public notice official community plan amendment …news/news/2013/2013... · 2017-06-08 · 6480-20...

$: PUBLIC NOTICE OFFICIAL COMMUNITY PLAN AMENDMENT …News/News/2013/2013... · 2017-06-08 · 6480-20 OCP\OCP Amendments 2013\275 Waterloo Ave\Council\2013-06-17 Council Report redevelopment$
6480-20 OCP\OCP Amendments 2013\275 Waterloo Ave\Notices\2013-06-20 Public Notice (275 Waterloo)

PUBLIC NOTICE

OFFICIAL COMMUNITY PLAN AMENDMENT BYLAW 2013-26

(275 WATERLOO AVENUE) A Public Hearing will be held at 6:00 p.m. Tuesday, July 2, 2013 at Penticton City Hall, 171 Main Street, Penticton, B.C. to consider OCP Amendment Bylaw 2013-26 to amend Schedule H of OCP Bylaw 2002-20 as follows: Remove Lot A, District Lot 5, Group 7, Similkameen Division Yale (Formerly Yale-Lytton) District, Plan 28070 located at 275 Waterloo Avenue from the Business Park Development Permit Area.

Any person whose interest may be affected by the proposed amendment may appear in person, by petition or by attorney. Delegations and Submissions will be received no later than 9:30 a.m. Tuesday, July 2, 2013 to Attention: Corporate Officer, City of Penticton, 171 Main Street, Penticton, BC V2A 5A9; Email: [email protected] . No letter, report or representation from the public will be received by Council after the conclusion of the Public Hearing. Please note that all submissions are a matter of public record. Those persons with special hearing, language or access needs should contact City Hall at 250-490-2400 prior to the meeting. The above mentioned bylaw and supporting information may be inspected between the hours of 8:30 a.m. and 4:30 p.m., Monday through Friday, excluding holidays, up to and including Tuesday, July 2, 2013, in the offices of Development Services and Corporate Administration at Penticton City Hall, 171 Main Street, Penticton; Penticton Museum & Archives (hours vary), 785 Main Street, Penticton and the Penticton Community Centre (hours vary), 325 Power Street, Penticton or online at http://www.penticton.ca/EN/meta/city-news/latest-news.html Anthony Haddad Director of Development Services

mailto:[email protected]

http://www.penticton.ca/EN/meta/city-news/latest-news.html

Page 1 of 11 6480-20 OCP\OCP Amendments 2013\275 Waterloo Ave\Council\2013-06-17 Council Report

COUNCIL REPORT

DATE: June 17, 2013 File No: 6480-20 TO: Annette Antoniak, City Manager FROM: Blake Laven, Planner PURPOSE: Amend OCP to remove 275 Waterloo Avenue from the Business Park

Development Permit Area RECOMMENDATION: THAT “Official Community Plan Amendment Bylaw 2013-26”, a bylaw to amend ‘Schedule H’ of OCP Bylaw 2002-20 to remove Lot A, District Lot 5, Group 7, Similkameen Division Yale (Formerly Yale Lytton) District, Plan 28070, located at 275 Waterloo Avenue, from the ‘Business Park Development Permit Area,’ be read a first time and forwarded to the July 2, 2013 Public Hearing; AND THAT prior to consideration of the Bylaw and in accordance with Section 879 of the Local Government Act, that Council consider whether early and ongoing consultation, in addition to the required Public Hearing, is necessary with:

1. One or more persons, organizations or authorities, 2. The Regional District of Okanagan Similkameen, 3. Local First Nations, 4. School District #67, and 5. The provincial or federal government and their agencies

FINANCIAL IMPLICATIONS: N/A STRATEGIC OBJECTIVE: N/A BACKGROUND: The City of Penticton Official Community Plan (OCP) designates 13 different Development Permit Areas (DPA) within the City. Each separate DPA deals with the form and character of commercial and multifamily development and the protection of the natural environment, as the case may be, for each specified area. Each DPA has a specific ‘justification’ and ‘objective’ as well as a set of corresponding ‘guidelines’ that staff and Council use when evaluating development within the DPA. The Business Park Development Permit Area involves an area that once accommodated the CPR rail yards and includes properties along both sides of Fairview Road from Hastings Avenue to the Channel Parkway, properties along the south side of Duncan Avenue from Fairview Road West to the Channel Parkway and along Parkway Place (Attachment ‘A’). The subject property, 275 Waterloo Avenue, is the only substantial property along Waterloo Avenue that is included in the DPA. Both properties adjacent to and the property across the street from 275 Waterloo

