REQUEST FOR DECISION

File # 3900
3900--20
Report To: Mayor and Council
From: Director of Planning and Engineering
Presenter: Charlene Jackson
Subject: Administration Report No. 0069/21
Zoning Amendment Bylaw No. 2554, 2021 - For First and Second
Readings - Changes to General Regulations and CD
CD--03 Zone for
VRS Seniors Proposal, RZ2021
RZ2021--001
Meeting: Regular Council
Meeting Date: 10 May 2021

RECOMMENDATION:

"THAT, Zoning Amendment Bylaw No. 2554 2554,, 2021 be introduced and read for
the first and second times by title only,

AND FURTHER THAT, a Public Hearing be scheduled for May 25, 2021 at 6:00
p.m. in City Hall Council Chambers.
Chambers.””
CAO'S COMMENTS:

This report reflects a collaborative approach between staff and the proponent to establish
zoning provisions for a seniors housing development.

ALTERNATIVE RECOMMENDATION:

"THAT, Council direct staff to provide further information or revisions and present the
proposed Zoning Amendment Bylaw for consideration at a future meeting."

KEY ISSUES(S)/ CONCEPTS DEFINED:

SUMMARY:
Peace Holdings and VRS Communities, as joint applicants, are seeking to amend the
regulations of the CD
CD--03 zone and General Regulations of the Zoning Bylaw for the land
located at 10763 86 Street (P.I.D. 018
018--939
939--741). The land is currently zoned Comprehensive
Development Zone CD CD--03. The purpose of the Zoning Amendment is to facilitate a subdivision
and development on Area B for a 116 unit Assisted Living Seniors building. [see Attachment
2: Context Map]

The zoning changes recommended for Council's approval are for a new definition and addition
of a permitted use, parking calculations for the use, a reduction in the maximum parcel
width, a reduction in the rear setback requirement, and an increase in the maximum
building height.

Staff support these amendments to facilitate the applicants' proposal for their seniors housing
development.

BACKGROUND:
The subject property is currently designated in the OCP as H
HDR
DR – High Density residential,
and zoned CD
CD--03 Comprehensive Development Zone [see Attachment 3: Current Zoning
Map].

The CD
CD--03 Comprehensive Development Zone is already in place. These amendments do not
change the overall intent of this zone, and mainly affect the CD
CD--03 Zone "Area B" [See
Attachment 4: Proposed Subdivision] to reflect the applicants changes to the proposed
development and bring it into zoning compliance.

RELEVANT POLICY:

A collaborative process between the applicant and our planning and engineering staff has
generated a proposal that meets community needs with appropriate exemptions to bylaw
requirements.

IMPLICATIONS OF RECOMMENDATION

COMPLIANCE WITH STRATEGIC GOALS:

Goal No. 3 - Build and manage public assets and human resources that support the current
and future needs of the community.

Goal No. 4 - Initiate and foster partnerships that will benefit Fort St. John.
Advocate to decision makers on issues that impact the community.
COMPLIANCE WITH STRATEGIC PRIORITIES: N/A

GENERAL:

ANALYSIS:

Peace Holdings and VRS Communities seek to amend portions of the CD CD--03 Comprehensive
Development Zone to facilitate pending subdivision of lands designated as Lot B (CD
(CD--03 Area
B) [see Attachment 4: Proposed Subdivision].

Amendment 1 - Permitted Uses

The applicant seeks to change the permitted use by replacing the current principle uses with
a new permitted use to the CDCD--03 Comprehensive Development Zone. Staff have also
proposed a definition for this new use for additional clarity, outlined below
below..

Independent Living, Senior : means a building dedicated for seniors aged 55 and older, containing
a combination of residences, amenities and provision of access to health services, for residents who
are functionally independent and require minimal or no assistance with daily living.

As the CD
CD--03 Comprehensive Development Zone lands were previously zoned to allow for
different types of seniors housing developments, there are no anticipated negative impacts as
a result of this land use change.

The proposed new use will be added into the General Regulations - Definitions Section 3 -
of the Zoning Bylaw, in addition to the list of permitted uses within the CD
CD--03 Area B zone.

Staff are in support of this new use for Area B because it provides clarity on the use proposed
within the applicant's Development Permit application.

Amendment 2 - Off
Off--Street Parking Requirements
The applicant seeks to create a parking calculation for the new permitted use of Independent
Living, Senior.

