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Public Notice
May 11, 2017 Subject Property: 532/536 Main Street Lot 5, Block 19, District Lot 202, Similkameen Division Yale District, Plan 269 Application: Site Specific Rezone PL2016-7800 The applicant is proposing to renovate their mixed use building by converting the first floor vacant commercial spaces into two small commercial spaces and four one bedroom residential dwelling units. In order to do so, they have applied for the following: • Site specific zoning amendment to permit dwelling units on the first storey behind commercial spaces. Information: The staff report to Council and Zoning Amendment Bylaw 2017-34 will be available for public inspection from Friday, May 12, 2017 to Tuesday, May 23, 2017 at the following locations during hours of operation: • Penticton City Hall, 171 Main Street • Penticton Library, 785 Main Street • Penticton Community Centre, 325 Power Street You can also find this information on the City’s website at www.penticton.ca/publicnotice. Please contact the Planning Department at (250) 490-2501 with any questions. Council Consideration: A Public Hearing has been scheduled for 6:00 p.m., Tuesday, May 23, 2017 in Council Chambers at Penticton City Hall, 171 Main Street.
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Subject Property
Page 2 of 2 For office use only: city\ADDRESS\Main St\532\PLANNING\2016 PRJ-254\NOTICES\2017-05-11 Public Notice
Public Comments: You may appear in person, or by agent, the evening of the Council meeting, or submit a petition or written comments by mail or email no later than 9:30 a.m., Tuesday, May 23, 2017 to: Attention: Corporate Officer, City of Penticton 171 Main Street, Penticton, B.C. V2A 5A9 Email: [email protected]. No letter, report or representation from the public will be received by Council after the conclusion of the May 23, 2017 Public Hearing. Please note that all correspondence submitted to the City of Penticton in response to this Notice must include your name and address and will form part of the public record and will be published in a meeting agenda when this matter is before the Council or a Committee of Council. The City considers the author’s name and address relevant to Council’s consideration of this matter and will disclose this personal information. The author’s phone number and email address is not relevant and should not be included in the correspondence if the author does not wish this personal information disclosed. Blake Laven, RPP, MCIP Manager of Planning
Council Report
Date: May 2, 2017 File No: RZ PL2016 7800 To: Peter Weeber, Chief Administrative Officer From: Audrey Tanguay, Senior Planner Address: 532/536 Main Street Subject: Zoning Bylaw Amendment No. 2017-34 Staff Recommendation
THAT “Zoning Amendment Bylaw No. 2017-34”, a bylaw adding section 11.5.4.7: “In the case of Lot 5, Block 19, District Lot 202, Similkameen Division Yale District Plan 269, located at 532/536 Main Street, dwelling units on the first storey behind commercial spaces shall be permitted”, be introduced, read a first time and be forwarded to the May 23rd, 2017 Public Hearing.
Strategic priority objective
N/A
Background
The subject property (Attachment ‘A’) is currently designated in the Official Community Plan 2002-20 (OCP) as DC (Downtown Commercial) and is also zoned C5 (Urban Centre Commercial) in the City’s Zoning Bylaw No. 2017-08. Photos of the site are included as Attachment ‘D’. The site is 744m2 (0.184acre) in size and currently features an existing mixed use building with vacant commercial spaces on the first floor and four residential units on the second storey. This site is situated in an area with a mix of commercial, residential and office buildings. Council adopted the Downtown Plan in July 2013. Throughout the creation of the Downtown Plan, development and land use throughout the entire City were taken into consideration. One of the policies of the Downtown Plan focuses on increasing residential density opportunities and reducing potential future commercial expansion into the periphery of the downtown, concentrating commercial development in the core. Another important policy is to encourage existing and new businesses as well as other contributors to locate within the specific character areas that most compliment surrounding land uses. The applicant intends to convert the vacant commercial spaces on the first floor of the building, approximately 3,418 ft2, into 4 residential dwelling units with 2 small commercial leasable spaces fronting Main Street. Two additional residential units are also proposed on the second floor for a total of 10 dwelling units on the lot. The C5 zone restricts dwelling units to the second storey or higher. The reason for this regulation is to create a more active ground floor appearance to buildings in the commercial areas of the
N:\city\ADDRESS\Main St\532\PLANNING\2016 PRJ-254 Page 2 of 11
City. Because of this restriction, the applicant is requesting a site specific rezoning from Council to allow 4 dwelling units on the first storey of the building. Proposal
The applicant is requesting a site specific rezoning to allow dwelling units on the first storey of their mixed use building behind small scale commercial spaces for this property only. The applicant intends to renovate the vacant commercial spaces into 2 small (25m2 total) commercial leasable spaces with a shared bathroom fronting Main Street and 4 one bedroom residential dwelling units. Additional residential units are also proposed on the second floor for a total of 10 dwelling units on the lot.
Development Statistics
Item Requirement C5 Zone Provided on Plans Maximum Lot Coverage: 100% 100% Maximum Density: 6.0 FAR 0.8 FAR
Vehicle Parking: 6 new stalls Cash in lieu for existing floor area converted to residential units at a rate of $6,000 x 6
Bicycle Parking Class I
0.5 per unit (3)
3 stalls
Required Setbacks: All yards
0.0 m
0.0 m
Maximum Building Height: 15m (Main Street) 7m
Other Information:
• The DP area that the property is situated in is the “Downtown Commercial
Development Permit” area.
