June 23, 2020

ADMINISTRATIVE REPORT TO COUNCIL

ON

OFFICIAL COMMUNITY PLAN AMENDMENT APPLICATION NO. OCP00129

REZONING APPLICATION NO. REZ00703
0 ABERDEEN DRIVE, 2720, 2725, 2800 BENTALL DRIVE; AND 2500 PACIFIC WAY
OWNER: EDINBURGH RESORT CORPORATION INC. AND 1793 HOLDINGS. LTD.
APPLICANT: TRUE CONSULTING

PURPOSE

To amend KAMPLAN: City of Kamloops Official Community Plan by redesignating the land uses
for a portion of the subject properties to Educational/Institutional, Parks and Open Space, and
Urban; to amend the Aberdeen Plan for a portion of the subject properties to adjust the land use
designations, future commercial location, neighbourhood park location, and future road network
for the Edinburgh Neighbourhood in Aberdeen; and to rezone a portion of 2800 Bentall Drive
from A-1 (Agricultural) to RS-1 (Single Family Residential-1) to facilitate a single-family
residential subdivision.

SUMMARY

The proposed development site consists of seven titles—2500 Pacific Way; 2720, 2725, and
2800 Bentall Drive—and three unaddressed lots identified as 0 Aberdeen Drive. This area is
referred to as the Edinburgh neighbourhood and is located in Aberdeen. The land is currently
vacant and zoned A-1 and OS (Open Space). KAMPLAN designates the properties Agricultural,
Parks and Open Space, and Urban, as shown on the attached Land Use Map. Combined with
KAMPLAN, the Aberdeen Plan is a guiding document that provides specific direction for the
location of single- and multi-family development, parks, trails and open space, school sites, and
commercial nodes in the Edinburgh neighbourhood. The applicant is proposing to amend
KAMPLAN (Attachment “A”) and the Aberdeen Plan (Attachment “C”) to adjust the location of
the above noted land uses and to add a future school site and a neighbourhood park. The
proposed amendments also include a revised future road network layout that will connect
Pacific Way to Highway 5A. Open space corridors and trail will be maintained as well as trail
connections. The Aberdeen Plan was implemented in 2008, and while the majority of the plan is
still relevant, the proposed updates will provide a more efficient use of the land and follow the
growth projections outlined in KAMPLAN.

An application has also been submitted to rezone a portion of land at the end of Edinburgh
Boulevard from A-1 to RS-1 to facilitate the subdivision of approximately 22 new, single-family
residential lots (Attachment “B”).

The Development, Engineering, and Sustainability Department supports the proposed

amendments to KAMPLAN, the Aberdeen Plan, and the proposed rezoning as the land uses are
supported by the policies outlined in KAMPLAN.

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OFFICIAL COMMUNITY PLAN AMENDMENT APPLICATION NO. OCP00129 June 23, 2020
REZONING APPLICATION NO. REZ00703 Page 2

RECOMMENDATION:

That Council authorize:

a) OCP Bylaw Amendment Bylaw No. 46-7(Attachment “A”)

be introduced and read a first and second time

b) Zoning Bylaw Amendment Bylaw No. 5-1-2940 (Attachment “B”)

be introduced and read a first and second time

c) a Public Hearing to consider Bylaw Nos. 46-7 and 5-1-2940

d) Aberdeen Plan amendment in accordance with Attachment “C”

SUPPORTING COUNCIL AND CORPORATE DIRECTION

• KAMPLAN
- Section C, Growth Management
- Section D-1, Land Management and Development
○ General Land Use Policies
• Aberdeen Plan

SITE CONDITIONS AND BACKGROUND

• Neighbourhood - Aberdeen (Edinburgh neighbourhood)