Director City Manager

AH


Avenue are excluded from the DPA (Attachment ‘B’). Almost no other industrially zoned properties in the city are included in a development permit area. While in some communities, industrial development is subject to the development permit process, traditionally, in Penticton, industrial development has been exempt from the development permit requirement. Given the highly industrial nature of 275 Waterloo Avenue and the fact that the business on the property was established well prior to the establishment of the development permit area, the owner of the subject property is requesting that the property be removed from the DPA and be treated like any other industrially zoned property in the city. Proposal The property owner wishes to have 275 Waterloo Avenue removed from the Business Park Development Permit Area. ANALYSIS: Support When staff evaluate a development permit application, the development permit area guidelines for the area that the property is in are reviewed carefully against the submitted plans. In regard to the Business Park Development Permit Area, the guidelines call for buildings with architectural interest with window and door treatments, extensive landscaping and screening around the property and landscaping in parking areas. Most of the properties along Duncan Avenue, which have been developed over the past decade, have adhered to these guidelines, resulting in a well landscaped area meeting the objectives of the redevelopment of the old CPR rail yards. The subject property has had to obtain 2 development permits over the past 4 years for building additions to support the growing manufacturing business on the property. Given the configuration of the buildings on the property, the industrial nature of the business and the fact that the property was mostly developed before the guidelines were in place, applying the guidelines to the subject property has been a difficult task in both cases. There is no space for landscaping on the property and the ‘architectural style’ of buildings on the property do not meet the objectives of the DPA guidelines. In essence, this property has much more in common with properties in the industrial park and its neighbouring properties which, by reason of them being industrial, were not included in the DPA in the first place, than the properties along Duncan Avenue, which are appropriately in the DPA. Nevertheless, the property owner has tried to oblige the city in installing minor landscaping installations in the front of the main building and planter boxes in specific locations along the frontage of the property (Attachment ‘C’). Despite these attempts, staff feel that the vision for a landscaped business park will not be realized along Waterloo Avenue if only the one property is included in the development permit area and will not be realized while the current industrial uses of the properties are in existence. Given the above, staff feel that there are legitimate reasons to remove the property from the DPA and recommend that Council support the application. Deny The OCP has a vision for the old CPR rail yards as a ‘business park.’ The subject property was included in this vision. Even though the property is currently developed in a manner that does not adhere to the vision, Council may feel that the property should still be included so that future


redevelopment of the property does compliment the rest of the business park concept. If that is the case, Council should deny the request. If Council were to take this course of action, the property owner would continue to require development permit approval prior to building additions and expansion on the property. ALTERNATE RECOMMENDATIONS:

1. That “Official Community Plan Amendment Bylaw 2013-26” be denied first reading.

2. That That “Official Community Plan Amendment Bylaw 2013-26” be referred back to staff for further research.

ATTACHMENTS: Attachment A: Subject property location map Attachment B: Development Permit Area map Attachment C: Images of subject property Attachment D: Business Park Development Permit Area: Justification, Objectives and Guidelines from the Official Community Plan Respectfully submitted, Blake Laven, MCIP, RPP Planner