The VRS Communities Director of Operations has confirmed that 10 of their projects do not
have parking shortages. VRS Communities (VRS) confirmed that alternate methods of
transportation are popular with all residents although some do choose to keep their vehicle
after they move in to the building. For example, for group outings, BC Transit and privately
arranged transportation are utilized for all of their projects in BC. VRS acknowledges that in
all communities where they operate, there are unique circumstances related to
transportation and tenant vehicle ownership. VRS has noted that all of their buildings
have less parking than what they are proposing with this Fort St. John project. VRS is
confident that the proposed parking ratio will far exceed what their parking needs will be as
residents age in place and their vehicular needs change over time.

VRS is proposing 118 stalls for their 116

116--unit building on Lot B based on their past projects of
similar use. The rationale for the number of stalls for an Independent Living, Senior
building includes the following factors:

Stalls 0.7 stalls per dwelling unit

Visitor 1 per 7 units

Staff Parking & Clubhouse Parking 20 stalls

Accessible Stalls 14.4%

Staff completed a review of the parking calculations for several of the defined uses to
determine if the stall counts for those uses accurately reflected the needs of the proposed
development.

Using the calculation for the existing use ""Seniors

Seniors Lifestyle Building", (1 stall per unit plus 1
visitor stall per 7 units) the proposed development would have to provide 133 stalls (1 stall per
unit plus 1 visitor stall per 7 units).

Using the calculation for a "Seniors Care Facility" (1 per 70m2 of GFA), the proposed
development would require a total of 144 stalls.

As a result of this analysis staff note that neither of these uses accurately reflect the intent
of the proposed development for this site, and so a new use and related parking stall
requirements are proposed through this amendment.

The above supported new use, "Independent Living, Senior", is intended to provide seniors
with the ability to live in the building long term and with expanded services over time to
enable them to ''age
age in place'
place'.. S
Staff
taff completed a review of the parking requirements for
seniors and assisted living housing in our BC benchmark communities. Our benchmark
communities averaged 0.5 stalls per unit, whereas the proposed parking for this development
is significantly greater at 0.7 stalls per unit. For instance, a 116 unit dwelling at the
benchmark average would be 58 stalls, and for this proposed calculation would be 81.2
rounded to 83 stalls; a difference of 31 stalls.

Taking into consideration all parking factors reviewed for the proposed development on Lot B
(Area B): the benchmark average, the range in age of the inhabitants, the varying degrees of
their mobility capabilities, as well as the varying degrees of affordability for seniors who chose
to live in those units, it is feasible that for this new use "Independent Living, Senior" on Lot B
(Area B), CD
CD--03 CD Zone, the proposed calculation would be sufficient for the proposed 116
unit building.

Amendment 3 - Property Width

The applicant seeks a reduction of the minimum parcel width for CDCD--03 Area B. The current
minimum parcel width is 150 m with a minimum parcel size of 10,000 square meters (2.471
acres). The applicant would like to reduce the minimum parcel width for proposed Area B by
15 m, from 150 m to 135 m. The minimum lot size currently required for Area B is
10,000 square meters and the applicant is proposing a parcel size of approximately
10,113 square meters (2.498 acres) for Area B.

Since the proposed parcel size is larger than the current minimum required area, staff have
no concerns with the request and do not anticipate negative impacts as a result.

Therefore, staff support the width reduction for Area B of the CD

CD--03 Zone.

Amendment 4 - Parcel Setbacks

The applicant seeks to reduce the rear parcel line from 10.5 m to 6 m. T The
he applicants explain
that they want to maximize the southern setback space in order to utilize the southern
exposure for a proposed courtyard area in front of the proposed clubhouse space. The proposal
has south facing areas that include private patios, walkways, landscaped areas, a covered
concrete outdoor patio and an open air outdoor patio. The applicants have indicated that there
is limited ability to utilize the rear setback space during all seasons. The rear lot line is
adjacent to a City owned trail and the proposed development does not negatively impact the
trails.

The amendment to reduce the rear parcel line setback is supported by staff because the
property is bordered by a park zone and no future development of that area is anticipated at
this time that would create concerns with adjacent uses or buildings.

The reduction in the rear setback also allows the development to provide a greater area of use
on the south facing (sunny) side of the building for residents use.

Amendment 5 - Maximum Building Height

The applicant seeks to increase the maximum building height within CD

CD--03 Area B by 3.0 m,
from 14 m to 17 m. The current regulations state a maximum building height is 14 m and a
maximum of 4 storeys above ground.

The development proposed for Lot B is a four storey building. The height of the building is
based on a taller ceiling on the main floor and 9 foot ceilings on Levels 2, 3 and 4. The
applicant has noted that with the additional space of the contemporary pitched roof, the total
height of the building is being proposed at 17 m.

