THOMPSON-NICOLA REGIONAL DISTRICT. ADVISORY PLANNING COMMISSION - Electoral Areas "J", "L", "M" & "P" Regular Meeting WEDNESDAY, MAY 25, 2016

Size: px

Start display at page:

Download "THOMPSON-NICOLA REGIONAL DISTRICT. ADVISORY PLANNING COMMISSION - Electoral Areas "J", "L", "M" & "P" Regular Meeting WEDNESDAY, MAY 25, 2016"

Valentine Warner
5 years ago
Views:

1 THOMPSON-NICOLA REGIONAL DISTRICT ADVISORY PLANNING COMMISSION - Electoral Areas "J", "L", "M" & "P" Regular Meeting WEDNESDAY, MAY 25, 2016 A G E N D A Time: 7:30 p.m. Place: Board Room 4th Floor 465 Victoria Street Kamloops, BC Page 1. ADOPTION OF MINUTES 2-5 (a) Advisory Planning Commission Minutes from March 30, 2016 meeting 2. DEVELOPMENT APPLICATIONS 6-15 (a) Zoning and OCP Bylaw Amendment Application No. BA 121 Lot 17, Block 18, District Lot 368, KDYD, Plan 158, Except Plan KAP PID: Tingley Street, Savona, BC (Atkinson) 3. UNFINISHED BUSINESS (a) May APC Status Report for Electoral Areas, J, L,M & P 4. ADJOURNMENT Page 1 of 17

2 THOMPSON - NICOLA REGIONAL DISTRICT ADVISORY PLANNING COMMISSION ELECTORAL AREAS J, L M & P Wednesday, March 30, 2016, 7:30pm LOCATION: TNRD board room, 465 Victoria St., Kamloops, BC PRESENT: Mr. Dave Monsees Ms. Holly Campbell Mr. Dave Jarvis Mr. Peter Nixon Ms Heather Hamilton Ms. Zena Selden Mr. Arne Raven ABSENT: STAFF: PRESENT: PLANNING: Mr. George Christou Mr. Surinder Mahal Mr. Sean O Flaherty Rosemary Smart, Recording Secretary Mr. Dave Cunliffe, representing the applicant Regina Sadilkova, TNRD Director of Development Services EXORDIUM Chair Monsees invited Mr. Cunliffe to review the work of the Douglas Ranch to date, and to speak to their application. Mr. Cunliffe gave a brief summary of the application. Mr. Cunliffe recalled that he had initiated this project in He explained how this application differs from the original application and described how the project would mesh with the existing infrastructure in the area. He stressed the proposed density and geographic area are exactly the same. The marina is a new addition that had existed in a grey area for recreation. The application does not include fuel, though it would be an advantage in the area. Q: Did the hotel sell with the property? A: All the assets and land sold to Douglas except the vender s home and related outbuildings. Q: What market are you targeting? Is it people from Merritt or Vancouver? A: It s going to be mixed use. Currently the residences are a mixture of vacation homes and full time residences. The locals will benefit from the Marina. There are currently 2 boat launches on the lake, one is exposed to west winds so while it is serviceable, it is exposed. Our boat launch will be protected by a breakwater. The other demographic we are targeting is tourists. All the Advisory Planning Commission Minutes from March 30, 2016 mee... Page 2 of 17

