REQUEST FOR DECISION
DATE: June 8, 2016 Report No. DEV-16-040
TO: Laurie Hurst, Chief Administrative Officer
FROM: Karen Hay, Planner
SUBJECT:
Title
Development Permit and Development Variance Permit - 925 Esquimalt Road
[PID 003-329-127, Lot A, Section 11, Esquimalt District, Plan 22176]End
RECOMMENDATION:
Recommendation
That Council resolves that Development Permit No. DP000065 [Appendix A] limiting the form and character of development to that shown on the architectural plans prepared by Keay Cecco Architecture Ltd., stamped “Received May 3, 2016”, be approved, and staff be directed to issue the permit and register the notice on the title of the property located at PID 003-329-127, Lot A, Section 11, Esquimalt District, Plan 22176 [925 Esquimalt Road]; and
That Council resolves that Development Variance Permit No. DVP00047 [Appendix B] authorizing the development as shown on the architectural plans prepared by Keay Cecco Architecture Ltd., stamped “Received May 3, 2016”, and the survey plan prepared by Brad Cunnin, BCLS stamped “Received March 29, 2016” and including the following relaxations to Zoning Bylaw, 1992, No. 2050, be approved, and staff be directed to issue the permit and register the notice on the title of the property located at PID 003-329-127, Lot A, Section 11, Esquimalt District, Plan 22176 [925 Esquimalt Road].
Zoning Bylaw, 1992, No. 2050, Section 44 (4)(a) - Building Height: A 2.0 metre increase to the requirement that no principal building shall exceed a height of 11 metres [ie. from 11 metres to 13.0 metres], specifically for a 3:12 pitch hip roof.
Zoning Bylaw, 1992, No. 2050, Section 44 (5)(a)(ii) - Siting Requirements - Principal Building: A 1.17 metre decrease to the requirement that no principal building shall be located within 6 metres of an Interior Side Lot Line [ie. from 6 metres to 4.83 metres], specifically for the balconies located on the east elevation and the north wall of the building.
Body
RELEVANT POLICY:
Official Community Plan Bylaw, 2006, No. 2646
Zoning Bylaw, 1992, No 2050
Development Application Procedures and Fees Bylaw, 2012, No. 2791
Advisory Planning Commission Bylaw, 2012, No. 2792
STRATEGIC RELEVANCE:
This Request for Decision does not directly relate to a specific strategic objective.
BACKGROUND:
Appendices:
Appendix A: DP000065
Appendix B: DVP00047
Appendix C: Air Photo, Zone Regulations, Mail Notice
Appendix D: Architect’s plans and Surveyor’s Site Plan, Photos
Appendix E: Public Comments
Purpose of the Application:
The owner is proposing a new roof for the building which would include a hip style roof profile. The new roof is an alteration to the form and character of the subject Multi-Unit Residential Building therefore a Development Permit is required. The building is non-conforming to current Zoning Bylaw requirements for both height and siting. The new hip style roof will further increase the height of the building therefore a variance is required before a building permit can be issued.
Context:
Applicant: Matt Embury, Embury Steel Truss and Roof Supply
Architect: John Keay, Keay Cecco Architecture Ltd.
Owner: Michael Shore
Property Size: Metric: 3311.6 m2 Imperial: 35645 ft2
Existing Land Use: Multiple Family Apartment Residential
Surrounding Land Uses:
North: Commercial
South: Single and Two Family Residential
West: Multiple Family Apartment Residential
East: Commercial
Note: All projects are subject to compliance with the BC Building Code, Esquimalt Subdivision and Servicing Bylaw, Esquimalt Zoning Bylaw and other Regulations and Policies set by Council.
Development Permit Guidelines:
The Official Community Plan Development Permit Area No. 1- Multi-Unit Residential Guidelines [attached] include the following guideline:
The size and siting of buildings that abut existing single and two-unit and townhouse dwellings should reflect the size and scale of adjacent development and complement the surrounding uses. To achieve this, height and setback restrictions may be imposed as a condition of the development permit.
The subject property does abut an area of predominantly single and two-unit residential properties. Increasing the height and changing the roof shape of an existing building could further emphasize the height difference between this building and smaller buildings in the area. The style of roof proposed should lessen any visual impact and the new roof should cause little increase to the shadowing from this building onto neighbouring properties.
Zoning:
The existing building has a flat roof which is 11.89 metres above average grade and exceeds the 11.0 metre maximum height currently allowed in the Multiple Family Residential [RM-4] zone [Appendix C]. Adding the new pitched [hip] roof will further increase the height of the building to 13.0 metres above average grade.
The location of the building is also currently non-conforming, with the east edge of the north wall and the balconies on the east side of the building projecting into the interior side setback. The setback variance simply removes the non-conformity for these features that have existed since 1969 and simplifies the process for future replacement of balcony materials. There is no work proposed for the balconies at this time.
Comments from the Design Review Committee [DRC]:
This application was considered at the regular meeting of the DRC held on May 11, 2016. The DRC Members concluded that the new roof design would have no negative impact on the neighbourhood. The DRC recommended forwarding the application to Council with a recommendation of approval.
Comments from the Advisory Planning Commission [APC]:
This application was considered at the regular meeting of the APC held on May 18, 2016. The APC members decided that the building height and siting would have a minimal impact on neighbouring properties. The APC recommended forwarding the application to Council with a recommendation of approval.
ISSUES:
1. Rationale for Selected Option
The Design Review Committee and the Advisory Planning Commission have both recommended approval. The proposed change to the roof of the building should not impact any neighbouring properties. Maintaining existing rental apartment buildings provides affordable housing for residents of Esquimalt.
2. Organizational Implications
This Request for Decision has no organizational implications.
3. Financial Implications
This Request for Decision has no financial implications.
4. Sustainability & Environmental Implications
Extending the life span of existing buildings is a sustainable practice and adding a new roof over the existing roof will add to the energy efficiency of the building.
5. Communication & Engagement
As this application includes a Development Variance Permit, notices were mailed to owners and occupiers of parcels within 50 metres [164 ft.] of the subject property. Notices were mailed on May 30, 2016 indicating that Council would be considering the requested Development Variance Permit on June 13, 2016. To date, the Development Services Department has received one response from the public as a result of these notifications [Appendix E].
ALTERNATIVES:
1. That Council resolves that Development Permit No. DP000065 [Appendix A], and Development Variance Permit No. DVP00047 [Appendix B], be approved, and staff be directed to issue the permits and register the notices on the title of the property located at PID 003-329-127, Lot A, Section 11, Esquimalt District, Plan 22176 [925 Esquimalt Road].
2. That Council deny Development Permit No. DP000065 [Appendix A], and Development Variance Permit No. DVP00047 [Appendix B].