REQUEST FOR DECISION
DATE: August 2, 2022 Report No. APC-22-017
TO: Chair and Members of the Advisory Planning Commission;
FROM: Mikaila Montgomery, Planner and Bill Brown, Director of Development Services
SUBJECT:
Title
Development Permit for a Detached Accessory Dwelling Unit at 1189 Highrock Place
End
RECOMMENDATION:
Recommendation
That the Esquimalt Advisory Planning Commission recommends to Council that the application for a Development Permit authorizing the design of a Detached Accessory Dwelling Unit to be constructed at 1189 Highrock Place, legally described as Lot E, Section 10, Esquimalt District, Plan 45667 have a PID of 008-762-589, in accordance with the BCLS Site Plan prepared by Wey Mayenburg, the architectural drawings prepared by Finlayson Bonet Architecture, stamped “Received June 30, 2022”, be forwarded to Council with a recommendation to either approve, approve with conditions, or deny the application with reasons for the chosen recommendation.
Body
RELEVANT POLICY:
Declaration of Climate Emergency
Official Community Plan Bylaw, 2018, No. 2922
Zoning Bylaw, 1992, No. 2050
Parking Bylaw, 1992, No. 2011
Development Application Procedures and Fees Bylaw, No. 2791, 2012
Advisory Planning Commission Bylaw, 2012, No. 2792
Subdivision and Development Control Bylaw, 1997, No. 2175
Local Government Act
STRATEGIC RELEVANCE:
Healthy, Livable and Diverse Community: Support community growth, housing, and development consistent with our Official Community Plan
BACKGROUND:
Appendix A: Site Plan and Architectural Drawings
Appendix B: DPA 1 Checklist
Appendix C: DPA 3 Checklist
Appendix D: DPA 7 Checklist
Appendix E: DPA 8 Checklist
Appendix F: Green Building Checklist
PURPOSE OF APPLICATION:
The applicant is proposing to construct a Detached Accessory Dwelling Unit in the rear yard of the subject property. The property is located within the Single Family DADU Residential [RS-6] zone.
A Development Permit is required, to ensure that the application is generally consistent with the Development Permit Area guidelines contained within the OCP and is required prior to a building permit being issued for the construction of a structure.
CONTEXT:
Applicant: Silvia Bonet
Owner: George Devlin
Designer: Finlayson Bonet Architecture
Property Size: 0.130 ha / 1295.9m2
OCP Land Use Designation:
Current: Low Density Residential
Proposed: Low Density Residential
Zone: RS-6 [Single Family DADU Residential]
Existing Land Use: Single Detached Dwelling
Proposed Land Use: Single Detached Dwelling and a Detached Accessory Dwelling Unit
Surrounding Land Uses:
North: Single Detached Residential
South: Single Detached Residential
East: Single Detached Residential
West: Single Detached Residential
OCP ANALYSIS:
This site is located within OCP Development Permit Area No. 1 - Natural Environment, Development Permit Area No. 3 - Enhanced Design Control Residential, Development Permit Area No. 7 - Energy Conservation and Greenhouse Gas Reduction, and Development Permit Area No. 8 - Water Conservation.
The applicant has done an analysis of compliance of the proposed Detached Accessory Dwelling Unit vis a vis the relevant design guidelines in the OCP [Appendixes B, C, D, and E]
OCP Section 18 Development Permit Area No. 1 - Natural Environment
18.5.1 Lands Free of Development
This site is well away from local waterways, so these guidelines are not applicable (NA).
18.5.2 Natural Features
The site is slightly sloped with natural rock exposure on the northeast side of the parcel. The site contains existing mature and established landscaping that includes grass, stones, trees, and shrubs. Six shrubs and one deciduous tree will be removed to make space for the Detached Accessory Dwelling Unit.
18.5.3 Biodiversity
No new landscaping is proposed.
18.5.4 Natural Environment
New outdoor lighting will be downcast LED.
18.5.5 Drainage and Erosion
One existing deciduous tree and six shrubs are to be removed from the site. One new path to the DADU will be permeable. There is little water absorption in the existing landscape.
OCP Section 20 Enhanced Design Control Residential
20.6.1 Relationship to Existing Houses
The proposed DADU is sited in the rear yard with no direct sight lines from neighbouring properties. The new construction of the DADU will be complimentary to the existing house.
20.6.2 Massing
The DADU is one storey.
20.6.3 Privacy/Screening/Shadowing
Existing fences and trees screen neighbouring properties. Most of the new windows face the internal yard and the primary residence.
20.6.5 Private Open/Yard Space
The DADU has access to a private 5.86m2 deck and access to a 20.0m2 yard space.