• Current KAMPLAN Designation - Agricultural, Parks and Open Space, Urban
• Proposed KAMPLAN - Educational/Institutional, Parks and Open Space,
Designation and Urban
• Current Zoning/Use A-1 (Agricultural)/vacant
• Proposed Zoning/Use - RS-1 (Single Family Residential-1)/
22 single-family residential lots
• Surrounding Uses - Single-family residential/vacant/agricultural land
• Application Date - December 9, 2019
• Restrictive Covenant - n/a
• Project Evaluation Team (PET) - January 10, 2020
• Parcel Size - Total area under application: ~156 ha
Area to be rezoned from A-1 to RS-1 : ~2.4 ha
• MOTI Referral - No

DISCUSSION

The subject properties are located in the Aberdeen neighbourhood at the southern extent of
Bentall Drive, Edinburgh Boulevard, and Pacific Way. The Southwest Sector is the largest
growth sector in the city, and the Aberdeen neighbourhood continues to be the most significant
area for new single-family and low-density multi-family development. The Edinburgh
neighbourhood is located within 2.5 km of various commercial developments, including Cityview
Shopping Centre, Aberdeen Mall, and Aberdeen Village Centre. There are currently two
elementary schools in the area—Aberdeen Elementary and Pacific Way Elementary. Transit
services are available on Abbeyglen Way; however, they will be expanded in the future to

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include the Edinburgh neighbourhood once the road network connections are in place to
facilitate bus routes. Both maintained and naturalized parks are located throughout the
Aberdeen neighbourhood and are connected by a series of trails and open space corridors.

Current Proposal

The applicant is proposing to rezone a portion of 2800 Bentall Drive from A-1 to RS-1, as shown
on Attachment “B”, to facilitate subdivision of approximately 22 new, single-family lots. During
the previous two subdivisions, it became apparent that the road network and land use
designations outlined in the Aberdeen Plan would need to be reviewed and revised prior to any
further development in the Edinburgh neighbourhood. As such, the developer has undertaken a
comprehensive planning exercise to re-evaluate the future of the neighbourhood. In this review,
the applicant addressed the location of land uses such as single- and multi-family development,
commercial nodes, neighbourhood park locations, open space corridors and trail connections. In
addition, in consultation with School District No. 73, a future school site was determined once
the future road network and connection to Highway 5A was finalized. An application has been
submitted to amend the Aberdeen Plan (Attachment “C”) to revise the land use designations,
increase the percentage of single-family dwellings, add a future neighbourhood park and school
site, and revise the road network alignment. Any proposed changes to the Aberdeen Plan must
be consistent with KAMPLAN. Accordingly, the applicant is proposing to amend KAMPLAN
(Attachment “A”) to be consistent with the proposed changes to the Aberdeen Plan. These
amendments will lay the groundwork for all future phases of development within the Edinburgh
Neighbourhood and future rezoning applications as development proceeds. It should be noted
only a portion of the land is being rezoned at this time. Further zoning amendments will be
required during subsequent phases as development unfolds in the Edinburgh neighbourhood, in
accordance with KAMPLAN and the Aberdeen Plan, as amended.

KAMPLAN

The subject property is located in the Southwest Sector, which is projected to absorb 43% of
the City’s total population growth and Aberdeen will continue to be the largest area for
single-family and low-density multi-family development. An estimated 1,800 new single-family
units, 515 low-density multi-family units, and 260 medium- to high-density multi-family units are
projected for this area over the next 25 years. While KAMPLAN projects 30% of new dwelling
units throughout the city will be single-family, the distribution growth projections for Aberdeen
identify 70% of new units as single-family residential. The applicant is proposing to amend the
Aberdeen Plan to revise the housing distribution in the Edinburgh neighbourhood to an
approximately 50/50 split of single-family to multi-family, which is closer to the 70/30 split
projected for the area in KAMPLAN by relocating several land use designations. As such,
KAMPLAN’s underlying land use designations must also be amended to support the proposed
changes to the Aberdeen Plan.