A review of the proposed heliport plan for the hospital was completed and the proposed
increase in height is acceptable for the area.

The proposed development will not be located close to existing buildings or uses, nor impedes
with a potential heliport plan, so staff do not anticipate concerns or impacts with adjacent
commercial or residential uses in the immediate area that the taller building height
adjustment would affect. Therefore staff support the height increase to 17 m and a maximum
of 4 storeys above ground.

In summary, by amending the CD CD--03 Comprehensive Development Zone to facilitate a

subdivision of the lands, staff anticipate that this will assist in the development of the subject
property. In addition, no significant impacts on adjacent parcels are anticipated due to the
proposed amendments.

Therefore staff support the requests made by the applicant and make a recommendation for
the noted Zoning Amendments.

KEY INFORMATION:

This Zoning Amendment application is for a portion of the parcel located at

10763 86 Street (PID 018
018--939
939--741), which is legally described as Lot 1
Section 5 Township 84 Range 18 West of the 6th Meridian Peace River District
Plan PGP38300.

Parcel Identifier 018

018--939
939--741

Site Area 40,000 square meters (full parcel)

10,113 square meters (proposed)

2
29,887m (remainder of lot, vacant lands)

Land Uses

Š Current Residential acreage with 1 single detached dwelling

Š Proposed Seniors Independent & Assisted Living Affordable
Housing

OCP Designation [See Attachment 3: OCP Map]

Š Current High Density Residential

Zoning [see Attachment 4: Zoning Map]

Š Current CD
CD--03 Comprehensive Development Zone

Surrounding Land
Land--uses:

The surrounding and directly adjacent zones and current land

land--uses are:

Š North: P P--1 Parks, Recreation and Natural Areas - Public walking trail
and INS
INS--1 Institutional lands - Fort St. John General Hospital
Š South: II--2 Integration Zone Two – current land use is rural residential
home with horses
Š East: II--2 Integration Zone Two – current land use is rural residential
home
Š West: P P--1 Parks, Recreation and Natural Areas - Surerus Park, Walking
Trails and Ball Diamonds

The current zoning mix of this neighbourhood is Single Detached Housing (R (R--
1), Rural Residential Housing(I
Housing(I--2), Parks, Recreation and Natural Areas (P
(P--1),
and Institutional (INST).

ORGANIZATIONAL: None

FINANCIAL: None

FOLLOW UP ACTION:
Upon First and Second Readings, notification will be completed pursuant to
Section 464 of the Local Government Act and a Public Hearing will be
scheduled.

Also, a Zoning Amendment notice sign will be placed on the subject property
as part of the Public Hearing notification process.

COMMUNITY CONSULTATION:
A Public Hearing will be scheduled for May 25, 2021 at 6:00 pm in City Hall
Council Chambers pursuant to Section 464 of the Local Government Act
Act..

COMMUNICATION: None
DEPARTMENTS CONSULTED ON THIS REPORT:
Referrals included City departments and external agencies.

Attachments:
Attachment 1: Application
Attachment 2: Context Map
Attachment 3: Current Zoning Map
Attachment 4: Proposed Subdivision Layout
Attachment 5: Zoning Amendment Bylaw No. 2554, 2021

RESPECTFULLY SUBMITTED:
Charlene Jackson, Planning Technologist
12 Apr 2021
 City of Fort St. John
th
10631 – 100 Street
Application For An O.C.P.
Fort St. John BC V1J 3Z5 And/Or Zoning
p.250.787.8150 f.250.787.8181 Amendment
www.fortstjohn.ca

Office Use Only PAID STAMP

Application Fee ($1000 + Advertising) Payment Details:
Application Fee Both Amendments ($1500 + Advertising) Payment Details:

Receipt No.: _______________ Initial: _______

SECTION 1: PROPERTY OWNER/ APPLICANT INFORMATION

Civic Address
I/We _______________________________________
hereby make application to Parcel
amend the Official Identifier (PID)
Community Plan________________________
amend the Zoning Bylaw.
X Plan
Lot/ Parcel ___________ Block _________ _____________________ Roll No. _______________________
Owner
Existing UseName_____________________________________________________________________
Peace
of Subject Holdings
Property Inc.
____________________________________________________________________
Please print first and last name
Existing Use of Adjacent Properties _________________________________________________________________
Owner Address 101
____________________City
- 9120 100th Ave ______________
Fort St John Prov. ______
BC Postal Code __________
V1J 1X4
1-778-580-7122
Present Zoning _______ Official Community (Ron) ________ Development
Plan Map Designation Permit Area _________
ron@peaceenterprises.com
Owner Contact Phone Number 1-778-971-1722
________________________
(Myron) Email ________________________
myron@peaceenterprises.com
Detailed
Joint-Description
Applicant of the Works Involved in this Application): ( e.g.: Construction of a 3 bay warehouse with new landscape and
Applicant
parking Nameexterior
plan, renovating (if different
façade withfrom owner)doors
new windows, ________________________________________________
VRS siding, erecting a fence boarding the property, etc)
and Communities
#310 - 2006
Applicant Address _________________City
West 10th Ave ______________
Vancouver Prov. ______
BC Postal Code ___________
V6J 2B3