OCP Section 24 - Development Permit Area No. 7 - Energy Conservation and Greenhouse Gas Reduction
24.5.1 Siting of buildings and structures
The existing retaining wall will be removed, and a new retaining wall will be constructed. The DADU is located on gravel and bedrock in the southwestern corner of the irregular parcel. Siting was chosen to maximize usable open green space between the primary dwelling unit and the proposed DADU.
24.5.2 Form and exterior design of buildings and structures.
Windows on the south side of the dwelling are limited due to siting and distance to the fence. There is a five foot roof overhang to provide shading of the main living area. Windows open for ventilation and egress. There are no skylights in the design.
24.5.4 Machinery, equipment, and systems external to buildings and other structures
A heat pump is being proposed. Exterior light will be low-energy downcast lighting.
24.5.5 Special Features
Wood is the primary construction material. The cladding material and external trim that are being proposed for the exterior of the new building are fibre cementitious and considered durable materials.
OCP Section 25 - Development Permit Area No. 8 - Water Conservation
25.5.1 Building and Landscape Design
No additional landscaping is proposed in this plan.
ZONING ANALYSIS:
In addition to the design guidelines found in the OCP and outlined above, the Zoning Bylaw contains the following DADU specific design guidelines:
1. The entrance to the Detached Accessory Dwelling Unit shall be oriented to and visible from the street, well-lit and provide protection from the elements by either a projecting roof or by recessing the front door.
The DADU is oriented to the street.
2. A minimum 1.2 m wide, unobstructed pathway shall be provided to the front door of the Detached Accessory Dwelling Unit from the street; for certainty, this cannot also be a driveway.
The pathway from the street to the DADU is 1.2m.
3. The Detached Accessory Dwelling Unit shall be provided with a garbage / recycling collection bin storage area onsite, screened from the view of pedestrians on the street.
Garbage and recycling area to be shared with the principal residence.
4. The Detached Accessory Dwelling Unit shall be provided with a bicycle storage area, onsite, screened from the view of pedestrians on the street.
Bicycle storage is proposed in the garage of the principal dwelling and next to the DADU.
5. Windows oriented towards adjacent properties are discouraged, unless it can be demonstrated that overlook is mitigated by a design or natural feature.
Overlook onto existing landscape and principal dwelling is mitigated by distance, but no other features. Windows oriented to other properties are screened by the existing fence.
6. Roof decks and balconies on the roof are not permitted.
The proposed deck is not on the roof.
7. Siting should respect mature trees both on-site and on adjacent properties by locating the Detached Accessory Dwelling Unit to minimize the impact on a tree’s root system. A certified arborist report may be required as part of the application.
An arborist report was not produced. Siting has been chosen to maximize usable green space which means removing one tree and several shrubs.
8. Designs which incorporate as many of the green building features outlined on the Green Building Checklist as possible are encouraged.
The proposal meets 8 out of the 60 green building checklist items.
The following Table summarizes many of the requirements contained within the Zoning Bylaw 1992, No. 2050 - Single Family DADU Residential [RS-6] zone. The proposed Detached Accessory Dwelling Unit complies with the zoning and parking requirements.
|
|
R-6 zone |
Proposed |
|
Minimum Parcel Size |
530m2 |
1,295.9m2 |
|
Floor Area Ratio |
0.35 |
0.26 |
|
Lot Coverage (All Buildings and Structures) |
30% |
22.7% |
|
Lot Coverage (DADU & all Accessory Structures) |
10% |
5.8% |
|
DADU Building Height |
4.2m |
3.96m |
|
DADU side setback |
1.5m |
22.1m (N) 1.5m (S) |
|
DADU rear setback |
1.5m |
1.5m |
|
Building Separation |
2.5m |
14.2m |
PARKING ANALYSIS:
Required off street parking space for Single Family Dwelling: 1
Required off street parking space for DADU: 1
Existing: 4 (2 car garage plus 2 in driveway).
COMMENTS FROM OTHER DEPARTMENTS:
Community Safety Services (Building Inspection):
No concerns. Retaining walls and accessory structures may require a separate Building Permit. Subject to review for Building Code and Bylaw compliance at time of Building Permit application.
Engineering Services:
No concerns. A preliminary review reveals that the subject property is connected to the Municipal sewer and storm drain systems. The proposed development currently has Services as per Bylaw 2175 (Subdivision and Development Control Bylaw). No additional Works and Services are required. No engineering drawings are required since the proposed development is fully serviced.
Parks:
Waiting on response.
Fire Services:
N/A.
ISSUES:
Please comment on the form, character, and siting of the proposed DADU as well as the conformity with the DPA Guidelines.
ALTERNATIVES:
1. Forward the application for development to Council with a recommendation of approval including reasons for the recommendation.
2. Forward the application for development to Council with a recommendation including specific conditions and including reasons for the recommendation.
3. Forward the application for development to Council with a recommendation of denial including reasons for the recommendation.