STAFF REPORT TO COUNCIL PLANNING AND DEVELOPMENT

Transcription

1 STAFF REPORT TO COUNCIL PLANNING AND DEVELOPMENT DATE: March Patricia Boulevard, Prince George, B.C., V2L 3V9 TO: FROM: MAYOR AND COUNCIL IAN WELLS, DIRECTOR OF PLANNING AND DEVELOPMENT SUBJECT: Official Community Plan Amendment Application No. CP (Bylaw No. 8610), Rezoning Application No. RZ (Bylaw No. 8611) to facilitate light industrial and commercial development. Click here to enter text. Applicant: R. Radloff & Associates Inc. Location: 7548 Highway 97 (Boundary Road at Highway 97) ATTACHMENT(S): - Location and Existing Zoning Map - Appendix A to Bylaw No Appendix B to Bylaw No Appendix C to Bylaw No OCP Public Consultation Checklist - Appendix A to Bylaw No Appendix B to Bylaw No Appendix C to Bylaw No Supporting Documents

2 RECOMMENDATION(S): 1. THAT Council RECEIVES Application No. CP to amend the City of Prince George Official Community Plan Bylaw No. 8383, THAT Council GIVE FIRST READING to the City of Prince George Official Community Plan Bylaw No. 8383, 2011, Amendment Bylaw No. 8610, THAT Council CONSIDER the City of Prince George Official Community Plan Bylaw No. 8383, 2011, Amendment Bylaw No. 8610, 2015, in conjunction with the current Financial Plan and confirm there are no issues. 4. THAT Council CONSIDER the City of Prince George Official Community Plan Bylaw No. 8383, 2011, Amendment Bylaw No. 8610, 2015, in conjunction with the current Regional District of Fraser Fort-George Solid Waste Management Plan and confirm there are no issues. 5. THAT Council CONSIDER the City of Prince George Official Community Plan Bylaw No. 8383, 2011, Amendment Bylaw No. 8610, 2015, in conjunction with the City of Prince George Strategic Framework for a Sustainable Prince George and confirm there are no issues. 6. THAT Council GIVE SECOND READING to the City of Prince George Official Community Plan Bylaw No. 8383, 2011, Amendment Bylaw No. 8610, THAT Council APPROVE the following public consultation process to fulfill the requirements of Section 879 of the Local Government Act as outlined in the attached Official Community Plan Amendment Consultation Checklist: a) One Citywide Newspaper advertisement requesting written comment; and, b) Request for written comment from immediate neighbours within 30 metres of the subject property. 8. THAT Council RECEIVES Application No. RZ to amend City of Prince George Zoning Bylaw 7850, THAT Council RECEIVES Application No. RZ to amend the City of Prince George Zoning Bylaw No. 7850, 2007 by removing Section Z10: Airport Plaza and adding a new Section Z10: Inland Plaza as shown on Appendix B to Bylaw No THAT Council RECEIVES Application No. RZ to amend the City of Prince George Zoning Bylaw No. 7850, 2007 by removing Section 8.2 Commercial Form and Character Development Permit Guidelines and adding a new Section 8.2 Commercial Form and Character Development Permit Guidelines as shown on Appendix C to Bylaw No THAT Council GIVE FIRST and SECOND READING to the City of Prince George Zoning Bylaw No. 7850, 2007, Amendment Bylaw No. 8611, Should this application be supported, Final Reading be withheld until the following requirements have been met to the satisfaction of Administration: a) Receipt of a Traffic Impact Study with all recommendations addressed; and b) Receipt of a Servicing Study with all recommendations addressed.