KAMPLAN currently designates the subject properties Agricultural, Parks and Open Space, and
Urban. As a part of this application, the Urban land use designation will be expanded and the
Parks and Open Space designation will be amended to reflect future open space corridors; trail
connections; and a new neighbourhood park. A future commercial use has been identified within
the Urban designation at the northwest corner of the development where Pacific Way currently
ends. An Educational/Institutional designation will be added at the southern extent of the

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neighbourhood for a future school site, which has been identified by School District No. 73. The
above noted land use designation changes are outlined on Attachment “A”.

Aberdeen Plan

The Aberdeen Plan provides detailed guidance for development by building upon the unique
characteristics and opportunities of the neighbourhood. The plan was adopted in 2008, and
while it is still relevant, it requires some amendments to reflect current development trends, as
outlined in the most recent update of KAMPLAN. The land use designations in the Aberdeen
Plan contain detailed guidance with respect to density, open space parks and recreation,
neighbourhood commercial, and the future road network. The Residential designation allows for
2–15 units per hectare and is proposed for a large portion of the Edinburgh neighbourhood
south of the Pacific Way extension and around the future extension of Edinburgh Boulevard.
Low-density multi-family with 20–25 units per hectare and medium-density multi-family with
33–65 units per hectare are proposed along the future extensions of Pacific Way and Bentall
Drive. The Commercial designation is identified in a central location at the future intersection of
Pacific Way and Abbeyglen Way. A Parks and Recreation designation has been added to
provide a neighbourhood park at the southeast end of Edinburgh Boulevard and a Public Use
and Schools designation has been added at the south end of the Pacific Way extension for a
future elementary school site. Parks and Open Space are identified throughout the
neighbourhood and connected by trails. All of the proposed Aberdeen Plan land use changes
noted above are shown on Attachment “C” (Maps 6a–10a).

The applicant is proposing to revise the Aberdeen Plan in accordance with Attachment “C”,
which is summarized below.

• Residential Development (Map 6a) - The Aberdeen Plan identifies the Edinburgh area
will have an estimated yield of 1,600 residential units in a mix of housing forms, with a
ratio of 30% single-family and 70% multi-family. There is no proposed change to the
overall density; however, the applicant is proposing to change the ratio to a 50/50 split
which is closer to the 70% single-family and 30% multi-family housing distribution
projections for the Aberdeen neighbourhood in KAMPLAN

• Commercial (Map 7a) - The applicant is proposing to relocate the commercial centre
identified in the Aberdeen Plan from the far southern extent of the neighbourhood to a
more central location at the future intersection of Pacific Way and Abbeyglen Way. The
proposed commercial designation will allow for a future neighbourhood commercial or
mixed-use development. The proposed new location will be adjacent to a number of
multi-family development sites, and its more central location will better serve the broader
Aberdeen neighbourhood.

• Community Use (Map 8a) - Since the Aberdeen Plan was adopted in 2008, there has
been an increased need for classroom space in the area. As such, School District No. 73
has requested that land be made available for a future school site as a part of the
Aberdeen Plan update. A suitable location has been identified at the southern extent of
the Edinburgh neighbourhood, adjacent to the future extension of Pacific Way.

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REZONING APPLICATION NO. REZ00703 Page 5

• Parks, Recreation & Open Space (Map 9a) - The proposal will facilitate open space
connections to Bentall Drive, Pacific Way, and Skyline Trail, which will improve
connectivity and recreation value. In addition, a neighbourhood park has been identified
for the area, which is currently underserved with developed parks for young families.

• Transportation (Map 10a) - The alignment of the proposed extension of Pacific Way has
been adjusted to connect to Highway 5A, which is consistent with the future road
network concept map in the Transportation Master Plan.

Zoning

In addition to the proposed amendments to KAMPLAN and the Aberdeen Plan, the applicant is
proposing to move forward with phase three of the Edinburgh neighbourhood, which includes
rezoning a portion of 2800 Bentall Drive from A-1 to RS-1 to subdivide approximately 22 new,
single-family lots (Attachment “B”). It should be noted that the proposed rezoning applies only to
the area shown on Attachment “B”, and future developments will be addressed in subsequent
rezoning applications.

