HomeMy Public PortalAboutPublic Hearing - Zoning Amendment Bylaw 1380.21 -
____________________________________________________________
TOWN OF OLIVER
Public Hearing Meeting Agenda
January 10, 2022, at 7:00 PM
via Zoom
Page
A. CALL TO ORDER
B. STATEMENT OF THE CHAIR
C. BYLAWS
1. Zoning Amendment Bylaw 1380.21 - 6005 Station St & 248 Co-
op Ave
- Director of Development Services report attached
Zoning Amendment - 6005 Station St & 248 Co-op Ave
2 - 16
D. ADJOURNMENT
1. Adjourn
REGULAR OPEN COUNCIL REPORT
Development Services Department
For the January 10, 2022 Council Meeting
DATE: January 10, 2022 File No. Z 2021-32
TO:
Mayor and Council
FROM:
Randy Houle, Director of Development Services
RE:
Zoning Amendment - 6005 Station St & 248 Co-op Ave
RATIONALE:
This application is seeking a site-specific zoning amendment to permit vehicle manufacturing at
6005 Station Street and 248 Co-op Avenue, legally known as BL 46, District Lot 2450s, SDYD,
Plan KAP2471 and Lot A, District Lot 2450s, SDYD, Plan KAP90353.
OPTIONS:
1. Council may choose to support the Staff recommendation.
2. Council may choose not to support the Staff recommendation.
3. Council may choose to refer back to Staff for additional information.
RECOMMENDATION:
That Zoning Amendment Bylaw 1380.21 be read a third time; and
That Zoning Amendment Bylaw 1380.21 be forwarded to the Ministry of Transportation for
approval prior to adoption.
General:
Organizational:
Financial:
ITEM C. - 1.
Page 2 of 16
Legal/Statutory Authority:
Strategic Plan:
Good Governance
BACKGROUND:
Site Context:
The subject properties are zoned C3 (General Commercial) and are designated by Official
Community Plan 1370 as CH (Commercial Highway). 6005 Station Street is currently home to
the flea market, whereas 248 Co-op Avenue is an empty gravel lot. The subject properties are in
a central location with a surrounding pattern of development of commercial, industrial and
residential uses. This area is slowly transitioning to commercial uses from the historical
industrial uses.
In 2018, the adoption of Zoning Bylaw 1380 changed the designation of the properties to C3
(General Commercial) to bring it more in line with the CH (Commercial Highway) designation of
OCP 1370 which was adopted in 2017.
Proposal:
The applicant is proposing to operate an electric vehicle manufacturing business within the
existing flea market portion of the building. The adjacent lot behind the building will be fenced
and used for additional employee parking and vehicle access into the building. The proposed
use falls under the definition of "manufacturing," which is not listed as a permitted use in the
C3 zone. For this reason, a site-specific zoning amendment is required.
It should be noted that "service industry establishment, minor" is listed as a permitted use in
the C3 zone, which includes automobile sales, rental and repair as well as autobody repair and
painting. This does not, however, include the manufacturing component.
Regulatory Provisions:
The Official Community Plan's broad community goals include supporting and retaining existing
businesses, while encouraging new businesses to locate in the Town of Oliver. The commercial
policies include supporting a vibrant local economy by encouraging a wide range of commercial
uses for both residents and visitors.
ITEM C. - 1.
Page 3 of 16
The Commercial Highway designation of the OCP includes policies that support the use of lands
for gas stations and other automobile orientated products and services. The proposed use
meets the intent of this designation.
Analysis:
Support Zoning Amendment Bylaw 1380.21
Staff consider that the proposed zoning amendment represents best use of the lands for the
following reasons:
• Several industrial uses, such as sign manufacturing, outdoor storage and a sawmill
continue to operate in the area, meaning that a vehicle manuf acturing business will not
be a drastic change to the character of the street. Furthermore, the proposed use will
occur indoors, limiting the impact on the surrounding neighbourhood.
• The business is at the end of the block, and not amongst existing commerc ial businesses
in operation which reduces any potential conflicts.
• A new, activated storefront will increase foot traffic in the area on a daily basis, rather
than on a weekly basis associated with the flea market operation. This will have a
positive impact on the street and nearby businesses.
The proposed amendment will also have overall benefits to the community, including:
• the hiring of 15 new employees.
• the investment of new, innovative and environmentally conscious technology.
• an increase in travelling customers which will stay in the area and contribute to the local
economy.
To remain consistent with the Official Community Plan, the proposed amendment permits
vehicle manufacturing only, rather than all forms of manufacturing. The ten required off-street
parking spaces will be provided at the south end of the building, accessed from Co -op Avenue.
Additional parking spaces will be accommodated on the neighbouring lot (248 Co-op Avenue).
Given that the proposal is unlikely to impact the surrounding neighbourhood and the numerous
benefits it will have to the street and the community as a whole, Staff are recommending that
Council support the application.