3 PURPOSE: The purpose of the proposed Official Community Plan (OCP) amendment and rezoning application is to facilitate light industrial development on the western portion of the property and a combination of visitor and highway commercial uses on the eastern portion of the property. The primary intent of the proposed land use change is to develop the western portion of the property with a headquarters for Inland-Kenworth and to develop the land that fronts Highway 97 and Boundary Road with commercial uses that will primarily serve commercial truck operators, the travelling public and people accessing the Airport Light Industrial area. This application also involves a housekeeping amendment to the zoning and OCP boundaries to preserve sensitive ecosystems and accommodate existing and future storm water servicing. Background Site Characteristics Location Intersection of Highway 97 and Boundary Road Current Use Undeveloped Total Site Area 17.4 ha (174,027 m 2 ) Current Zoning Proposed Zoning Z10: Airport Plaza Rezone 6.8 ha to Z10: Inland Plaza Rezone 6.3 ha to M1: Light Industrial Rezone 4.3 ha to AG: Greenbelt Official Community Plan (see Appendix A to Bylaw No. 8610) Existing Future Land Use 13.4 ha Business District- Service Commercial 4.0 ha Rural Resource Proposed Future Land Use 6.8 ha Business District Service Commercial 6.3 ha Business District Light Industrial 4.3 ha Rural Resource Surrounding Land Use Table North South East West Future light industrial development Highway 97, Undeveloped land within Agricultural Land Reserve, Sintich R.V. Park Boundary Road and Happy Trails R.V. Sales Undeveloped land within the Agricultural Land Reserve Relevant Applications SD100471: The applicant has a current subdivision application to create an eight (8) lot subdivision, including a 4.1 ha site for the proposed Inland Kenworth development, a 1.9 ha site for other light industrial development and five (5) parcels for commercial development (see last page of Supporting Documents). OCP No. 97/4 (1997) and RZ No. 97/61 (1998): In 1997 there was an application for an OCP amendment to facilitate the development of a comprehensive truck stop facility on the eastern portion of the site and big-box retail development on the western portion of the site. Council approved the OCP amendments for both the truck stop facility and the big-box retail. In 1998, Council approved rezoning to the Z10: Airport Plaza zone to facilitate the proposed truck stop facility and big-box retail development. The proposed development was never constructed and the current application will permit the truck stop-type uses on the eastern portion of the site, while not permitting any big-box development on the site.

4 POLICY / REGULATORY ANALYSIS: Proposed Land Use Changes The subject property is currently zoned Z10: Airport Plaza. The existing zone is intended for visitor commercial uses on the eastern portion of the site and big box retail development on the western portion of the site. This application proposes replacing the existing Z10: Airport Plaza zone with three (3) distinct zones (see Appendix A to Bylaw No. 8611): 1) Z10: Inland Plaza zone (6.8 ha) to facilitate commercial uses oriented towards visitors, the travelling public and commercial vehicle operators. 2) M1: Light Industrial zone (6.3 ha) to facilitate the development of a headquarters for Inland-Kenworth and other light industrial uses. 3) AG: Greenbelt zone (4.3 ha) to protect sensitive ecosystems and accommodate storm water management infrastructure that will manage run-off from future development. Official Community Plan, Bylaw No. 8383, 2011 Currently the majority of the subject property (13.4 ha of 17.4 ha) is designated Business District - Service Commercial in Schedule B-6: Future Land Use of the OCP (see Appendix A to Bylaw No. 8610). Service Commercial areas are generally located in highly accessible locations and include tourist-oriented uses and retailers that are accessed primarily by a vehicle. The remaining 4.0 ha on the western portion of the property is designated Rural Resource in Schedule B-6: Future Land Use of the OCP (see Appendix A to Bylaw No. 8610). Rural Resource areas are intended to provide for a transition from protected environmental and resource areas such as forests and farms to more intense rural uses like hobby farms and rural residential uses. The existing Rural Resource designation provides a buffer between the sensitive ecosystems associated with the significant slopes and non-fish bearing watercourse (Zogas Creek), which are located just outside of the western property boundary (see Supporting Documents). As identified in Section 1.2 of the OCP (Intent, Application, and Interpretation): The Local Government Act tells us that all bylaws enacted or works undertaken by Council after adoption of the OCP must be consistent with the Plan. An OCP, however, is not intended to be a static document, but should adapt to new trends within society and respond to changing circumstances. As such, following appropriate public consultation and careful consideration by Council, policies and land use designations in an OCP may be revised by an amending bylaw pursuant to provisions outlined within the Local Government Act. Below is a summary of the OCP amendments required to facilitate each of the proposed zones: Z10: Inland Plaza An OCP amendment is not required to facilitate the proposed Z10: Inland Plaza zone, as the Service Commercial designation supports the proposed visitor and highway commercial uses (see Appendix A to Bylaw 8610). M1: Light Industrial The proposed M1: Light Industrial zone is currently designated Service Commercial in Schedule B-6: Future Land Use of the OCP. The request to rezone 6.3 ha of the site to M1: Light Industrial requires the re-designation of the area to Business District Light Industrial (see Appendix A to Bylaw 8610). The City supports the re-designation of 6.3 ha of the site to Business District Light Industrial as it is consistent with the future light industrial development to the north in the Airport Light Industrial Land Plan and it is designated Phase 1 on Schedule B-4 Growth Management of the OCP (see Appendix B to Bylaw 8610). Phase 1 areas are transitional areas, typically at the fringe of the Urban Area where the gradual expansion of City services will occur. Boundary Road has been upgraded with City water and sanitary sewer system that has the capacity for new development. AG: Greenbelt 1) Amendment to Rural Resource Designation Appendix A and B to Bylaw No The proposed rezoning to AG: Greenbelt requires an amendment to the boundaries of the Rural Resource designations identified in Schedule B-6: Future Land Use and Schedule B-4: Growth Management (see Appendix A and B to Bylaw No. 8610). The proposed amendment is minor and will result in a 0.3 ha increase in the Rural Resource area. The Rural Resource area will accommodate storm water infrastructure that will manage run-off from future development on the subject property. Currently there are two (2) engineered storm drainage ponds that

