______TOWN OF OLIVER Public Hearing Meeting Agenda March 26, 2018, at 7:00 PM Council Chambers
Page
A. CALL TO ORDER
B. STATEMENT OF THE CHAIR
C. BYLAWS
1. Zoning Amendment Bylaw – 7034 Tuc-el-nuit Drive 2 - 23 - Contract Planners report attached Zoning Amendment Bylaw 1350.26 – 7034 Tuc-el-nuit Drive - Pdf
ITEM C. - 1.
REGULAR OPEN COUNCIL REPORT Development Services Department For the March 26, 2018 Council Meeting
DATE: March 26, 2018 File No. Z-2018-04
TO: Mayor and Council
FROM: Christopher Garrish (Contract Planner)
RE: Zoning Amendment Bylaw – 7034 Tuc-el-nuit Drive
RATIONALE:
This application is seeking to amend the zoning of the property in order to facilitate a three lot subdivision in which it is proposed to construct single detached dwellings on the proposed north and south parcels while constructing a duplex on the proposed middle parcel.
In order to allow for this, it is being proposed to introduce a Residential Low Density One (RS1) Zone over the proposed north and south parcels and aResidential Low Density Duplex (RD1) Zone over the middle parcel. Currently, the property is split zoned part RS1 and part Residential Low Density (Strata) Three (RS3).
In support of the rezoning, the applicant has stated that they are seeking to “downzone to lower density to be more consistent with surrounding area development”.
OPTIONS:
1. Council may choose to support the recommendation. 2. Council may choose to refer back to staff for additional information. 3. Council may choose not to support the recommendation.
RECOMMENDATION:
THAT Zoning Amendment Bylaw 1350.26 be read a third time and adopted.
RECOMMENDATION IMPLICATIONS:
Page 2 of 23 ITEM C. - 1.
In considering this proposal, staff note that this proposal is consistent with the OCP designation of the property for future Low Density Residential (LR) development as both the RS1 and RD1 Zones are considered to be low density zones.
Staff also note that the OCP Bylaw speaks to supporting “a variety of housing types and tenures” and prioritizes “residential growth and infill within the Town of Oliver’s boundaries over the expansion of services or extension of boundaries to include residential growth beyond its boundaries.”
While a change from RS3 to RS1 & RD1 at the site does introduce larger parcel sizes and potentially reduces the densities that could be achieved at the site (i.e. minimum parcel size in the RS3 Zone is 350 m2 versus 555 m2 in the RS1 Zone), staff are also aware of the challenges associated with past proposals attempting to develop the property under the RS3 Zone.
As the property is the subject of a Watercourse Development Permit (WDP) Area designation an assessment of the riparian values found at this site and issuance of a permit will be a requirement prior to the approval of any subdivision or building permit for this property.
General:
Organizational:
Financial:
Legal/Statutory Authority:
Strategic Plan:
BACKGROUND:
Site Context: The subject property is approximately 4,114 m2 in area and is situated on the west side of Tuc- el-Nuit Drive with Tuc-el-Nuit Lake forming its rear boundary, and it is seen to comprise an existing single detached dwelling. It is understood that the subject parcel was formerly part of the “Efford property”, which was subdivided in 2004 as part of a seven (7) lot subdivision.
The surrounding pattern of development is characterised by low density residential development adjacent to Tuc-el-Nuit Lake and agricultural operations to the east on lands within the Osoyoos Indian Band Reserve.
Page 3 of 23 ITEM C. - 1.
Regulatory Provisions: Under the Town’s OCP Bylaw 1370, 2017, the property is designated as Low Density Residential (LR), which establishes a maximum density of 30 units per hectare and supports the development of single detached dwellings, duplexes, secondary suites and carriage homes.
Under Schedule ‘G’ of the OCP, the property is within the Watercourse Development Permit (WDP) Area, the objective of which is to “to protect aquatic habitat, enhance, conserve and restore watercourses and associated riparian areas.”
The property is also shown as being within the floodplain of Tuc-el-Nuit Lake on Schedule ‘C’ (Hazard Lands). Under Zoning Bylaw 1350, the property is split-zoned RS1 and RS3, which only permits “single detached dwellings” as principle permitted uses.
