REQUEST FOR DECISION
DATE: December 29, 2020 Report No. APC-21-001
TO: Chair and Members of the Advisory Planning Commission
FROM: Alex Tang, Planner and Bill Brown, Director of Development Services
SUBJECT:
Title
Rezoning Application - 881 Craigflower Road
End
RECOMMENDATION:
Recommendation
That the Esquimalt Advisory Planning Commission [APC] recommends to Council to either approve, approve with conditions or deny the rezoning application for the property located at PID 006-245-196, Lot 6, Section 10, Esquimalt District, Plan 3060 [881 Craigflower Road] including reasons for the chosen recommendation.
Body
RELEVANT POLICY:
Official Community Plan Bylaw, 2018, No. 2922
Zoning Bylaw, 1992, No. 2050
Local Government Act
Declaration of Climate Emergency
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
Green Building Checklist
STRATEGIC RELEVANCE:
Healthy, Livable and Diverse Community: Support Community growth, housing and development consistent with our Official Community Plan
BACKGROUND:
Appendix A: Aerial Map and Zoning Map
Appendix B: Architectural Drawings and Surveyor’s Site Plan
PURPOSE OF APPLICATION:
The applicant is requesting a change in zoning from the current RM-1 to a Comprehensive Development District to retain the existing single-family dwelling while renovating an existing accessory building into a detached accessory dwelling unit in the rear of the property.
CONTEXT:
Applicant/Owner: Neil Andrew Baird
Designer: Victoria Design Group
Property Size: Metric: 612 m2 Imperial: 6591 ft2
Current Zone: RM-1
Existing Land Use: Single-Family Dwelling
Proposed Land Use: Single-Family Dwelling, Detached Accessory Dwelling Unit
Surrounding Land Uses:
North: Single-Family Dwelling, Multiple-Family Dwelling Apartment
South: Single-Family Dwelling
East: Single-Family Dwelling
West: Multiple-Family Dwelling Apartment
OCP ANALYSIS:
A development permit will be needed for compliance with the relevant development permit guidelines in the Official Community Plan.
ZONING ANALYSIS:
The following chart lists the floor area ratios, lot coverage, setbacks, and height of this proposed zone. Zoning Bylaw, 1992, No. 2050 does not currently contain a zone that can accommodate this proposed development.
|
|
Proposed CD Zone |
|
Total Floor Area Ratio |
0.47 |
|
Lot Coverage |
32.5% |
|
Setbacks: |
|
|
Front |
4.2 m |
|
Western Interior Side |
1.6 m |
|
Eastern Interior Side |
1.8 m |
|
Rear |
7.5 m |
|
Building Height |
7.3 m |
|
Off-Street Parking |
1 space |
The current zoning on the subject property is RM-1 to accommodate low-density Townhouse development; however, pursuant to Zoning Bylaw, 1992, No. 2050, 11(3), land in the RM zones may be used for Single Family and Two Family residential use. In addition, buildings with these uses shall be developed in accordance with the density, siting, size and dimension regulations in the lowest numbered Zone in which that Use is permitted. In this case, the RS-1 zone is the lowest numbered zone that allows Single Family Residential use.
The use of detached accessory dwelling unit is not permissible in this zone. Furthermore, the additional density from the detached accessory dwelling unit results in more floor area than allowed in the zone. Hence, a comprehensive development district has been proposed to allow for the additional use and density. The floor area ratio of 0.47 is higher than a typical zone for single-family dwellings with a detached accessory dwelling unit. Much of the floor area is due to a single-family dwelling that has just over 110 m2 [1189 feet2] in its lower level and 119 m2 [1285 feet2] on its upper level. Although the lower level is slightly below ground, its area is not exempt in the floor area calculation since this level’s ceiling is about 1.8 metres above ground level. Floor area in the basement level is exempt from floor area when the ceiling is less than 1.2 metres above the natural grade.
The accessory building is already constructed, and the applicant is proposing to renovate it into a detached accessory dwelling unit.
PARKING ANALYSIS:
Parking Bylaw, 1992, No 2011 requires one parking space per dwelling unit. Although the driveway is long enough to accommodate two cars, tandem parking does not constitute multiple parking spaces per this bylaw, the proposed zone contains one parking space for the two dwelling units.
COMMENTS FROM OTHER DEPARTMENTS:
Community Safety Services (Building Inspection):
Building is to be constructed to 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 no concerns.
Parks:
Parks staff requires a tree cutting permit application 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.
Fire Services:
Fire Services staff requires visible addressing for the detached accessory dwelling unit.
ISSUES:
Is the proposed floor area ratio of appropriate in this instance?
Should there be development permit design guidelines regarding entrance, pathway, usable open space, or any other items?
ALTERNATIVES:
1. Forward the rezoning application to Council with a recommendation of approval including reasons for the recommendation.
2. Forward the rezoning application to Council with a recommendation of approval including specific conditions and including reasons for the recommendation.
3. Forward the rezoning application to Council with a recommendation of denial including reasons for the recommendation.