REQUEST FOR DECISION
DATE: May 13, 2021 Report No. APC-21-015
TO: Chair and Members of the Advisory Planning Commission
FROM: Trevor Parkes, Senior Planner and Bill Brown, Director of Development Services
SUBJECT:
Title
Development Permit Application
916 Old Esquimalt Road, [PID 003-446-093; Lot C, Section 11, Esquimalt District, Plan 21636]; and
920 Old Esquimalt Road, [PID 003-446-395; Lot D, Section 11, Esquimalt District, Plan 21636]
End
RECOMMENDATION:
Recommendation
That the Esquimalt Advisory Planning Commission recommends to Council that the application for a Development Permit, authorizing subdivision of the parcels located at 916 Old Esquimalt Road [PID 003-446-093; Lot C, Section 11, Esquimalt District, Plan 21636]; and 920 Old Esquimalt Road [PID 003-446-395; Lot D, Section 11, Esquimalt District, Plan 21636], into five bare land strata parcels in accordance with the BC Land Surveyors Site Plan of Proposed Subdivision prepared by Scott Pearce representing Powell and Associates BC Land Surveyors, attached as Appendix A to staff report APC-21-015, stamped “Received March 12, 2021”, be forwarded to Council with a recommendation to either approve, approve with conditions, or deny the application including reasons for the chosen recommendation.
Body
RELEVANT POLICY:
Declaration of Climate Emergency
Local Government Act
Official Community Plan Bylaw, 2018, No. 2922
Zoning Bylaw, 1992, No. 2050
Parking Bylaw, 1992, No. 2011
Development Application Procedures and Fees Bylaw, 2012, No. 2791
Advisory Planning Commission Bylaw, 2012, No. 2792
Subdivision and Development Control Bylaw, 1997, No. 2175
STRATEGIC RELEVANCE:
Healthy, Livable and Diverse Community: Support Community growth, housing and development consistent with the Township’s Official Community Plan.
BACKGROUND:
Appendix A: BC Land Surveyors Site Plan of Proposed Subdivision
Appendix B: Safe for Intended Use Letter
Appendix C: Subject Property Map, Air Photo, OCP Land Use Designation Maps
Appendix D: Concept Architectural Plans, Landscape Plan, Street Rendering
Appendix E: Development Permit Area Guidelines Matrix - DP Areas No. 1, 6, 7, 8
Appendix F: Bylaw No. 2948 - 916_920 Old Esquimalt Road - CD 115
Appenidx G: Applicant Presentation to DRC
Purpose of Application:
The applicant is proposing to subdivide the two subject properties into five bare land strata parcels consistent with the CD-115 zone that was adopted by Council on June 22, 2020 (Appendix C).
Official Community Plan, Section 17.3 - General Development Permit Exemptions only allows an exemption for subdivisions resulting in three or fewer bare land strata parcels therefore a Development Permit must be approved prior to the Approving Officer processing this application further.
Context:
Applicant:
Zebra Design [David Yamamoto]
Owner:
A.H. Winter and Sons Construction Ltd. [Art Winter]
Designer:
Zebra Design [David Yamamoto]
Property Size:
1783 square metres [19,201 sqft]
OCP Land Use Designation:
Present Land Use / Proposed Land Use
Current:
Low Density
Proposed:
Townhouse Residential
Zone:
Comprehensive Development District no. 115 [CD-115]
Existing Land Use:
Single Family Residential
Proposed Land Use:
Single Family Residential [Infill]
Surrounding Land Uses:
North:
Single Family/ Two Family Residential
South:
School/ Park
East:
Two Family residential
West:
Single Family Residential
OCP Analysis:
The lands are located within Development Permit Area No. 1 - Natural Environment, No. 3 - Enhanced Design Control Residential, No. 7 - Energy Conservation and Greenhouse Gas Reduction and No. 8 - Water Conservation of the Township’s Official Community Plan. Correspondingly, the Development Permit application must respect the guidelines of these areas where applicable and a Development Permit must be approved prior to further consideration of the subdivision application.
As Council is required to consider all the Official Community Plan guidelines from these Development Permit Areas in evaluating this application, the applicant has submitted a document addressing the relevant OCP Design Guidelines. In the attached document, the applicant has responded to every applicable design guideline noting how the proposed design responds to each of the guidelines [Appendix E].
The applicant has provided a letter prepared by Richard Brimmell, P.Eng representing Brimmell Engineering Ltd., stamped “Received March 12, 2021”, that confirms the lands have been evaluated and are safe for the intended use as single family dwellings [Appendix B].
Zoning Analysis:
The proposed subdivision is consistent with all requirements of the CD-115 zone [Appendix F].
Parking Analysis:
The proposed subdivision is consistent with all requirements of Parking Bylaw, 1992, No. 2011 (as amended).
Comments from Other Departments:
The plans for this proposal were circulated to other departments and the following comments were received:
Community Safety Services (Building Inspection):
The Senior Building and Plumbing Official reviewed the application and commented that the building is to be constructed to requirements of BC Building Code and municipal bylaws. Plans will be reviewed for compliance with BC Building Code upon submission of a Building Permit application.
Engineering Services:
Engineering Services review the proposal and note no concerns.
Parks:
No comments received by the APC staff report deadline.
Fire Services:
Staff have no concerns.
ISSUES:
1. Rationale for Selected Option
The proposed subdivision is consistent with the land use designation in the OCP, the applicable design guidelines and meets or exceeds all CD-115 zoning requirements.
2. Organizational Implications
This Request for Decision has no significant organizational implications.
3. Financial Implications
This Request for Decision has no significant financial implications.
4. Sustainability & Environmental Implications
Increasing residential density in existing neighbourhoods is believed to make a community more sustainable.
5. Communication & Engagement
As this is a Development Permit application requiring no variances, the Local Government Act does not require that notification be provided.
ALTERNATIVES:
1. Forward the application for a Development Permit to Council with a recommendation of approval including reasons for the recommendation.
2. Forward the application for a Development Permit to Council with a recommendation of approval including specific conditions and including reasons for the recommendation.
3. Forward the application for a Development Permit to Council with a recommendation of denial including reasons for the recommendation.