3 Advisory Planning Commission Meeting Minutes Page 2 of 4 Wednesday, March 30, 2016 current licensing is in place. The idea is that we will not increase the footprint for the marina, rather have boats stored in a secure compound and utilize a valet service. Q: This adds quite a bit to the marina costs. A: It won t be free. It tends to cost about $15 to launch a boat. However, the launch fees compared to fuel costs are pretty insignificant. Q: In the application there is no mention of the current users. A: They are welcome to come back. Historically power boats were discouraged, but we are not following that. When the sailing club left, they removed all their equipment. Part of this is cleaning up that spot. We have installed a community sewage system that serves the residences, hotel and RV sites. In 2012 we drilled a well approximately 50 meters from Sagebrush Golf Couse and hit the same aquifer and that may replace the current hotel s well eventually. Q: Is the area for the RV sites roughly the same size as the original site? A: Yes. The sites are drive through, fairly large. Q: What is the size of the subject site? A: Eight hectares. (Circulated a drawing showing RV stalls) Q: With the larger lots, you will be encouraging people to stay longer? A: Yes, and no. There is no intention for park models or seasonal rentals. We are looking to serve the rubber tire trade. Seasonal units provide little economic driver to the local community as they tend to stock up before they come to their RV s. We are hoping by focusing on the nightly rentals we will get more use out of the local services. Q: So you will be limiting travelers to a shorter stay? A: Zoning does that, limiting stays to 30 days. (Referencing Douglas Ranch success at Salmon with waiting lists for reserving spots, which is driving this development.) Q: Would your facility accommodate a local bringing their RV down for a week holiday? A: Yes, we would encourage that. Q: Do you have any idea how much you will be charging? A: Right now they are getting $50/night at Salmon lake. This includes everything including the Sani dump which here is tied into the sewer system. Discussion around rates elsewhere. Q: When I was out there looking around I noticed a number of pits. Is that the archeological dig? A: No, that s the geological assessment and stratigraphy. The archeological searchers are very stealth, leaving very little sign that they ve been there. (Describes the process) Advisory Planning Commission Minutes from March 30, 2016 mee... Page 3 of 17

4 Advisory Planning Commission Meeting Minutes Page 3 of 4 Wednesday, March 30, 2016 Q: Does the water level of the lake fluctuate? A: Yes, it does. Right now it is low in anticipation of a flood concern. Q: They re going to put in a breakwater? A: The breakwater is there already. Q: Is the marina going to have security? A: Yes, someone will be managing the traffic coming and going. We anticipate there will be some who want to keep their boat on their trailer while it s parked. (Explains sample scenario s) Q: Is there anyone concerned or objecting to it? A: I expected the sailing club to object but they ve been quiet. It s been quiet. We got a typical First Nations response acknowledging the archeological respect. Q: The development across the lake? A: People who live over there will be happy to be able to access the store. Q: Do you think there will be more interest in development with this work? A: Certainly we will be making the use of the lake safer and more convenient. It s not a large lake. (Approximately 20K) Q: If you are looking at a 4 year waiting list, you are eliminating the local market. A: We are looking at the local market. For the ranch to operate year round, they have to look after the locals or they won t survive. Everyone will pay equally, but if someone wants to really pick their time and the weather, they can always use the government launch. Discussion around fuel consumption and boat speeds. Chair Monsees thanked Mr. Cunliffe for attending and answering questions. CALL TO ORDER by Dave Monsees 8:29 pm 1. ADOPTION OF MINUTES APC Minutes for the February 24, 2016 meeting as circulated with the package. Moved by Holly Campbell, seconded by Heather Hamilton, that the minutes of the APC for February 24 th be adopted. CARRIED 2. DEVELOPMENT APPLICATIONS Zoning Amendment Application No. BA 114, District Lot 110, KDYD, PID: ; and DL 209, KDYD except Plan KAP 81291, PID: Kamloops Merritt Hwy, Quilchena, BC (Douglas Cattle Co./Cunliffe) Advisory Planning Commission Minutes from March 30, 2016 mee... Page 4 of 17

5 Advisory Planning Commission Meeting Minutes Page 4 of 4 Wednesday, March 30, 2016 Applicant wishes to rezone the waterfront parts of DL 110 and DL 209 (except KAS81291) KDYD, between Nicola and Hwy 5A from RL-1: Rural to CD-2A: Comprehensive Development Zone Two Subzone A; and add marina to the permitted uses in CD-2A. This rezoning would allow the applicant to build a RV campground and marina on the land. Moved by Arne Raven, seconded by Peter Nixon that the APC recommend the zoning amendment application Number 114 be approved. Discussion about what appears to be a very clean and well-structured plan, but with an apparent lack of consideration to attract the local market to the marina. The point was made that they have already addressed the sewage question. Chair Monsees asked Regina to comment on the application from the Planning Department. Regina noted the application has gone to the ALC. The only concern Planning had was that the survey used is an old survey from the creation of the original ranch. The boundary needs to be confirmed relating to the wetland. However, that is a different process. CARRIED 3. ADJOURNMENT Moved by Peter Nixon that the meeting be adjourned at 8:58 pm. CARRIED Advisory Planning Commission Minutes from March 30, 2016 mee... Page 5 of 17

