ABBOTS FORD COUNCIL REPORT. Executive Committee RECOMMENDATIONS BACKGROUND

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1 ABBOTS FORD COUCIL RPORT Report o. DP June 8, 211 File o: 36-1 Zoning Bylaw xeutive Committee To: Mayor and Counil From: Phil Blaker, Manager, Strategi Projets Division and Mike Dikinson, Planner, Strategi Projets Division Subjet: Advane Industrial Rezoning of City in the Country Plan Industrial Lands in the Clearbrook and Peardonville Industrial Areas RCOMMDATIOS 1. THAT Report o. DP , dated June 8, 211, from the Manager, Strategi Projets and Planner, Strategi Projets Division, regarding Advane Rezoning of City in the Country Plan Industrial Lands in the Clearbrook and Peardonville Industrial Areas to General Industrial Zone-Low Impat (I2A) for 35 properties, and Industrial-Business Zone (IBI) for three properties (31943 King Road, 215 Peardonville Road, a portion of 3418 Simpson Road) and I2A and IB1 for 213 Mt. Lehman Road, in aordane with the address list in Appendix "A' and address maps in Appendix "B" and "C", be reeived; and 2. THAT Counil diret staff to hold onsultation meetings with affeted property owners and report bak to Counil. BACKGROUD The Strategi Projets team is proposing that the City initiate rezoning appliations for 39 industrial designated properties in the Clearbrook and Peardonville CICP industrial areas up to the publi hearing and seond reading stage. The program would not inlude properties under urrent rezoning appliations. This initiative would onvey a strong message to the development ommunity that the City is aggressively open for business. In 21, Counil reeived an owner-led petition for the provision of off-site ivil infrastruture works in the Clearbrook and Peardonville City in the Country Plan areas that would support the rezoning of their agriulturally zoned lands to industrial use. Counil passed a number of Loal Servie Area Bylaws for the provision of water, sanitary sewer, drainage and road works. ngineering staff and onsultants are now moving forward with the preparation of design and tender onstrution douments for these works. Constrution work is expeted to begin during the summer of 211 with ompletion by early 212.

2 Report o Page 2 of 5 It is noted that a ontrat for the onstrution of Marshall Road between Queen Street and Mt. Lehman Road has been awarded and is urrently underway. This ontrat also inorporates the installation of water and sewer works that are essential to the Peardonville CICP development. Work ommened on Marh14, 211 and ompletion is expeted to be ahieved within 8 working days. In addition, the Clearbrook Interhange Infrastruture program has been extended allowing for the widening of Clearbrook Road south to King Road and for widening Marshall Road with servies from the Clearbrook interhange to Townline Road. In ombination, these road widening and engineering serviing programs will greatly assist in opening up the Clearbrook and Pea rdonville industrial areas for business. AALYSIS The Proposal Staff investigated options for rezoning a large number of parels at one time with the City Soliitor. Staff is following the advie of the City Soliitor for the advane industrial rezoning proess. It is proposed that the City, as the appliant, will bring forward a rezoning bylaw for eah of the 39 properties in the two CICP areas. The City's initiative would onlude after the ompletion of the publi hearing and seond reading of the 39 rezoning bylaws. After the publi hearing and seond reading, it would be up to the property owner to step in as the appliant and resolve all outstanding rezoning issues inluding payment of the rezoning appliation fee (at the full rate in effet at that time), the submission of a voluntary letter of offer to provide any remaining serviing issues, road dediations, registration of a soure ontrol ovenant, provide ontribution to Agriultural Trust Fund and payment of other fees assoiated with the rezoning appliation. Appendix "D" provides further detail on the implementation proess for the proposed strategy. Appendies "" and "F" provides a opy of the OCP Clearbrook and Peardonville industrial land areas Advantages Considerable onsultation will our with property owners inluding publi information meetings prior to initiating the Advane Rezoning proess. There are no upfront rezoning appliation fees for the lot owners. Fees would be olleted from land owners when they take ontrol of the rezoning appliation. Publi Hearing phase is ompleted by the City. A separate Publi Hearing or series of Publi Hearings would be held to deal exlusively with the large number of individual rezoning bylaws in this Advane Rezoning proess. Owners would have an easier time marketing their lands as the publi hearing and seond reading are ompleted before they ontinue and finalize individual rezoning appliations. The initiative to advane the individual rezoning bylaws to 3 rd and 4th readings is left in the land owner's ontrol. Following seond bylaw reading, eah owner will reeive a rezoning appliation pakage that explains the proess for ompleting individual appliations. L:\onomiCDeV-47\COIIOII1JC.dCVCelOPIflCflt. manager \Counil eports1211\dp do