Applicant Contact Phone Number _____________________

1-604-987-6123 Email____________________________
btone@telus.net

PLEASE NOTE: IF APPLICANT IS NOT AN OWNER, A LETTER OF CONSENT IS REQUIRED

SECTION 2: DESCRIPTION OF PROPERTY

Owner Name ___________________________________________________________________________________
AS INDICATED ON STATE OF TITLE CERTIFICATE
Please print first and last name

Owner Address _________________________ City ____________________ Prov ______ Postal Code __________
Civic Address ______________________
10763 86th Street Parcel Identifier (PID) __________________
Owner Contact Phone Number ______________________________ Email __________________________________
Lot/ Parcel ___________
Lot 1 Block _________ Plan _______________Roll
PGP38300 No. __________________
Applicant Name (if different from owner) __________________________________________________________________

Existing
Applicant Use of_____________________
Address Subject Property ______________________________________________________
Bare Land
City ____________________ Prov ______ Postal Code ___________

Existing
Applicant Use ofPhone
Contact Adjacent Properties
Number ________________________________________________
North- Hospital South - ALR
___________________________ West -Ball Diamonds East - Agricultural
Email___________________________________

Present Zoning ______

Area B - CD-03

Page | 1 of 2
 Application for an O.C.P and/or Zoning Permit

SECTION 3: AMENDMENT PROPOSED:

Amendment Proposed:

Official Community Plan From To

X Zoning From Area B - CD-03 To Area B - CD-03

Explain Purpose of Application (Including Intended Use)

Documents Included:
-Requested Zoning Amendment Items
-Development Permit Architectural & Landscape Drawing Package

SECTION 4: APPLICATION CHECKLIST FOR SUBMISSION

X Attached is Application Fee of $1000.00 Plus Advertising
(Both Amendments for $1500.00 Plus Advertising)

X Attached is Current, Date-Stamped State of Title Certificate.

Attached is Letter of Consent from the Owner.

(Applies only if the Applicant is not the Owner)

PLEASE NOTE: Your application will not be considered unless the above checklist is complete.

SECTION 5: DECLARATION

I/WE HEREBY DECLARE THAT THE ABOVE STATEMENTS AND THE INFORMATION CONTAINED
IN THE MATERIAL SUBMITTED IN SUPPORT OF THIS APPLICATION ARE TO THE BEST OF
MY/OUR BELIEF TRUE AND CORRECT IN ALL RESPECTS.

DATED this 2 day of February , 20 21 .

Signature of Applicant

Ron Brar
(Please Print Name)

Page | 2 of 2
 11023

11020
11019
11
2A
VE
11016 11015

11012 CONTEXT
11011MAP

RZ2021-001
11007
11008
10763 86th Steet
86A ST

86 ST
11003
PID: 018-939-741
11004 PCL L1 BK PL PGP38300

10915
Subject Property
10916

10911
City Parcel
10912
0 25 50 100
10907
Meters
8704

8700

10903

109 AVE
8603
8607
8611
8615
8619
8703

Subject Property

10763
86 ST

10661

Drawn By: ALeBlanc

Drawn Date: Apr 21, 2021
Title: RZ2021_001_Context_Map.mxd
Projection: NAD83 UTM Zone 10N
10583
Scale: 1:2,500
 11020
11019
11
2A
11016 VE
11015

11012 11011
CURRENT ZONING DESIGNATION MAP
11008 RZ2021-001
11007
10763 86th Steet
11003
PID: 018-939-741
86A ST

86 ST
11004
PCL L1 BK PL PGP38300
10915 INS-1 A-1
10916 Subject Property
R-1
City10911
Parcel
10912
0 20 40 80
10907
Meters
8704

