City Clerk's Office (604) 541-2212
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THE CORPORATION OF THE
CITY OF WHITE ROCK
15322 BUENA VISTA AVENUE, WHITE ROCK, B.C. V4B 1Y6
LAND USE AND PLANNING COMMITTEE
July 7, 2016
A LAND USE AND PLANNING COMMITTEE MEETING will be held in the CITY HALL
COUNCIL CHAMBERS, located at 15322 Buena Vista Avenue, White Rock, BC, on
Monday, July 11, 2016 at 6:15 p.m. for the transaction of business as listed below.
T. Arthur, City Clerk
AGENDA
Councillor Lawrence, Chairperson
1.
AGENDA APPROVAL
RECOMMENDATION
THAT the Land Use and Planning Committee adopt the agenda for the meeting scheduled
for July 11, 2016 as circulated.
2.
PREVIOUS MINUTES
a) Land Use and Planning Committee Meeting – May 30, 2016
Page 3
RECOMMENDATION
THAT the Land Use and Planning Committee adopt the minutes of the May 30, 2016
meeting as circulated.
3.
REPORTS
3.1.
PARTIAL DISCHARGE OF LAND USE CONTRACT NO. 34 – 1495 MAPLE
STREET (LUC 16-009)
Page 5
Corporate report dated July 11, 2016 from the Acting Director of Planning and Development
Services titled “Partial Discharge of Land Use Contract No. 34 – 1495 Maple Street
(LUC 16-009).”
RECOMMENDATION
THAT the Land Use and Planning Committee:
1.
Receive for information the corporate report dated July 11, 2016 from the Acting Director of
Planning and Development Services, titled “Partial Discharge of Land Use Contract No. 34 –
1495 Maple Street (LUC 16-009);”
2.
Recommend that Council give first and second readings to “White Rock Land Use Contract
No. 34 Authorization Bylaw, 1976, No. 632, Amendment (1495 Maple Street) Bylaw, 2016,
No. 2155;” and
3.
Recommend that Council direct staff to schedule the required public hearing for “White
Rock Land Use Contract No. 34 Authorization Bylaw, 1976, No. 632, Amendment
(1495 Maple Street) Bylaw, 2016, No. 2155.”
LU & P AGENDA
PAGE 1
Land Use and Planning Committee Meeting
Page No. 2
3.2.
DIRECTION ON OFFICIAL COMMUNITY PLAN POLICY 3.4.7 (LOWER TOWN
CENTRE / JOHNSTON ROAD SPECIAL STUDY)
Page 25
Corporate report dated July 11, 2016 from the Acting Director of Planning and Development
Services titled “Direction on Official Community Plan Policy 3.4.7 (Lower Town Centre/Johnston
Road Special Study).”
RECOMMENDATION
THAT the Land Use and Planning Committee:
4.
1.
Receive for information the corporate report dated July 11, 2016 from the Acting Director of
Planning and Development Services titled, “Council Direction on Official Community Plan
Policy 3.4.7 (Lower Town Centre/Johnston Road Special Study);”
2.
Recommend that Council direct staff to incorporate the ‘special study’ for the proposed
Lower Johnston Road Study Area within the current review of the Official Community Plan,
with any additional costs arising from the ‘special study’ to be at the expense of applicants
for Official Community Plan amendments within the proposed Lower Johnston Road Study
Area.
CONCLUSION OF THE JULY 11, 2016 LAND USE AND PLANNING COMMITTEE
MEETING
LU & P AGENDA
PAGE 2
Minutes of a City of White Rock
Land Use and Planning Committee meeting held in the
City Hall Council Chambers
May 30, 2016
PRESENT:
Councillor Knight, Chairperson
Mayor Baldwin
Councillor Chesney
Councillor Fathers
Councillor Lawrence
Councillor Meyer
Councillor Sinclair
STAFF:
D. Bottrill, Chief Administrative Officer
K. Cooper, Director of Planning and Development Services
S. Kurylo, Director of Financial Services
E. Stepura, Director of Leisure Services
G. St. Louis, Director of Engineering and Municipal Operations
T. Arthur, City Clerk
S. Lam, Deputy City Clerk
Page No. 8
Press: 1
Public: 13
______________________________________________________________________________
The meeting was called to order at 6:30 pm
1.
AGENDA APPROVAL
2016-013
It was MOVED and SECONDED
THAT the Land Use and Planning Committee adopts the agenda for the meeting
scheduled for May 30, 2016 as circulated.