3 Report o Page 3 of 5 Subjet to meeting the various onditions normally attahed to a rezoning appliation, ompletion of rezoning ould be finalized within a 6 to 8 week period. Development ould our faster. Potential onerns: Owner onerns over potential impat to their muniipal taxes. It is planned that the City would notify all land owners in writing desribing the proess and the benefits. Staff would seek a written statement from the BC Assessment Authority (BCAA) in relation to impat to assessment of land values. Potentially, new information ould ome forward after the publi hearing proess is ompleted. In this ase, a new publi hearing would beome neessary. Potential erosion of onfidene in the publi proess. Two zones are permitted by the OCP, these being I2A and IB1. It is assumed that the City initiated rezoning appliations would all be for the I2A zone exept for the Sunrise Poultry land at King Road, at 3418 Simpson Road and a portion of 213 Mt. Lehman Road (where the remaining portion would be rezoned to I2A). These three properties are designated in the OCP Industrial Area Plans as 'Business Park' intended for IB1 development only. The IB1 zone is permitted and enouraged by the OCP along the frontages of Marshall, King and Clearbrook Roads. Aside from the addresses noted above, should owners wish to have the 1B1 zone along these arterial roads, they would have to initiate their own rezoning appliations. Split zoning may be required for some properties in Peardonville where Fishtrap Creek is loated. It is proposed that the lands east of Fishtrap Creek would be zoned I2A with the balane of some properties left as an agriultural zone. Publi otifiation and Consultation To ensure that property owners in the Clearbrook and Peardonville industrial areas are informed about the advane rezoning initiative, it is proposed that they be ontated by an invitation letter to attend an information meeting. The objetive of the meeting will be to explain the advane rezoning proess, the properties involved, the 12A and IB1 zones, and obligations inluding osts of the property owners to omplete rezoning appliations initiated by the City. Staff ould then meet individually with owners if they have detailed questions. If there is a onsensus by the property owners to proeed with the advane rezoning program, then staff will reommend to Counil that the program be initiated. During the rezoning bylaw adoption stage, notifiation signs will be ereted at strategi loations in the Clearbrook and Peardonville industrial areas at major intersetions. Publi information regarding the proess and Publi Hearing ads will be in the City Page. There is no need to eret rezoning appliation signs on all of the properties that are involved in this proess. ight rezoning signs are proposed for major intersetions in the Clearbrook and Peardonville industrial areas. The onomi Development Diretor will also promote this program when meeting with individual developers and interest groups. L:\onOrniDeV-4 7 \ eonomi_development_managertounil ports \21 1 \DP do