ATTACHMENT `A` Subject Property Location Map

R. P. 3 9 1 0 2

R. P. 3 9 1 0 2

R. P. 3 9 1 0 2

R. P. 3 9 1 0 2

R. P. 3 9 1 0 2

R. P. B- 6 0 2 4

R. P. B- 6 0 2 4

R. P. B- 6 0 2 4

R. P. B- 6 0 2 4

R. P. B- 6 0 2 4

2 9 9 1 7

2 9 9 1 72 9 9 1 7

2 9 9 1 72 9 9 1 7

R. P.R. P.R. P.R. P.R. P.R

.P. B-6937

R.P. B-6937

R.P. B-6937

R.P. B-6937

R.P. B-6937

R. P. 2 8 0 7 0

R. P. 2 8 0 7 0

R. P. 2 8 0 7 0

R. P. 2 8 0 7 0

R. P. 2 8 0 7 0

R. P. B- 4 8 8 4

R. P. B- 4 8 8 4

R. P. B- 4 8 8 4

R. P. B- 4 8 8 4

R. P. B- 4 8 8 4

R.P. 23R.P. 237R.P. 23R.P. 23R.P. 23

KAP 44774

KAP 44774KAP 44774

KAP 44774KAP 44774

K A P 7 8 3 9 8

K A P 7 8 3 9 8

K A P 7 8 3 9 8

K A P 7 8 3 9 8

K A P 7 8 3 9 8

K A P 7 7 5 5 9K A P 7 7 5 5 9K A P 7 7 5 5 9K A P 7 7 5 5 9K A P 7 7 5 5 9

KAP 56097

KAP 56097KAP 56097

KAP 56097KAP 56097

K A P 6 6 9 8 2

K A P 6 6 9 8 2

K A P 6 6 9 8 2

K A P 6 6 9 8 2

K A P 6 6 9 8 2

K A P 6 7 0 8 0

K A P 6 7 0 8 0

K A P 6 7 0 8 0

K A P 6 7 0 8 0

K A P 6 7 0 8 0

R. P. 4 3 0 2

R. P. 4 3 0 2

R. P. 4 3 0 2

R. P. 4 3 0 2

R. P. 4 3 0 2

16169169169169

2967229672296722967229672

R.P. 40600R.P. 40600R.P. 40600R.P. 40600R.P. 406004026040260402604026040260R.P.R.P.R.P.R.P.R.P.

R. P. 2 8 0 7 7R. P. 2 8 0 7 7R. P. 2 8 0 7 7R. P. 2 8 0 7 7R. P. 2 8 0 7 7

R.P.R.P.R.P.R.P.R.P.

2967129671296712967129671

R.P.R.P.R.P.R.P.R.P.