CARRIED
2.
PREVIOUS MINUTES
a) Land Use and Planning Committee Meeting – May 9, 2016
2016-014
It was MOVED and SECONDED
THAT the Land Use and Planning Committee adopts the minutes of the May 9,
2016 meeting as circulated.
CARRIED
3.
REPORTS
3.1
INFORMATION REPORT (TEXOR HOMES) – 14022/34 NORTH BLUFF
ROAD AND 1590 NICHOL ROAD (OCP/ZON/MJP 16-004) Page 4
Corporate report dated May 30, 2016 from the Acting Director of Planning and
Development Services titled “Information Report (Texor Homes) – 14022/34
North Bluff Road and 1590 Nichol Road (OCP/ZON/MJP 16-004).”
LU & P AGENDA
PAGE 3
Minutes of a City of White Rock
Land Use and Planning Committee meeting held in the
City Hall Council Chambers
May 30, 2016
Page No. 9
2016-015
It was MOVED and SECONDED
THAT the Land Use and Planning Committee receives for information the
corporate report dated May 30, 2016 from the Acting Director of Planning and
Development Services, titled “Information Report (Texor Homes) – 14022/34
North Bluff Road and 1590 Nichol Road (OCP/ZON/MJP 16-004).”
CARRIED
Mayor Baldwin voted in the negative
4.
CONCLUSION OF THE MAY 30, 2016 LAND USE AND PLANNING
COMMITTEE MEETING
The Chairperson declared the meeting concluded at 6:37 p.m.
Councillor Knight, Chairperson
Tracey Arthur, City Clerk
LU & P AGENDA
PAGE 4
THE CORPORATION OF THE
CITY OF WHITE ROCK
CORPORATE REPORT
DATE:
July 11, 2016
TO:
Land Use and Planning Committee
FROM:
Bob Ambardar, Acting Director of Planning and Development Services
SUBJECT:
Partial Discharge of Land Use Contract No. 34 – 1495 Maple Street
(LUC 16-009)
RECOMMENDATIONS
THAT the Land Use and Planning Committee:
1. Receive for information the corporate report dated July 11, 2016 from the Acting Director of
Planning and Development Services, titled “Partial Discharge of Land Use Contract No. 34 –
1495 Maple Street (LUC 16-009);”
2. Recommend that Council give first and second readings to “White Rock Land Use Contract
No. 34 Authorization Bylaw, 1976, No. 632, Amendment (1495 Maple Street) Bylaw, 2016,
No. 2155;” and
3. Recommend that Council direct staff to schedule the required public hearing for “White
Rock Land Use Contract No. 34 Authorization Bylaw, 1976, No. 632, Amendment (1495
Maple Street) Bylaw, 2016, No. 2155.”
INTRODUCTION
The City of White Rock has received an application for a partial discharge of Land Use Contract
No. 34 from the property located at 1495 Maple Street to allow the construction of a single
family dwelling under the current ‘RS-1 One Unit Residential Zone.’ Location and ortho photo
maps of the property are included in Appendix A. A draft copy of Bylaw No. 2155 authorizing
the proposed partial discharge of Land Use Contract No. 34 is attached as Appendix B.
PAST PRACTICE / POLICY/LEGISLATION
Between 1973 and 1979 local governments had the authority to enter into land use contracts with
property owners to regulate the use and development of land under the Municipal Act (since
replaced by the Local Government Act). Land use contracts were registered on title and
supersede and replace zoning. These contracts remain in effect today if they have not been
discharged from title.
Under the Local Government Act all land use contracts are set to terminate on June 30, 2024.
Local governments are required to adopt underlying zoning that will apply to all lands that are
subject to land use contracts by no later than June 30, 2022. White Rock Zoning Bylaw, 2012, No.
LU & P AGENDA
PAGE 5
Partial Discharge of Land Use Contract No. 34 – 1495 Maple Street (LUC 16-009)
Page No. 2
2000 includes zoning for each property under a land use contract, with the zoning of each
determined by the current and likely future use for a given property.
The Local Government Act includes provisions for property owners to initiate the discharge of a
land use contract on their property, as well as provisions for local governments to terminate land
use contracts. City of White Rock Planning Procedures Bylaw, 2009, No. 1869 outlines the
approval process for the discharge of land use contracts initiated by property owners.
The Official Community Plan designation of the subject property is currently ‘Detached or
Attached Residential (Low Density).’ The underlying zoning of the property that would apply if
the land use contract was discharged is ‘RS-1 One Unit Residential Zone.’