6 FACT SHEET Combined Zoning & OCP Amendment No. BA121 SUMMARY & PURPOSE: The purpose of this application is to amend the Cherry Creek-Savona OCP from Park Recreation and Open Space to Suburban Residential and rezone and consider a site-specific amendment to the R-2 (Residential Multi-Use) zone as follows: Permitted Uses Site Specific In the R-2 zone, the following uses are permitted on a site specific basis only: (a) a single family dwelling on a 560 square metre parcel in the case of Lot 17, Block 18, District Lot 368, Kamloops Division Yale District, Plan 158 except Plan KAP62782 (6721 Tingley Street, Savona, BC). The applicant wishes to utilize a vacant parcel for single family residential use. Information supplied by the applicant APPLICANT: Leslie Atkinson PO Box 1156 Logan, BC V0K 1W0 LEGAL: Lot 17, Block 18, District Lot 368, KDYD, Plan 158, Except Plan KAP62782 PID: CIVIC ADDRESS: 6721 Tingley Street LOCATION: Savona, BC EXISTING: Zoning Designation: P-1: Recreational Zone OCP Designation: Use: Cherry Creek Savona OCP/Park Recreation and Open Space designation Vacant Land PROPOSED: Zoning Designation: R-2: Residential Multi-Use Zone OCP Designation: Use: Cherry Creek-Savona OCP - Suburban Residential designation Rezone and consider a site-specific amendment to the R-2 (Residential Multi-Use) zone as follows: Permitted Uses Site Specific In the R-2 zone, the following uses are permitted on a site specific basis only: Zoning and OCP Bylaw Amendment Application No. BA 121 Lot Page 6 of 17

7 SERVICES: Roads: Tingley Street (a) a single family dwelling on a 560 square metre parcel in the case of Lot 17, Block 18, District Lot 368, Kamloops Division Yale District, Plan 158 except Plan KAP62782 (6721 Tingley Street, Savona, BC). Water: Sewer: Savona Community Water System Ground disposal ADDITIONAL INFORMATION SUPPLIED BY PLANNING SERVICES 1. The Ministry of Transportation and Infrastructure will confirm if the property is subject to Section 52 of the Transportation Act. 2. Kamloops is designated as a Special Case Use lake in the TNRD shore Development Guidelines (LDG) due to the presence of native cultural sites. We encourage the applicants to view the LDG on our website at for helpful lakeshore development ideas. 3. To qualify for a residential zone on a much reduced parcel size, additional technical information has been requested, including an engineer s report on the most suitable sewer system for a single family dwelling. 4. The property is within the Riparian Area and Environmentally Sensitive Area Development Permit Areas within the OCP. Additional technical information related to these two development permit designations, is required. A Riparian Area Assessment is required as part of the rezoning application. A full copy of the OCP is available on our website. Zoning and OCP Bylaw Amendment Application No. BA 121 Lot Page 7 of 17

8 REZONING APPLICATION No. BA '0"W '0"W Overview '0"W '0"W '0"W 51 0'0"N Gisborne PORCUPINE MEADOWS PARK Wentworth Electoral Area "P" Tranquille Valley Electoral Area "E" Saul Tranquille Red Red Alpine Valley 50 50'0"N Cultus Electoral 1 JUNIPER BEACH 97 PARKArea "I" Thompson River Semlin Estates Anglesey Thom psonriver Walhachin STEELHEAD PARK WALHACHIN OXBOWS PARK Electoral Area "J" Copper Creek PAINTED BLUFFS PARK DEWDROP-ROSSEAU WILDLIFE ^_ MANAGEMENT AREA 97 Frederick Kamloops 1 SIX MILE HILL PROTECTED AREA Savona Tobiano TRANQUILLE ECOLOGICAL RESERVE Pass Lac du Bois LAC DU BOIS GRASSLANDS PROTECTED AREA TRANQUILLE WILDLIFE MANAGEMENT AREA 50 50'0"N MCQUEEN CREEK ECOLOGICAL RESER Thomp son River MOUNT SAVONA PARK Cherry Creek A 50 40'0"N 50 40'0"N TUNKWA PARK Leighton Tunkwa Duffy Dominic GREENSTONE MOUNTAIN PARK 5 Jacko 97C Face Paska MCCONNELL McConnell LAKE PARK 50 30'0"N 121 0'0"W '0"W '0"W '0"W ^_ SUBJECT SITE Scale: µ 1:300, Kilometres Zoning and OCP Bylaw Amendment Application No. BA 121 Lot Page 8 of 17