RRRRR

R

R

R R

R

K A P 6 7 0 8 0

K A P 6 7 0 8 0

K A P 6 7 0 8 0

K A P 6 7 0 8 0

K A P 6 7 0 8 0

KAP 77559KAP 77559KAP 77559KAP 77559KAP 77559

KAP 81364

KAP 81364KAP 81364

KAP 81364KAP 81364

KAP 81366

KAP 81366KAP 81366

KAP 81366KAP 81366

REMREMREMREMREM

KAP 89535KAP 89535KAP 89535KAP 89535KAP 89535

Lot PCL ELot PCL ELot PCL ELot PCL ELot PCL E

Lot 0Lot 0Lot 0Lot 0Lot 0


Lot ALot ALot ALot ALot A



Lot BLot BLot BLot BLot B





Lot 2Lot 2Lot 2Lot 2Lot 2Lot 3Lot 3Lot 3Lot 3Lot 3





Lot Lot 2Lot Lot Lot


Lot BLot BLot BLot BLot BLot ALot ALot ALot ALot A










Lot BLot BLot BLot BLot B





Lot 9Lot 9Lot 9Lot 9Lot 9 Lot 8Lot 8Lot 8Lot 8Lot 8


Lot 6Lot 6Lot 6Lot 6Lot 6 Lot 5Lot 5Lot 5Lot 5Lot 5









DUNCAN AVE W 200-441





WATERLOO AVE 200-500





HUTH AVE 270-400

HUTH AVE 270-400

HUTH AVE 270-400

HUTH AVE 270-400

HUTH AVE 270-400

NESBITT CRE NESBITT CRE NESBITT CRE NESBITT CRE NESBITT CRE

GRANBY AVE 2GRANBY AVE 2GRANBY AVE 2GRANBY AVE 2GRANBY AVE 2

FAIR

VIEW

RD

1600

-170

0

FAIR

VIEW

RD

1600

-170

0

FAIR

VIEW

RD

1600

-170

0

FAIR

VIEW

RD

1600

-170

0

FAIR

VIEW

RD

1600

-170

0

HASTINGS AVE 200-300





FAIRVIEW PL 1

FAIRVIEW PL 1

FAIRVIEW PL 1

FAIRVIEW PL 10

FAIRVIEW PL 1

HUTH AVE 200-260HUTH AVE 200-260HUTH AVE 200-260HUTH AVE 200-260HUTH AVE 200-260

FAIR

VIEW

RD

1500

-160

0

FAIR

VIEW

RD

1500

-160

0

FAIR

VIEW

RD

1500

-160

0

FAIR

VIEW

RD

1500

-160

0

FAIR

VIEW

RD

1500

-160

0

CHANNEL PAR

CHANNEL PAR

CHANNEL PA

CHANNEL PAR

CHANNEL PAR


ATTACHMENT `B` Development Permit Area Map











DOUGLAS AVE 300-500

DOUGLAS AVE 300-500

DOUGLAS AVE 300-500

DOUGLAS AVE 300-500

DOUGLAS AVE 300-500

CONKLIN AVE 300-500

CONKLIN AVE 300-500

CONKLIN AVE 300-500

CONKLIN AVE 300-500

CONKLIN AVE 300-500

SCOTT AVE 300-500

SCOTT AVE 300-500

SCOTT AVE 300-500

SCOTT AVE 300-500

SCOTT AVE 300-500

VE 400-500

VE 400-500 AVE 400-500

VE 400-500 VE 400-500

WINDSOR AVE 300-500

WINDSOR AVE 300-500

WINDSOR AVE 300-500

WINDSOR AVE 300-500

WINDSOR AVE 300-500






HUTH AVE 270-400

HUTH AVE 270-400

HUTH AVE 270-400

HUTH AVE 270-400

HUTH AVE 270-400






FAIRWAY AVE 700-800

FAIRWAY AVE 700-800

FAIRWAY AVE 700-800

FAIRWAY AVE 700-800

FAIRWAY AVE 700-800






CONKLIN AVE 527-600

CONKLIN AVE 527-600

CONKLIN AVE 527-600

CONKLIN AVE 527-600

CONKLIN AVE 527-600

TIM

MIN

S ST

900

-110

0

TIM

MIN

S ST

900

-110

0

TIM

MIN

S ST

900

-110

0

TIM

MIN

S ST

900

-110

0

TIM

MIN

S ST

900

-110

0

MO

OSE

JAW

ST

900-

1000

MO

OSE

