 meters. The ground floor of the development will be set back an additional 1 meter, however the second to fifth storeys will extend almost to the new property line, with the exception of the corner units of the fifth storey. The applicant has been informed that the proposal for the south side does not meet the Downtown Development Permit Area Guidelines of build-to lines of 2 to 2.5 meters and setting back the fourth storey to reduce the visual impact of upper storeys. The applicant is concerned that altering the design could reduce the viability of his project by reducing the number of potential units. Other than the setback of the upper floors, the design is mostly consistent with Development Permit Area Guidelines. These include creating large pedestrian ‘plazas’ on corners, applying high quality architectural design, use of natural finishing materials, widening sidewalks, and creating appealing street frontages. A portion of the design for ground floor on the west side, adjacent to the surface parking area may still be updated to include different materials or finishes, as the design currently shows a somewhat featureless wall. Sustainability The applicant submitted a combined Sustainability Checklist for the Development Permit and Rezoning applications. The proposal scored highest under Priority 1 (key areas: energy and GHG emissions, waste reduction, and transportation and mobility) and Priority 2 (key areas: community and individual health, education, and recreation and leisure). The application did not meet the targets for Priority 3 (key areas: aquatic and terrestrial natural systems, food and agriculture) and Priority 4 (key areas: buildings and sites, economy and employment, and arts and culture), although the application did meet the target under rezoning for Priority 4. Many of the points under the Buildings and Sites category of the Sustainability Checklist are based on the provision of rental, accessible and affordable housing. The proposed development is for market residential units, and it is unknown at this point whether the strata for this development will allow rentals. However, points gained in this category included reuse of a vacant parcel of land, and achieving green building certification through features such as power smart systems and recycled construction materials. The mix of one bedroom units and varied sizes of two bedroom units will enable a range of pricing options. Other items of note are that the development will employ a stormwater management strategy, utilizing a bioswale along the western property line adjacent to the surface parking spaces along with an underground detention tank. The proposed development will add 36 residential units to the downtown area, encouraging walkability, and will be built on a highly visible lot that has been vacant for over twenty years. The proposed development includes an active street frontage with clear pedestrian routes which will enhance this street corner. The applicant is an experienced developer who has indicated he will aim to incorporate sustainability principles wherever economically feasible. Reason for Recommendation The proposed development meets the policies of the OCP and Integrated Community Sustainability Plan overall, redeveloping a key corner which can be considered a gateway to downtown Duncan, and introducing additional housing in the downtown. The applicant has been cooperative with the City’s request of a road dedication, sidewalk improvements and contribution to undergrounding services along the Canada Avenue frontage. Page 4 of 5 Page 21 of 247 Request for Decision – RZ-2014-03 - 15 Canada Ave. – Committee of the Whole, September 2nd, 2014 IMPLICATIONS: Financial: The City will receive some Development Cost Charges for the proposed development. The proposed underground of services along Canada Avenue will cost approximately $300,000 and the City is applying for a BC Hydro Beautification Grant – the costs will be split three ways by the