Deny Zoning Amendment Bylaw 1380.21
Council may consider that the addition of a vehicle m anufacturing business to the area is not
compatible with the surrounding neighbourhood. If this is the case, Council should deny the
ITEM C. - 1.
Page 4 of 16
zoning amendment. Alternatively, Council may choose to refer the application back to Staff to
work with the applicant further.
REFERRALS:
Approval from the Ministry of Transportation and Infrastructure (MoTI) is required prior to
adoption of Zoning Amendment Bylaw 1380.21 as the proposed amendment will apply to lands
within 800 metres of a “controlled area” (i.e. Highway 97). MOTI has grante d preliminary
approval of the rezoning for a period of one year.
A building permit will be required for modifications to the building. No other concerns or issues
were raised during the referral period.
PUBLIC PROCESS:
Notice of the January 10, 2022 Public Hearing was mailed to residents within 100.0m of the subject
property. A public notification sign was installed on the subject properties and notice of the public
hearing was advertised in two editions of the local print newspaper.
COUNCIL REPORT/RESOLUTION HISTORY:
At the December 13, 2021 Regular Open Council Meeting, the following resolution was passed:
R-299/2021
It was MOVED and SECONDED
That Zoning Amendment Bylaw 1380.21 be read a first and second time and proceed to a
Public Hearing; and
That the holding of the Public Hearing be scheduled for January 10, 2022; and
That staff give notice of the Public Hearing in accordance with the requirements of the
Local Government Act.
CARRIED
Respectfully Submitted:
ITEM C. - 1.
Page 5 of 16
______________________________________
Randy Houle
Director of Development Services
Approved By: Department: Status:
Ed Chow, Chief Administrative Officer Approved - 17 Dec 2021
Attachments:
Attachments
2021-11-23 - Letter of Intent
1380.21 Zoning Amendment Bylaw Site Specific (6005 Station Street and 248 Co -op Avenue)
ITEM C. - 1.
Page 6 of 16
Figure 1: Property Location Map
Figure 2: Ortho Map showing vehicle manufacturing portion of building
ITEM C. - 1.
Page 7 of 16
Figure 3: OCP Map
Figure 4: Zoning Map
ITEM C. - 1.
Page 8 of 16
Figure 5: Station Street Elevation of 6005 Station Street
Figure 6: Station Street Elevation showing vehicle manufacturing portion of building
ITEM C. - 1.
Page 9 of 16
Figure 7: West Elevation of 6005 Station Street
Figure 8: Co-op Ave Elevation of subject properties
ITEM C. - 1.
Page 10 of 16
Figure 9: Rear portion of building
Figure 10: Existing Flea Market use
ITEM C. - 1.
Page 11 of 16
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Page 12 of 16
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ITEM C. - 1.
Page 13 of 16
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ITEM C. - 1.
Page 14 of 16
TOWN OF OLIVER
BYLAW 1380.21
A Bylaw to Amend Town of Oliver Zoning Bylaw 1380
The Council of the Town of Oliver, in open meeting assembled, ENACTS AS FOLLOWS:
1. This bylaw may be cited for all purposes as “Zoning Amendment Bylaw 1380.21.”
2. The Zoning Bylaw Map, being Schedule ‘B’ of the Town of Oliver Zoning Bylaw No. 1380 is
amended by changing the land use designation of the parcels described as Parcel B
(KJ31186), Block 46, DL 2450s, SDYD, Plan 2471, Except Plan KAP55081 (6005 Station
Street) and Lot A, District Lot 2450s, SDYD, Plan KAP90353 (248 Co-op Avenue), shown in
shaded yellow on Schedule ‘A’, which forms part of this Bylaw, from C3 (General
Commercial) to C3s (General Commercial Site Specific).
3.Adding the following in its entirety to Section 14.3.12 (a) “In the case of lands described as
Parcel B (KJ31186), Block 46, DL 2450s, SDYD, Plan 2471, Except Plan KAP55081 (6005
Station Street) and Lot A, District Lot 2450s, SDYD, Plan KAP90353 (248 Co-op Avenue),
vehicle manufacturing is a permitted principal use.
Read a first and second time on the 13 day of December, 2021.
Public hearing held on the ___ day of ______________, 2022.
Read a third time on the ___ day of ___________, 2022.
Adopted on the __ day of __________, 2022.
_______________________ ____________________________
Mayor Corporate Officer
Approved pursuant to section 52(3)(a) of the Transportation Act this __ day of
___________, 2022
ITEM C. - 1.
Page 15 of 16
Zoning Amendment Bylaw No. 1380.21 Page 2
Schedule ‘A’
NN
Amend Zoning Bylaw 1380:
from: C3 (General Commercial)
to: C3s (General Commercial Site-Specific)
(YELLOW SHADED AREA)
ITEM C. - 1.
Page 16 of 16