Highlights of the presentation include:
- Subject property is located in the Goats Peak/Gellatly neighbourhood;
- Currently zoned Country Residential Zone (RU1) and Land Use Designation is Rural Residential;
- Surrounding land uses include: Agricultural Zone (A1) and ALR, R1 and P1 (Rotary Beach);
- Subject property is 1.12 acres with a single detached dwelling and located on steep slopes;
- Proposal is to rezone from Country Residential Zone (RU1) to Comprehensive Development Zone (CD13);
- Proposal is to amend the Land Use Designation from Rural Residential to Commercial;
- Proposal is to build a 4 storey mixed use building with 23 residential units and 614 m2 of commercial space;
- Comprehensive Development Zone would permit apartment, office, personal service establishment, restaurant and retail as principal uses;
- The Zoning Bylaw outlines agricultural setbacks and buffers for buildings adjacent and/or taller buildings abutting agricultural land. The proposed CD Zone includes a 15m setback from the agricultural land. No buffer is shown on the preliminary development plans;
- Application has been referred to various internal departments and external agencies. Comments have been received from the Agricultural Land Commission with recommendations for a trespass fence and a notation on title that adjacent ALR could be used for intensive farming and that farm noises and odors might be expected in the future;
- Public notification on the property with no comments received from the public at this time;
- Technical reviews include geotechnical, environmental and aquatic considerations.
Questions on the presentation:
- Why was Commercial Zoning proposed? Applicant commented that there is a need for commercial in the area;
- What is the proposed buffer to agricultural lands? Proposal is providing a 15m buffer with parking in the back, setback does not include a buffer with trees;
- Does this property require a level 1 buffer? Mixed use requires a level 2 buffer;
- How does staff feel about a larger setback without the planting? Staff are still reviewing the application;
- Is buffer determined by number of storeys or height above ground? Both; Height above ground is measured from every point around the building, not the average.
Applicant, Mark Takanen, was present and provided comments:
- Applicant noted that drainage and traffic studies have been completed;
- Future development of a round about in the area and underground parking is being included in the proposal.
Highlights of the discussion include:
- Concern with the location of access for the property;
- Current use with adjacent ALR - recommendation for vegetative buffer and note on title;
- A lot for that location;
- No issue with proximity to agricultural land;
- Reduction in vegetative buffer requirements but still included;
- Recommendation for ALR notice on title with proximity to agricultural land.