Public Consultation

The applicant hosted a public open house meeting on February 10, 2020, at the West Highlands
Community Centre. Notification of the open house was sent by mail to 315
homeowners/residents located in the surrounding neighbourhood. The meeting was well
attended, with approximately 60 people in attendance (39 people officially signed in). There was
general support for the revised road alignment connecting Pacific Way to Highway 5A, the
proposed school site, and the development of a neighbourhood park. The relocation of the
commercial node and multi-family land uses was also generally well received. Concerns
expressed at the meeting centred around the possibility of traffic, parking demands, and the
potential impact of the road network realignment on existing residences. There were also
concerns related to the location of the park and school site and whether the proposed locations
would be central enough to serve both the existing and proposed neighbourhoods. Concerns
were raised regarding the locations of open space corridors, trail connections, and the
preservation of wildlife corridors.

The applicant has addressed the concerns by working with City staff to identify a suitable
neighbourhood park location that is adequately serviced with on-street parking for those
residents who may need to drive. Wildlife corridors and open space areas will be protected and
have been identified in the proposed KAMPLAN land use designations and in the Aberdeen
Plan (Attachments “A” and “C”). Staff held a separate meeting with the Aberdeen
Neighbourhood Association to review and discuss the details of the proposed development.

Technical Considerations

The proposed KAMPLAN and Aberdeen Plan amendments do not trigger any technical
requirements at this time; however, all future development in conjunction with rezoning and
subdivision applications will be required to undertake:

• detailed comprehensive site servicing strategy for water, sanitary sewer, storm drainage,
and roads

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• additional geotechnical review;

• implementation of the recommendations of the Edinburgh Traffic Study (2008) and the
Edinburgh Traffic Study - Consolidated Report (February 2010)—direct access to arterial
roads will be restricted and dedicated left-turn bays will be required
• road dedication and construction, sidewalks, pathway connections, street lighting, and
bus stops locations

A new water reservoir and increasing the sanitary sewer capacity have been included in the
Development Cost Charges bylaw to accommodate growth in the Aberdeen neighbourhood.

The proposed rezoning of ~2.4 ha to facilitate the subdivision of 22 new, single-family lots
(Attachment “B”) will address the technical considerations noted above specific to the area
under application and will be implemented as a condition of subdivision. This will include
detailed review of the proposed lot and local road layout for the extension of Edinburgh
Boulevard as well as the number and location of future transit stops. The proposed subdivision
is located within the water pressure zone, which can be serviced with the existing water
reservoir. Site servicing, including sanitary sewer and storm sewer, will be reviewed in detail
along with groundwater and ground stability.

SUSTAINABILITY IMPLICATIONS

The Sustainable Kamloops Plan recognizes that a range of housing choices and density is
required to satisfy the social and economic needs of community residents. People need open
spaces and green areas in which to participate in passive and active recreation. The proposed
KAMPLAN and Aberdeen Plan amendments satisfy the Sustainable Kamloops Plan with
respect to ensuring that commercial activities are located within all city neighbourhoods to
provide for frequent neighbourhood needs. In addition, the proposed amendments strive to
protect the natural environment by retaining existing tree stands where possible and dedicating
open space and wildlife corridors.

Author: B. McCourt, RPP, MCIP, Planner

M. Kwiatkowski, P.Eng.
Development, Engineering, and Reviewed by: E. Beach, RPP, MCIP, Planning and
Sustainability Director Development Supervisor
R. J. Martin, RPP, MCIP, Planning and
Development Manager/Approving Officer

Approved for Council

BM/kjm

Attachments

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AERIAL MAP
Development, Engineering & Sustainability Dept.
1:12,000 16/06/2020
¯

LAND USE MAP

Pr i n
REDESIGNATE FROM

ce to
PARKS AND OPEN SPACE
AND URBAN

n-K
A be
r de TO PARKS AND OPEN SPACE
en D

a
r

m lo
op s
Abe
r

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e

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nD
PARKS AND OPEN SPACE r
AND URBAN
TO URBAN
Pa REDESIGNATE FROM
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ic W
ay AND URBAN