ANALYSIS
Site Context
The property is currently vacant and is located in a single family neighbourhood. Areas to the
north, east, and south of the subject property are predominantly made up of larger lots, and there
is some infill development on narrower lots to the west. The hospital is situated to the northwest,
and a power substation is located to the north.
The Proposal
Land Use Contract No. 34 (LUC 34) was adopted on August 23, 1976 and applies to the subject
property and nine other properties to the immediate south, as shown in Figure 1. LUC 34 ties
development on the properties to the requirements of the RS-1 zone in Zoning Bylaw No. 394
that was repealed in 1999. There are also additional siting requirements that are more stringent
than the siting requirements from the RS-1 zone under Zoning Bylaw No. 394, as the footprint of
a new home must match the footprint of the previously approved home on each property.
Figure 1 – Properties under Land Use Contract No. 34
LU & P AGENDA
PAGE 6
Partial Discharge of Land Use Contract No. 34 – 1495 Maple Street (LUC 16-009)
Page No. 3
The owner of 1495 Maple Street would like to build a new home under the requirements of the
RS-1 zoning from Zoning Bylaw No. 2000. Table 1 below outlines differences in the
requirements for LUC 34 and the RS-1 zoning under Zoning Bylaw No. 2000.
Table 1 – Requirements of LUC 34 and the RS-1 Zone for 1495 Maple Street
Requirement
Height
Lot Coverage
Residential Gross Floor Area
Front Setback (from Russell)
Exterior Side Setback (from Maple)
Interior Side Setback
Rear Setback
Secondary Suite
Habitable Rooms in Basement
LUC 34
7.7 metres
45%
0.5 times lot area
7.7 metres
7.7 metres
4.3 metres
9.0 metres
Not Permitted
Not Permitted
RS-1 Zone
7.7 metres
45%
0.5 times lot area
7.5 metres
7.5 metres
1.5 metres
3.8 metres
Permitted
Permitted
Under LUC 34 a secondary suite would not be permitted and habitable rooms would not be
permitted in the basement. The required setbacks are also significantly larger than any current
single family zone in the City of White Rock.
Public Feedback
The applicant held a public information meeting on May 18, 2016 at the White Rock Library at
15342 Buena Vista Avenue. Eighty-eight letters were delivered to property owners and
occupants within 100 metres of the site, and the meeting was advertised in the Peace Arch News
on May 6 and 13, 2016. Five people signed the attendance sheet at the meeting. The owner did
not provide sufficient background information for the public at the meeting, so a second meeting
was scheduled.
The applicant held the second public information meeting on June 9, 2016 at the First United
Church White Rock at 15385 Semiahmoo Avenue. As with the previous meeting, eighty-eight
letters were delivered to property owners and occupants within 100 metres of the site advertising
the meeting. The meeting was also advertised in the Peace Arch News on May 27 and June 8,
2016. Eleven people signed the attendance sheet at the meeting. City staff received a total of six
written comments on the application, two of which are in support of the application and four of
which are against it. City staff also received a letter in support of the application with 16
signatures. However, two of the signatures were from the owners and the language in the letter
does not clearly indicate the details of the application. Copies of the attendance sheets and all
written feedback received by City staff are included in Appendix C.
Those in favour of the application did not state their reasons for support. Smaller setbacks and
potential blockage of sunlight and moonlight to the neighbouring property to the west were the
most common reasons cited for opposing the application. The setback from the west property
line would be reduced by 2.8 metres (9.2 feet), from 4.3 metres (14.1 feet) to 1.5 metres (4.9
feet), with the discharge of LUC 34 and application of the RS-1 zoning. While the reduced
setback will likely create some additional shading on the neighbouring property to the west, this
is the standard interior side yard setback that is required in the RS-1 zone.
Most single family lots to the north, east, and south of the property are zoned RS-1 and therefore
have the same setback requirement, as does the property immediately to the west of the subject
property. The other properties that are regulated by LUC 34 are restricted by the siting of their
existing homes, and according to City records most of these properties have setbacks that are
much closer to the RS-1 requirement. Table 2 lists the interior side yard setbacks for the homes
LU & P AGENDA
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Partial Discharge of Land Use Contract No. 34 – 1495 Maple Street (LUC 16-009)
Page No. 4
that are regulated by LUC 34, and Table 3 includes a list of additional concerns raised by the
public, as well as the staff response for each.
