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REPORT OF THE COMMITTEE OF THE WHOLE MEETING HELD IN THE MUNICIPAL COUNCIL CHAMBERS ON MONDAY, April 12, 2021, 2021 AT 8:15 P.M.

Chair C. Leclerc presided. present were S. Buj tas

Members (via

videoconference), L. Christiansen (via (via videoconference), J. Cordeiro

videoconference), B. Downie (via videoconference), and E. Ramsay (via videoconference). Also in attendance were K. Boland, Chief Administrative Officer, D. Block, Director of Development Services (via videoconference), T. Irwin, City Planner (via videoconference), A. Thompson, Clerk, and A. Poole, Executive Assistant (via videoconference).

The Development Services Component of the Committee of the Whole meeting commenced at 8:15 p.m.

A. DEVELOPMENT SERVICES COMPONENT

1. PUBLIC INPUT HEARING: LIQUOR LICENSE AMENDMENT SHERWOOD MOUNTAIN BREWHOUSE LTD. (101, 103-4816 HIGHWAY 16 WEST)

The Committee reviewed an April 12, 2021 report from City Planner regarding an application from Sherwood Mountain Brewhouse Ltd. to amend their existing Liquor License.

On February 10, 2021 an application was submitted by Sherwood Mountain Brewhouse Ltd., owner and license holder, to amend the existing Brewery Lounge Endorsement Area License for Sherwood Mountain Brewhouse Ltd., located at 101-4816 Highway 16 West, Terrace B.C. The subject parcel is zoned C3 - Service Commercial and is designated as Highway Commercial in the Official Community Plan.

This application would permit the structural changes necessary to expand the liquor service area to an adjoining space in the same building: Unit 103. The specific amendment is for a structural change to the Brewery Lounge Endorsement Area License. Sherwood Mountain Brewhouse Ltd. currently uses a portion of unit 103

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C/W (Dev. Serv. Comp.), April 12, 2021 Page 2

for storage and warehouse needs. Unit 103 was previously occupied by Agat Labs. The proposed load occupancy for the new liquor service area is for a maximum of 86 people.

Under the same application, Sherwood Mountain Brewhouse is also applying to amend the existing License to allow an existing (temporary) outdoor patio to be permanently located on the east side of the Brewhouse. The temporary patio is permitted under Policy Directive 20-26 which allows Temporary Expanded Service Areas (TESA) until October 31, 2021. This application would allow for the patio to remain after the TESA expires through this application for a permanent structural change. There is no occupancy increase proposed for this new patio. However, as this application is to make the TESA permanent, opportunity for Local Government input on this change is requested.

The current License #306188 only permits liquor service in the lounge area in Unit 101, with an occupancy of 60 persons. This new application to amend License #306188 results in an increase in occupancy and requires an associated parking increase as per Zoning Bylaw 2069-2014. These requirements are dealt with under Development Fermi t 07-2021 to be considered by Council at the April 12, 2021 meeting.

As per City of Terrace Policy No. 83, the owners and tenants of all properties located within 50 metres of the subject parcel have been notified to inform them of the application and of the time and place a Public Input Hearing would be held by Council to hear from the applicant and any other person deemed to be affected or having interest in the application.


The application was circulated to the R.C.M.P. for comment in advance of the Public Input Hearing. Their response indicated that they have no concerns regarding the proposed amendments to License #306188 for Sherwood Mountain Brewhouse Ltd. Following the Public Input Hearing staff will prepare a comprehensive report and a draft resolution for Council's consideration at an upcoming Council meeting.

Chair Leclerc asked if there from the public dialed in question.

was to

anyone ask a

Erinn McPherson Brewhouse Ltd.

from Sherwood addressed the

Mountain Cammi ttee

via videoconference.

Currently, Sherwood Mountain has their chiller situated in where a sidewalk would go in link unit 101 to unit 103. intends to link the two sidewalk in the future.

Brew house the space order to Sherwood

uni ts via

There is not currently a large awning over the walking pa th from unit 101 to 103; however, Sherwood intends to put one in place in the future to alleviate customers getting wet from rain or snow while walking to and from the two locations.