City, developer and BC Hydro. Costs have not yet been determined for the construction of the right turn lane from Canada Avenue, but the project could potentially proceed along with City infrastructure upgrades proposed for Canada Avenue in 2015. Policy: If the Committee recommends that the proposed Zoning Amendment be prepared, Public Notice will be given in accordance with the Local Government Act and Development Approvals Procedure Bylaw No. 1901, 2000. Strategic Priorities: The proposed development relates to Priority 8: Encourage a thriving Downtown. Sustainability: See the Sustainability Checklist section. ALTERNATE RECOMMENDATIONS: 1. That the Committee direct staff not to prepare the necessary Zoning Amendment Bylaw that would authorize the proposed development of a five storey mixed use commercial and residential building at 15 Canada Avenue (Lot 1, Section 17, Range 6, Quamichan District, Plan 12081). 2. That the Committee direct staff to prepare the necessary Zoning Amendment Bylaw that would authorize the proposed development of a five storey mixed use commercial and residential building at 15 Canada Avenue (Lot 1, Section 17, Range 6, Quamichan District, Plan 12081), with recommended changes to the proposal and conditions. ATTACHMENTS: Attachment A: Application & Sustainability Checklist Attachment B: Schedules Attachment C: Information Report – Committee of the Whole Meeting, August 5, 2014 Respectfully submitted, Michelle Geneau, Planner Reviewed by CAO Page 5 of 5 519 PANDORA AVENUE, VICTORIA, B.C. TEL: 250-388-4261 FAX: 250-388-9771 41717 469 SETBACK 1 2 3 456 7 8 9 H/C SITE AREA EXISTING: 2068 M2 22260 SQ FT BIKE PARKING PROPOSED: 1849 M2 19903 SQ FT DIFFERENCE: 219 M2 2357 SQ FT OUTDOOR BUILDING FOOTPRINT: 1280 M2 13779 SQ FT. PARKING AREA SITE COVERAGE: 69% FLOOR SPACE RATIO: 2.4:1 BUILDING HEIGHT: 17M 55.8 FT. 5 STOREYS PROPOSED PROPERTY LINE 27103 57 EXISTING SETBACK PROPERTY LINE 38353 ROOF © Copyright reserved. These plans and designs are and at all times remain the property of KPLJames Architecture Inc. to be used for the project shown and may not be reproduced without written consent. NO: DATE: ISSUE: STREET PROJECT TITLE: Dakova Square 12382 15 Canada Ave. Duncan, BC GOVERNMENT SEAL: 445 SETBACK 18587 DRAWING TITLE: 12207 11031 7856 Site Plan CANADA AVENUE KPLJ JOB #: 1425 .vwx DRAWN: v2014 CHECKED: SCALE: 1:100 14-08-15 PRINT DATE: 2014-08-15 DRAWING #: 1425_Duncan A1.00 name: File SCHEDULE A-1 RZ-2014-03 15 CANADA AVE PROPOSED SITE PLAN Page 22of247 519 PANDORA AVENUE, VICTORIA, B.C. TEL: 250-388-4261 FAX: 250-388-9771 STORAGE LOCKERS (12) 123 456 7 8 9 10 11 12 O/H DOOR ELEV. 13 UP 14 15 16 17 18 19 LOBBY RAMP UP VESTIBULE © Copyright reserved. These plans and designs are and at all times remain the property of KPLJames Architecture Inc. to be used for the project shown and may not be reproduced without written consent. MECH. 20 21 22 23 24 25 STORAGE LOCKERS ELEC. NO: DATE: ISSUE: PROJECT TITLE: Dakova Square 15 Canada Ave. Duncan, BC UP SEAL: VEST. 29 26 27 28 30 31 32 33 34 35 36 STORAGE LOCKERS DRAWING TITLE: STORAGE LOCKERS (10) Parkade Plan KPLJ JOB #: 1425 .vwx DRAWN: v2014 CHECKED: SCALE: 1:100 14-08-15 PRINT DATE: 2014-08-15 DRAWING #: 1425_Duncan A1.01 name: File SCHEDULE A-2 RZ-2014-03 15 CANADA AVE PROPOSED PARKADE PLAN Page 23of247 519 PANDORA AVENUE, VICTORIA, B.C. TEL: 250-388-4261 FAX: 250-388-9771 LINE OF LINE OF LINE OF BALCONY ABOVE BALCONY ABOVE BALCONY ABOVE LINE OF BUILDING ABOVE ELEV. LOBBY UP DN LINE OF CANOPY ABOVE MAIL VEST. © Copyright reserved. These plans and designs are and at all times remain the property of KPLJames Architecture Inc. to be used for the project shown and may not be reproduced without written consent. RETAIL 10,581 SQ FT 983 M2 NO: DATE: ISSUE: PROJECT TITLE: Dakova Square 15 Canada Ave. RAMP DOWN Duncan, BC 12% DN UP SEAL: LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE LINE OF BALCONY ABOVE RAMP DOWN LINE OF CANOPY 2% DRAWING TITLE: ABOVE Main Floor