Table 2: Interior Side Yard Setbacks for Properties Regulated by LUC 34
Property Address
Interior Side Yard Setback
1415 Maple Street
No records available
1425 Maple Street
1.80 metres (5.9 feet) and 3.96 metres (13.0 feet)
1435 Maple Street
1.63 metres (5.4 feet) and 1.68 metres (5.5 feet)
1445 Maple Street
1.63 metres (5.4 feet) and 1.68 metres (5.5 feet)
1455 Maple Street
1.55 metres (5.1 feet) and 1.58 metres (5.2 feet)
1465 Maple Street
1.55 metres (5.1 feet) and 1.58 metres (5.2 feet)
1475 Maple Street
1.58 metres (5.2 feet) and 1.68 metres (5.5 feet)
1485 Maple Street
1.68 metres (5.5 feet) and 1.68 metres (10.5 feet)
1495 Maple Street (Subject Property)
4.33 metres (14.2 feet)*
15631 Thrift Avenue
2.44 metres (8.0 feet) and 5.49 metres (18.0 feet)
* As a corner lot, 1495 Maple Street only has one interior side yard setback
Table 3: Setbacks for Properties Regulated by LUC 34
Potential Issue
Staff Response
Dislike of development at Finlay and Thrift The recent development at the northeast corner of
Thrift and Finlay was under the RI-2 zone rather
than the RS-1 zone that would apply to the
subject property
Amounts to ‘piecemeal’ planning
The zoning to underlie all LUCs in the City was
selected/planned previously with the adoption of
Zoning Bylaw No. 2000 in 2013
Homeowners on the street were polled and City staff contacted owners of properties subject
voted against it
to LUC 34 to determine if there was interest in
pursuing the discharge of the entire LUC 34, but
the feedback was mixed so the owners of 1495
Maple Street proceeded on their own
Address of First United Church was
While the address of the church was listed as
incorrect in the notice for the second public 15485 rather than 15385 Semiahmoo on the
information meeting
notice, the name of the church was on the notice
staff did not hear from any residents that this had
led to them missing the meeting
Large house with suite will have a
The zoning is consistent with area
significant impact on the neighbourhood
Could be built as a spec home
This is beyond the scope of the City’s regulation
Construction crews
Impacts are expected to be the same whether the
home is built under LUC 34 or RS-1 zoning
Vehicles
The intention of the comment is unclear, but if it
is reference to parking the owners will need to
provide two parking spaces on their lot and a third
if a suite is proposed
Trees
The larch at the northwest corner of the lot will be
removed due partly to declining health, and the
large cedar at the southeast corner of the property
will be protected and retained
The road and drainage
The intention of these comments is unclear
LU & P AGENDA
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Partial Discharge of Land Use Contract No. 34 – 1495 Maple Street (LUC 16-009)
Page No. 5
Staff Review
In 2014 the Province amended the Local Government Act to provide for the termination of all
land use contracts on June 30, 2024 and to require municipalities to adopt underlying zoning for
all properties that are subject to LUCs by June 30, 2022. Provisions were also added that allow
municipalities to initiate the termination of LUCs, whereas previously the discharge of a LUC
could only be initiated by the land owner. These amendments suggest that the Province would
like to phase out all remaining land use contracts.
Zoning Bylaw No. 2000 was adopted in 2013. The zoning map that was adopted as a schedule
for Zoning Bylaw No. 2000 included underlying zones for all properties in the City that were
subject to Land Use Contracts at the time. This was done before it was required by provincial
legislation, and underlying zoning was selected with consideration to existing uses and buildings
that were permitted by the LUCs as well as the character of surrounding neighbourhoods. The
RS-1 zone was selected as the appropriate underlying zone for the property at 1495 Maple Street.
The RS-1 zone is the standard zone for larger single family lots in the City of White Rock, with
the exception of the estate lots along Marine Drive at the western extent of the City. Most single
family lots in the area around the subject property are zoned RS-1, with the exception of the infill
lots to the west/southwest and lots regulated by LUCs. A discharge of LUC 34 will result in the
subject property reverting to the RS-1 zone, which was determined to be appropriate during the
development of Zoning Bylaw No. 2000 and is consistent with the surrounding area.
BUDGET IMPLICATIONS
There are no immediate budget implications for this application.