9 REZONING APPLICATION No. BA 121 Location Thompson River '45"W '30"W '15"W '0"W '45"W 50 45'30"N 50 45'30"N Kamloops 50 45'20"N SUBJECT SITE 50 45'20"N Park Lane Ernest St Tingley St 50 45'10"N 50 45'10"N Buie St Savona Access Rd Trans-Canada Hwy No 1 SAVONA 50 45'0"N 50 45'0"N '0"W '45"W '30"W '15"W '0"W µ 1:7, Metres Zoning and OCP Bylaw Amendment Application No. BA 121 Lot Page 9 of 17

10 REZONING APPLICATION No. BA 121 Official Community Plan (OCP) Designation & Development Permit '24"W '22"W '20"W '18"W '16"W '14"W '12"W Kamloops 50 45'12"N 50 45'14"N 50 45'16"N 50 45'18"N 50 45'18"N L 1 BLK 18 PL 158 L 12 BLK Percy St L 2 BLK 18 PL 158 L 13 BLK L 3 BLK 18 PL 158 L 14 BLK Tingley St Public Facility/Institutional Park Recreation and Open Space To Suburban Residential SUBJECT SITE Industrial Suburban Residential L 16 BLK L 1 PL KAP77974 Park Recreation and Open Space L 17 BLK Savona Access Rd PL A831 L 1 PL Trans-Canada Hwy No 1 L A PL KAP46407 Agriculture Resource L A PL KAP66180 PCL Y PL 158 DL 368 EXC PL & PT LYING S OF RLY R/W PL A831 & N OF PL H '16"N 50 45'14"N 50 45'12"N '24"W '22"W '20"W '18"W '16"W '14"W '12"W Legend Official Community Plan Designation Development Permit µ 1:1, Metres Zoning and OCP Bylaw Amendment Application No. BA 121 Lot Page 10 of 17

11 REZONING APPLICATION No. BA 121 Zoning '24"W '22"W '20"W '18"W '16"W '14"W '12"W Kamloops 50 45'12"N 50 45'14"N 50 45'16"N 50 45'18"N 50 45'18"N L 1 BLK 18 PL 158 L 12 BLK Percy St P-2 L 2 BLK 18 PL 158 L 13 BLK P-1 TO R-2 and Site Specific Amendment SUBJECT SITE L 3 BLK 18 PL 158 L 14 BLK Tingley St I-3 R-2 L 16 BLK L 17 BLK P-1 L 1 PL KAP77974 Savona Access Rd PL A831 AF-1 L 1 PL Trans-Canada Hwy No 1 L A PL KAP46407 L A PL KAP66180 PCL Y PL 158 DL 368 EXC PL & PT LYING S OF RLY R/W PL A831 & N OF PL H '16"N 50 45'14"N 50 45'12"N '24"W '22"W '20"W '18"W '16"W '14"W '12"W µ 1:1, Metres Zoning and OCP Bylaw Amendment Application No. BA 121 Lot Page 11 of 17

12 REZONING APPLICATION No. BA 121 Ortho '24"W '22"W '20"W '18"W '16"W '14"W '12"W Kamloops 50 45'14"N Percy St Tingley St Savona Access Rd 50 45'14"N 50 45'16"N 50 45'16"N 50 45'18"N 50 45'18"N Trans-Canada Hwy No '12"N 50 45'12"N Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community '24"W '22"W '20"W '18"W '16"W '14"W '12"W µ 1:1, Metres Zoning and OCP Bylaw Amendment Application No. BA 121 Lot Page 12 of 17

