Riverbrook Estates

Riverbrook Estates
Subdivision and Rezoning Application
Presentation for:
Com m ittee of the W hole Council Meeting
September 29, 2014
Context Plan
Site Plan
Landscaping Concept Imagery
Plan Revision Highlights - Previous
Plan Revision Highlights - Revised
Town-home Site - Phase 1 - Revised
Detail regarding Elks Hall Neighbor
Aerial Rendering - Previous
Aerial Rendering- Revised
Rendering:
View from turn-around on Liard
Rendering:
View of strata road & Townhomes
Rendering:
Not Revised, but now even more space
Statistics of Changes
• Nearly 10%
• Over 20%
• 9%
• 12%
increase in L andscape area (green)
decrease in road surface area
decrease in total unit count (217 down to 199)
decrease in proposed floor area (T H 1)
W
Response to Queries and Concerns Raised
hat happens if L NG does not proceed?
hat happens if L NG proceeds, what is the need after construction is
completed?
W
W
hat is the target market?
W
How do we know what the need is now?
hy should Kitimat increase densities?
Draft Housing Plan – Sales Indicators
Density and Affordability
Density:
• Phased construction. Each phase only + / - 45 units, and construction will commence as market
demands
• Currently feel there is a demand for about 5 0 townhomes, to be determined through a presale campaign as done at Baxter.
• Environmentally conscientious: conserves the limited available land resource
• “Smart Density” : Ie sufficient buffers to existing neighbors, not cramming onto a tiny parcel of
land between existing single-family.
Affordability:
• New product will supply the housing needs industry requires. Industry requires new
housing, and will not consider older homes, as they do not wish to contribute to the
“renoviction” situation.
Response to Queries and Concerns Raised
Can’ t predict future, we can only look at the facts now:
• L ow Supply and High Demand for housing = not enough product on market. Particularly
townhomes and apartment. Extremely low vacancy rates contributing to increase rent rates, not
affordable for most folks. Increasing supply will decrease demand and subsequently rates.
• Existing product in Kitimat is aging. Significantly. Replacing with high quality new product
beneficial. L ip-stick style fixing up does not add significant life to old homes.
• Should L NG etc not proceed:
• Development will be limited to the first phase only (+ / - 5 0 units), if any.
• New product will simply be replacing the Alexander and W hite Sail product, which
remain undeveloped.
• T arget Market:
• Industry executives moving in for the construction short-term, and operational staff for the
long term.
• New product, with an emphasis on the $ 15 0,000-$ 400,000 markets (ie. NOT single-family)
Benefits to Kitimat of approving the rezoning
• Contributions to public parks and walkways connecting existing through to the dyke system
• Available site being offered for affordable housing
• Controls in place for development permits, building design, landscaping, quality construction
• V ariety in product mix – Single Family, T ownhome, Apartment
• Funds paid toward sewer improvement fund ($ 1,000/ unit for additional units)
• Provisions for adaptable and accessible housing in all product types
• Market is provided with new housing types currently not being offered in other developments:
townhomes and apartments.
Existing Plan – 68 lots
Q uestion was asked previously: Surely because the property was purchased with 6 8 single family
lots, it must make economical sense with lower density.
• None of advantages to Kitimat as noted per previous slide.
• Providing manufactured or other modular type homes not as high quality, aesthetically pleasing,
or have as long of a life-span as what is being proposed.
• Already other developments offering single family product (W akita and Oviatt)
• Are proposing to provide 16 single family lots (about 25 %
of 6 8)
• End purchase price becomes un-affordable to many purchasers
• Particularly considering that single family home prices have DOUBL ED over one year period
• W hat will home pricing do over next 2-3 years?
• NOT AFFORDABL E, W RONG/ NO PRODUCT MIX , NOT W
HAT MARKET NEEDS.
Riverbrook Estates
Subdivision and Rezoning Application
Presentation for:
Public H earing
Oct 6 , 2014
Overall Site Master Plan
TH-1 Site Plan
TH-1 Site – Landscape Plan
Support from APC and Staff
Support info from APC and Staff
Support info from APC and Staff
Update with regards to BC Housing
• Meetings held during the last week with BC Housing
• BC Housing has established need to address affordable housing needs in Kitimat
• Serious interest in site being offered by Riverbrook Estates
• BC Housing is a government organization, and is subject to due process and
procedures to prior to any agreements being established.