OPTIONS
The Land Use and Planning Committee can recommend that Council:
1. Give first and second readings to “White Rock Land Use Contract No. 34 Authorization
Bylaw, 1976, No. 632, Amendment (1495 Maple Street) Bylaw, 2016, No. 2155” as
presented; or
2. Defer consideration of “White Rock Land Use Contract No. 34 Authorization Bylaw, 1976,
No. 632, Amendment (1495 Maple Street) Bylaw, 2016, No. 2155” pending further
information to be identified by Council; or
3. Reject “White Rock Land Use Contract No. 34 Authorization Bylaw, 1976, No. 632,
Amendment (1495 Maple Street) Bylaw, 2016, No. 2155.”
Staff recommends Option 1 which is incorporated into the recommendations at the beginning of
this corporate report.
CONCLUSION
The RS-1 zoning that underlies Land Use Contract No. 34 at 1495 Maple Street was determined
to be appropriate for the property during the development of the City’s Zoning Bylaw No. 2000,
and would come into effect with the discharge of the Land Use Contract. The RS-1 zone is the
standard zone for larger single family lots in the City of White Rock and is consistent with the
surrounding area. Also, recent changes to provincial legislation suggest that the Province would
like to phase out all remaining land use contracts, so this would be consistent with the goals of
the Province.
LU & P AGENDA
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Partial Discharge of Land Use Contract No. 34 – 1495 Maple Street (LUC 16-009)
Page No. 6
Respectfully submitted,
Bob Ambardar
Acting Director of Planning and Development Services
Comments from the Chief Administrative Officer:
I concur with the recommendations of this corporate report.
Dan Bottrill
Chief Administrative Officer
Appendix A: Location and Ortho Photo Maps
Appendix B: Draft Partial Land Use Discharge Bylaw No. 2155
Appendix C: Public Information Meeting Attendance Sheets and Public Feedback
LU & P AGENDA
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Partial Discharge of Land Use Contract No. 34 – 1495 Maple Street (LUC 16-009)
Page No. 7
APPENDIX A
Location and Ortho Photo Maps
LU & P AGENDA
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Partial Discharge of Land Use Contract No. 34 – 1495 Maple Street (LUC 16-009)
Page No. 8
APPENDIX B
Draft Partial Land Use Discharge Bylaw No. 2155
(Attached Separately)
LU & P AGENDA
PAGE 12
THE CORPORATION OF THE
CITY OF WHITE ROCK
BYLAW 2155
________________________________________________________________________
A Bylaw to authorize the partial discharge of Land Use Contract Number 34
WHEREAS the Corporation of the City of White Rock entered into Land Use Contract
No. 34 on August 23rd, 1976 with ALEXANDER MALCOLM MITCHELL for the use and
development of the lands therein described;
AND WHEREAS, BHAGAT SINGH GREWAL and KARAMJIT KAUR GREWAL, the
present owners of the land described in Section 1 of this Bylaw, have applied for a partial
discharge of Land Use Contract No. 34 registered against the title under Filing No.
M85566;
NOW THEREFORE, the Council of the City of White Rock, in open meeting assembled,
enacts as follows:
1.
THAT Land Use Contract No. 34 is hereby terminated for the lands known as:
Parcel Identifier: 005-035-848
Lot 520 Section 11 Township 1 New Westminster District Plan 52526
(1495 Maple Street)
2.
THAT Land Use Contract No. 34 has no further force and effect on the lands
described in Section 1 of this Bylaw, and the City of White Rock is hereby
authorized and empowered to apply for the discharge of the Land Use Contract
from the lands.
3.
This Bylaw may be cited for all purposes as “White Rock Land Use Contract No.
34 Authorization Bylaw, 1976, No. 632, Amendment (1495 Maple Street) Bylaw,
2016, No. 2155.”