JAW

ST

900-

1000

MO

OSE

JAW

ST

900-

1000

MO

OSE

JAW

ST

900-

1000

MO

OSE

JAW

ST

900-

1000

DOUGLAS AVE 200-300

DOUGLAS AVE 200-300

DOUGLAS AVE 200-300

DOUGLAS AVE 200-300

DOUGLAS AVE 200-300

CALGARY AVE CALGARY AVE CALGARY AVE CALGARY AVE CALGARY AVE

QU

EBEC ST 1800-1900

QU

EBEC ST 1800-1900

QU

EBEC ST 1800-1900

QU

EBEC ST 1800-1900

QU

EBEC ST 1800-1900FAIR

FOR

D DR 1600-1700

FAIRFO

RD DR

1600-1700

FAIRFO

RD DR

1600-1700

FAIRFO

RD DR

1600-1700

FAIRFO

RD DR

1600-1700

PHOENIX AVE 200-300PHOENIX AVE 200-300PHOENIX AVE 200-300PHOENIX AVE 200-300PHOENIX AVE 200-300

GRANBY AVE 200-300GRANBY AVE 200-300GRANBY AVE 200-300GRANBY AVE 200-300GRANBY AVE 200-300

COSSAR AVE 100COSSAR AVE 100COSSAR AVE 100COSSAR AVE 100COSSAR AVE 100

INDUSTRIAL AVE W 100-300




INDUSTRIAL AVE W 100-300INDUSTRIAL PL 100-200

INDUSTRIAL PL 100-200




CHATHAM

PL 10C

HATHAM PL 10

CHATHAM

PL 1C

HATHAM PL 10

CHATHAM

PL 10

TROY PL

TROY PL

TROY PL

TROY PL 1

TROY PL

HUTH AVE 200-260HUTH AVE 200-260HUTH AVE 200-260HUTH AVE 200-260HUTH AVE 200-260

FAIRFO

RD DR

1800-1900

FAIRFO

RD DR

1800-1900

FAIRFO

RD DR

1800-1900

FAIRFO

RD DR

1800-1900

FAIRFO

RD DR

1800-1900

DUNCAN AVE W DUNCAN AVE W 1DUNCAN AVE W DUNCAN AVE W DUNCAN AVE W

SCO

TIA

SCO

TIA S

SCO

TIA S

SCO

TIA S

SCO

TIA S

WINDSOR AVE 200-300

WINDSOR AVE 200-300

WINDSOR AVE 200-300

WINDSOR AVE 200-300

WINDSOR AVE 200-300

PERKINS CRES 100-20

PERKINS CRES 100-20

PERKINS CRES 100-20

PERKINS CRES 100-20

PERKINS CRES 100-20

SCOTT AVE 200-300

SCOTT AVE 200-300

SCOTT AVE 200-300

SCOTT AVE 200-300

SCOTT AVE 200-300

CONKLIN AVE 200-300

CONKLIN AVE 200-300

CONKLIN AVE 200-300

CONKLIN AVE 200-300

CONKLIN AVE 200-300

ARG

YLE

ST 1

000-

1100

ARG

YLE

ST 1

000-

1100

ARG

YLE

ST 1

000-

1100

ARG

YLE

ST 1

000-

1100

ARG

YLE

ST 1

000-

1100

ARG

YLE

ST

ARG

YLE

ST

ARG

YLE

ST 7

ARG

YLE

ST

ARG

YLE

ST

PRESTON A

PRESTON A

PRESTON A

PRESTON A

PRESTON A

REGINA AVE REGINA AVE REGINA AVE REGINA AVE REGINA AVE

CHANNEL PARKWAY

CHANNEL PARKWAY

CHANNEL PARKWAY

CHANNEL PARKWAY

CHANNEL PARKWAY

RAI

LWAY

ST

1000

-120

0

RAI

LWAY

ST

1000

-120

0

RAI

LWAY

ST

1000

-120

0

RAI

LWAY

ST

1000

-120

0

RAI

LWAY

ST

1000

-120

0

BUSINESS PARK DEVELOPMENT PERMIT AREA

CPR MULTIPLE FAMILY DPA

GENERAL MULTIPLE FAMILY DPA

GENERALTOURIST COMMERCIAL DPA

SUBJECT PROPERTY


ATTACHMENT `C` Images of subject property

Figure 1: Aerial photograph of the subject proerpty and surrounding areas prior to the