13 Part 29: P-1 Recreational Zone Existing P-1 Purpose The purpose of this zone is to identify and preserve areas used for open land recreational purposes Permitted Uses In the P-1 zone, the following uses are permitted on a parcel and all others are prohibited: Principal Uses (a) (b) (c) (d) playing field; zoo, exhibition, fair, and rodeo ground; open land recreation; and public park, campground, and picnic areas. Accessory Uses The following uses are only permitted subject to a principal use existing on the parcel: (e) (f) accessory building; and caretaker dwelling unit Parcel Size The minimum parcel size shall be 1,000 square metres Parcel Coverage The maximum parcel coverage permitted shall be 10 percent Setbacks The front setback shall be 6 metres The side setback shall be 1.5 metres, except where the side lot line abuts a road where it shall be 4.5 metres The rear setback shall be 6 metres, except in the case of an accessory building where it shall be 1.5 metres Conditions of Use Parcels used for open land recreation purposes shall be kept in their natural state except where modifications are necessary to facilitate outdoor recreation. Thompson-Nicola Regional District Zoning Bylaw No Consolidated for Convenience Only to May 15, 2015 Page 87 of 108 Zoning and OCP Bylaw Amendment Application No. BA 121 Lot Page 13 of 17

14 Part 16: R-2 Residential Multi-Use Zone Proposed R-2 Purpose The purpose of this zone is to permit urban residential development including the establishment of single wide manufactured homes on parcels in order to facilitate a housing mix Permitted Uses In the R-2 zone, the following uses are permitted on a parcel and all others are prohibited: Principal Uses (a) one single family dwelling, one two family dwelling, or one manufactured home. Accessory Uses The following uses are only permitted subject to a principal use existing on the parcel: (b) (c) (d) home based business; accessory building; and bed and breakfast Parcel Size The minimum parcel size shall be as follows: a) 700 square metres for a single family dwelling or manufactured home served by a community water system and a community sewer system; b) 1,400 square metres for a two family dwelling served by a community water system and a community sewer system; c) 2,000 square metres for a single family dwelling or manufactured home served by a community water system but no community sewer system; d) 4,000 square metres for a two family dwelling served by a community water system but no community sewer system; or e) 8,000 square metres for a single family dwelling, two family dwelling or manufactured home not served by a community water system or community sewer system Notwithstanding s (b), where a parcel is subdivided under the Strata Property Act for the purpose of subdivision of a two family dwelling served by a community water system and a community sewer system, each strata lot shall have an area of not less than 700 square metres. Thompson-Nicola Regional District Zoning Bylaw No Consolidated for Convenience Only to May 15, 2015 Page 62 of 108 Zoning and OCP Bylaw Amendment Application No. BA 121 Lot Page 14 of 17

15 Notwithstanding s (e), where the TNRD has received an expert report from an appropriately qualified Professional Engineer or Geoscientist experienced in water and sewer stating that a parcel size less than 8,000 square metres can safely accommodate both on-site water and sewer servicing respectively, the minimum parcel size shall be no less than 4,000 square metres and subject to: a) approval by any or all Provincial authorities having jurisdiction; and b) registration of a restrictive covenant against the title of land under s.219 of the Land Title Act. R Parcel Coverage The maximum parcel coverage permitted shall be 40 percent Setbacks The front setback shall be 6 metres The side setback shall be 1.5 metres, unless the side lot abuts a road where it shall be 4.5 metres The rear setback shall be 6 metres except in the case of an accessory building where it shall be 1.5 metres Notwithstanding s , for a two family dwelling a side setback of not less than 3 metres shall be provided, except where a two family dwelling is on a parcel subdivided for the purpose of allowing semi-detached units, where no interior side setback between units shall be required Height of Buildings The maximum height of buildings permitted shall be: (a) 12 metres for the single family dwelling, two family dwelling, or manufactured home; and (b) 6 metres for any accessory building Conditions of Use The combined gross floor area of all accessory buildings shall not exceed 65 square metres Notwithstanding s , where a parcel size is 4,000 square metres or greater, the combined gross floor area of all accessory buildings permitted shall not exceed 130 square metres. Thompson-Nicola Regional District Zoning Bylaw No Consolidated for Convenience Only to May 15, 2015 Page 63 of 108 Zoning and OCP Bylaw Amendment Application No. BA 121 Lot Page 15 of 17