Plan KPLJ JOB #: 1425 LINE OF CANOPY .vwx ABOVE DRAWN: v2014 CHECKED: SCALE: 1:100 14-08-15 PRINT DATE: 2014-08-15 DRAWING #: 1425_Duncan A1.02 name: File SCHEDULE A-3 RZ-2014-03 15 CANADA AVE PROPOSED MAIN FLOOR PLAN Page 24of247 519 PANDORA AVENUE, VICTORIA, B.C. TEL: 250-388-4261 FAX: 250-388-9771 SCREEN ROOF DECK BALCONY ABOVE BALCONY BALCONY BALCONY SCREEN ELEV. COMMON AREA HWT DN HWT HWT W/D UP W/D W/D ROOF HWT W/D © Copyright reserved. These plans and designs are and at all times remain the property of KPLJames Architecture Inc. to be used for the project shown and may not be reproduced without written consent. HWT HWT HWT HWT HWT W/D W/D NO: DATE: ISSUE: W/D W/D W/D W/D UP DN PROJECT TITLE: HWT Dakova Square SCREEN 15 Canada Ave. Duncan, BC SEAL: BALCONY BALCONY ABOVE ROOF/DECK PLANTER DRAWING TITLE: 2nd Floor Plan (Typical) KPLJ JOB #: 1425 .vwx DRAWN: v2014 CHECKED: SCALE: 1:100 14-08-15 PRINT DATE: 2014-08-15 DRAWING #: 1425_Duncan A1.03 name: File SCHEDULE A-4 RZ-2014-03 15 CANADA AVE PROPOSED 2ND FLOOR PLAN Page 25of247 519 PANDORA AVENUE, VICTORIA, B.C. TEL: 250-388-4261 FAX: 250-388-9771 BALCONY BALCONY ELEV. BALCONY BALCONY DN © Copyright reserved. These plans and designs are and at all times remain the property of KPLJames Architecture Inc. to be used for the project shown and may not be reproduced without written consent. DN NO: DATE: ISSUE: PROJECT TITLE: Dakova Square 15 Canada Ave. BALCONY Duncan, BC BALCONY SEAL: BALCONY BALCONY BALCONY DRAWING TITLE: 5th Floor Plan KPLJ JOB #: 1425 .vwx DRAWN: v2014 CHECKED: SCALE: 1:100 14-08-15 PRINT DATE: 2014-08-15 DRAWING #: 1425_Duncan A1.06 name: File SCHEDULE A-5 RZ-2014-03 15 CANADA AVE PROPOSED 5TH FLOOR PLAN Page 26of247 519 PANDORA AVENUE, VICTORIA, B.C. TEL: 250-388-4261 FAX: 250-388-9771 13.5M 3000 10.5M 3000 LEGEND 7.5M 1 ROCK 2 VERTICAL METAL SIDING 3 HORIZONTAL WOOD SIDING 3000 4 HARDI PANEL 4.5M 5 GLAZING 6 HEAVY TIMBER COLUMN 4500 EAST ELEVATION 6 2 3 1 4 2 5 3 1 2 4 2 3 4 © Copyright reserved. These plans and designs are and at all times remain the property of KPLJames Architecture Inc. to be used for the project shown and may not be reproduced without written consent. 13.5M NO: DATE: ISSUE: PROJECT TITLE: 3000 Dakova Square 10.5M 15 Canada Ave. Duncan, BC 3000 7.5M SEAL: 3000 4.5M 4500 DRAWING TITLE: Elevations KPLJ JOB #: 1425 .vwx DRAWN: v2014 CHECKED: SCALE: 1:100 14-08-15 PRINT DATE: 2014-08-15 SOUTH ELEVATION DRAWING #: 4 3 5 4 1 2 3 5 6 1425_Duncan A2.01 name: File SCHEDULE A-6 RZ-2014-03 15 CANADA AVE EAST AND SOUTH ELEVATIONS Page 27of247 519 PANDORA AVENUE, VICTORIA, B.C. TEL: 250-388-4261 FAX: 250-388-9771 13.5M 3000 10.5M 3000 7.5M 3000 4.5M 4500 WEST ELEVATION 2 4 3 3 4 2 5 3 6 1 © Copyright reserved. These plans and designs are and at all times remain the property of KPLJames Architecture Inc. to be used for the project shown and may not be reproduced without written consent. 13.5M NO: DATE: ISSUE: PROJECT TITLE: 3000 Dakova Square 10.5M 15 Canada Ave. Duncan, BC 3000 7.5M SEAL: 3000 4.5M 4500 DRAWING TITLE: Elevations KPLJ JOB #: 1425 .vwx DRAWN: v2014 CHECKED: SCALE: 1:100 14-08-15 PRINT DATE: 2014-08-15 NORTH ELEVATION 1 4 2 DRAWING #: 1425_Duncan A2.02 name: File SCHEDULE A-7 RZ-2014-03 15 CANADA AVE WEST AND NORTH ELEVATIONS Page 28of247 519 PANDORA AVENUE, VICTORIA, B.C. V8W 1N5 250-388-4261 VIEW FROM SOUTHEAST No. Description Date Dakova Square 15 Canada Ave. Duncan, BC . SEAL: DRAWING TITLE: Renderings PROJECT NUMBER: 1425 DRAWN BY: . CHECKED BY: . SCALE: NOT TO SCALE DATE 2014-08-15 A2.04 VIEW FROM SOUTHWEST SCHEDULE A-8 RZ-2014-03 15 CANADA AVE RENDERINGS Page 29of247 SCHEDULE A-9 RZ-2014-03 15 CANADA AVE PROPOSED LANDSCAPE PLAN Page 30of247 Drawing List: Cover Sheet A1.00 Site Plan / Roof Plan A1.01 Parkade Plan A1 .02 Main Floor Plan DAKOVA SQUARE A1.03 Typical Floor Plan A1.04 5th Floor Plan SCHEDULE A-10 A2.01 Elevations A2.02 Elevations RZ-2014-14-03 CANADA AVE 15 Canada Avenue, Duncan, BC A2.03 Renderings SOUTHEAST RENDERING Page 