TOWNSHIP OF ESQUIMALT STAFF REPORT
MEETING DATE: February 26, 2024 Report No. DEV-24-008
TO: Council
FROM: Alex Tang, Planner and Bill Brown, Director of Development Services
SUBJECT: Rezoning Application - 958 Wollaston Street
RECOMMENDATION:
Recommendation
That Council give first, second, and third reading to, Zoning Bylaw, 1992, No. 2050, Amendment Bylaw, 2022, No. 3110.
Body
EXECUTIVE SUMMARY:
The applicant is requesting a change in zoning from RS-1 [Single-Family Residential] to a Comprehensive Development District [CD No. 163]. This change is required to accommodate the proposed 4-unit multiple-family residential building.
Evaluation of this application should focus on issues related to zoning such as the proposed height, density, massing, proposed unit sizes, siting, setbacks, lot coverage, usable open space, parking, land use, fit with the neighbourhood, and consistency with the overall direction contained within the Official Community Plan.
Staff is supportive of the application as the proposal is consistent with the use and density within the Low Density Residential Proposed Land Use Designation.
BACKGROUND:
Chronology:
• October 18, 2022 - Rezoning application received
• March 8, 2023 - Design Review Committee
• April 18, 2023 - Advisory Planning Commission
Advisory Body Recommendations:
Design Review Committee:
• Members had concerns about the lot coverage and the massing; however, they liked the passive house aspect.
• The Design Review Committee resolved that the application be forwarded to Council with a recommendation of approval as it provides accessible housing with excellence in climate-ready design that is consistent with the Official Community Plan.
Advisory Planning Commission
• Members liked the passive house design and the proposal’s consistency with the proposed land use designation in the Official Community Plan.
• The Advisory Planning Commission resolved that the application be forwarded to Council with a recommendation of approval as the proposal fits well in the neighbourhood.
Referral Comments:
Community Safety Services (Building Inspection):
• The building is to be constructed to the 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 staff has completed a preliminary evaluation of works and services that would be required for the proposed 4-unit multiple family residential building. Staff confirms that the appropriate works and services are available in the immediate area. If approved, the development must be serviced in accordance with bylaw requirements including, but not limited to, new sewer and drain connections, underground hydro, underground telephone and cable services and new road works up to the center line of Wollaston Street.
Parks:
• Parks staff has completed a preliminary review of the proposed on-site and off-site landscaping. A tree cutting permit is required for all trees to be removed. All trees to be retained, including boulevard trees, require tree protection fencing erected at the drip line.
ANALYSIS:
The purpose of the application is to rezone a parcel containing a single-family dwelling into a zone that would accommodate a 4-unit multiple-family dwelling.
OCP ANALYSIS:
The proposed development is consistent with the Proposed Land Use Designation of ‘Townhouse Residential’. The proposed development consists of 4 units and a floor area ratio of 0.64 and is consistent with the acceptable density prescribed in the Official Community Plan.
OCP Section 5.1 states a policy to ‘consider new townhouse residential proposals with a Floor Area Ratio of up to 0.70, and up to three storeys in height, in areas designated Townhouse Residential on the “Proposed Land Use Designation Map,” provided the design responds effectively to both its site and surrounding land uses.
Moreover, there exists another policy to ‘support the development of a variety of housing types and designs to meet the anticipated housing needs of residents. This may include non-market and market housing options that are designed to accommodate young and multi-generational families, the local workforce, as well as middle- and high-income households.’
OCP Section 5.2 Low Density Residential Development states an objective to strive for redevelopment and infill development that improves and enhances the appearance and livability of neighbourhoods and the community as a whole.
Supporting policies in this section consistent with the proposed development include:
• Proposed redevelopment or infill within present low density residential land use designated areas should be built to high quality design and landscaping standards and respond sensitively to existing neighbourhood amenities.
Section 5.4 Affordable Housing states an objective to encourage a range of housing by type, tenure and price so that people of all ages, household types, abilities and incomes have a diversity of housing choice in Esquimalt.
Supporting policies in this section relevant with the proposed development include:
• Encourage the provision of missing middle housing types such as two-unit dwelling (duplexes), townhouses and small lot infill as one avenue to address housing affordability.
Section 11.3.2 New Development states the following policies:
• Encourage developers to provide a variety of end of trip facilities for active transportation.
• Encourage bike lockers in multi-unit residential and commercial/commercial mixed-use developments.
Section 13.3.3 Building Energy Efficiency states the following policies:
• Adopt best practices based on evolving building technologies and materials.
• Encourage the adoption of passive, efficient, and renewable energy systems in new buildings and during building retrofits.
• Investigate options for encouraging developers to achieve high energy performance in new developments through such tools as density bonusing, expedited permit approval process, rebate of development fees, revitalization tax exemption, and other incentives.