RECEIVED FIRST READING on the
RECEIVED SECOND READING on the
PUBLIC HEARING held on the
RECEIVED THIRD READING on the
RECONSIDERED AND FINALLY ADOPTED on the
day of
day of
day of
day of
day of
___________________________________
MAYOR
___________________________________
CITY CLERK
LU & P AGENDA
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Partial Discharge of Land Use Contract No. 34 – 1495 Maple Street (LUC 16-009)
Page No. 9
APPENDIX C
Public Information Meeting Attendance Sheets and Public Feedback
LU & P AGENDA
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LU & P AGENDA
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THE CORPORATION OF THE
CITY OF WHITE ROCK
CORPORATE REPORT
DATE:
July 11, 2016
TO:
Land Use and Planning Committee
FROM:
Bob Ambardar, Acting Director of Planning and Development Services
SUBJECT:
Direction on Official Community Plan Policy 3.4.7
(Lower Town Centre/Johnston Road Special Study)
______________________________________________________________________________
RECOMMENDATIONS
THAT the Land Use and Planning Committee:
1. Receive for information the corporate report dated July 11, 2016 from the Acting Director of
Planning and Development Services titled, “Council Direction on Official Community Plan
Policy 3.4.7 (Lower Town Centre/Johnston Road Special Study);”
2. Recommend that Council direct staff to incorporate the ‘special study’ for the proposed Lower
Johnston Road Study Area within the current review of the Official Community Plan, with
any additional costs arising from the ‘special study’ to be at the expense of applicants for
Official Community Plan amendments within the proposed Lower Johnston Road Study Area.
______________________________________________________________________________
INTRODUCTION
The purpose of this report is to brief Council on an existing Official Community Plan (OCP)
policy related to development in the Lower Town Centre/Johnston Road area, and to recommend
to Council a direction on a preferred course of action moving forward.
A specific area identified in the Official Community Plan (the “Lower Town Centre Area
(Johnston Road Study Area)”) requires the completion of a special study considering appropriate
uses, heights, and design features, to determine what elements will contribute to the positive
revitalization of this area. This study for the “Lower Town Centre Area (Johnston Road Study
Area)” was intended to be completed within 1-2 years following the adoption of the 2008 OCP,
but it has not been completed.
Staff have received two development applications (OCP&ZON&MJP 16-011 and 16-027) for
properties within the Johnston Road Study Area, and are receiving preliminary inquiries regarding
other properties within and adjacent to this area. In order to continue processing the present
applications and provide clarity to other inquirers, staff require direction on the preferred
approach for moving forward with the special study identified in the OCP.
LU & P AGENDA
PAGE 25
Direction on Official Community Plan Policy 3.4.7 (Lower Town Centre/Johnston Road Special Study)
Page No. 2
PAST PRACTICE / POLICY / LEGISLATION
Current Official Community Plan
Section 3 (Land Use) of the current OCP includes a description of a variety of land use
designations, and also identifies the “Johnston Road Study Area” (between Thrift Avenue and
Buena Vista Avenue) as a specific policy area. The description of the Johnston Road Study Area
is as follows:
“The existing designation, currently commercial, requires the completion of a special study
to be undertaken as part of a neighbourhood planning process that involves consultation
with the community. The study should examine boundary issues, uses, heights [up to 10.7
m (35 ft)], densities, appropriate transitions and interfaces with adjacent development,
development permit guidelines, etc. with a view to achieving revitalization of the Johnston
Road area. The study will form part of this plan and be recognized as such. The
underlying commercial designation will apply to this area until such time as the study is
complete.”
The following policies relate to the Johnston Road Study Area.
Policy 3.4.7
The City will undertake a special study of the Johnston Road corridor, south of the Town
Centre, with a view to determining what elements (e.g. uses, densities, heights, and design
features) will contribute to the positive revitalization of this area. The study will form part
of this Plan and be recognized as such.
Policy 6.2.7
The City will continue to maintain Johnston Road as the main shopping and service street
within the community by encouraging pedestrian friendly development that supports
commercial and service activity. The Johnston Road Study will support this policy
through its objective of revitalizing Johnston Road (cross reference Policy 3.4.7).
Lower Town Centre Development Permit Area
The OCP includes guidelines for nine Development Permit Areas (DPAs), including DPA 4 Lower Town Centre (see Appendix “B” for map). The boundaries of DPA 4 extend south and east
past the boundaries of the Johnston Road Study Area, including the Five Corners area and the
Civic Centre (the block consisting of City Hall, the White Rock Library, the White Rock RCMP
detachment, White Rock Fire Services department, and the offices at 1174 Fir Street).
As the DPA 4 guidelines do not anticipate higher density forms of development, the guidelines do
not offer specific guidance on issues such as siting of buildings for view retention/enhancement,
or minimizing shadow impact.
Staff have received development inquiries from property owners who are within or adjacent to the
Lower Town Centre DPA, but outside of the identified Johnston Road Study Area boundaries.
Council Resolution 2015-283
On July 27, 2015, Council passed the following resolution:
“THAT Council:
1. Receives for information the corporate report dated July 27, 2015, from the Director of
Planning and Development Services titled “Development Applications and the Official
Community Plan Review;” and
2. Directs staff to continue processing development applications involving Official
Community Plan amendments during the Official Community Plan Review process.”