31of247 Page 32 of 247 Information Only Report To: Committee of the Whole File No: DP-2014-14 & RZ-2014-03 Date: August 5th, 2014 From: Michelle Geneau, Planner Re: Applications for Development Permit No. DP-2014-14 and Rezoning No. RZ-2014- 03 – 15 Canada Avenue – Mixed Use Development RECOMMENDATION: That the Committee receive the Information Report from the Planner on the applications for Development Permit No. 2014-14 and Rezoning No. RZ-2014-03, for a mixed use development at 15 Canada Avenue, for information. BACKGROUND: Staff have received applications for a Rezoning and Development Permit to authorize the development of a five storey building with one level of underground parking, ground floor commercial space and thirty-six residential units at 15 Canada Avenue. Nine surface parking spaces on the west side of the property are also proposed. The application is currently being reviewed internally by staff and has been referred to utility providers. Further details on the site design are also required from the developer prior to considering the application as complete and proceeding with the Council approval process, (e.g. elevation drawings and measurements have not yet been provided). However, the information received to date is attached to this report as Attachments A and B. The site is located at the northwest corner of Canada Avenue and Government Street, the former location of the Tzouhalem Hotel. Currently the gravel-surfaced area is leased monthly by the City as a combination paid/free parking area. The site previously received approval of a Development Permit for a mixed use development with thirty residential units in 2008, which was not constructed. In 2011 a Development Variance Permit was authorized to permit live/work units on the ground floor of a different proposed mixed use commercial and residential building which also did not proceed. The current application includes a road dedication for sidewalk expansion and the construction of a designated right turn lane eastbound onto Government Street from Canada Avenue. This was based on a preliminary design for a right turn lane with a pedestrian island which was incorporated into the 2011 Development Variance Permit. Staff will commission detailed design work for the lane addition by an engineering consultant. Site development issues that staff will be discussing with the applicant include (but are not limited to): undergrounding utilities along the Canada Avenue frontage, potential sightline issues affecting pedestrians and vehicles, storm water management, and ensuring that the construction process is not disruptive to pedestrians, traffic and neighbouring businesses. Page 1 of 2 Page 33 of 247 Information Report – DP-2014-14 & RZ-2014-03 15 Canada Ave – Committee of the Whole, August 5, 2014 A Rezoning is required because the proposed building is five storeys high. The C-1 General Commercial Zone only permits a maximum of four storeys. Density can not be varied through a Development Variance Permit, and varying the permitted height can be considered to vary the density of a site by permitting an additional storey of residential units. As a Zone does not currently exist that would permit general commercial uses as well as a five storey high-density residential building, with setbacks and site coverage similar to the proposed development, staff will need to develop a new zone for consideration by Council. Public notice and a Public Hearing will be required for the Rezoning. Staff have requested massing drawings showing the proposed building in relation to the existing surrounding buildings, and additional perspective and elevation drawings other than the drawing showing the proposed south, and a calculation of the new density with the road dedication. Specific items of note for possible Committee of the Whole discussion: 1. Staff will be expressing concern that the development as currently proposed does not meet the Downtown design guidelines on the Government Street frontage with respect to stepping back the building on the upper floors (e.g. 4th and 5th). 