REFERRALS:
Approval from the Ministry of Transportation and Infrastructure (MoTI) is not required prior to adoption of Amendment Bylaw 1350.26 as the proposal is beyond 800 metres of a controlled area (i.e. Highway 97).
Referral comments have been received from the Town’s Corporate Officer, Chief Financial Officer, Oliver Fire Department, Interior Health Authority (IHA), Ministry of Forests, Lands, Natural Resource Operations and Rural Development (Archaeology Branch), FortisBC (Electric) and the Osoyoos Indian Band (OIB).
PUBLIC PROCESS:
A Public Hearing, in accordance with Section 464 of the Local Government Act, is scheduled to occur ahead of the Regular Council Meeting on March 26, 2018.
COUNCIL REPORT/RESOLUTION HISTORY:
At its meeting of July 12, 2004, Council adopted Zoning Amendment Bylaw 1094, which changed the zoning of the property under Zoning Bylaw 720 from (then) Single Family Residential (RS2) to (then) Single Family Residential (RS4) in order to facilitate an 11 lot subdivision.
At its meeting of November 20, 2014, Council rescinded first and second reading of Zoning Amendment Bylaw 1350.02 and abandoned the bylaw. This amendment bylaw had proposed
Page 4 of 23 ITEM C. - 1.
to change the zoning of the property from part RS1 and part RS3 to RD1 in order to facilitate the development of five duplexes (10 units).
At its meeting of March 12, 2018, Council resolved to approve first and second reading of the Amendment Bylaw and the scheduling of a public hearing for March 26, 2018.
CAO COMMENTS:
Concur with recommendation.
Respectfully Submitted:
______Chris Garrish Contract Planner
Approved By: Department: Status: Cathy Cowan, Chief Administrative Officer Administration Approved - 19 Mar 2018
Page 5 of 23 ITEM C. - 1.
Attachment No. 1 – Context Maps
N
Subject Property
TUCELNUIT DRIVE
Page 6 of 23 ITEM C. - 1.
Page 7 of 23 Attachment No. 2 – Applicant’s Site Plan
ITEM C. - 1. Page 8 of 23 Attachment No. 3 – Site Photo (Google Streetview)
TUCELNUIT DRIVE FRONTAGE ITEM C. - 1. Page 9 of 23 ITEM C. - 1.
TOWN OF OLIVER BYLAW 1350.26
A Bylaw to Amend Zoning Bylaw 1350
The Council of the Town of Oliver, in open meeting assembled, ENACTS AS FOLLOWS:
1. This bylaw may be cited for all purposes as “Zoning Amendment Bylaw 1350.26.”
2. The Zoning Bylaw Map, being Schedule ‘B’ of the Town of Oliver Zoning Bylaw No. 1350 is amended by changing the land use designation on an approximately 975 m2 area of the parcel described as Lot 1, Plan KAP75133, District Lot 2450S, SDYD, Except Plan KAP81095, and shown shaded yellow on Schedule ‘A’, which forms part of this Bylaw, from Residential Low Density (Strata) Three (RS3) to Residential Low Density One (RS1).
3. The Zoning Bylaw Map, being Schedule ‘B’ of the Town of Oliver Zoning Bylaw No. 1350 is amended by changing the land use designation on an approximately 1,900 m2 area of the parcel described as Lot 1, Plan KAP75133, District Lot 2450S, SDYD, Except Plan KAP81095, and shown shaded purple on Schedule ‘A’, which forms part of this Bylaw, from Residential Low Density (Strata) Three (RS3) to Residential Low Density Duplex (RD1).
Read a first and second time on the 12th day of March, 2018.
Public hearing held on the ____ day of ______, 2018.
Read a third time on the ____ day of ______, 2018.
Adopted on the ____ day of ______, 2018.
______Mayor Corporate Officer
Page 10 of 23 Zoning Amendment Bylaw No. 1350.26 Page 2
Schedule ‘A’
Tuc
-
el - Nuit
Amend Zoning Bylaw 1350: Drive from: Residential Low Density N (Strata) Three (RS3)
to: Residential Low Density 15.0 m Duplex (RD1) (PURPLE SHADED AREA) 22.866 m
Amend Zoning Bylaw 1350: 15.819 m from: Residential Low Density (Strata) Three (RS3) to: Residential Low Density One (RS1) (YELLOW SHADED AREA) ITEM C. - 1. Page 11 of 23 ITEM C. - 1.
