rezoning application no. rez00637 development permit ... · for accessory buildings in the rs-1s...

S:\DCS\Jobs (c3)\289705_REZ00637 DPM00635_REP\289706_REZ00637 DPM00635_REP.docx

January 23, 2018

REPORT TO THE CHIEF ADMINISTRATIVE OFFICER FROM THE DEVELOPMENT AND ENGINEERING SERVICES DEPARTMENT

ON

REZONING APPLICATION NO. REZ00637

DEVELOPMENT PERMIT APPLICATION NO. DPM00635 1084 NICOLA STREET

OWNER/APPLICANT: LEIGH HILTON AND WES HILTON

PURPOSE To rezone the subject property from RT-1 (Two Family Residential-1) to RS-1S (Single Family Residential - Suite), and to issue a Development Permit to allow construction of a garden suite. SUMMARY The subject property is located on the north side of Nicola Street west of 11th Avenue in downtown Kamloops. The property is 557 m2 in area, is zoned RT-1, and contains an existing single-family dwelling and two small sheds. The applicant is seeking to rezone the subject property from RT-1 to RS-1S to allow a 66.2 m2 garden suite in the rear yard. As garden suites are subject to the Intensive Residential Development Permit Area Guidelines, a Development Permit is required. KAMPLAN: City of Kamloops Official Community Plan encourages a broad range of choices, housing types, and locations that are capable of meeting the needs of the city’s diverse population. Garden suites are encouraged in areas that are designated Urban, considering factors such as available existing municipal servicing and transit, lack of on-street parking restrictions, and sensitive integration into adjacent neighbourhoods. In this case, the proposed garden suite provides an additional rental unit within 100 m of a bus stop on a serviced lot in an urban area. A small building footprint and single-storey height help to incorporate the proposed suite into the neighbourhood. The Development Permit application meets the intent of the City’s Intensive Residential Development Permit Area Guidelines with respect to site planning and building design. Site design features three standard-sized parking stalls accessed off of the lane and a paved pathway from Nicola Street to the suite. A cedar hedge between the existing house and the suite provides privacy, while a 23 m2 patio area with a pergola provides amenity space for the suite’s residents (Attachment “A”). The built form uses a simple bungalow style that complements the existing home on the property. Dormers add visual interest to the roof design, while grey HardiePlank siding and white accent trim provide an attractive, high-quality look (Attachment “B”). As the application is consistent with KAMPLAN, and the Public Hearing provides area residents with an opportunity to provide their input on the application, staff advise Council to proceed as outlined in the recommendation.

REZONING APPLICATION NO. REZ00637 January 23, 2018 DEVELOPMENT PERMIT APPLICATION NO. DPM00635


RECOMMENDATION: That Council authorize: a) a Public Hearing to consider rezoning Lot G, D.L. 234, K.D.Y.D.,

Plan 4241 (1084 Nicola Street), from RT-1 (Two Family Residential-1) to RS-1S (Single Family Residential - Suite) to allow a garden suite

b) subject to approval of item a), the Corporate Officer to issue

Development Permit No. DPM00635 for Lot G, D.L. 234, K.D.Y.D., Plan 4241 (1084 Nicola Street), in accordance with site plan/landscape plan shown as Attachment “A” and building elevations shown as Attachment “B”

Note: Final registration of the Development Permit will be held pending submission of a landscape security in the amount of $2,500.

COUNCIL POLICY • KAMPLAN: City of Kamloops Official Community Plan SITE CONDITIONS AND BACKGROUND • Neighbourhood - City Centre/East End character area • KAMPLAN Designation - Urban • Current Zoning/Use - RT-1 (Two Family Residential-1)/single-family

home • Proposed Zoning/Use - RS-1S (Single Family Residential -

Suite)/single-family home with garden suite • Surrounding Uses - Single-family residential • Application Date - November 23, 2017 • Restrictive Covenant - n/a • Project Evaluation Team (PET) - December 8, 2017 • Parcel Size - 557 m2 • MOTI Referral - n/a DISCUSSION The subject property is located in the east end of downtown Kamloops on the north side of Nicola Street and west of 11th Avenue, Scott’s Inn & Restaurant, and Prince Charles Park. The property is 557 m2 in area, is zoned RT-1, and contains an existing single-family dwelling (approximately 70 m2 in area) and two small sheds. The applicant wishes to build a 66.2 m2 garden suite in the rear yard of the property (the sheds are to be removed as a condition of development approval). The RT-1 zone does not permit garden and carriage suites, and the applicant is seeking to rezone the subject property from RT-1 to RS-1S to allow the suite. As garden suites are subject to the Intensive Residential Development Permit Area Guidelines, a Development Permit is required.



The Sustainable Kamloops Plan (SKP) encourages infill development in existing neighbourhoods in a variety of ways, including garden suites and concentrating development intensification in serviced areas. KAMPLAN encourages a broad range of choices, housing types, and locations that are capable of meeting the needs of the city’s diverse population. Garden suites are encouraged in areas that are designated Urban, considering factors such as available existing municipal servicing and transit, lack of on-street parking restrictions, and sensitive integration into adjacent neighbourhoods. In this case, the garden suite will provide an additional rental unit within 100 m of a bus stop on a serviced lot in an urban area. The property is also in close proximity to amenities such as Prince Charles Park, restaurants, fitness studios, and a convenience store. A small building footprint and single-storey height will help to incorporate the suite into the neighbourhood. The Development Permit application complies with zoning regulations and meets the intent of the City’s Intensive Residential Development Permit Area Guidelines with respect to site planning and building character. The site has been designed to provide access to the three required parking stalls off of the lane while leaving the property’s front yard landscaped. As per the Development Permit Area Guidelines, the site design also includes a direct pedestrian pathway from Nicola Street to the garden suite. A cedar hedge will be planted between the existing house and the suite to provide privacy for both units, while a 23 m2 patio area with a pergola will provide amenity space for the suite’s residents (Attachment “A”). The 66.2 m2 building footprint for the suite complies with the maximum 12% lot coverage permitted for accessory buildings in the RS-1S zone and is subordinate in size to the 70 m2 principal dwelling, as per the Development Permit Area Guidelines. The built form uses a simple bungalow style that complements the style of the property’s existing home. Dormers add visual interest to the roof design, while grey HardiePlank siding, white accent trim, decorative window treatments, and a pergola feature at the entrance to the development provide an attractive, high-quality look (Attachment “B”). Any technical issues will be addressed at the Building Permit stage. The rezoning application is consistent with KAMPLAN and the SKP, and the Development Permit application meets the intent of the Intensive Residential Development Permit Area Guidelines. SUSTAINABILITY IMPLICATIONS The SKP encourages infill development in existing neighbourhoods in a variety of ways, including garden suites, carriage suites, and concentrating development intensification in serviced areas. New garden/carriage suites in existing neighbourhoods will assist in achieving targets in the SKP, such as increasing density of development by 25% by the year 2050 and managing overall growth of the Urban area to achieve a rate of growth that is 50% of the rate of population growth.



Author: S. Bentley, MCIP, RPP, Planner

Reviewed by: E. Beach, MCIP, RPP, Planning and

Development Supervisor R. J. Martin, MCIP, RPP, Planning and

Development Manager/Approving Officer

M. Kwiatkowski, P.Eng. Development and Engineering Services Director

Approved for Council SB/ts/lm/kjm Attachments

rezoning application no. rez00637 development permit ... · for accessory buildings in the rs-1s...

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