2. In meetings with the applicant, the desire for an onsite condo sales trailer was mentioned. The Zoning Bylaw Section 4.4(a) states that “a use located in whole or in part: in a mobile home, tent or trailer” is prohibited in all zones. Staff suggested using a nearby commercial storefront as a sales centre, however Council may, through a Temporary Use Permit, allow a temporary sales trailer on site or on an adjacent site. 3. The addition of a right turn lane on Canada Avenue. 4. Undergrounding utilities in the Downtown. ATTACHMENTS: Attachment A: Application and Sustainability Checklist Attachment B: Drawings Respectfully submitted, Michelle Geneau, Planner Reviewed by CAO Page 2 of 2 Page 34 of 247 Request for Decision Date: September 2nd, 2014 To: Committee of the Whole From: Jordan Ruegg, Student Planner Re: Duncan Area Active Transportation Plan RECOMMENDATION: That the Committee of the Whole direct staff to forward the updated Duncan Area Active Transportation Plan to Council for approval. BACKGROUND: The Duncan Area Active Transportation Plan (ATP) is the result of a comprehensive planning effort between the City, the Municipality of North Cowichan and the Cowichan Tribes, to promote walking, cycling and other modes of self-propelled transportation in the region. The ATP’s vision is to provide safe, convenient and comfortable active transportation choices and facilities, to promote the movement of people and goods. The Plan will also promote livability and sustainability within the region by maximizing transportation choice and minimizing the environmental impacts of transportation. A number of specific policy goals have been identified as key components of the ATP. Increasing safety for cyclists and pedestrians, providing a range of walking and bicycling facilities for people of all ages and abilities, increasing the mode share of active transportation trips, encouraging cooperation and coordination between government agencies and raising awareness of active transportation within the community are some of the main goals of the Plan. The development of the ATP, with Alta Planning and Design and Bunt Engineering as consultants, began in the summer of 2011. It was a collaborative process involving residents and stakeholders from all three jurisdictions (stakeholders included CVRD staff). Feedback was received through information booths at the Duncan Farmers Market, an online survey and at several public meetings and open houses. One informative event was a September 2013 workshop with members of Cycle Cowichan. The resulting feedback was analyzed and incorporated into the projects and policies that make up the Plan. The proposed projects were prioritized as short-term (1-5 years), medium-term (5-10 years) and long-term (10-20 years), depending on a number a factors. Most recently, a Public Open House was held on June 12 and 13, 2014, presenting the final draft of the ATP for feedback. Approximately forty people attended the Open House at the Cowichan Aquatic Centre over the two days. Attendees mostly provided input on the main facility improvements they viewed as priorities (see Attachment). In addition to the public involvement in the process, a review of existing infrastructure and existing plans and policies was also conducted to assess the existing policy and infrastructure framework. This review helped Staff determine deficiencies in the active transportation network and in policies that guide transportation planning decision-making. Page 1 of 3 Page 35 of 247 Request for Decision – Active Transportation Plan – September 2nd, 2014 Committee of the Whole The recommendations in the ATP are congruent and complementary to the policies and projects proposed in the University Village Local Area Plan and the Trans Canada Highway Corridor Management Plan, to ensure a consistent planning framework and avoid ambiguity between plans*. * The