Staff report to SGC dated Oct 20 2016
Report to Committee DATE:
October 20, 2016
TO:
Smart Growth Committee
FROM:
Laura Lee Richard, Director of Development Services
SUBJECT:
1244 & 1248 PITT RIVER ROAD – Further Information REZONING APPLICATION RZ000128
EXECUTIVE SUMMARY The application to rezone 1244 & 1248 Pitt River Road to provide for subdivision and development was considered by Council at a Public Hearing held September 19, 2016. At the hearing, residents expressed their concerns about a potential increase in traffic and parking on Guest Street as a result of the construction of a lane connecting with Guest Street to provide for access to the lots. Council closed the hearing and asked that Smart Growth Committee consider the issues identified at the Public Hearing. RECOMMENDATION That Council be advised that the Smart Growth Committee has reviewed the issues raised at the Public Hearing and recommends further consideration of the application as proposed. 1. BACKGROUND On September 19th, 2016 Council held a Public Hearing in consideration of the rezoning application that would facilitate the subdivision of two lots into four. The redevelopment would result in access to the lots being relocated from Pitt River Road to a new lane extending north from Guest Street. The neighbours who spoke at the hearing expressed concern about the potential increase in traffic, increase in street parking on Guest Street, loss of
Proposed Lane Lot 1 6m
Lot 2 Lot 3 Lot 4
October 20, 2016 1244 & 1248 Pitt River Road – Rezoning Application RZ000128 Page 2
trees in the neighbourhood, and access for emergency and garbage vehicles. Council determined that it wished to have these issues reviewed by the Smart Growth Committee. 2. COMMENTS AND ANALYSIS 2.1. Vehicular Access Transportation policies of the Official Community Plan encourage the creation of new lanes and discourage property access from collector and arterial streets to enhance public safety and traffic movement. The City’s Highway Bylaw restricts vehicle access to lanes from properties that front arterial streets, if there is a lane. In keeping with this direction, the proposed subdivision is required to provide for the dedication and construction of a lane that would extend from Guest Street. Lanes play an important role in the hierarchy of the City’s street network. They are intended to provide for local vehicular access to abutting properties and often serve as utility infrastructure corridors as well as service vehicle access routes. A typical lane is 6m wide with a 5.5m wide driving surface of either gravel or asphalt pavement. Parking is not permitted within lanes. At the Public Hearing, Guest Street residents noted their concern that requiring the lane in order to access the proposed properties would create increased traffic on Guest Street. Guest Street north of Carmel Avenue currently provides for access to four lots and the addition of the four properties would be expected to result in up to 12 additional vehicles using this street. Committee will recall that it previously looked at options to provide for access to the lots from Pitt River Road such as through shared use of existing driveways. This option was not recommended due to the limited sight lines on the arterial route at this location. 2.2. On-Street Parking Concerns - Guest Street Residents noted a concern with existing on-street parking on Guest Street near its intersection with Carmel Avenue. The Traffic Regulation Bylaw, 1998, No. 3155, Section 54A(d) restricts on-street parking within 6 metres of any street intersection or crosswalk. The intent of this regulation is to minimize the impact of parked vehicles to sight lines and turning movements at intersections. This is the only parking restriction along this area of Guest Street. Currently there is room for approximately five cars to park on Guest Street, north of Carmel Avenue. The Bylaw Services Division indicated there is no history of complaints about the parking conditions along this area of Guest Street. It is expected that visitors to the proposed properties will park on Pitt River Road as it would be more convenient, with on-street parking available along the property frontages closer to the front entries of the new houses.
October 20, 2016 1244 & 1248 Pitt River Road – Rezoning Application RZ000128 Page 3
2.3. Emergency Vehicle & Garbage Truck Access Residents identified a concern that emergency vehicles and garbage trucks would not be able to access the proposed properties from the lane. The Fire Department has indicated that if a fire were to take place they would fight it from the street rather than the lane, in accordance with normal practice. There is a hydrant located directly across Pitt River Road from the site. The Public Works Department has indicated that garbage pick-up would take place from Pitt River Road, not the lane. 2.4. Trees Residents noted concern about the possibility of increased noise from Pitt River Road as a result of the removal of trees for the subdivision. As noted previously, several trees will be retained and tree replanting required as conditions of rezoning, but this recommendation is to enhance vegetation rather than serve as noise mitigation. For the most part, trees do not significantly reduce noise and it may be that the new homes would serve as more effective noise barriers. 3. OPTIONS The Committee may: 1. Advise Council that it has considered the additional information included in this report and recommends the project proceed with further consideration; or 2. Determine that it wishes to change its support to the application and recommend to Council that the application be defeated at 3rd Reading.