There were no recommendations.

2. DEVELOPMENT PERMIT NO. MOUNTAIN BREWHOUSE LTD. WEST)

05-2021 - SHERWOOD (4816 HIGHWAY 16

The Cammi ttee reviewed an April 12, 2021 report from the Director of Development Services regarding an application for a Development Permit (DP) for the property located at 4816 Highway 16 West.

On January 15, 2021, Sherwood Mountain Brewery Ltd. (authorized agent for Progressive Ventures Ltd.) submitted an application for a Development Permit (DP)


for 4816 Highway 16 West. The applicant proposed to expand the area of their operations to include a new permanent additional patio, dedicated retail shop, event space, warehouse area, office, and 10 additional off-street parking stalls.

The proposal meets the intent of the Official Community Plan (OCP) and Zoning Bylaw and the applicant has submitted all items required by staff. The property is zoned C3 Service Commercial as per Zoning Bylaw No. 2069-2014 and is designated as General Commercial in the OCP.

Sherwood Mountain Brewery has manufactured and sold beer for onsite and offsi te consumption in Area 1 since 2014. The brewery is a popular destination for locals and visitors alike and the proposed expansion areas are intended to better accommodate existing operations, ongoing COVID-19 physical distancing challenges and future growth. The applicant's detailed description of expansion plans and intended use of each new sub-area are included in their Letter of Explanation. The preliminary parking plan in the Letter of Explanation, showing 35 parking stalls, did not meet the requirements of Zoning Bylaw 2069-2014.

A temporary patio was added to the site to accommodate physical distancing requirements due to the COVI0-19 pandemic. This temporary patio was permitted under Policy Directive 20-26 which allows these types of Temporary Expanded Service Areas (TESA) until October 31, 2021. The applicant has requested making this patio expansion permanent to spread out the occupant load of the existing lounge area. The applicant is not requesting to increase the maximum occupant load of 60 patrons in the existing lounge area and patios with the additional patio.


The proposed indoor expansion areas are in the north portion of the same building as the applicant's current operations. Both spaces had been previously occupied by Agat Labs as warehouse and office space. Area 3 would provide a dedicated space for the sales of bottled product. This function is currently offered within the existing lounge/tasting area. The applicant indicates this separation will provide easier customer transactions. Area 3 will also include additional office and storage spaces.

Area 4 will provide three distinct functions. During weekdays from 8: 00 a. m. to 5: 00 p. m. the area will be used as a warehouse to store product. Outside of these hours, as demand necessitates, the space would be used for hosting public or private events. The applicant has hosted a few even ts in the past and has found the existing lounge/tasting room to have insufficient space. Therefore, adding Area 4 will allow the applicant to expand the events operation of their business while retaining the atmosphere of the existing lounge area. Finally, Area 4 would also be used as overflow area when Area 1 has reached the maximum occupant load. The maximum occupant load requested by the applicant for Area 4 is 86.

Meeting parking demands on this site has been challenging for the applicant in the past due to the popularity of the establishment and lack of proximal street parking. As part of this expansion the applicant is required to add 10 parking stalls (for a total of 3 7 parking stalls). This is the minimum number of required parking stalls to meet the increased parking requirements for the expansion as per Zoning Bylaw 2069-2014. The applicant has also begun providing a shuttle service for patrons and added additional bike rack capacity to help alleviate parking pressure on the site.

C/W (Dev . Serv . Comp.), April 12, 2021 Page 6

Following approvals of this development permit and the related liquor license amendment application, the applicant has indicated they in tend to undertake facade improvements for the expansion areas. These improvements are expected to meet the criteria for a minor DP and can be processed and approved by staff as delegated in the OCP.

Currently the temporary patio expansion consists of a tent with walls. Half of the wall is opaque, and the other half is semi-clear. Sherwood intends to keep the temporary patio cover up permanently. The tent cover is difficult to see into which will reduce any distraction to drivers passing by the location.

Sherwood's current service area has a maximum capacity of 60 people, including patrons and workers. Pre-COVID, maximum capacity would be reached quickly on weekends during the summer. The area that they hope to expand into would be used on weekends and on weekdays after 5: 00 p.m. if needed. The area would be used as a traditional warehouse space from 9:00 a.m. - 5:00 p.m. on weekdays.