OFFICE USE ONLY Date: February 7, 2018 Bylaw Referral File No: Z-2018-04 6150 Main Street, Oliver, BC, V0H-1T0 Folio: 06402.005 Tel: 250-485-6250 / Email: [email protected]
You are requested to comment on the attached permit within 21 days (i.e. by February 28, 2018). If no response is received within that time, it will be assumed that your interests are unaffected.
Purpose: This application is seeking to amend the zoning of the property in order to facilitate the construction of a single detached dwelling on the southern part of the parcel and a duplex in the middle of the parcel (NOTE: an application to subdivide a parcel north of the proposed duplex zoning has been submitted to the Town). In order to allow for this, it is being proposed to introduce a Residential Low Density One (RS1) Zone over the southern part of the parcel and a Residential Low Density Duplex (RD1) Zone over the middle part of the parcel. Currently, the property is currently split zoned part RS1 and part Residential Low Density (Strata) Three (RS3). In support of the rezoning, the applicant has stated that they are seeking to “downzone to lower density to be more consistent with surrounding area development”.
General Location: 7034 Tuc-el-Nuit Drive, Oliver Legal Description: Lot 1, Plan KAP75133, District Lot 2450S, SDYD, Except Plan KAP81095 PID: 025-870-793 Area Affected ALR Status OCP Designation Zone 4,114 m2 No Low Density Residential (LR) part Residential Low Density One (RS1); and part Residential Low Density (Strata) Three (RS3) Other Information: Under the Town’s OCP Bylaw 1370, 2017, the property is designated as Low Density Residential (LR), which establishes a maximum density of 30 units per hectare and supports the development of single detached dwellings, duplexes, secondary suites and carriage homes. Under Schedule ‘G’ of the OCP, the property is within the Watercourse Development Permit (WDP) Area, the objective of which is to “to protect aquatic habitat, enhance, conserve and restore watercourses and associated riparian areas.” A development permit was previously issued for this property in 2016, and reduced the Streamside Protection and Enhancement Area (SPEA) from 30.0 metres to 15.0 metres. The property is also shown as being within the floodplain of Tuc-el-Nuit Lake on Schedule ‘C’ (Hazard Lands). Under Zoning Bylaw 1350, the property is split-zoned RS1 and RS3, which only permits “single detached dwellings” as principle permitted uses.
This referral has been sent to the following agencies: Interior Health Authority Chief Administrative Officer Fortis Ministry of Environment Public Works Eastlink TRUE Consulting Ltd. Corporate Officer RDOS Agricultural Land Commission Oliver Fire Department Telus Integrated Land Management Bureau Building Inspector RCMP Ministry of Agriculture Chief Financial Officer School District No. 53. Ministry of Transportation and Infrast. Oliver Parks and Recreation Osoyoos Indian Band Ministry of Community, Sport and Ministry of Forests, Lands and Natural Oliver Airport Advisory Standing Cultural Development Resource Operations (Archeology Branch) Committee Please Respond to: Diane Vaykovich, Corporate Officer: [email protected]
Page 12 of 23 ITEM C. - 1.
RESPONSE SUMMARY File: Z-2018-04
Attn: Diane Vaykovich, Corporate Officer
Approval Recommended for Reasons Interests Unaffected by the Outlined Below Permit
Approval Recommended Subject to Approval Not Recommended Conditions Below Due to Reasons Outlined Below
Signed by: Title:
Date: Agency:
Page 13 of 23 ITEM C. - 1.
OFFICE USE ONLY Date: February 7, 2018 Bylaw Referral File No: Z-2018-04 6150 Main Street, Oliver, BC, V0H-1T0 Folio: 06402.005 Tel: 250-485-6250 / Email: [email protected]
You are requested to comment on the attached permit within 21 days (i.e. by February 28, 2018). If no response is received within that time, it will be assumed that your interests are unaffected.