16 THOMPSON-NICOLA REGIONAL DISTRICT STATUS REPORT OF DEVELOPMENT APPLICATIONS ELECTORAL AREAS "J", "L", M and "P" May 2016 Zoning Bylaw Amendment Application No. BA 76 That part of the Section 19, Township 22, Range 16, W6M, KDYD, containing hectares, more or less 7385 Sullivan Valley Road - Heffley Creek area, BC (Crown Land / Heffley Creek Gun Club Jim Sloper) The purpose of this rezoning application is for a site-specific text amendment to the AF-1 Zone to allow a shooting range with clubhouse, caretaker dwelling, and short-term camping area for site events, on this property only. Awaiting decision of the Agricultural Land Commission. Electoral Area P Zoning Amendment Application No. BA 108 Lot 2, District Lot 288 and Section 25, Township 19, Range 15 and Section 30, Township 19, Range 14, W6M, all of KDYD Plan KAP80215; PID: Lot 1, District Lot 288 and Section 30, Township 19, Range 14, W6M, KDYD Plan KAP80215 Except Plan KAP89671; PID: , 2420 and 2424 Miners Bluff Road, Monte Creek, BC (Sidhu & Sons Nursery Ltd./Tremblay Island Farms Ltd.) The purpose of this application is to consider a site-specific amendment to the AF-1: Agricultural/Forestry zone to allow assembly uses, amphitheatre and restaurant adjacent to the existing Monte Creek Ranch Winery on Lot 1, KAP80215 and unimproved temporary parking for assembly events on a portion of the adjacent Lot 2, Plan KAP Awaiting decision of the Agricultural Land Commission. Zoning Amendment Application No. BA 92 Lot 1, District Lot 368, KDYD, Plan Trans-Canada Highway, Savona, BC ( BC Ltd. - Wendy and Norman Fleenor) Electoral Area L The purpose of this application is to rezone the subject property from I-3: General Industrial to C-2: Service Commercial. The applicant wishes to develop a trailer sales and service facility. Bylaw 2537 was adopted by Board of Directors on March 24, File is now closed. Electoral Area J May APC Status Report for Electoral Areas, J, L,M & P Page 16 of 17

17 May Status Report of Development Applications Page 2 of 2 Advisory Planning Commission Electoral Areas J, L, M, & P Zoning Amendment Application No. BA 112 Lot 7, District Lot 281, KDYD Plan 26828, PID: , 3163, 3161 Shuswap Road, LaFarge, BC (Larnder) The purpose of this application is to rezone the property from SH-1: Small Holding to CR-1: Country Residential and change the OCP designation from Forestry/Grazing & Hazard Land to Rural Residential & Hazard Land to permit the property to be subdivided into five 2-acre parcels. The applicant wishes to create five 2-acre parcels for his children. South Thompson Valley and Pinantan Official Community Plan Amendment Bylaw No. 2568, 2016 and Zoning Amendment Bylaw No. 2569, 2016 were adopted by Board of Directors on April 28, File is now closed. Electoral Area P Zoning Amendment Application No. BA 115 Lot 3, District Lot 281, KDYD Plan 27300, PID: Shuswap Road, LaFarge, BC (LeBeau/Moore) The purpose of this application is to rezone 2.11 hectares of the subject property from AF-1 Zone to CR-1 Zone to allow the creation of two parcels (0.97 and 1.14 ha) and one 10 ha Remainder. The Board of Directors refused this rezoning application at their meeting on March 24, 2016 Electoral Area P May APC Status Report for Electoral Areas, J, L,M & P Page 17 of 17

BOARD REPORT. TO: Chair and Directors File No: BL PL

BOARD REPORT. TO: Chair and Directors File No: BL PL BOARD REPORT TO: Chair and Directors File No: BL 825-38 PL20180175 SUBJECT: Electoral Area F: Scotch Creek/Lee Creek Amendment (Pinegrove RV Park) Bylaw No. 825-38 DESCRIPTION: Report from Dan Passmore,