facility recommendation maps, Maps 12 and 13 are currently being updated by North Cowichan staff to reflect the other two plans, therefore the versions attached with this report contain notes of the changes that will be made. ANALYSIS: The ATP is focused on improvements to active transportation in 3 separate, but connected areas: policies, programs and infrastructure improvements. A number of policies are recommended for review and adoption based on establishing a “transportation hierarchy” that gives priority to pedestrians and cyclists. These policies are geared towards creating complete streets, providing end-of-trip facilities for bicycles and emphasizing the importance of transit connections. The ATP also recommends a series of programs that should be implemented to support the objectives of the Plan. These programs include educational programs highlighting the benefits of active transportation modes, enforcement programs that help provide safer streets for pedestrians and cyclists, and evaluation programs such as creating an Active Transportation Committee to evaluate the success of ATP policies and to enable coordination of the implementation. The ATP also provides a recommended facility improvement plan to provide the necessary infrastructure improvements to achieve the Plan’s goals. There are several projects that are highlighted under the Plan including widening sidewalks, constructing bike lanes, improving pedestrian crossings and creating new connections between neighbourhoods. These infrastructure improvements have been ranked in terms of priority. Along with the ATP is a separate Design Guideline document which establishes a bikeway facility continuum for different street types, and contains recommended standards for cyclist and pedestrian facilities. The Design Guidelines are somewhat abbreviated in the amount of detail provided for each guildeline, but reference the Capital Regional District Pedestrian and Cycling Master Plan and other transportation standard documents that the City can refer to. The ATP provides an opportunity for the City to develop a more effective and efficient active transportation system by working with the Municipality of North Cowichan and the Cowichan Tribes to identify common problems and to produce consistent policies among the separate jurisdictions. IMPLICATIONS: Financial: Adoption of the infrastructure projects contained in the Duncan Area Active Transportation Plan may incur significant capital expenditures for the City. However, adoption of the Plan will make the City eligible for grants that it would not be able to access otherwise. Policy: The ATP policies are consistent with the TCH Corridor Management Plan, University Village Local Area Plan, and other City policies. Strategic Priorities The ATP addresses TCH traffic circulation and safety issues and Page 2 of 3 Page 36 of 247 Request for Decision – Active Transportation Plan – September 2nd, 2014 Committee of the Whole transportation network improvements as identified by the Strategic Plan. Sustainability: The ATP supports the City’s Integrated Community Sustainability Plan by promoting a healthy and active community through active transportation choices. ALTERNATE RECOMMENDATIONS: a) That the Committee of the Whole direct Staff not to forward the updated Duncan Area Active Transportation Plan to Council for approval. b) That the Committee of the Whole direct Staff to forward the updated Duncan Area Active Transportation Plan to Council for approval, with recommended changes to the Plan. ATTACHMENTS: Attachment A: Duncan Area Active Transportation Plan Information Handout Attachment B: Duncan Area Active Transportation Plan Attachment C: Duncan Area Active Transportation Plan Design Guidelines Attachment D: June 2014 Open House and Survey Summary Respectfully submitted, Prepared by Jordan Ruegg, Student Planner Reviewed by Michelle Geneau, Planner Reviewed by CAO Page 3 of 3 Page 37 of 247 DUNCAN AREA ACTIVE TRANSPORTATION PLAN