Purpose: This application is seeking to amend the zoning of the property in order to facilitate the construction of a single detached dwelling on the southern part of the parcel and a duplex in the middle of the parcel (NOTE: an application to subdivide a parcel north of the proposed duplex zoning has been submitted to the Town). In order to allow for this, it is being proposed to introduce a Residential Low Density One (RS1) Zone over the southern part of the parcel and a Residential Low Density Duplex (RD1) Zone over the middle part of the parcel. Currently, the property is currently split zoned part RS1 and part Residential Low Density (Strata) Three (RS3). In support of the rezoning, the applicant has stated that they are seeking to “downzone to lower density to be more consistent with surrounding area development”.
General Location: 7034 Tuc-el-Nuit Drive, Oliver Legal Description: Lot 1, Plan KAP75133, District Lot 2450S, SDYD, Except Plan KAP81095 PID: 025-870-793 Area Affected ALR Status OCP Designation Zone 4,114 m2 No Low Density Residential (LR) part Residential Low Density One (RS1); and part Residential Low Density (Strata) Three (RS3) Other Information: Under the Town’s OCP Bylaw 1370, 2017, the property is designated as Low Density Residential (LR), which establishes a maximum density of 30 units per hectare and supports the development of single detached dwellings, duplexes, secondary suites and carriage homes. Under Schedule ‘G’ of the OCP, the property is within the Watercourse Development Permit (WDP) Area, the objective of which is to “to protect aquatic habitat, enhance, conserve and restore watercourses and associated riparian areas.” A development permit was previously issued for this property in 2016, and reduced the Streamside Protection and Enhancement Area (SPEA) from 30.0 metres to 15.0 metres. The property is also shown as being within the floodplain of Tuc-el-Nuit Lake on Schedule ‘C’ (Hazard Lands). Under Zoning Bylaw 1350, the property is split-zoned RS1 and RS3, which only permits “single detached dwellings” as principle permitted uses.
This referral has been sent to the following agencies: Interior Health Authority Chief Administrative Officer Fortis Ministry of Environment Public Works Eastlink TRUE Consulting Ltd. Corporate Officer RDOS Agricultural Land Commission Oliver Fire Department Telus Integrated Land Management Bureau Building Inspector RCMP Ministry of Agriculture Chief Financial Officer School District No. 53. Ministry of Transportation and Infrast. Oliver Parks and Recreation Osoyoos Indian Band Ministry of Community, Sport and Ministry of Forests, Lands and Natural Oliver Airport Advisory Standing Cultural Development Resource Operations (Archeology Branch) Committee Please Respond to: Diane Vaykovich, Corporate Officer: [email protected]
Page 14 of 23 ITEM C. - 1.
RESPONSE SUMMARY File: Z-2018-04
Attn: Diane Vaykovich, Corporate Officer
Approval Recommended for Reasons x Interests Unaffected by the Outlined Below Permit
Approval Recommended Subject to Approval Not Recommended Conditions Below Due to Reasons Outlined Below
Signed by: Title: Corporate Officer
Date: February 9, 2018 Agency: Town of Oliver
Page 15 of 23 ITEM C. - 1.
From: Diane Vaykovich To: Chris Garrish; Linda Schultz Subject: FW: Tucelnuit Drive, 7034 Oliver (Z-2014-01, S-2015-02, S-2017-12, Z-2018-04) Date: February-27-18 11:51:04 AM Attachments: image001.png
Diane Vaykovich | Corporate Officer Town of Oliver Direct: 250-485-6207 Email: [email protected]
From: Danielson, Steven [mailto:[email protected]] Sent: February-27-18 11:13 AM To: Planning
With respect to the above noted file,
There are FortisBC Inc (Electric) (“FBC(E)”) primary distribution facilities along Tucelnuit Drive. To date, arrangements have not been completed to meet the requirements to service the proposed subdivision. The applicant is responsible for costs associated with changes to the proposed lots’ existing service, if any, as well as the provision of appropriate land rights where required.
For more information, please refer to FBC(E)’s overhead and underground design requirements: FortisBC Overhead Design Requirements http://fortisbc.com/ServiceMeterGuide
FortisBC Underground Design Specification http://www.fortisbc.com/InstallGuide
In order to initiate the design process, the customer must call 1-866-4FORTIS (1-866-436-7847). Please have the following information available in order for FBC(E) to set up the file when you call. • Electrician’s Name and Phone number • FortisBC Total Connected Load Form • Other technical information relative to electrical servicing
Otherwise, FBC(E) has no concerns with this circulation.