LU & P AGENDA
PAGE 26
Direction on Official Community Plan Policy 3.4.7 (Lower Town Centre/Johnston Road Special Study)
Page No. 3
Johnston Road Gateway Project
Council has identified the development of the Town Centre as a strategic priority. The
revitalization of the Johnston Road streetscape is an opportunity to improve the vibrancy and
functionality of Johnston Road as the commercial heart of the Town Centre. While the Johnston
Road Study Area (see Appendix “A” for map) noted in the above OCP policy overlaps with the
Johnston Road “Gateway Project” Streetscape Revitalization study area (see Appendix “C” for
map), the streetscape revitalization project is related to the design of the public realm (i.e.
sidewalks, street, street furniture, vegetation, etc.), whereas the special study identified in OCP
Policy 3.4.7 deals with the design of the private realm.
Staff conducted a public workshop to develop preliminary principles to guide this work on
February 10, 2016, and a subsequent workshop was held in conjunction with the White Rock
Business Improvement Association on April 7, 2016.
The consultants retained for this project, Studio Parsons and ETA Landscape Architecture, are in
the process of developing three concept designs which will be brought back to Council and the
public for feedback when completed. Following the selection of a preferred/hybrid concept
design, the detailed engineering designs will be prepared.
Official Community Plan Update
The Official Community Plan update commenced in February 2015 and is currently at the start of
Phase 3 in a four-phase process. It is anticipated that a draft version of the new OCP will be
provided for public feedback before the end of the year.
The consultants for Phase 3 and 4 of the OCP process, City Spaces Consulting, are already tasked
with providing digital massing modeling of the Town Centre, Lower Town Centre, and Uptown
areas as part of their services, based on the policies that have been developed in coordination with
community input. They will also be conducting growth management workshops with the
community to help determine preferred areas for growth and appropriate design permit guidelines
to achieve design objectives.
While the completion of the ‘special study’ of the Johnston Road Study Area as referenced in the
OCP Policy 3.4.7 was not identified as a specific task of the consultants, the items required in the
‘special study’ are within the scope of the existing City Spaces contract. However, a detailed
study of this particular area is expected to entail some additional costs that were not anticipated in
the original contract.
ANALYSIS
The ‘special study’ identified in OCP Policy 3.4.7 was intended to have been conducted in the 1-2
years following the 2008 adoption of the existing OCP. While this study has not occurred, the
timing for completing the study may be advantageous in that the City is currently undertaking a
consultative design process for the public realm (the “Johnston Road Gateway Project”) that
overlaps with the policy area.
Further, the process of updating the Official Community Plan is now at a stage when many of the
considerations required of the special study (appropriate uses, densities, building heights, etc.)
will be addressed through the ongoing OCP update process, which public consultation built into
the process.
LU & P AGENDA
PAGE 27
Direction on Official Community Plan Policy 3.4.7 (Lower Town Centre/Johnston Road Special Study)
Page No. 4
The Density Bonus/Amenity Contribution Policy (Council Policy 511) is also due for review
through the OCP process, and was discussed at the May 9, 2016 meeting of the Governance and
Legislation Committee. While applications for rezoning within the Johnston Road Study Area
would currently be required to provide amenity contributions on a negotiated basis, a renewed
Density Bonus/Amenity Contribution Policy could potentially provide a more targeted approach
to achieving the design and community impact objectives of the ‘special study’. For example, the
special study may identify specific amenities that are desired in the area such as public art or new
public open space, and an updated Density Bonus Policy could consider the amount of
development expected in the study area and set a contribution target rate across properties within
the study area.
Staff have identified four alternatives for addressing the required ‘special study’ for the Johnston
Road, with the recommended option to incorporate the study topics within the existing process for
updating the Official Community Plan. The four alternatives are summarized below, with related
implications identified.
1. Incorporate ‘special study’ requirements into existing OCP update process, with OCP
consultants City Spaces leading the process. Any additional costs shall be paid for by the
applicants.
Current applications within the Johnston Road Study Area will be required to wait until
the adoption of the new Official Community Plan before Council’s consideration of their
rezoning and development permit applications. This will allow for the study to be
considered in the overall context of the comprehensive review of the OCP, but may delay
Council’s decision regarding the applications.
2. Prepare a ‘special study’ separately from the existing OCP update, with City-managed
consultants City Spaces leading the process. All costs shall be paid for by the applicants.