establishment of the DPA and redevelopment of the CPR rail yard











DOUGLAS AVE 300-500

DOUGLAS AVE 300-500

DOUGLAS AVE 300-500

DOUGLAS AVE 300-500

DOUGLAS AVE 300-500

CONKLIN AVE 300-500

CONKLIN AVE 300-500

CONKLIN AVE 300-500

CONKLIN AVE 300-500

CONKLIN AVE 300-500

VE 300-500

VE 300-500 AVE 300-500

VE 300-500 VE 300-500






HUTH AVE 270-400

HUTH AVE 270-400

HUTH AVE 270-400

HUTH AVE 270-400

HUTH AVE 270-400






N AVE W 600-700

AVE W 600-700

AVE W 600-700

AVE W 600-700

AVE W 600-700

CONKLIN AVE 527-600

CONKLIN AVE 527-600

CONKLIN AVE 527-600

CONKLIN AVE 527-600

CONKLIN AVE 527-600

MO

OSE

JAW

ST

100

MO

OSE

JAW

ST

100

MO

OSE

JAW

ST

100

MO

OSE

JAW

ST

100

MO

OSE

JAW

ST

100

ARG

YLE

ST 1

200-

1300

ARG

YLE

ST 1

200-

1300

ARG

YLE

ST 1

200-

1300

ARG

YLE

ST 1

200-

1300

ARG

YLE

ST 1

200-

1300

DOUGLAS AVE 200-300

DOUGLAS AVE 200-300

DOUGLAS AVE 200-300

DOUGLAS AVE 200-300

DOUGLAS AVE 200-300

NESBITT CRES 1NESBITT CRES 10NESBITT CRES 10NESBITT CRES 10NESBITT CRES 10

PHOENIX AVE 2PHOENIX AVE 2PHOENIX AVE 2PHOENIX AVE 2PHOENIX AVE 2

GRANBY AVE 200GRANBY AVE 200-GRANBY AVE 200-GRANBY AVE 200-GRANBY AVE 200-

INDUSTRIAL AVE W 10

INDUSTRIAL AVE W 10

INDUSTRIAL AVE W 1

INDUSTRIAL AVE W 10

INDUSTRIAL AVE W 10






HUTH AVE 200-260HUTH AVE 200-260HUTH AVE 200-260HUTH AVE 200-260HUTH AVE 200-260FAIR

VIEW

RD

1500

-160

0

FAIR

VIEW

RD

1500

-160

0

FAIR

VIEW

RD

1500

-160

0

FAIR

VIEW

RD

1500

-160

0

FAIR

VIEW

RD

1500

-160

0

CONKLIN AVE 200-300

CONKLIN AVE 200-300

CONKLIN AVE 200-300

CONKLIN AVE 200-300

CONKLIN AVE 200-300

ARG

YLE

ST 1

000-

1100

ARG

YLE

ST 1

000-

1100

ARG

YLE

ST 1

000-

1100

ARG

YLE

ST 1

000-

1100

ARG

YLE

ST 1

000-

1100

CHANNEL PARKWAY

CHANNEL PARKWAY

CHANNEL PARKWAY

CHANNEL PARKWAY

CHANNEL PARKWAY

FAIR

VIEW

RD

1300

-140

0

FAIR

VIEW

RD

1300

-140

0

FAIR

VIEW

RD

1300

-140

0

FAIR

VIEW

RD

1300

-140

0

FAIR

VIEW

RD

1300

-140

0

SUBJECT PROPERTY


Figure 2: Image of subject property from Waterloo Avenue looking north west

Figure 3: Image of subject property looking east


ATTACHMENT `D` Business Park Development Permit Area Justification and Guidelines

275 Waterloo Ave.

THE CORPORATION OF THE CITY OF PENTICTON

BYLAW NO. 2013-26

A BYLAW TO AMEND THE OFFICIAL COMMUNITY PLAN BYLAW 2002-20

WHEREAS the Council of the City of Penticton has adopted an Official Community Plan Bylaw pursuant to the Local Government Act; AND WHEREAS the Council of the City of Penticton wishes to amend “Official Community Bylaw 2002-20”; 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 “Official Community Plan Amendment Bylaw

2013-26.” 2. AMENDMENT:

“Official Community Plan Bylaw 2002-20” is hereby amended as follows:

2.1 To remove Lot A, District Lot 5, Group 7, SDY (Formerly Yale-Lytton) District, Plan 28070 located at 275 Waterloo Ave. from Schedule “H”, Development Permit Area Map, Section 6.8 “Business Park Development Permit Area”.

READ A FIRST time this 17th day of June, 2013. A PUBLIC HEARING was held this day of July 2013. READ A SECOND time this day of July, 2013. READ A THIRD time this day of July, 2013. Notice of intention to proceed with this bylaw was published on the 21 day of June, 2013 and the 26 day of June, 2013, in the Penticton Western newspaper, pursuant to Section 94 of the Community Charter. ADOPTED this day of July, 2013.

Garry Litke, Acting Mayor

Dana Schmidt, Corporate Officer

public notice official community plan amendment …news/news/2013/2013... · 2017-06-08 · 6480-20...

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