4 Report o Page 4 of 5 FIACIAL PLA IMPLICATIO Initial osts will be inurred by the City in reating 39 individual rezoning appliations for the subjet properties identified in this program. Other osts will be inurred for the ommuniations plan and publi meeting with the property owners and Publi Hearing advertising in loal newspapers (2 $25. eah = $5.). The City would pay for the eight rezoning signs that would be loated in strategi loations at a ost of approximately $3,2. (8 signs $4. eah inluding installation). Revenue from the rezoning appliation fees (payable at the rate in effet at that time), will be reovered after the seond reading when the property owners elet to move forward and assume responsibility for the balane of the rezoning proess. The payment of the rezoning appliation fees by property owners would reimburse the City for administration osts, and would also provide the individual appliants with partial relief from osts (approximately $4. for sign purhase and installation) while the City is initiating the appliations. COMMUICATIO PLA The ommuniation plan will involve the following strategies: Written notifiation to all property owners affeted Promote the advane rezoning program through the City Page and through meetings with developers and interest groups. Host Community meetings with all property owners affeted Present a Counil report for an xeutive meeting of Counil ret Rezoning Signs at strategi loations to notify the publi Advertise the advane rezoning initiative for a separate publi hearing date in City Page ads in two onseutive opies of loal newspapers SUMMARY The advane rezoning proess is proposed to aelerate industrial development in the Clearbrook and Peardonville industrial areas by reduing proessing time, omplexity and ost for property owners and developers. By initiating a large-sale rezoning proess, the City would enable most property owners in these areas to omplete industrial rezoning on an aelerated basis. Should Counil support this advane rezoning initiative, onsultation with property owners would be a ore element of the program. The program would ommene with preparation of individual rezoning appliation files and bylaws for eah of the 39 subjet properties. ah industrial rezoning bylaw would then be presented to Counil for introdution and a publi hearing date would be requested. Following the Publi Hearing and seond reading of eah bylaw, staff would ontat the affeted property owners in the Clearbrook and Peardonville industrial areas to provide information on ompleting the proess. LAonoiniDev-4 7 eonomi jevelopment_manager \Counil eports\2] 1DP doe

5 Report o Page 5 of 5 This initiative is an innovative means of advaning industrial development by expediting industrial rezoning of properties in the Clearbrook and Peardonville C1CP industrial areas. The proess also would provide property owners with temporary relief from paying proessing osts and time savings for ompleting rezoning appliations. This program, when viewed in the broader ontext with engineering serviing and revitalization tax exemption programs for these industrial areas, is intended to assist property owners in aelerating business development potential. After monitoring the outomes of this initiative, the advane rezoning onept may be reommended for use in the Mt. Lehman industrial area and other loations In the future. i Prepared by P. Blaker, P. ng. Prepar'y-Mihael Dikinson, Manager, St t Planner, Projets DivisionStrategi Projets Division lil I ay ihroeb Ma"V.7onomi Development and Planni ervies PB/MD: LAF.,onomiDev-4 7 eonomi_devel opment_managertounil eports',2 Ii TDP do

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11 APPDIX "D" DP The intent of this Advane Rezoning program is to provide industrial property owners with the opportunity to omplete rezoning appliations in a more expeditious manner. The City proposes to initiate the proess by taking a bath of 35 individual rezoning appliations to I2A and three appliations to 1B1 and one appliation to 12A and 1B1 to publi hearing and seond reading where Counil approves the publi hearing. The proess steps inlude: City initiated rezoning appliation files; A publi information meeting with the property owners to explain the proess and to determine general aeptane; Researh the properties to determine if there are any legal impediments to proeeding. If this is the ase with any individual properties, they would not be inluded within the overall proess; An xeutive Committee report would be prepared; Bylaw introdution; Publi Hearing; Seond bylaw reading (same evening as Publi Hearing where there are no objetions); Letter to property owners advising them of the program status and their obligations to omplete the rezoning proess for their properties, inluding payment of a rezoning appliation fee; Voluntary Letter of Offer required in order to advane eah rezoning appliation to third bylaw reading; Third reading of rezoning bylaw; Development Agreement; Fulfillment of other rezoning requirements noted in the xeutive Committee report and in the individual Voluntary Letters of Offer (inluding suh provisions as ontributions to the Agriultural ndowment nhanement Fund, road widening dediations, subdivision (where required), serviing requirements, legal douments inluding a ovenant speifying a maximum time allowane of three years for ompletion of individual rezoning appliations, Development Permit appliation (where required) for Agriultural Buffer, nvironment and Industrial form and harater, et.); Final bylaw adoption. Building Permit appliation with site serviing followed by onstrution.

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