There is a bike rack installed in front of the current service area. Sherwood intends on installing several more bike racks behind the warehouse, away from traffic, in a designated area. There are electrical outlets in the area that could be used fore-bike charging.

It was recommended that Development Fermi t No. 05-2021 be issued to Progressive Ventures Ltd. for the property legally described as Lot D (Plan 5365), District Lot 362, Range 5, Coast District Plan 1919 (4816 Highway 16 West) to permit the expansion of operations and complete the related parking requirements.


3. DEVELOPMENT PERMIT NO. HOUSING SOCIETY (4819 AVENUE)

06-2021 - M' A.KOLA & 4823 LAZELLE

The Committee reviewed an April 12, 2021 report from the Director of Development

Services regarding an application for a Development Fermi t (DP) for the properties located at 4819 & 4823 Lazelle Avenue.

On February 4, 2021, Anthony Boni of Boni Maddison Architects, applied for a DP for 4819/4823 Lazelle Avenue, on behalf of

the property owners, M 'akola Housing Society. The proposal meets the intent of the Official Community Plan (OCP) and Zoning Bylaw and the applicant has submitted all items required by staff for the processing of the permit. The properties are zoned R5 High Density Multi-Family Residential as per Zoning

Bylaw No. 2069-2014 and are designated as Multi-Family in the OCP, and therefore they are appropriate for this use.

The properties are located on the south side of Lazelle Avenue, immediately west of the Sunshine Inn. The total area of the two properties equal 6,473.4 m2 (1. 6 acres). A condition of the issuance of the Development Permit is completing consolidation of the two lots.

M 'akola Housing Society is an Indigenous affordable housing provider. M'akola Housing Society has been awarded funding for this project under BC Housing's Indigenous Housing Fund ( IHF). They propose the development of a 47-unit apartment on the subject parcels. The apartment building will include 1 7 one-bedroom apartments, 15 two-bedroom apartments, and 15 three-bedroom apartments. Of the 47 units, five will be accessible units. Under the IHF apartment rent will be geared to income and be below the Housing Income Limits (BIL) as set by BC Housing.

C/W {Dev. Serv. Comp.), April 12, 2021 Page 8

A site plan, landscape plan, building elevations and floor plans were included with the permit. The site will be fully landscaped and paved and provide suitable access and circulation for pedestrian anq vehicle traffic.

The landscape architect has indicated that they will retain mature trees that do not interfere with the development of the property. The landscaping plan includes a playground area and additional amenity spaces including a patio/BBQ space, gazebo, and naturalized park space. The architect has recommended fencing and a vegetative buffer along the rear and side perimeters of the property to enhance privacy of the residents.

The applicant has proposed 51 parking spaces for the development. Zoning Bylaw No. 2069-2014 requires 67 spaces based on the number and size of uni ts. The applicant has requested a variance under Section 8. 2 .1 of Zoning Bylaw No. 2069-2014 to reduce the number of required off-street parking spaces by 16. Staff is recommending this variance for the following reasons:

>,, The parking demand for this project will be reduced, based on the experience of similar subsidized housing projects, such as the Stoneridge Estates development on Haugland Avenue;

>,, The site chosen is located close to the downtown, accessible to public transportation, and a short walk to most services; and

>-- The developer has proposed indoor and outdoor bike parking spaces that meet or exceed the requirements of Zoning Bylaw No. 2069-2014.

There are no immediate plans for additional park space in this area of the City.


It was recommended that Development Permit No. 06-2021 be issued to M'akola Housing Society for the properties legally described as: The East ~ of Lot 12, District Lot 362, Range 5, Coast District, Plan 1026 (4823 Lazelle Avenue); and Lot 13, District Lot 362, Range 5, Coast District, Plan 1026 (4819 Lazelle Avenue) to permit the development of a three storey 4 7-uni t apartment building for Indigenous Housing, including the following variance:

)"" Vary Section 8. 2 .1 of Zoning Bylaw No. 2069-2014 to reduce the required number of off-street parking spaces for a Multi-Family Dwelling from sixty-seven (67) to fifty-one (51) spaces.