• Should an agreement be reached, BC Housing would be looking at commencing
development and construction eminently (ie start construction in Spring of 2015 ).
Update with regards to BC Housing
Developer proposes to amend covenant on title of apartment site
(further to meeting with Paul L agace just this afternoon):
“Should BC Housing or similar affordable housing organization NOT step forward
to acquire the site designated for affordable housing within the proposed 18 months
timeframe, developer will contribute $ 5 ,000/ unit approved for the units proposed
for that site”
Shows commitment of the developer towards providing relief to the affordablity
housing crisis in Kitimat.
Revision to application – 2 choices:
O ption 1 : Rezoning of entire site, total of 199 units, mix of SF, T ownhome and
Apartment sites (with covenant for affordable housing)
O ption 2 : Rezoning only the T ownhome portions (+ / - 109 units)
• W ould require a NEW application to rezone the Apartment sites, to be
approved by council at a future date.
• W ould NOT provide allowances for affordable housing site until such a time
the rezoning is approved
Support from APC and Staff
Timelines
• J uly 24, 2014 Initial application for rezoning was made
• October 6, 2014 –
Public Hearing still underway, 3rd reading?
• 2 weeks for final adoption? : October 20th?
• +/ - 3 months from application to 3rd reading
If all approved today:
2 months to prepare for and launch a marketing pre-sale program
3 months to prepare construction drawings (roads and servicing, townhomes)
2 months from time of submission of drawings to issuance of Building Permit
W ith a bit of overlap, 6 months from today is optimistic for townhomes:
April 20,
2015
Timelines
If a new application is required for Apartment sites:
3 months to submit application through to final adoption
2 months additional due delays caused by elections process.
4 months to prepare construction drawings (apartments)
2 months from time of submission of drawings to issuance of Building Permit
W ith a bit of overlap, 11 months from today is optimistic for apartment:
Septem ber 20, 2015
Timelines
Should Option 2 (no apartments) be selected, delivery of affordable
housing to Kitimat would be delayed by at least one year.
Benefits to Kitimat of approving the rezoning
• Contributions to public parks and walkways connecting existing through to the dyke system
• Available site being offered for affordable housing
• Controls in place for development permits, building design, landscaping, quality construction
• V ariety in product mix – Single Family, T ownhome, Apartment
• Funds paid toward sewer improvement fund ($ 1,000/ unit for additional units)
• Provisions for adaptable and accessible housing in all product types
• Market is provided with new housing types currently not being offered in other developments:
townhomes and apartments.
Riverbrook Estates
Subdivision and Rezoning Application
Presentation for:
Com m ittee of the W hole Council Meeting
October 27, 2014
Site Plan
Landscaping Concept Imagery
Plan Revision Highlights - Revised
Town-home Site - Phase 1 - Revised
Detail regarding Elks Hall Neighbor
Aerial Rendering- Revised
Rendering:
View from turn-around on Liard
Rendering:
View of strata road & Townhomes
Rendering:
Not Revised, but now even more space
Housing Action Plan and Riverbrook
• Identifies housing shortage through Key Indicators, such as rising
prices and falling days on market (page 19)
• Identifies need for accessible housing. Only one market housing
building in Kitimat currently with an elevator. Majority of single
family housing includes stairs. (page 13)
• Population declined since 1981 and 2011, but # of households stayed
the same. Indicative of changing housing preferences from 30 years
ago. (page 7)
• Similarly, changed household make-up statistics: less children, more
single person households. = requirement for smaller homes.
Housing Action Plan and Riverbrook
• Greenfield development areas. Identifies Strawberry Meadows
approved for 172 homes over a 20-year period, and Forest Hill
Heights, multi-phased, with approval for 93 detached and 12 multifamily homes. Again, all approved, but developer is building in
phases as market dictates. (page 21)
• Excerpt highlighted from OCP in Housing Action Plan:
Housing Diversity Policy 4.3.3: “Preserve the diversity of housing
types, lot sizes and price ranges by ensuring new developments
supports housing choice. (single houses, duplexes, row houses,
apartments and condominiums.