5 discharge into Zogas Creek through a secured easement. These storm drainage ponds have been installed to manage run-off created by clearing trees and developing the subject property. The Department supports the proposed amendment to the boundaries of the Rural Resource areas in Schedule B-4: Growth Management and Schedule B-6: Future Land Use because these amendments will accommodate the storm water servicing requirements associated with developing the site and will create a greenbelt buffer between new development and Zogas Creek (a sensitive ecosystem that contains significant slopes). 2) Expansion of the Urban Area Appendix C to Bylaw No The proposed rezoning to AG: Greenbelt requires the expansion of the Urban Area as identified on Schedule B-4: Growth Management (see Appendix C to Bylaw No. 8610). The expansion of the Urban Area will avoid the need for an administrative variance to the minimum lot size requirements of the AG: Greenbelt zone. The AG: Greenbelt zone typically requires a 15.0 ha minimum lot size; however, in cases where the property is within the Urban Area and the owner registers a covenant on title limiting the use of the land, the minimum lot size for properties zoned AG: Greenbelt is reduced from 15.0 ha to 845 m 2 (Section of the AG: Greenbelt zone). If the proposal to expand the Urban Area is not supported, the property owner will be required to apply for an administrative variance to the lot size requirements at the subdivision stage. The Department supports the expansion of the Urban Area, as it will avoid the requirement for an administrative variance to the lot size requirement of the AG: Greenbelt zone, while retaining the intent of protecting sensitive habitat and retaining land to accommodate storm water infrastructure. The applicant must register a covenant on the Title of the subject property prior to finalizing the subdivision to meet the requirements of Section in the Zoning Bylaw. Zoning Bylaw No. 7850, 2007 Z10: Inland Plaza The Z10: Inland Plaza zone will replace the existing Z10: Airport Plaza zone. Currently the Z10: Airport Plaza permits commercial and visitor commercial uses on the eastern 6.3 ha of the subject property and big box retail development on the 11.9 ha western portion of the property. The proposed Z10: Inland Plaza zone will apply to eastern 6.8 ha of the subject property (see Appendix A to Bylaw No. 8611). The proposed Z10: Inland Plaza zone represents a combination of C5: Visitor Commercial uses and C6: Highway Commercial uses. The purpose of the proposed Z10: Inland Plaza zone is to offer amenities and services, such as overnight accommodations, restaurants, personal services and retail uses catering mainly to travellers, commercial vehicle operators and people accessing the adjacent Airport Light Industrial Area. The proposed Z10: Inland Plaza zone is similar to the existing Z10: Airport Plaza zone in that they both facilitate the development of visitor commercial and truck-stop type uses (see Appendix B to Bylaw No. 8611). A key difference between the existing zone and the proposed zone is that the proposed Z10: Inland Plaza zone does not permit big box retail development. The OCP directs big-box retail to Regional Commercial designated areas only; as the subject property is designated Service Commercial, it is not appropriate for big-box retail. To ensure that big box retail cannot be developed on the subject property, the proposed Z10: Inland Plaza zone limits the gross floor area of commercial buildings to 2,500 m 2 and limits the size of individual retail tenancies to 1,000 m 2. As a comparison, the gross floor area of Wal-Mart is approximately 16,000 m 2. The 2,500 m 2 floor area limit is consistent with Policy in the OCP, which states that commercial buildings in Service Commercial designated areas should be limited to 2,500 m 2. The 1,000 m 2 limit on retail tenancy size is consistent with OCP policy that directs Service Commercial areas to accommodate smaller warehouse-style retail stores (Policy ). The proposed Z10: Inland Plaza zone mitigates the potential for office sprawl by imposing the following restrictions on Financial Service, Minor Health Service, and Office uses: Financial Service, Minor Health Service, and Office uses are only permitted as secondary uses; The maximum total gross leasable floor area of Office and Financial Service is 1,400 m 2 ; and The maximum gross leasable floor area of Financial Service, Minor Health Service, and Office use in one tenancy is 280 m 2.