It should be noted that additional land rights issues may arise from the design process but can be dealt with at that time, prior to construction.
If you have any questions or comments, please contact me at your convenience.
Page 16 of 23 ITEM C. - 1.
Best Regards,
Steven Danielson, Contract Land Agent for:
Nicholas Mirsky, B.Comm., AACI, P.App. Supervisor | Property Services | FortisBC Inc.
2850 Benvoulin Rd Kelowna, BC V1W 2E3 Office: 250.469.8033 Mobile: 250.718.9398 Fax: 1.866.636.6171 [email protected]
This email was sent to you by FortisBC*. The contact information to reach an authorized representative of FortisBC is 16705 Fraser Highway, Surrey, British Columbia, V4N 0E8, Attention: Communications Department. You can unsubscribe from receiving further emails from FortisBC or email us at [email protected].
*”FortisBC” refers to the FortisBC group of companies which includes FortisBC Holdings. Inc., FortisBC Energy Inc., FortisBC Inc., FortisBC Alternative Energy Services Inc. and Fortis Generation Inc.
This e-mail is the property of FortisBC and may contain confidential material for the sole use of the intended recipient(s). Any review, use, distribution or disclosure by others is strictly prohibited. FortisBC does not accept liability for any errors or omissions which arise as a result of e-mail transmission. If you are not the intended recipient, please contact the sender immediately and delete all copies of the message including removal from your hard drive. Thank you.
Page 17 of 23 ITEM C. - 1.
February 23, 2018
Diane Vaykovich Town of Oliver 6150 Main Street Oliver, BC V0H 1T0
Dear Diane Vaykovich,
RE. File Number: Z-2018-04
The IH Healthy Built Environment (HBE) Team has received the above captioned referral from your agency. Typically we provide comments regarding potential health impacts of a proposal. More information about our program can be found at Healthy Built Environment.
An initial review has been completed and no health impacts associated with this proposal have been identified. As such, our interests are unaffected by this development proposal.
However, should you have further concerns, you are welcome to contact me directly at 250-549-5758.
Sincerely,
Janelle Rimell, B.Sc, B.Tech, C.P.H.I.(C) Environmental Health Officer Healthy Communities Team
Bus: 250-549-5758 POPULATION HEALTH [email protected] 1440 14th Avenue www.interiorhealth.ca Vernon BC V1B 2T1
Page 18 of 23 ITEM C. - 1.
From: Bob Graham To: Diane Vaykovich Subject: Re: Bylaw Referral - 7034 Tuc-el-Nuit Drive, Oliver, BC Date: February-09-18 4:30:48 PM Attachments: image001.jpg
Oliver Fire Dept. has no issues with this Bob Graham
Sent from Samsung tablet
------Original message ------From: Diane Vaykovich
You are requested to comment on the attached permit within 21 days (i.e., by February 28, 2918). If no response is received within that time, it will be assumed that your interests are unaffected.
Diane Vaykovich | Corporate Officer Town of Oliver | Box 638, 6150 Main Street| Oliver, BC V0H 1T0 Direct: 250-485-6207
Email: [email protected]
Page 19 of 23 ITEM C. - 1.
From: Diane Vaykovich To: Chris Garrish Cc: Linda Schultz Subject: FW: Bylaw Referral - 7034 Tuc-el-Nuit Drive, Oliver, BC Date: February-23-18 4:30:55 PM Attachments: image002.png
Diane Vaykovich | Corporate Officer Town of Oliver Direct: 250-485-6207 Email: [email protected]
From: Cooper, Diana FLNR:EX [mailto:[email protected]] Sent: February-23-18 4:05 PM To: Diane Vaykovich
Hello Diane,
Thank you for your referral regarding 7034 Tuc-el-Nuit Drive, Oliver, PID 025870793, L 1 DL 2450S SIMILKAMEEN DIVISION YALE DISTRICT PL KAP75133 EXC PL KAP81095. According to Provincial records there are no known archaeological sites recorded on the subject property. However, given the lot’s waterfront location, there is the possibility that unknown/unrecorded archaeological sites may exist on the property. Additionally, archaeological potential data for the area indicates the area within which the property is situated has high potential for unknown archaeological deposits.