In view of Strawberry Meadows and Forest Hill Heights, market has
sufficient choice in single family. No choice in smaller units.
Housing Action Plan – Sales Indicators
Housing Action Plan – Household make-up
Excerpts from DoK Presentation on Town Planning
Excerpts from DoK Presentation on Town Planning
Summary:
• Unit mix meets intentions as outlined in the OCP, and reflects the changing
demographics and housing needs as evidenced by decreasing number of
people per households.
• Density falls well within the original town plan scope
• Approval upfront for entire project, with phasing of works determined by
market needs and presales, under the control (and financial risk) of the
developer is in line with other developments.
• Provides solutions to several of the needs established in housing action plan,
including accessible housing, options to BC Housing and DoK in providing
affordable housing, which solutions would not be available should the
development proceed as single-family lots
Aerial Artist Rendering of TH-1
Riverbrook Estates
Subdivision and Rezoning Application
Presentation for:
Regular Council Meeting
November 3, 2014
Petition: - signed by +/- 300
Housing Action Plan and Riverbrook
• Identifies housing shortage through Key Indicators, such as rising
prices and falling days on market (page 19)
• Identifies need for accessible housing. Only one market housing
building in Kitimat currently with an elevator. Majority of single
family housing includes stairs. (page 13)
• Population declined since 1981 and 2011, but # of households stayed
the same. Indicative of changing housing preferences from 30 years
ago. (page 7)
• Similarly, changed household make-up statistics: less children, more
single person households. = requirement for smaller homes.
Housing Action Plan and Riverbrook
• Greenfield development areas. Identifies Strawberry Meadows
approved for 172 homes over a 20-year period, and Forest Hill
Heights, multi-phased, with approval for 93 detached and 12 multifamily homes. Again, all approved, but developer is building in
phases as market dictates. (page 21)
• Excerpt highlighted from OCP in Housing Action Plan:
Housing Diversity Policy 4.3.3: “Preserve the diversity of housing
types, lot sizes and price ranges by ensuring new developments
supports housing choice. (single houses, duplexes, row houses,
apartments and condominiums.
In view of Strawberry Meadows and Forest Hill Heights, market has
sufficient choice in single family. No choice in smaller units.
Housing Action Plan – Sales Indicators
Housing Action Plan – Household make-up
Excerpts from DoK Presentation on Town Planning
Excerpts from DoK Presentation on Town Planning
Summary:
• Unit mix meets intentions as outlined in the OCP, and reflects the changing
demographics and housing needs as evidenced by decreasing number of
people per households.
• Density falls well within the original town plan scope, and construction will
be phased per market demand to ensure over-building does not occur.
• Approval upfront for entire project, with phasing of works determined by
market needs and presales, under the control (and financial risk) of the
developer is in line with other developments.
• Provides solutions to several of the needs established in housing action plan,
including accessible housing, options to BC Housing and DoK in providing
affordable housing, which solutions would not be available should the
development proceed as single-family lots
Request:
• Riverbrook Estates respectfully requests that Council adjourn the Public
Hearing to a later date, to allow additional time to work with BC Housing as
they initiate their public input process, and to consider further density
changes to the proposed rezoning application.
From: Penny S.
Sent: October-06-14 10:37 AM
To: districtofkitimat
Subject: Public Hearing - Proposed Riverbrook Estates Development
To whom it may concern,
As a home owner at 27 Nadina St. I am strongly opposed to developing multi-family homes
in our neighborhood. When we purchased our home we were told that it was zoned for single
family homes back in the early years of Kitimat but that nothing ever came of it. We had no
problem with the possibility of single family homes eventually being built and feel that it
would fit more with the neighborhood than 4 story townhouses and apartments.
We will lose privacy, the view that we have and there will be a huge increase in traffic with
multi-family homes as opposed to single family homes. We are deeply concerned what those
changes may do to the resale value of our home and those of our neighbors. The housing
market recently has slowed and to add more multi-family housing to the market will only
decrease the value of our home and homes in all areas of Kitimat.