Be
TO PARKS AND OPEN SPACE

nt
al
lD
r
REDESIGNATE FROM
PARKS AND OPEN SPACE
REDESIGNATE FROM
AND URBAN
PARKLAND AND OPEN SPACE
TO URBAN
AND URBAN
TO EDUCATIONAL/INSTITUTIONAL

REDESIGNATE FROM
URBAN
TO PARKS AND OPEN SPACE Development, Engineering, and Sustainability
1:9,500 2020-06-17
 Dr
¯

ZONING MAP
OS RS-2 OS

Ed REZONE FROM
i nb
ur g h Crt A-1 (AGRICULTURAL) TO
RS-1 (SINGLE FAMILY
Ed RESIDENTIAL-1)
in
RS-1S bu
rg
h
Bl
vd

A-1

Development, Engineering, and Sustainability

1:2,500 2020-06-17
 Attachment "A"

CITY OF KAMLOOPS

BYLAW NO. 46-7

A BYLAW TO AMEND THE OFFICIAL COMMUNITY PLAN BYLAW

OF THE CITY OF KAMLOOPS

The Municipal Council of the City of Kamloops, in open meeting assembled, enacts as
follows:

1. City of Kamloops Official Community Plan Bylaw No. 46-1, as amended, is hereby
further amended as follows:

Map 1, Land Use, as amended, is hereby further amended by changing the land use
designation for:

• the surface of D.L. 1450, surveyed as the “Morning Star” Mineral Claim,
K.D.Y.D., except Plan EPP76225 (2800 Bentall Drive)

• the Fractional Northwest ¼ of Sec. 19, Twp. 19, Rge. 17, W6M, K.D.Y.D.,
except Plan KAP82659, EPP46505, and EPP76225 (2720 Bentall Drive)

• the surface of D.L. 1453, surveyed as the “Keystone Fraction” Mineral Claim,
K.D.Y.D. (0 Aberdeen Drive)

• the surface of D.L. 1447, surveyed as the “Kimberly” Mineral Claim, K.D.Y.D.,
except that part included within the boundaries of Sec. 24, Twp. 19, Rge. 18,
W6M, K.D.Y.D. (0 Aberdeen Drive)

• the surface of D.L. 1448 surveyed as the “Charlotte” Mineral Claim, K.D.Y.D.,
except those parts included within the boundaries of Sec. 24 and 30,
Twp. 19, Rge. 17 and 18, W6M, K.D.Y.D., except Plan KAP82659 and
EPP76225 (2725 Bentall Drive)

• the surface of D.L. 1449, surveyed as the “Last Chance” Mineral Claim,
K.D.Y.D., except those parts included within the boundaries of Sec. 30,
Twp. 19, Rge. 17 and Sec. 24 and 25, Twp. 19, Rge. 18, W6M, K.D.Y.D.,
except Plan KAP82659 and EPP76225 (0 Aberdeen Drive)

• Sec. 24, Twp. 19, Rge. 18, W6M, K.D.Y.D., except Plan 41501 and
EPP76225 (2500 Pacific Way)

from Agricultural, Parks and Open Space, and Urban to Educational/Institutional,

Parks and Open Space, and Urban, as shown on the map attached to and forming
part of this bylaw.

2. This bylaw may be cited as “Official Community Plan Bylaw Amendment Bylaw
No. 46-7, 2020”.
BYLAW NO. 46-7 PAGE 2

By an affirmative vote of the majority of all Council members:

READ A FIRST TIME the day of , .

READ A SECOND TIME the day of , .

PUBLIC HEARING held the day of , .

READ A THIRD TIME the day of , .

ADOPTED this day of , .

MAYOR

CORPORATE OFFICER
BYLAW NO. 46-7 PAGE 3

Map attached to and forming part of Bylaw No. 46-7.