Current applications within the Johnston Road Study Area would not need to wait until the
adoption of the new Official Community Plan before Council consideration of their OCP
amendment, rezoning and development permit applications. This option may result in less
of a delay for receiving Council’s decision, but would not benefit from being considered
in the overall context of the comprehensive review of the OCP.
3. Prepare OCP text amendment to remove requirements for a ‘special study’.
Staff would prepare an amendment bylaw to the OCP to eliminate the requirements for a
special study of this area. The applications could then proceed as any other application and
be considered by Council under existing OCP policies and City bylaws. This would result
in the least delay for receiving Council’s decision, but would not benefit from the input of
a special study on appropriate densities, heights, and other urban design considerations.
4. Direct staff to take another action as identified by Council
Council may wish staff to proceed with a course of action that has not been identified in
this analysis.
LU & P AGENDA
PAGE 28
Direction on Official Community Plan Policy 3.4.7 (Lower Town Centre/Johnston Road Special Study)
Page No. 5
Boundaries of Study Area
Staff note that the area identified as the Johnston Road Study Area (see Appendix “A”) is
relatively small in comparison with the Lower Town Centre Development Permit Area (see
Appendix “B”). As several other property owners in or adjacent to the Lower Town Centre DPA
have indicated their interest in redeveloping their property, staff have recommended that if the
special study is to be completed, that an enlarged study area (see map in Appendix “D” in the area
identified as the “Lower Johnston Road Study Area”) be utilized, to provide a more
comprehensive understanding of future development patterns in the Lower Town Centre.
BUDGET IMPLICATIONS
The proposed options for undertaking the special study incorporate the requirement that active
development applicants pay for any costs related to the work. There are no anticipated changes to
the City’s budget resulting from any of the options provided for Council’s consideration.
OPTIONS
The following options are available for Council’s consideration:
1. Direct staff to incorporate the ‘special study’ for the proposed Lower Johnston Road Study
Area within the current review of the Official Community Plan, with any additional costs
arising from the ‘special study’ to be at the expense of applicants for Official Community Plan
amendments within the proposed Lower Johnston Road Study Area.
2. Direct staff to prepare a ‘special study’ for the proposed Lower Johnston Road Study Area, to
be completed at the expense of applicants for Official Community Plan amendments within
the proposed Lower Johnston Road Study Area, in a process separate from the current review
of the Official Community Plan.
3. Direct staff to prepare a text amendment to the Official Community Plan to remove Policy
3.4.7 and references to the requirement of a special study for the Johnston Road Study Area.
4. Direct staff to take another action on this matter.
Staff recommends Option 1, which is incorporated into the recommendations at the beginning of
this corporate report.
CONCLUSION
Staff have received two development applications (OCP&ZON&MJP 16-011 and 16-027) for
properties within the “Lower Town Centre Area (Johnston Road Study Area)”, which is a specific
area identified in the Official Community Plan requiring the completion of a special study
considering appropriate uses, heights, and design features, to determine what elements will
contribute to the positive revitalization of this area. In order to continue processing the present
applications and provide clarity to other inquirers, staff are requesting Council’s direction on
options for moving forward with the special study, and are recommending that the special study
be incorporated into the current OCP review process.
LU & P AGENDA
PAGE 29
Direction on Official Community Plan Policy 3.4.7 (Lower Town Centre/Johnston Road Special Study)
Page No. 6
Respectfully submitted,
Bob Ambardar
Acting Director of Planning and Development Services
Comments from the Chief Administrative Officer:
I concur with the recommendations of this report.
Dan Bottrill
Chief Administrative Officer
Appendix A:
Appendix B:
Appendix C:
Appendix D:
Map of “Johnston Road Study Area”
Map of “Lower Town Centre” Development Permit Area
Map of Johnston Road “Gateway Project” Streetscape Revitalization Study Area
Map of Proposed Lower Johnston Road Study Area
LU & P AGENDA
PAGE 30
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Direction on Official Community Plan Policy 3.4.7 (Lower Town Centre/Johnston Road Special Study)
Page No. 9
APPENDIX C
Map of Johnston Road “Gateway Project” Streetscape Revitalization Study Area
LU & P AGENDA
PAGE 33
Direction on Official Community Plan Policy 3.4.7 (Lower Town Centre/Johnston Road Special Study)
Page No. 10
APPENDIX D
Map of Proposed Study Area
LU & P AGENDA
PAGE 34