4 . TEMPORARY WESTLAND AVENUE)

USE PERMIT NO. RESOURCES LIMITED

03-2021 (5008 AGAR

The Cammi t tee reviewed an April 12, 2021 report from the Director of Development Services regarding an application for a Temporary Use Permit (TUP) for the property located at 5008 Agar Avenue.

On March 29, 2021, Westland Resources Ltd. applied for a TUP for the property located at 5008 Agar Avenue. The property is zoned C5 - Local Commercial in Zoning Bylaw No. 2069-2014 and is designated Commercial in the Official Community Plan Bylaw No. 2142-2018. Permitted uses in the C5 zone include convenience store, daycare center, laundromat, and personal services establishment. Under a Zoning Bylaw application approved by Council in late 2020, the property also has sitespecific permitted uses of "Office" on the South ~ of the property and "Technical Consul ting Firm" and "Trade Contractor" on the North ~ of the property.


Westland Resources Ltd. purchased the property in 2020 to provide for the eventual expansion of their forestry consulting firm. The firm currently operates out of a building on a small adjacent property at the Northwest comer of Kenney Street and Pohle Avenue. As their operation has grown, and the applicant indicates that they require additional space to meet future needs. In the interim, Westland Resources Ltd is seeking to appropriately fill the tenant spaces in the small building on the south half of the property. In March 2021, Westland Resources completed a demolition of part of the existing building, removing the portion of the building that was previously "Misty River Tackle" and leaving the remaining sections of the building labelled Unit 101 and 102 on Schedule B.

A TUP allows a use to be carried out on a property that is not permitted in the Zoning Bylaw for a temporary time-period. Zoning Bylaw 2069-2014 provides guidelines (Section 7. 4) for issuing a TUP. The City can include conditions under which a temporary use can be carried out, including term length, undertakings, performance, and security deposit. The key requirements of this TUP are to ensure adequately provided parking and lighting on the building to ensure client access and safety. Considerations for issuing a TUP include community benefit from the proposed use, impact on the surrounding area, consistency with land use plans and policy. Staff see very little or low impact, and possible neighborhood benefit from having this type of service available.

As per the Local Government Act, one public notice appeared in the local newspaper on April 8, 2021, and notices were mailed to neighbouring property owners. No inquires had been received regarding this application. One phone call indi eating support for the


application was received from Paul Geier, owner of the property located at 5010 Agar Street, located directly west of the property.

It was recommended that Temporary Use Permit No. 03-2021 be issued to Westland Resources Limited for the property legally described as Lot 2, Block 5, District Lot 611, Range 5, Coast District, Plan 3080 except Plan 8582 (5008 Agar Avenue) to permit the following use for a term of three years with a one-time option for renewal:

~ To use a portion (one unit) of the subject building for the use of Heal th Services Facility (limited to Massage Therapist).

5. OFFICIAL COMMUNITY PLAN AMENDMENTS THOMAS STREET)

1000231 B. C. AND

LTD. ZONING

(3725

The Cammi t tee reviewed an April 12, 2021 report from the Director of Development Services regarding an application to amend the Official Community Plan (OCP) and Zoning amendments for the property 1 oca ted at 3 72 5 Thomas Street.

On April 18, 2019, the City of Terrace received an application from Kenneth Kim of 1000231 B.C. Ltd., owner of the property located at 3725 Thomas Street, proposing to amend the Zoning Bylaw and OCP for the O. 2 hectare (ha) portion of the property adjacent the Thomas and McConnell intersection. The applicant proposed to amend the zoning of this portion of the property from R3 Low Density Multi-Family Residential to C4 -Neighbourhood Commercial and to remove this portion of the property from the Multi-Family Development Permit Area and designate it as a Commercial Development Permit Area.