Archaeological sites (both recorded and unrecorded, disturbed and intact) are protected under the Heritage Conservation Act and must not be altered or damaged without a permit from the Archaeology Branch.
Prior to any land alterations (e.g., addition to home, property redevelopment, extensive landscaping, service installation), an Eligible Consulting Archaeologist should be contacted to review the proposed activities and, where warranted, conduct a walk over and/or detailed study of the property to determine whether the work may impact protected archaeological materials.
An Eligible Consulting Archaeologist is one who is able to hold a Provincial heritage permit that allows them to conduct archaeological studies. Ask an archaeologist if he or she can hold a permit, and contact the Archaeology Branch (250-953-3334) to verify an archaeologist’s eligibility. Consulting archaeologists can be contacted through the BC Association of Professional Archaeologists (www.bcapa.ca) or through local directories.
If the archaeologist determines that development activities will not impact any archaeological deposits, then a permit is not required. Occupying an existing dwelling or building without any land alterations does not require archaeological study or permitting.
In the absence of a confirmed archaeological site, the Archaeology Branch cannot require the proponent
Page 20 of 23 ITEM C. - 1.
to conduct an archaeological study or obtain a permit prior to development. In this instance it is a risk management decision for the proponent.
If any land-altering development is planned and proponents choose not to contact an archaeologist prior to development, owners and operators should be notified that if an archaeological site is encountered during development, activities must be halted and the Archaeology Branch contacted at 250-953-3334 for direction. If an archaeological site is encountered during development and the appropriate permits are not in place, proponents will be in contravention of the Heritage Conservation Act and likely experience development delays while the appropriate permits are obtained.
Please review the screenshot of the property below (outlined in yellow) in relation to the archaeological potential. In this case, the entire area within which the property is located has high potential for unknown/unrecorded archaeological materials, as indicated by the brown/orange colouration of the screenshot. If this does not represent the property listed in the data request please contact me.
Kind regards,
Diana
Diana Cooper | Archaeologist/Archaeological Site Inventory Information and Data Administrator
Archaeology Branch|Ministry of Forests, Lands, Natural Resource Operations and Rural Development Unit 3 – 1250 Quadra Street, Victoria, BC V8W2K7| PO Box 9816 Stn Prov Govt, Victoria BC V8W9W3
Page 21 of 23 ITEM C. - 1.
Phone: 250-953-3343 | Fax: 250-953-3340 | Website: http://www.for.gov.bc.ca/archaeology/
From: Diane Vaykovich [mailto:[email protected]] Sent: Friday, February 9, 2018 2:54 PM To: Linda Schultz; Diane Vaykovich Cc: Nancy Boutin Subject: Bylaw Referral - 7034 Tuc-el-Nuit Drive, Oliver, BC
You are requested to comment on the attached permit within 21 days (i.e., by February 28, 2918). If no response is received within that time, it will be assumed that your interests are unaffected.
Diane Vaykovich | Corporate Officer Town of Oliver | Box 638, 6150 Main Street| Oliver, BC V0H 1T0 Direct: 250-485-6207 Email: [email protected]
Page 22 of 23 ITEM C. - 1.
February-27-18
Referral ID: BYLAW 1350.26/File No Z-2018-04 RTS #: 1343 Date:February-07-18 Reference#: R-77-001047
Town of Oliver - Development Services Department 6150 Main ST Oliver, BC V0H 1T0
RE: 60 (sixty) day extension
Thank you for the above application that was received on February-14-18.
This letter is to inform you that due to current levels of internal capacity, we are unable to review your referral in your proposed timeline. With additional time, the Osoyoos Indian Band will be able to ensure that an informed review process will occur. We are setting the new timeline to be 60 days from the existing timeline.
Most recently, the Supreme Court of Canada in the Tsilquot’in case confirmed that the province has been applying an incorrect and restrictive test to the determination of Aboriginal Title. Aboriginal Title includes the exclusive right of a First Nation to decide how that land is used and the right to benefit economical from those uses.
Please note that not receiving a response regarding a referral from the Osoyoos Indian Band in the pre- application, current or post-application stage does not imply our support for the project.
We appreciate your co-operation.
limləmt,
Amanda Anderson Referrals Officer Osoyoos Indian Band cc:
Page 23 of 23