6 These regulations are consistent with the regulations in the existing C5: Visitor Commercial and C6: Highway Commercial zone. As the proposed Z10: Inland Plaza zone intends to function as a combination of C5: Visitor Commercial and C6: Highway Commercial zones, the Department is satisfied that these regulations are appropriate. The Department proposes additional Development Permit Guidelines (see Appendix C to Bylaw No. 8611) for the proposed Z10: Inland Plaza zone, as it is a gateway property for visitors and residents entering the City of Prince George. The proposed guidelines will be enforced at the Development Permit stage in addition to the existing Commercial Form and Character Development Permit Guidelines found in Section 8.2 of the Zoning Bylaw. The proposed additional Development Permit Guidelines aim to achieve the following objectives: Ensure that developments are designed to be comfortable for visitors; Ensure that developments on a high-visibility site achieve a high standard for urban design; Create an identity for the site; and Encourage developments to integrate storm water management features into landscaping plans. The Department is supportive of the proposed Z10: Inland Plaza zone as it is consistent with the Service Commercial OCP designation and will provide appropriate commercial services for travellers, residents and those accessing the future Airport Light Industrial Lands. M1: Light Industrial The applicant proposes to rezone 6.3 ha of the subject property to M1: Light Industrial (see Appendix A to Bylaw No. 8611). The intent of the M1: Light Industrial zone is to provide for a mix of business and light industrial uses. The proposal to permit industrial uses will facilitate the development of a headquarters for Inland-Kenworth and other light industrial uses. Inland-Kenworth s operations will include sale and repairs of commercial trucks, which is a permitted use in the M1: Light Industrial zone. The Department supports the proposed rezoning, as it represents an expansion of the Airport Light Industrial development to the north and will remove the existing Z10: Airport Plaza zoning, which permits large-format big box retail. The Department is satisfied that a high quality landscaping and building design will be achieved through the Industrial Form and Character Development Permit that will be required prior to issuing a Building Permit. AG: Greenbelt The applicant proposes rezoning the westernmost 4.3 ha from Z10: Airport Plaza to AG: Greenbelt in order to reflect the sensitive ecosystems associated with the steep slopes of Zogas Creek and to provide space for storm water infrastructure (see Appendix A to Bylaw No. 8611). The intent of the AG: Greenbelt zone is to preserve sensitive lands in a natural state. This includes lands with characteristics such as steep slopes, poor drainage, flooding or other hazards, unique scenic values, significant vegetation, and wildlife habitat by providing for a limited range of uses with regulations that maintain lot sizes of at least 15.0 ha within rural areas. The Department supports the proposed AG: Greenbelt zoning, as it will create a buffer between new development and the significant slopes along Zogas Creek. Further to this, the AG: Greenbelt area will provide the space necessary to develop storm water management infrastructure that will manage storm water run-off from new development. OTHER CONSIDERATIONS Servicing Brief The Department recommends that Final Reading be withheld until a servicing brief is submitted to the satisfaction of the Director of Planning and Development. This servicing brief will provide an overview of storm water management plans and provide assurance that the proposed uses can be serviced with the City s water and sanitary system. Covenant There is a covenant on title (PN013432) that was put in place to ensure safe access to the subject property from Highway 97. The applicant is working with MOTI to discharge the covenant since Boundary Road allows for safe access to the subject property.

7 Transportation The property is adjacent to the Ministry of Transportation and Infrastructure (MOTI) right-of-way and this Bylaw requires Ministerial approval prior to Final Reading. Through the referral process MOTI requested a Traffic Impact Study (T.I.S) that reflects the maximum allowable development under the proposed rezoning. The Department recommends that Final reading be withheld until a T.I.S. is submitted to the satisfaction of the Director of Planning and Development. Referrals This application was referred to internal departments and external agencies for comment and all comments have been addressed. SUMMARY AND CONCLUSION: This application proposes rezoning and amending the OCP to facilitate light industrial development and visitor/commercial development on the subject property. The Planning and Development Department recommends that Council approve the application as the proposed land use changes are consistent with the growth management objectives in the Official Community Plan. Respectfully submitted: Ian Wells, Director of Planning and Development Planning and Development To: Mayor and Council Prepared by: Hillary Morgan, Planner Community Planning Division