8700

10903

109 AVE

P-1
8603
8607
8611
8615
8619
8703
8707

CD-03
10763
86 ST

P-1

10661
Zoning Designation
I-2
A-1 - Agricultural
R-1 - Single-Detached House

INS-1 - Institutional

P-1 - Parks, Recreation and Natural Areas

10583
Drawn By: ALeBlanc I-2 - Integration Two Zone
Drawn Date: Apr 21, 2021
Title: RZ2021_001_Zoning.mxd
Projection: NAD83 UTM Zone 10N
Scale: 1:2,500
CD-03 - Comprehensize Development Zone
 "AREA B" CD-03 ZONE

Attachment 4 - Proposed Subdivision

 CITY OF FORT ST. JOHN

BYLAW NO. 2554, 2021

A Bylaw to amend City of Fort St. John Zoning Bylaw No. 2470, 2019

WHEREAS, the City of Fort St. John has adopted a Zoning Bylaw for the health, safety and protection of
persons and property, under Part 14 of the Local Government Act;

AND WHEREAS, it is deemed desirable to make amendments to this bylaw,

NOW THEREFORE, the Council of the City of Fort St. John in open meeting assembled, enacts as follows:

1. This Bylaw may be cited as Zoning Bylaw Amendment Bylaw No. 2554, 2021.

2. Fort St. John Zoning Bylaw No. 2470, 2019, is amended as follows:

1) Section 3.0 - Definitions is amended by adding the following new definition in

alphabetical order:

Independent Living, Senior means a building dedicated for seniors aged 55 and older,
containing a combination of residences, amenities and provision of access to health
services, for residents who are functionally independent and require minimal or no
assistance with daily living.

2) Section 5.0 – Off-Street Parking and Loading is amended by:

(a) Section 5.8 – Off-Street Parking Requirements Table 4: Off-Street Parking

Requirements be amended by adding the following in alphabetical order:

COLUMN 1
USE OF A BUILDING OR PARCEL
Residential Uses
Independent Living, Senior on Lot 1 Section
5 Township 84 Range 18 West of the 6th
Meridian Peace River District Plan PGP38300
COLUMN 2
MINIMUM NUMBER OF REQUIRED SPACES
0.7 stalls per dwelling unit plus
1 per 7 stalls for visitor parking plus
20 stalls for staff and clubhouse
Minimum 14% of total stalls are accessible
parking stalls
 Zoning Amendment Bylaw No. 2554, 2021 Page 2

2. Fort St. John Zoning Bylaw No. 2470, 2019, is amended as follows:

3) Section 32.0 – Comprehensive Development Zone CD-03 Zone be amended as follows:

(a) Section 32.2 Location of Lands Table 38: CD-03 Site Plan Area be repealed and
replaced as follows:

Sub-area Description Total Area (ha)

A Seniors Lifestyles ~1.21 ha
B Independent Living, Seniors ~1.01 ha
C Affordable Housing ~0.93 ha
Road 20m Road Dedication ~0.85 ha
TOTAL ~4 ha

(b) The title of Section 32.7 be repealed and replaced as follows: Section 32.7
AREA B – Independent Living, Seniors

(c) Section 32.7.1 Purpose be repealed and replaced as follows:

32.7.1 Purpose

To provide a development that offers multiple levels of residential care for

seniors aged 55 and older, from independent living to assisted to supportive
living, and in close proximity to the Fort St. John Hospital.

(d) Section 32.7.2 Permitted Uses be repealed and replaced as follows:

.1 Principal Uses

a. Independent Living, Senior

(e) Section 32.7.3 Development Regulations Table 40: CD-03 Zone Regulations
Numbers 2, 3 and 5, be repealed and replaced as follows:

COLUMN 1 COLUMN 2
.2 Minimum parcel width 135.0 m
.3 Minimum setback of principal building from:
d. Rear parcel line 6.0 m

.5 Maximum building height 17 m and a maximum of 4

storeys above ground
 Zoning Amendment Bylaw No. 2554, 2021 Page 3

3. If any section, subsection sentence, clause or phrase of this Bylaw is for any reason held to be
invalid by the decision of any court of competent jurisdiction, the invalid portion shall be
severed and the part that is invalid shall not affect the validity of the remainder.

4. This Bylaw comes into force and takes effect on the date of its enactment.

READ FOR A FIRST AND SECOND TIME THIS DAY OF 2021

Notice of Public Hearing Advertised in the Alaska Highway News on 2021 and posted to the
City’s website on 2021

PUBLIC HEARING HELD ON THIS DAY OF 2021

READ FOR A THIRD TIME AND ADOPTED THIS DAY OF 2021

LORI ACKERMAN JANET PRESTLEY, DIRECTOR OF

MAYOR LEGISLATIVE AND ADMINISTRATIVE
SERVICES