REQUEST FOR DECISION
DATE: March 21, 2023 Report No. APC-23-004
TO: Chair and Members of the Advisory Planning Commission
FROM: Mikaila Montgomery, Planner and Bill Brown, Director of Development Services
SUBJECT:
Title
Development Permit Application - 1086 Colville Road
End
RECOMMENDATION:
Recommendation
That the Advisory Planning Commission recommends that the application for a Development Permit, which would facilitate the construction of a Detached Accessory Dwelling Unit at 1086 Colville Road [Lot 9, Block 12, Section 10, Esquimalt District, Plan 2546], be forwarded to Council with a recommendation to either approve, approve with conditions, or deny the application including the reasons for the chosen recommendations.
Body
RELEVANT POLICY:
Declaration of a 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, 2012, No. 2791
Advisory Planning Commission Bylaw, 2012, No. 2792
Subdivision and Development Control Bylaw, 1997, No. 2175
Local Government Act
STRATEGIC RELEVANCE:
Healthy, Liveable and Diverse Community: Support community growth, housing and development consistent with our Official Community Plan.
BACKGROUND:
Appendix A: Aerial map
Appendix B: Architectural drawings and landscape plan
Appendix C: Survey
Appendix D: DPA questionnaires
Appendix E: Green building checklist
Appendix F: Engineering comments
Appendix G: Applicant’s presentation
PURPOSE OF APPLICATION:
That the Advisory Planning Commission recommends that the application for a Development Permit, which would facilitate the construction of a Detached Accessory Dwelling Unit at 1086 Colville Road [Lot 9, Block 12, Section 10, Esquimalt District, Plan 2546], be forwarded to Council with a recommendation to either approve, approve with conditions, or deny the application including the reasons for the chosen recommendations.
CONTEXT:
Applicant: Nick Kardum
Owner: John Goodman
Designer: Backyard Bungalows
Property Size: 623m²
OCP Land Use Designation:
Current: Low density residential
Proposed: Low density residential
Zone: RS-6 Single Family DADU residential
Existing Land Use: Single Family residential
Proposed Land Use: Single Family DADU residential
Surrounding Land Uses:
North: P-3 Golf Course (ALR)
South: RD-4 Two Family DADU residential
East: RS-6 Single Family DADU residential
West: P-1 Public/Institutional and RS-6
OCP ANALYSIS:
Development Permit Area No. 1 - Natural Environment
18.5.2 Natural Features - The site contains existing trees and shrubs. Existing healthy trees will be retained on site.
18.5.3 Biodiversity - Minimal new landscaping is proposed. Trees are not impacted by service lines.
18.5.5 Drainage and erosion - The natural ground and approximately 2 feet of gravel around the perimeter of the garden suite from grade to the foundation is drainage rock.
Development Permit Area No. 3 - Enhanced Design Control Residential
20.6.1 Relationship to existing houses - The design of the DADU fits in well with the neighbourhood.
20.6.2 Massing - The DADU is one storey.
20.6.3 Privacy/screening/shadowing - The DADU design and location with the natural topography and trees/vegetation had minimal impact on adjacent homes.
20.6.5 Private open yard/space - Outdoor space at grade is located behind the DADU with direct access.
Development Permit Area 7 - Energy Conservation and Greenhouse Gas Reduction
24.5.1 Siting of buildings and structures - Mature trees will be preserved. Design reduces impact of shading on neighbouring properties. A 1.2 meter pathway from the street to the DADU is proposed.
24.5.2 Form and exterior design of buildings and structures - The DADU has been designed with an Energy Advisor and will be built to a minimum of Step Code 3. The roof is oriented to reduce shading on neighbouring property. The DADU will have a Heat Recovery Ventilator (HRV) as well as operable windows.
24.5.4. Machinery, equipment and systems external to buildings - Low, down casting light will be used. The DADU design has been modelled by an Energy Advisor. Secure bicycle storage has been added under the existing.
24.5.5 Special features - The DADU has wood frame construction.
Development Permit Area No. 8 - Water Conservation
25.5.1 Building and Landscape Design - Gravel perimeter around DADU will increase onsite retention and drainage.
ZONING ANALYSIS:
The site is located in the Single Family DADU Residential Zone (RS-6) which permits a detached accessory dwelling unit.
|
Category |
Proposed |
Permitted RS-6 |
|
Floor Area Ratio |
0.23 |
0.35 |
|
Floor Area |
56.06 m² |
65m² |
|
DADU height |
4.1m |
4.2m |
|
Total lot coverage |
29.41% |
30% |
|
Setbacks (rear) |
4.2m |
1.5m |
|
Setbacks (side) |
1.5m (east) 9.83m (west) |
1.5m |
|
Building separation |
2.5m |
2.5m |
PARKING ANALYSIS:
According to Parking Bylaw 1992, No. 2011, one parking space per dwelling unit is required. The applicant is proposing to use tandem parking and add one space behind the existing space for a total of two parking spaces.
COMMENTS FROM OTHER DEPARTMENTS:
Community Safety Services (Building Inspection):
No concerns. Retaining walls and accessory structures may require separate Building Permit. Subject to review for Building Code and Bylaw compliance at time of Building Permit application.
Engineering Services:
See Appendix F.
ISSUES:
1. Rationale for Selected Option
Please comment on if the proposal adequately complies with the OCP design guidelines for DP Area No. 1 - Natural Environment, DP Area No. 3 - Enhanced Design Control Residential, DP Area No. 7 - Energy Conservation and Greenhouse Gas Reduction, and DP Area No. 8 - Water Conservation as well as the DADU specific Development Permit Design Guidelines in Zoning Bylaw, 1992, No. 2050, and whether the variances are appropriate.
ALTERNATIVES:
1. Forward the application for a Development Permit and a Development Variance Permit to Council with a recommendation of approval including reasons for the recommendation.
2. Forward the application for a Development Permit and a Development Variance 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 and a Development Variance Permit to Council with a recommendation of denial including reasons for the recommendation.