Development Engineering Review
This application was forwarded to the City’s Technical Planning Committee and reviewed by the Engineering and Public Works Departments. No concerns were identified.
Financial implication
N/A Analysis
Support zoning amendment The subject property is designated for Downtown Commercial (DC) by OCP Bylaw 2002-20. This designation encourages a wide range of pedestrian oriented retail, office, institutional use, entertainment and also includes multi-family residential above the ground floor. The Downtown Plan specifies the promotion of
N:\city\ADDRESS\Main St\532\PLANNING\2016 PRJ-254 Page 3 of 11
options to strengthen the economic vitality of the downtown, enhancing the character of the downtown and building local capacity. Promoting residential at grade in the downtown south will offer opportunities for denser residential development and support commercial activity onto Main Street. The Downtown Plan supports retaining the three storey character of Main Street. Planning policies in the downtown encourage a mix of uses, particularly the combination of retail and residential uses. Mixtures of uses tend to create vibrancy and healthy density – the businesses provide services for residents and the residences provide customers for the businesses. In commercial areas where residential uses are proposed, the residential units are normally restricted to upper storeys of buildings to ensure an active and vibrant ground floor atmosphere and lively streetscape. Commercial uses, especially retail uses, are by nature more lively than residential uses, which usually require greater levels of privacy. In this instance, though very small, the commercial uses on Main Street are retained to provide for a commercial frontage along Main Street. The OCP does not have a minimum or maximum size for commercial spaces. The applicant has met with the Downtown Penticton Association and they have provided verbal support of the concept. The subject property is designated as being in the Downtown Commercial Development Permit Area (DPA) by the Official Community Plan (OCP). The OCP outlines guidelines for staff and Council to consider when reviewing a development permit application. If Council supports the rezoning, a development permit approval to construct the proposed works will need to be granted and will come at a later date. Staff feels that the size, design, scale and scope of the proposed use are compatible with the character of Main Street and the policies laid out in the Downtown Plan. As such, staff recommend that Council support the application to rezone the property and refer the application to the May 23rd, 2017 Public Hearing. Deny/Refer Council may feel that the proposed amendment is not suitable for this site, Council should deny the bylaw amendment. Alternatively, Council may refer the application back to staff with further instructions. Alternate Recommendations
1. THAT Council deny first reading to “Zoning Amendment Bylaw No. 2017-34”.
Attachments Attachment A: Subject Property Location Map Attachment B : OCP Map Attachment C : Zoning Map Attachment D: Images of Subject Property Attachment E: Letter of Intent Attachment F: Elevations Attachment G: Zoning Amendment Bylaw 2017-34
Respectfully submitted,
Audrey Tanguay, MCIP Senior Planner
Director CAO
AH PW
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Attachment A - Subject Property
Figure 1: Location Map
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Attachment B - OCP Map
Figure 2: OCP Map
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Attachment C - Zoning Map
Figure 3: Zoning Map
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Attachment D - Images of the Subject Property
Figure 4: View from Main Street
Figure 5: View from the Lane
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Attachment E –Letter of Rationale
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Attachment F - Elevations
Figure 6: View from Main Street
Figure 7: View from the lane
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Attachment G – Floor Plans
N:\city\ADDRESS\Main St\532\PLANNING\2016 PRJ-254 Page 11 of 11
Zoning Amendment Bylaw No. 2017-34 Page 1 of 1
The Corporation of the City of Penticton
Bylaw No. 2017-34
A Bylaw to Amend Zoning Bylaw 2017-08 WHEREAS the Council of the City of Penticton has adopted a Zoning Bylaw pursuant the Local Government Act; AND WHEREAS the Council of the City of Penticton wishes to amend Zoning Bylaw 2017-08; NOW THEREFORE BE IT RESOLVED that the Municipal Council of the City of Penticton, in open meeting assembled, hereby ENACTS AS FOLLOWS: 1. Title: This bylaw may be cited for all purposes as “Zoning Amendment Bylaw No. 2017-34”. 2. Amendment:
2.1 Zoning Bylaw 2017-08 is hereby amended as follows:
Add under 11.5 C5 – Urban Centre Commercial:
11.5.4 SITE SPECIFIC PROVISIONS .7 In the case of Lot 5, Block 19, District Lot 202, Similkameen Division Yale District Plan 269, located at 532/536 Main Street, dwelling units on the first storey behind commercial spaces shall be permitted.
2.2 Schedule ‘A’ attached hereto forms part of this bylaw. READ A FIRST time this 2 day of May, 2017
A PUBLIC HEARING was held this 23 day of May, 2017
READ A SECOND time this day of , 2017
READ A THIRD time this day of , 2017
ADOPTED this day of , 2017
Notice of intention to proceed with this bylaw was published on the __ day of ____, 2017 and the __ day of ____, 2017 in the Penticton Western newspaper, pursuant to Section 94 of the Community Charter.
Andrew Jakubeit, Mayor
Dana Schmidt, Corporate Officer
City of Penticton – Schedule ‘A’
Zoning Amendment Bylaw No. 2017-34
Date: _________________ Corporate Officer: _______________________________
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Site Specific Zoning AmendmentTo permit dwelling units on the first storey behind commercial spaces at
532/536 Main Street (C5 Zone)