_____________________ Laura Lee Richard, MCIP Director of Development Services
October 20, 2016
TO:
Smart Growth Committee
FROM:
Laura Lee Richard, Director of Development Services
SUBJECT:
1244 & 1248 PITT RIVER ROAD – Further Information REZONING APPLICATION RZ000128
EXECUTIVE SUMMARY The application to rezone 1244 & 1248 Pitt River Road to provide for subdivision and development was considered by Council at a Public Hearing held September 19, 2016. At the hearing, residents expressed their concerns about a potential increase in traffic and parking on Guest Street as a result of the construction of a lane connecting with Guest Street to provide for access to the lots. Council closed the hearing and asked that Smart Growth Committee consider the issues identified at the Public Hearing. RECOMMENDATION That Council be advised that the Smart Growth Committee has reviewed the issues raised at the Public Hearing and recommends further consideration of the application as proposed. 1. BACKGROUND On September 19th, 2016 Council held a Public Hearing in consideration of the rezoning application that would facilitate the subdivision of two lots into four. The redevelopment would result in access to the lots being relocated from Pitt River Road to a new lane extending north from Guest Street. The neighbours who spoke at the hearing expressed concern about the potential increase in traffic, increase in street parking on Guest Street, loss of
Proposed Lane Lot 1 6m
Lot 2 Lot 3 Lot 4
October 20, 2016 1244 & 1248 Pitt River Road – Rezoning Application RZ000128 Page 2
trees in the neighbourhood, and access for emergency and garbage vehicles. Council determined that it wished to have these issues reviewed by the Smart Growth Committee. 2. COMMENTS AND ANALYSIS 2.1. Vehicular Access Transportation policies of the Official Community Plan encourage the creation of new lanes and discourage property access from collector and arterial streets to enhance public safety and traffic movement. The City’s Highway Bylaw restricts vehicle access to lanes from properties that front arterial streets, if there is a lane. In keeping with this direction, the proposed subdivision is required to provide for the dedication and construction of a lane that would extend from Guest Street. Lanes play an important role in the hierarchy of the City’s street network. They are intended to provide for local vehicular access to abutting properties and often serve as utility infrastructure corridors as well as service vehicle access routes. A typical lane is 6m wide with a 5.5m wide driving surface of either gravel or asphalt pavement. Parking is not permitted within lanes. At the Public Hearing, Guest Street residents noted their concern that requiring the lane in order to access the proposed properties would create increased traffic on Guest Street. Guest Street north of Carmel Avenue currently provides for access to four lots and the addition of the four properties would be expected to result in up to 12 additional vehicles using this street. Committee will recall that it previously looked at options to provide for access to the lots from Pitt River Road such as through shared use of existing driveways. This option was not recommended due to the limited sight lines on the arterial route at this location. 2.2. On-Street Parking Concerns - Guest Street Residents noted a concern with existing on-street parking on Guest Street near its intersection with Carmel Avenue. The Traffic Regulation Bylaw, 1998, No. 3155, Section 54A(d) restricts on-street parking within 6 metres of any street intersection or crosswalk. The intent of this regulation is to minimize the impact of parked vehicles to sight lines and turning movements at intersections. This is the only parking restriction along this area of Guest Street. Currently there is room for approximately five cars to park on Guest Street, north of Carmel Avenue. The Bylaw Services Division indicated there is no history of complaints about the parking conditions along this area of Guest Street. It is expected that visitors to the proposed properties will park on Pitt River Road as it would be more convenient, with on-street parking available along the property frontages closer to the front entries of the new houses.
October 20, 2016 1244 & 1248 Pitt River Road – Rezoning Application RZ000128 Page 3
2.3. Emergency Vehicle & Garbage Truck Access Residents identified a concern that emergency vehicles and garbage trucks would not be able to access the proposed properties from the lane. The Fire Department has indicated that if a fire were to take place they would fight it from the street rather than the lane, in accordance with normal practice. There is a hydrant located directly across Pitt River Road from the site. The Public Works Department has indicated that garbage pick-up would take place from Pitt River Road, not the lane. 2.4. Trees Residents noted concern about the possibility of increased noise from Pitt River Road as a result of the removal of trees for the subdivision. As noted previously, several trees will be retained and tree replanting required as conditions of rezoning, but this recommendation is to enhance vegetation rather than serve as noise mitigation. For the most part, trees do not significantly reduce noise and it may be that the new homes would serve as more effective noise barriers. 3. OPTIONS The Committee may: 1. Advise Council that it has considered the additional information included in this report and recommends the project proceed with further consideration; or 2. Determine that it wishes to change its support to the application and recommend to Council that the application be defeated at 3rd Reading.
_____________________ Laura Lee Richard, MCIP Director of Development Services