 Attachment "B"

CITY OF KAMLOOPS

BYLAW NO. 5-1-2940

A BYLAW TO AMEND THE ZONING BYLAW

OF THE CITY OF KAMLOOPS

The Municipal Council of the City of Kamloops, in open meeting assembled, enacts as
follows:

1. This bylaw may be cited as “Zoning Bylaw Amendment Bylaw No. 5-1-2940, 2020”.

2. Bylaw No. 5-1-2001, as amended, is hereby further amended as follows:

(a) the surface of D.L. 1450, surveyed as the “Morning Star” Mineral Claim,
K.D.Y.D., except Plan EPP76225 (2800 Bentall Drive), as shown on the plan
attached to and forming part of this bylaw, shall no longer be zoned as
A-1 (Agricultural), but as RS-1 (Single Family Residential-1).

3. The plans attached to City of Kamloops Bylaw No. 5-1-2001, as amended, shall be
and are now amended to show the changes enacted in Section 2 of this bylaw.

READ A FIRST TIME the day of , .

READ A SECOND TIME the day of , .

PUBLIC HEARING held the day of , .

READ A THIRD TIME the day of , .

ADOPTED this day of , .

MAYOR

CORPORATE OFFICER
BYLAW NO. 5-1-2940 PAGE 2

Map attached to and forming part of Bylaw No. 5-1-2940.

Attachment "C"
 Edinburgh
Resort Corp.

Map 6a - Land Use

Legend
Landuse

Cluster Residential

Urban Single Family

Low Density Multi-Family

Medium Density Multi-Family

Parks & Open Space

Public Use & Schools

^ ALR

Future Road Network

Future Local Road Network

Trails
R:\Clients\1500-1599\1574\1574-021\03 Drawings\CAD\07 GIS\LandUse.mxd

Existing Trails

Growth Management Boundary

^ Commercial

* Exact location and width of

east-west wildlife corridor to be
determined as surrounding
land is developed

0 125 250 500

Meteres

® 1:15,000
 Edinburgh
Resort Corp.

Map 7a - Commercial &

Other Community Uses

Legend
Landuse

Cluster Residential

Urban Single Family

Low Density Multi-Family

Medium Density Multi-Family

^
Parks & Open Space

Public Use & Schools

ALR

Growth Management Boundary

R:\Clients\1500-1599\1574\1574-021\03 Drawings\CAD\07 GIS\Commercial.mxd

^ Future Commercial

0 125 250 500

Meters

® 1:15,000
 Edinburgh
Resort Corp.

Map 8a - KAMPLAN
Land Use Designations

Legend
Landuse

Urban Resdential

Parks & Open Space

Educational/Institutional

ALR

Major Roads

Growth Management Boundary

R:\Clients\1500-1599\1574\1574-021\03 Drawings\CAD\07 GIS\KamPlan.mxd

0 125 250 500

Meters

® 1:15,000
 Edinburgh
Resort Corp.

Map 9a - Parks &

Open Space

Legend
Landuse

Public Use & Schools

Hannah Trail
Skyline Park
Parks & Open Space

ALR

Trails
Alexander Park

Existing Trails
Wildlife Corridor
Edinburgh Park Growth Management Boundary
R:\Clients\1500-1599\1574\1574-021\03 Drawings\CAD\07 GIS\Parks.mxd

0 125 250 500

Meters

® 1:15,000
 Edinburgh
Resort Corp.

Map 10a - Key

Road Needs

Aberd
een D
Legend
riv e
ALR

Future Road Network

Be Future Local Road Network

nt
al
lD Hi
Potential riv gh Growth Management Boundary
Ex pansion e w
Abb e ygl e n W a ay
y

5A
Pac
ific Wa
y Ex Ed
ten in
si o bu
n rgh
Bl
vd

Potential
R:\Clients\1500-1599\1574\1574-021\03 Drawings\CAD\07 GIS\Key Roads.mxd

Ex pansion

0 125 250 500

Meters

®
1:15,000