REQUEST FOR DECISION
DATE: June 30, 2022 Report No. DRC-22-014
TO: Chair and Members of the Design Review Committee
FROM: Alex Tang, Planner and Bill Brown, Director of Development Services
SUBJECT:
Title
Development Permit Application - 815 & 825 Selkirk Avenue
End
RECOMMENDATION:
Recommendation
That the Esquimalt Design Review Committee recommends to Council that the application for a development permit authorizing the form and character of the proposed development of a multiple-family residential building consistent with the architectural plans provided by Alan Lowe Architects,Inc. and landscape plan provided by Lombard North Group Inc., both stamped “Received June 29, 2022”, to be located at 815 Selkirk Avenue [PID 004-367-839 Lot 7, Section 10, Esquimalt District, Plan 1258] and 825 Selkirk Avenue [PID 007-656-483 Lot 8, Section 10, Esquimalt District, Plan 1258] 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
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, Livable and Diverse Community: Support Community growth, housing, and development consistent with the Township’s Official Community Plan
BACKGROUND:
Appendix A: Aerial Map and CD No. 151 Zone
Appendix B: Architectural Drawings, Landscape Plan, and Surveyor’s Site Plan
Appendix C: Green Building Checklist
Appendix D: Applicant’s Comments for Development Permit Area Guidelines
Appendix E: Applicant’s Presentation
PURPOSE OF APPLICATION:
The applicant is proposing to build a multiple-family residential building. Comprehensive Development District No. 151 of Esquimalt Zoning Bylaw 1992, No. 2050 has been written to regulate this development.
This site is located within Development Permit Area No. 1 - Natural Environment, Development Permit Area No. 6 - Multi-Family Residential, Development Permit Area No. 7 - Energy Conservation and Greenhouse Gas Reduction, and Development Permit Area No. 8 - Water Conservation. A development permit is required to ensure that the application is generally consistent with the development permit area guidelines contained within the Esquimalt Official Community Plan Bylaw, 2018, No.2922. The development permit is required prior to a building permit being issued for construction.
Evaluation of this application should focus on issues regarding the form and character of the development, including landscaping, exterior design and finish of the building in relation to the relevant development permit area guidelines. In addition, evaluation should focus on natural environment protection, energy conservation, greenhouse gas reduction, and water conservation in relation to the relevant development permit area guidelines.
CONTEXT:
Applicant: Sterling Living Limited Partnership [Mark Hingley]
Owner: Sterling Living Inc., INC.NO. BC1315199
Designer: Alan Lowe Architect Inc.
Total Property Size: Metric: 1748 m2 Imperial: 18819 ft2
OCP Present Land Use Designation: Low Density Residential
OCP Proposed Land Use Designation: Medium Density Residential
Zone: CD-151 [Comprehensive Development District No. 151]
Existing Land Use: Single-Family Dwellings
Proposed Land Use: Multiple Family Residential
Surrounding Land Uses:
North: Multiple Family Residential
South: Multiple Family Residential
East: Single Family Residential
West: Multiple Family Residential
OCP ANALYSIS:
This site is located within Development Permit Area No. 1 - Natural Environment, Development Permit Area No. 6 - Multi-Family Residential, Development Permit Area No. 7 - Energy Conservation and Greenhouse Gas Reduction, and Development Permit Area No. 8 - Water Conservation. The guidelines of these Development Permit Areas are contained within the Esquimalt Official Community Plan Bylaw, 2018, No.2922.
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 these guidelines [Appendix D].
Development Permit Area No.1 is designated for the purpose of establishing objectives for the protection of the natural environment, its ecosystems and biological diversity.
OCP Section 18.5.2 Natural Features
The soil will be removed and disturbed for the construction of the underground parkade. Most existing vegetation will be removed with the green space to the south being preserved as a natural area.
OCP Section 18.5.3 Biodiversity
The applicant has included landscaping consistent with these guidelines, noting that it will consist predominantly of native plants with adequate soil depth for trees.
OCP Section 18.5.4 Natural Environment
The applicant has proposed numerous small deciduous trees along the front of the building.
OCP Section 18.5.5 Drainage and Erosion
The applicant is proposing 4 medium trees, 25 small trees, and shrubs that will aid in the absorption of water.
OCP Section 18.5.7 Native Bird Biodiversity
Habitat features such as trees and shrubs will be included to protect and enhance native bird biodiversity.
