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1. How many units are proposed under the new zoning and how many could be constructed under the current zoning?

The proposed development will include a maximum of 60 dwelling units (mixture of single family, two family, and row house dwelling units). Secondary suites will only be permitted in the single-family dwellings. This results in the possibility of 27 Single family homes being able to construct secondary suites.

Under the current Single Family Residential (R1) zoning, if sanitary services were extended to the lands, it is estimated approximately 45-55 single family dwellings could be constructed. Each single family dwelling could build a secondary suite which results in the possibility of 45-55 secondary suits that could be constructed.  

2. Will vacation rentals be permitted?

No, vacation rentals will not be permitted. This use is not a permitted use in the proposed CD20 zone.

3. Is this development considered high density?

No. Density under the proposed CD20 Zone is comparable with density under current Single Family Residential (R1) zoning. See table below:

Development Area/Scenario	# of potential Dwelling Units	# of Potential Secondary Suites	Density (excluding secondary suites)
Development under the proposed CD Zone	60	27	15.9 units/hectare (6.4 units/acre)
Development under Current R1 Zoning (with sanitary services)	55	55	14.6 units/ hectare (5.9 units/acre)
Development under Current R1 Zoning (with septic services)	32	32	8.5 units/ hectare (3.4 units/acre)

4. Is the minimum 5% parkland being dedicated as part of this development?

Yes. Under the Local Government Act, a municipality can dedicate 5% of the gross area of the land being subdivided as parkland, or, accept cash-in-lieu of dedicated land. Council directed Staff at the August 11, 2020 Council meeting to meet with the Developer to achieve 5% parkland dedication and this has been resolved in the sketch plan of subdivision.

5. Has a traffic impact study been undertaken for the proposed development?

Yes, the City has obtained a Traffic Impact Review for this proposal. The Review  confirmed the increase in traffic attributable to the proposal was negligible when compared with a Single Family Residential (R1) development scenario.

6. How does this proposal contribute to the City’s current housing challenges?

The Developer has proposed to build 19 purpose built rental units and enter into a Housing Agreement through a Bylaw to secure 10 units for 12 years. It will cap the maximum rent at $2,375. This rent will be allowed to increase each year based on the acceptable increase rates in the BC Residential Tenancy Act. This rental rate was established based on the City’s Housing Needs and Assessment Report prepared by Dillion for household incomes of $80,000 – $99,000 per year. (considered moderate to above moderate). This demographic in our housing continuum has been defined as two-person household who may or may not have children who may no longer be able to qualify to purchase a house and are seeking housing to rent. This provision of propose built housing seeks to retain our workforce.

7. What community amenities is the developer providing as part of this development?

As part of phase 1 of the development, the Developer will be construct a sidewalk along the west side of Hay Road from the subject lands, south to Nichol Road, extend the sanitary line along the east side of Hay Road to the subject lands, and provide contributions towards the park infrastructure on the parkland adjacent to Grizzly lane. Staff and the Developer are currently reviewing a development agreement providing for these items.    

8. How will pedestrian connectivity be achieved to ensure access from Hay Road to the school?

The City will formalize what is now an informal access from Hay Road through Mackenzie Village to provide access from the proposed sidewalk along Hay Road to the school. This connection is identified in Schedule E of the Master Development Agreement for Mackenzie Village. In addition, the City is completing the street design for Airport Road, Nichol Road and Camozzi Road which will inform the master transportation plan for the OCP. A pedestrian connection along Nichol Road from Hay Road to the school has been identified and staff are discussing this with the School District.

9. Is this development proposal in line with the City’s Official Community Plan?

Yes. This proposal complies with the applicable policies of the City’s OCP for Future Growth and with the Arrow Heights Neighbourhood Policies, which would be used to frame any future secondary neighbourhood plan for the area.

10. Why is this application being considered when the City is undergoing an Official Community Plan (OCP) review process?

Staff and Council must consider applications in accordance with current regulations and procedures. The Local Government Act expressly requires Council “must consider every application” to amend an OCP or zoning bylaw: LGA, s. 460. The OCP review is underway and will require consultation, technical and policy analysis before adoption by Council. Staff and Council cannot refuse to consider an application pending completion of the OCP review process.

11. Can applications for “large scale development” be put on hold until planning documents (OCP, DCC bylaw, Servicing Standards etc.) are updated?

No. Council must consider development applications in accordance with current bylaws and procedures. Council cannot issue a moratarium on considering applications. This restriction applies equally to “large-scale developments” as to other types of development.