Kind regards,
Penny Spicer
From: Kimberly Wasyleski
Sent: September-30-14 1:27 PM
Subject: Riverbrook Estates
To Mayor and Council
RE: Proposed Development of Riverbrook Estates
Dear Sirs/Madam’s
I am not in favour of the rezoning and proposed development of Riverbrook Estates. I do
not believe that the high densification proposed would be beneficial to the surrounding
neighbours with the increases in traffic and noise pollution not to mention loss of privacy for
many. The neighbors of the proposed development bought their properties knowing that
the area was zoned for single family dwellings.
To proceed to rezone without the surrounding neighbours approval would be wrong.
These neighbours have to live with your decisions so please take the time to listen to them. Put yourselves in their shoes and imagine. The proposals all look good on paper and when
you are listening to their presentations they make it sound like they have all the solutions,
but remember that their job is to sell you something that will make them a lot of profit.
I am not against development and I think that most people fighting these developments
aren’t against them either. We just wish for the zoning to remain the same in the areas we
invested in. There are undeveloped R3 areas and for whatever reason they were not
purchased by or available to these developers. As the need arises for these high density
housing projects I would think that the owners of these R3 areas would develop or sell
them. Since neither has occurred, we should ask ourselves why?
Mayor and Council you have very difficult job ahead of you, so think deeply, stay grounded
and act wisely.
Sincerely, Kimberly Wasyleski
From: Larry & Kathy Walker [mailto:[email protected]]
Sent: August-06-14 8:19 PM
To: districtofkitimat
Subject: Zoning Admendment for Riverbrook Estates
Do not support this application for the following reasons.
1. OCP shows it as R1-B and can only assume a lot of thought was put into this decision
2. Snow removal will be very difficult and expensive. Understand they plan to have the snow
"stockpiled on the walkways and will require a front end loader to move it from the road to
the stockpile area and from there to ?? (as the stockpile area covers the walkways in some
cases).
3. Assuming the national average of auto ownership is around 1.5 cars per household (just a
guess) then you will have around 300 cars/trucks coming in and out of this sub division
accessed by only two (2) roads. Traffic lights will be needed to control the situation,
especially with the number of apartments just across Kuldo which will only aggravate the
traffic congestion problem.
4. Question the ability of fire/police and ambulance to respond to a situation as I understand
the roads will only be as wide as the normal side roads in Kitimat. At the very least, this
will require a total ban on road parking that will cost $$ to monitor and enforce.
Larry Walker
Corinns 6eott
48 Omenica Street - Kitimat, BC Y$C 124
Phone: 250-632-4970 E-Mail: [email protected]
August 8,2014
Mayor & Council
District of Kitimat
270 City Centre
Kitimat, BC V8C 2H7
Re: Zoning Amendment Bvlaw
-
Riverbrook Estates
-
167 Konigus Street
This letter is to advise that I am in favour of the rezoning application submitted by Riverbrook
Estates at 167 Konigus Street, with minor amendments to the actual building plans.
I understand from talking to the developer at the Public Information meeting on August 6th that the
intent is to do a phased development, as well as providing serviced lots for sale for single family
residential. There is a shortage of serviced single family lots available for development in the
Kildala area and this plan not only fits with the existing neighborhood, but would provide a much
needed upgrade to the area.
taking into consideration the need for 'accessible'
accommodation by allowing for small elevators to be included in each unit, in some of the row
house condominiums, as well as elevators in the apartment buildings at the rear of the property.
I was pleased to
see that the developer was
As there is a major shortage of accessible accommodations in Kitimat, this development would be a
welcome addition to the community.
My suggested amendments to the building plan would be as follows:
In the first phase of development, construct at least two of the 8 unit row house condo's
with the ability to have elevators installed, to address the immediate need of accessible
housing.
Eliminate the ninth house, closest to the parking lot of the apartment building, on the
west side of the proposed plan and make it a green space, OR
shift the driveway into the parking lot slightly closer to the apartment building,
reconfigure it and provide a wider buffer of trees or shrubs between the ninth house and the
parking lot.
1.
2.
Thank you for the opportunity to comment on the proposed ZoningAmendment Bylaw.
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