Development Permit Area No.6 is designated for the purpose of establishing objectives for the form and character of multi-family residential development.
OCP Section 23.5 Multi-Family Residential Guidelines
The applicant has taken measures to provide adequate setback and landscaping. Balconies are proposed with frosted glass and the fifth storey is stepped back to increase privacy. Windows are proposed for the residential units facing Selkirk Avenue.
Development Permit Area No.7 is designated for the purposes of energy conservation and greenhouse gas reduction.
OCP Section 24.5.1 Siting of buildings and structures
To reduce the impact of shading adjacent buildings, the 5th storey is stepped back. The proposed landscape plan includes plants with varying heights and foliage densities. Usable outdoor amenity space is provided for the residents towards the rear of the building.
OCP Section 24.5.2 Form and exterior design of buildings and structures
The applicant states that they have designed and placed the roof, overhangs, and windows appropriately and consistent to the guidelines where applicable. The roof is oriented towards the south with the potential for photovoltaic panels. The applicant did not propose a rooftop area due to privacy and noise concerns.
OCP Section 24.5.3 Landscaping
The landscape plan consists of 4 medium deciduous trees and 25 small deciduous trees. Other multi-stemmed plants and shrubs are planted throughout.
OCP Section 24.5.4 Machinery, equipment and systems external to buildings and other structures
The applicant is proposing a building that will be constructed to Step 3 of the BC Energy Step Code. Moreover, the residents will also have access to a car-sharing service.
OCP Section 24.5.5 Special Features
The applicant will select durable local building products where possible.
Development Permit Area No.8 is designated for the purpose of water conservation.
OCP Section 25.5.1 Building and Landscape Design
Although the underground parking structure extends beyond the building walls, the applicant states that there is sufficient space for absorbent landscaping onsite and that the first 3 centimetres of stormwater will be retained onsite.
OCP Section 25.5.2 Landscaping - Select Plantings for Site and Local Conditions
The applicant states that the proposed development has given consideration into the selection and placement of plant species consistent with these guidelines, including the planting of native species.
OCP Section 25.5.3 Landscaping - Retaining Stormwater on Site
The applicant states that they are consistent with these guidelines except the avoidance of the disturbing, compacting and removal of natural soils due to the underground parking structure. The applicant states that pavers will be used for the walking paths.
OCP Section 25.5.4 Landscaping - Water Features and Irrigation Systems
The applicant states that the proposed development will install plantings and irrigation to Canadian Landscape Standard.
ZONING ANALYSIS:
The following chart details the floor area ratios, lot coverage, setbacks, height, and parking requirements of the CD No. 151 zone.
|
|
Proposed CD No.151 Zone |
|
Residential Units |
46 |
|
Total Floor Area Ratio |
1.77 |
|
Lot Coverage (at the parking level) |
82% |
|
Lot Coverage at or above the First Storey |
45% |
|
Setbacks: |
|
|
Front |
7.5 m |
|
Western Interior Side |
4.8 m |
|
Eastern Interior Side |
4.5 m |
|
Rear |
17.5 m |
|
Building Height |
14.2 m [5 storeys] |
|
Off Street Parking |
52 spaces |
|
Usable Open Space |
165 m2 [9.4%] |
|
Bicycle Parking |
58 bicycle parking spaces |
COMMENTS FROM OTHER DEPARTMENTS:
Community Safety Services (Building Inspection):
The building is to be constructed to requirements of BC Building Code 2018 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 46-unit multiple family residential building. Staff confirms that the design appears achievable on the site and that 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, telephone and cable services and new road works may be required up to the centre line of Selkirk Avenue.
Parks:
Parks staff has completed a preliminary review of the proposed on-site and off-site landscaping and commented that a tree cutting permit application is required for all trees to be removed. All trees that are to be retained, including boulevard trees, must have tree protection fencing erected at the drip line.
ISSUES:
Please comment on the form and character of the building, the site plan, landscaping, and other matters pertaining to the development permit area guidelines.
ALTERNATIVES:
1. That the Design Review Committee recommends to Council that the development permit application be approved including reasons for this recommendation.
2. That the Design Review Committee recommends to Council that the development permit application be approved subject to conditions, including reasons for this recommendation.
3. That the Design Review Committee recommends to Council that the development permit application be denied including reasons for this recommendation.