C/W (Dev . Serv. Comp.), April 12, 2021 Page 12

The 2.13 ha portion of parcel is located at the corner of Thomas Street and McConnell Avenue. In combination with the OCP and Zoning Bylaw amendment application the property owner also applied to subdivide the property to create three new parcels. The proposed bylaw amendments apply only to the 0.2 ha portion of the property that is proposed to be subdivided to create a new parcel adjacent to the intersection. The remainder of the property will remain zoned as R3. The owners have proposed the future development of 32 and 26 unit townhouse uni ts on the remaining two proposed new residential zoned parcels that will be created upon completion of the subdivision.

The property's location at a significant intersection, adjacent to a growing residential area and proximal to Coast Mountain College provides support to the OCP and Zoning Bylaw amendments for a commercial development. The Neighbourhood Residential land use designation in the OCP supports neighbourhood scale commercial nodes with uses such as convenience stores, neighbourhood pubs and hair salons. Considerations for access to the properties and requirements for off-site works required in rel a ti on to development of the properties will be addressed in the subdivision application and at the time a Development Fermi t is issued.

First and second were conducted on Public Hearing held the public hearing, by neighbourhood increased traffic due proposed residential

readings of the bylaw June 1 0, 2019 and a

on July 8, 2019. At concerns were raised

residents about to the recent and

developments in the area and the potential increased traffic associated with a commercial development. Council decided to suspend the public hearing and asked that a Traffic Impact Study (TIS) be completed by the applicant.


The applicant retained L & M Engineering to prepare a TIS. On March 4, 2021, L & M Engineering submitted a TIS to the satisfaction of City staff. The TIS concluded that the intersection of Thomas Street and McConnell Avenue is failing for eastbound McConnell Avenue traffic approaching the intersection, and that sightlines south on Thomas Street do not meet current standards. Engineering staff reviewed the TIS and considering the current level of traffic, a commercial development should not be permitted without a roundabout. The TIS includes improvement options to the intersection, including adding turning lanes on both Thomas Street and McConnell Avenue.

In September 2020, the applicant proposed to change the original request for C4 (Neighbourhood Commercial) zoning to C5 (Local Commercial) zoning with added site-specific uses of a "restaurant" and "retail store". This amended application responds to concerns from area residents and limits potential future commercial uses on this site. The applicant has also offered to register a restrictive covenant on the property that would not permit a drive-thru style restaurant. This requested change to the appl ica ti on results in Council having to re-read second reading of the amendment bylaw. Changing the zoning to C5, with additional site-specific permitted uses of restaurant and retail store, eliminates uses such recreation facilities, neighbourhood pub.

as gas offices,

bar, and a

Following an amendment at second reading of the bylaw, the proposed next steps will be to schedule a reconvening of the public hearing and circulate updated information to neighbourhood residents including information for where the TIS can be reviewed.

C/W (Dev. Serv. Comp.), Apri1 12, 2021 Page 14

A roundabout would be the ideal long-term solution for managing traffic at the Thomas Street and McConnell Avenue intersection and for handling significant volumes of traffic above what exists today and what is anticipated in the future. A roundabout would require land acquisition to construct. Part of the subdivision of this property would provide some highway dedication at the intersection. Additional land on adjacent properties would also be required.

If the zoning amendment is adopted and development is proposed through a Development Fermi t, and a roundabout has not already been constructed by the City, the development would likely be required to complete another TIS, specific to the proposed commercial use. Without improvements to the intersection commercial development is unable to happen at this location as it would cause significant traffic problems.

The applicants have indicated that residential development would take place prior to any commercial development. Commercial development would likely take place five to ten years in the future.

It was recommended that re - reading 2nd reading of a bylaw to amend Zoning Bylaw No. 2069-2014 by changing the zoning designation from R3 - Low Density MultiFamily Residential to C5 Local Commercial with "restaurant" and "retail store" as additional site specific permitted uses for a portion of the property legally described as Lot 2, District Lot 983, Range 5, Coast District, Plan PRP13785 (3725 Thomas Street) proceed to Council for consideration.

C/W (Dev. Serv. Comp.), Apri1 12, 2021 Page 15

The April 12, 2 021 Development Services Component of the Committee of the Whole Meeting adjourned at 9:05 p.m.

CERTIFIED CORRECT

Chair

CJ.er~

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