District of North Cowichan Public Hearing June 20, 2011
Public Hearing – June 20, 2011 • Four (4) bylaws: – Bylaw 3450 – New Official Community Plan (which also includes the draft Stonehill Comprehensive Development Plan. – Bylaw 3456 – Development Permit Guidelines (amendment to Zoning Bylaw 2950) – Bylaw 3452 – Stonehill Comprehensive Development Zoning (CD Zone) – Bylaw 3453 – Stonehill Phased Development Agreement
OCP Process – Bylaw 3450 • OCP Bylaw 3450 will replace the existing 2002 Official Community Plan (OCP) Bylaw 3130. • Review of the 2002 OCP began in 2008 and included numerous background studies and extensive public consultation. • First reading was given to Bylaw 3450 (new OCP) on February 2, 2011 • An extensive community consultation process commenced in February, including: – Five (5) Open House meetings (including presentations at each) throughout the community.
OCP Process – Bylaw 3450 – Copies of the draft OCP were sent to adjacent municipalities and government agencies for review and comment. – Meetings with staff and/or elected officials at Town of Ladysmith, City of Duncan, Cowichan Tribes and CVRD to present draft OCP and review and discuss potential implications for each jurisdiction. • Summary of the consultation and feedback was provided to Council at their May 17, 2011 Committee of the Whole (COW) meeting. Council directed staff to make numerous changes to the draft Plan at this meeting. • Second reading (as amended) was given to Bylaw 3450 on June 1, 2011. Council also confirmed at that meeting that the draft OCP was consistent with the District’s Financial and Waste Management Plans, as per legislative requirements.
OCP Principles & Goals – Bylaw 3450 New OCP is built around five key “Guiding Principles” : 1. Sustainability 2. Economic Opportunity 3. Smart Growth 4. Healthy & Safe Community 5. Community Engagement Building on these principles, the OCP outlines five key “Plan Goals” : 1. Preserve Our Rural Setting 2. Guard Our Environment 3. Adjust to Climate Change 4. Encourage Economic Opportunity 5. Build Strong Communities
Key OCP Components – Bylaw 3450 • Establishes strong Urban Containment Boundary to define “urban” uses (neighbourhoods, major commercial, institutional, town centre, mixed-use, etc.) from rural uses (agricultural/ALR, Municipal Forest Reserve, rural residential). • Creates three (3) distinct Growth Centre Areas where urban uses are to be concentrated: Chemainus, Crofton, and South End – and establishes criteria under which undeveloped areas within those Growth Centres can be developed (i.e. LAP’s, CDP’s, servicing requirements, etc.) • Encourages and supports strong agricultural and rural landscape and character.
Key OCP Components – Bylaw 3450 • Provides enhanced protection for key environmental features and addresses climate change requirements, including those required to be addressed through Bill 27. • Provides legislative framework (Designations and justifications) for establishment of Development Permit Guidelines in the Zoning Bylaw. • Includes the newly created Stonehill Comprehensive Development Plan, which is proposed to be adopted as part of the new OCP (if adopted it becomes part of the OCP similar to Heron’s Wood, Cliffs over Maple Bay and Artisan Village CDP’s). • Provides detailed framework for development in North Cowichan over the next 10 years (approx. life of the Plan) and general framework for decades beyond.
North Cowichan Land Area Breakdown AREA % of DNC Urban Containment 1,915 Ha 9.0% Boundary / Growth Centre Agricultural Land Reserve 6,119 Ha 28.8% Municipal Forest Reserve 5,112 Ha 24.1% Other 8,091 Ha 38.1% Rural 6444.4 Ha 30.4% 1,000 ft. offshore area 1,218.6 ha 5.7% Major Lakes – Somenos, 429.1 ha 2.0% Quamichan, Fuller and Chemainus Gross Area within DNC 21,238 Ha 100%
CHEMAINUS CROFTON OCP – Bylaw 3450 North Cowichan Growth Centres SOUTH END
OCP – Bylaw 3450 Land Use Map
OCP – Bylaw 3450 Rural Areas
Stonehill Comprehensive Development Plan
Stonehill Comprehensive Development Plan
Bylaw 3456 Development Permit Guidelines • New DP Guidelines will replace existing DP Guidelines currently located in the 2002 OCP. • DP Area Designations and Justifications are located in the new OCP, as per legislative requirements. • Guidelines are proposed to be adopted as part of the Zoning Bylaw for ease of use and to more easily address future changes or updates. • Draft DP Guidelines were available for review throughout the OCP consultation process this spring. • Council gave first and second reading to Bylaw 3456 to amend the Zoning Bylaw on June 1, 2011.
Bylaw 3456 Development Permit Guidelines • The DP Guidelines also include a lengthy list of exemptions which describe numerous situations in which a Development Permit is not required. • The DP Guidelines are intended to provide direction for staff, applicants, and the development industry around expectations and requirements for Development permits and what the application must address.
Bylaw 3456 Development Permit Guidelines • DP Guidelines establish five (5) new Development Permit Areas: – DPA-1 (General) applies to all commercial, industrial and multi-family developments. – DPA-2 (Marine Waterfront) applies to all lands 100 m above (inland) and 300 m below (seaward) of the natural boundary of the foreshore. – DPA-3 (Natural Environment) applies to all environmentally sensitive lands within the Municipality.
Bylaw 3456 Development Permit Guidelines – DPA-4 (Hazard Lands) apply to all lands with an identified natural or environmental risk (i.e. steep slopes, flood, fire interface, etc.) – DPA-5 (Farm Land Protection) applies to all lands adjacent to existing ALR lands, and has been set up to allow for future amendments to add guidelines that would apply specifically to ALR lands subject to further review and refinement with the Agricultural Advisory Committee and Council.
Bylaw 3452 Stonehill Comprehensive Development Zone • Proposed rezoning from R1 and A3 (existing) to CD-7 (proposed). • The proposed CD-7 Zone has been developed specifically for the Stonehill project. • Bylaw 3452 (CD-7 zone) received first reading on December 15, 2010 and second reading on January 19, 2011. • The zoning sets out a range of uses and development conditions that must be met during the phased development of the Stonehill neighbourhood. • Maximum total density for the Stonehill site is 300 units.
Bylaw 3452 Stonehill Comprehensive Development Zone • Permitted uses within the Stonehill development include: • Single Family Dwellings (including some w/ sec. suites) • Duplex and Townhouse development • Park Space / Nature Sanctuary • Agriculture / Mill site • Also: Assisted Living, Bed and Breakfast, Community Care Facility, Home-based Business, and Supportive Housing. • Single family lots range in size from 325m2 to 850m2 • Minimum parcel size for townhouse development: 2000m2
Bylaw 3453 Stonehill Phased Development Agreement • A Phased Development Agreement is a legal agreement registered against the title of the subject property between the Developer and the Municipality which outlines the conditions of development and zoning. • The PDA provides the developer with zoning, development, and phasing certainty for a period of ten (10) years, in exchange for certain amenities and features of the development. • Bylaw 3453 received first reading on December 15, 2010, second reading on January 19, 2011 and was amended and re-read a second time on May 18, 2011.
Bylaw 3453 Stonehill Phased Development Agreement • Key Amenities include: – Strategic parks, open space (20 Ha+) and trail dedication and development; – Environmental and Storm/Rainwater management planning and implementation; – Phased dedication, design and construction of Donnay Drive and offsite infrastructure improvements; – Cash-in-lieu contribution to affordable housing and affordable units provided at a rate of one (1) per ten (10) units.
Stonehill Comprehensive Development Plan
Stonehill Comprehensive Development Plan
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