TOWNSHIP OF ESQUIMALT STAFF REPORT
MEETING DATE: April 15, 2024 Report No. DEV-24-026
TO: Committee of the Whole
FROM: James Davison, Manager of Development Services
SUBJECT: Small Scale Multiple Unit Housing (SSMUH) Update
RECOMMENDATION:
Recommendation
That the Committee of the Whole receive this report for information and provide feedback to staff as necessary.
Body
EXECUTIVE SUMMARY:
At the March Committee of the Whole meeting staff introduced the SSMUH concept to the Committee and received direction to proceed. This report updates Committee with staff’s progress.
Staff have identified the lots within the Township which must be rezoned to meet the provincial requirements (the Restricted Zones) and within the transit corridor proximity the Committee identified. Lot size and their proximity to the identified transit corridors of Craigflower Rd, Tillicum Rd, Esquimalt Rd determines whether these zones will permit 3, 4, or 6 units.
Staff has provided draft zone regulations and illustrations showing the locations, relative scale, siting, parking configurations and massing of potential development on lots with these proposed zones.
BACKGROUND:
Staff are bringing the March and April Committee of the Whole (COTW) reports to the Advisory Planning Commission (APC) and Design Review Committee (DRC) meetings on April 16 and April 10 respectively. Staff will give a verbal update of the DRC meeting at the April Committee of the Whole meeting and summarize both recommendations at the May Committee of the Whole meeting.
ANALYSIS:
Staff has refined the approach to SSMUH following receiving feedback at the March COTW meeting.
Exempt lots
There are lots which would be considered ‘restricted lots’ within the Township which are being excluded from SSMUH rezoning:
• As shown in Appendix A, staff is proposing to exclude lots from SSMUH zoning which are in the Tsunami Hazard Area.
• There is also one lot at 890 Coles St that is excluded from SSMUH zoning due to it being over 4,050m2 in size. As per Provincial direction these lots should be reserved for more than 6 units.
SSMUH Zones
Staff have created four draft zones which captures three lot conditions shown within Appendix A, and one to address waterfront or water adjacent conditions. The summary of these zones is attached as Appendix B.
Staff consulted the City of Victoria and the City of Kelowna regulations to generate these draft zones. More refinement is expected over the following months.
Universal considerations are:
• No maximum FAR in any of these zones
• A maximum of 250m2 dwelling unit size (2,690 sq. ft.)
• Maximum of 11m height for buildings
Small Lot SSMUH Zone
The small lot zone is meant to accommodate the lots under 280m2 which require that three units be permitted. The proposed lot size is a minimum of 250m2, and the lot width between 8.5-10m depending on whether the lot is on a corner. There are few existing lots which meet this condition in the Township, as illustrated in Appendix A. In the future this zone may be appropriate for infill development enabled by subdivision. Pictured below is a lot 8.5m wide by 30m deep (255m2), three parking spaces 5.5m x 2.6m, building 11m tall to the midpoint of the roof, and a unit size of approximately 1000 sq. ft. This configuration is compact and energy efficient. It creates three 2-3 bedroom units depending on lot size and configuration. It does not offer a significant amount of common outdoor space. Alternate configurations could include a small house with a suite and a DADU. Parking is a significant percentage of lot coverage on these small lots and is a limiting factor in the number of supportable units.
Medium Lot SSMUH Zone
The medium lot zone is meant to accommodate the lots over 280m2 which are not within 400m of a frequent transit corridor, and which require that four units be permitted. The proposed lot size is a minimum of 280m2, and the lot width between 10m and 13m depending on whether the lot is on a corner. Appendix A shows that many lots within the Saxe Point, Rockheights and Gorge Vale areas will receive this zoning. Pictured is a lot 14m wide by 48m deep (672m2), four single garage parking spaces, two townhouse buildings 11m tall to the midpoint of the roof, and a unit size of approximately 1900 square feet. Alternate configurations could include a duplex with a suite and a DADU or a fourplex building.
This configuration creates four three-bedroom townhouse units which is a reasonable and more affordable alternative to a single family house. It offers some common outdoor space depending on lot size and configuration.
Transit Lot SSMUH Zone
The transit lot zone is meant to accommodate the lots over 280m2 which are within 400m of a frequent transit corridor, and which require that six units be permitted. As the Township has no provincially-recognized frequent transit, 0.5 spaces per unit is what is required by the draft Parking Bylaw. The proposed lot size is a minimum of 280m2, and the minimum lot width is proposed at 15m. Appendix A shows the many lots which would be zoned as such. Pictured are two configurations, one with six townhouse units and a single garage spot for each, on a lot 15m wide by 48m deep. Each unit in this configuration would be approximately 1,600 sq. ft., which would accommodate 2-3 bedroom units.
It does not offer much common outdoor space but there is room for private space on decks and patios.
If no parking spaces were required, a building could resemble the efficient and compact 6-plex below (on the same lot), which provides significantly larger unit sizes at approximately 2000 sq. ft. due to not requiring parking.
Waterfront Lot SSMUH Zone
A waterfront or waterfront-adjacent (fronting park) zone may also be required, with additional requirement for a larger rear setback, a larger minimum lot size, and less maximum lot coverage. Most of the waterfront lots have been proposed as exempt given their location within the Tsunami Hazard Area.
Ongoing Issues/Concerns/Considerations
Staff are considering the following issues, with more to emerge as the project progresses:
1. Are there to be useable open space requirements for these zones? It could further constrain site potential.
2. Bike storage/parking requirements are being considered.
3. Engineering will be consulted regarding the many issues associated with increasing density and reducing setbacks on these lots.
4. Tree removal will be a significant concern, and replacing trees and ensuring that an urban tree canopy is maintained will need thought. Parks will be involved in this discussion/
5. Placing DP guidelines within the Zoning Bylaw is a consideration, as was done with the DADU regulations.
6. Screening and privacy will become more important.
OPTIONS:
The Committee is receiving the report for information and for feedback to staff as necessary.
COUNCIL PRIORITY:
Housing
FINANCIAL IMPACT:
There is no financial impact as a result of this report.
COMMUNICATIONS/ENGAGEMENT:
Staff are continuing to work closely with other CRD and BC municipalities to identify issues and best practices with this SSMUH zoning moving forward.
TIMELINES & NEXT STEPS:
• Staff will return to provide an update at the May 2024 COW meeting.
• Zoning bylaw amendments to accommodate Bill 44 and the province’s SSMUH requirements must be adopted by June 30, 2024
REPORT REVIEWED BY:
1. Bill Brown, Director of Development Services, Reviewed
2. Ian Irvine, Director of Finance, Reviewed
3. Sarah Holloway, Deputy Corporate Officer, Reviewed
4. Dan Horan, Chief Administrative Officer, Concurrence
LIST OF ATTACHMENTS:
Appendix A SSMUH 400m Transit Scenario Map
Appendix B SSMUH Zone Summary Table
Appendix C Staff Presentation