• Pursue higher energy-efficiency performance in new developments, through the achievement of higher steps in the BC Energy Step Code as an amenity associated with rezoning.
Under Section 13.3.6 Passenger Vehicle Alternatives, the following policies are listed:
• Encourage the installation of electric vehicle charging infrastructure in all new multi-unit developments.
• Pursue the installation of electric vehicle charging capacity in new developments during the rezoning process.
• Encourage the inclusion of car share in new multi-unit residential developments.
Relevant Development Permit Area Guidelines to consider as it relates to the rezoning application include:
• New buildings should be designed and sited to minimize visual intrusion on to the privacy of surrounding homes and minimize the casting of shadows on to the private outdoor space of adjacent residential units.
• The size and siting of buildings that abut existing single- and two-unit and townhouse dwelling 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.
• Orient buildings to take advantage of site-specific climate conditions, in terms of solar access and wind flow; design massing and solar orientation for optimum passive performance.
• Build new developments compactly, considering the solar penetration and passive performance provided for neighbouring sites, and avoid shading adjacent to usable outdoor open spaces.
ZONING ANALYSIS:
Density, Lot Coverage, Height and Setbacks: The following chart lists the floor area ratios, lot coverage, setbacks, height, parking, and usable open space of this proposal. Zoning Bylaw, 1992, No. 2050 does not currently contain a zone that can accommodate this proposed development.
|
|
Proposed Zone |
|
Residential Units |
4 |
|
Floor Area Ratio |
0.64 |
|
Lot Coverage |
43% |
|
Setbacks: |
|
|
Front |
3.8 m |
|
Western Interior Side |
1.8 m |
|
Eastern Interior Side |
6.6 m |
|
Rear |
6.9 m |
|
Building Height |
11.3 m |
|
Off Street Parking |
4 spaces |
|
Bicycle Parking |
8 spaces |
|
Usable Open Space |
36 m2 [5.3%] |
Floor Area Ratio: The FAR of 0.64 is consistent within the acceptable amount in a townhouse residential designated parcel.
Lot Coverage: Staff has concerns with the current lot coverage of 43% as the lot coverage in townhouse residential developments in Esquimalt is generally below 40%.
Usable Open Space: Our zones that accommodate townhouse developments generally require usable open space in the amount of not less than 5% of the area of the parcel. This development allows for usable open space in the amount of 36 m2 [5.3% of the parcel].
PARKING ANALYSIS:
Parking Bylaw, 1992, No. 2011 requires 2.0 parking spaces per unit to be provided for townhouse developments. Parking areas are required to be constructed to meet the standards for manoeuvring aisle dimensions and associated parking stall dimensions detailed in Part 14, Table 2, of the Bylaw.
This proposal incorporates 4 parking spaces to serve 4 townhouse dwelling units. The parking ratio of 1.0 is less than the required amount of 2.0 spaces per dwelling unit as required by the Parking Bylaw. It is noted that the Parking Bylaw is from 1992 and a new parking bylaw is currently being considered by Council.
OPTIONS:
1. That Council give first, second, and third readings to Zoning Bylaw, 1992, No. 2050, Amendment Bylaw, 2024, No. 3110.
2. Council postpone consideration of Amendment Bylaw No. 3110 pending receipt of additional information.
3. Council defeat Amendment Bylaw No. 3110.
COUNCIL PRIORITY:
Housing
FINANCIAL IMPACT:
There are no financial implications associated with the proposal.
COMMUNICATIONS/ENGAGEMENT:
The applicant held a public information session on February 25, 2023; the notice for which was mailed to properties within 100m of the parcel. In addition, in compliance with the Local Government Act, notices with the time, date, and place of first reading were mailed to owners and occupiers of property within 100 m of the subject property.
TIMELINES & NEXT STEPS:
Should Council give Amendment Bylaw 3110 three readings, it will be brought back to the next Council meeting for adoption. Following adoption of the bylaw, a Development Permit would be required to address the Development Permit guidelines within the Official Community Plan.
REPORT REVIEWED BY:
1. Bill Brown, Director of Development Services, Reviewed
2. Ian Irvine, Director of Finance, Reviewed
3. Deb Hopkins, Director of Corporate Services, Reviewed
4. Dan Horan, Chief Administrative Officer, Concurrence
LIST OF ATTACHMENTS:
1. Appendix A: Zoning Bylaw, 1992, No. 2050, Amendment Bylaw, 2024, No. 3110
2. Appendix B: Aerial Map
3. Appendix C: Architectural Drawings and Landscape Plan
4. Appendix D: Green Building Checklist
5. Appendix E: Arborist Report
6. Appendix F: Developer’s Public Consultation Summary
7. Appendix G: Public Input
8. Appendix H: Staff’s Presentation
9. Appendix I: Applicant’s Presentation