REQUEST FOR DECISION
DATE: January 10, 2023 Report No. DRC-24-001
TO: Chair and Members of the Design Review Committee
FROM: Alex Tang, Planner and Bill Brown, Director of Development Services
SUBJECT:
Title
Rezoning Application - 899 Esquimalt Road
End
RECOMMENDATION:
Recommendation
That the Esquimalt Design Review Committee recommends to Council that the rezoning application to authorize the additional two storeys of a 12-storey mixed-use building consistent with the architectural plans provided by Farzin Yadegari Architects Inc., to be located at 899 Esquimalt Road [PID 030-151-562, Lot A Section 11 Esquimalt District Plan EPP69557] 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:
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:
Housing
BACKGROUND:
Appendix A: Aerial Map
Appendix B: Architectural Drawings
Appendix C: Parking Study
Appendix D: Shadow Study
Appendix E: Applicant’s Presentation
PURPOSE OF APPLICATION:
The applicant is requesting a change in the CD No. 120 zoning to accommodate two additional storeys to the proposed 12-storey multiple family residential building with medical clinic space.
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.
CONTEXT:
Applicant/Owner: 1104488 B.C. LTD.
Architect: Farzin Yadegari
Property Size: Metric: 1367 m2 Imperial: 46270 ft2
OCP Proposed Land Use Designation: Commercial/Commercial Mixed Use
Zone: CD No. 120
Surrounding Land Uses:
North: Commercial
South: Single-Family Residential
East: Commercial Residential Mixed-Use [2-Storey Apartment]
West: Commercial Residential Mixed-Use [3-Storey Apartment]
OCP ANALYSIS:
The proposed development is not consistent with the Proposed Land Use Designation of Commercial/Commercial Mixed Use’ as the proposed development consists of a floor area ratio above 3.0. The previously proposed development has a FAR of 3.87 with a residential FAR of 3.60. For this proposal, the applicant proposed community amenities in the form of a health clinic with a minimum area of 370 m2, subsidized lease rate for 10 years, installation and maintenance of a kayak dock, 5 publicly available electric vehicle charging stations, and other cash contributions for the bonus density as per the Official Community Plan policy. Council adopted Amendment Bylaw 2963, allowing the FAR of 3.87 with the inclusion of these amenities.
The applicant is now proposing two additional stories, which amount to a total FAR of 4.68 with a residential area ratio of 4.41. For the additional density, the applicant is proposing to dedicate one of their residential units to the Township. Additionally, the applicant will be responsible for all fees related to the sale, transfer, and future management of this property.
Section 6.1 Commercial & Commercial Mixed-Use states an objective to encourage the development of a complete community where commercial enterprises serve the needs of area residents, local businesses, and visitors.
Supporting policies in this section relevant with the proposed development include:
• Encourage a mix of uses in the commercial/commercial mixed-use areas.
• In commercial mixed-use areas, buildings with a floor area ratio of up to 3.0 for the residential portion may be acceptable.
• Consider, where appropriate, development proposals with densities greater than those set out through density bonus of floor-space provided that the additional density results in the provision of community amenities deemed appropriate by Council for the benefit of the community.
• For the purposes of density bonuses, “amenities” may include but are not limited to:
1. Privately-owned, publicly-accessible open space;
2. Public Art;
3. Contributions towards the enhancement of public recreation facilities;
4. Contributions towards street and boulevard enhancements, including street furniture and decorative lighting;
5. Building to a higher step of the BC Energy Step Code than required under the Building Bylaw;
6. Group daycare and respite facilities for children and adults;
7. Preservation of heritage structures, features or assets;
8. Affordable housing units;
9. Special needs housing units;
10. Community gardens;
11. Enhanced green family play space for residents;
12. Public space improvements supporting and surrounding transit stations; and
13. Other as may be appropriate to the development proposal or surrounding community as deemed appropriate by Council.
ZONING ANALYSIS:
Density, Lot Coverage, Height and Setbacks: The following chart lists the floor area ratios, setbacks, height, and parking of this proposal compared to the previously approved Comprehensive Development District 120 of Zoning Bylaw, 1992, No. 2050.
|
|
CD No. 120 |
Proposed |
|
Residential Units |
66 |
82 |
|
Floor Area Ratio |
3.87 |
4.68 |
|
Setbacks: |
|
|
|
• Esquimalt Road |
3.2m |
3.2m |
|
• Wollaston Street |
6.3m |
6.3m |
|
• Side |
0 m |
0 m |
|
Height |
35.0m [10 storeys] |
40.8 m [12 storeys] |
|
Off-Street Parking Spaces |
94 |
94 |
|
Bicycle Parking Spaces |
99 |
99 |
With the additional two storeys, the number of residential units increased from 66 to 82. The floor area ratio increased from 3.87 to 4.68, and the height increased from 35.0 metres to 40.8 metres. The setbacks and building envelope remain the same.
PARKING ANALYSIS:
The applicant is proposing to have 94 off-street parking spaces to service 82 residential dwelling units and a 370 m2 medical clinic. Comprehensive Development District No. 120 requires 1.3 parking spaces per dwelling unit and 8 parking spaces for the commercial component of this building. The applicant is proposing to amend the required parking ratio from 1.3 parking spaces per dwelling unit to 1.04 parking spaces per dwelling unit.
ISSUES:
Please consider the massing, height, setbacks, and parking in your recommendation to Council.
ALTERNATIVES:
1. That the Design Review Committee recommends to Council that the rezoning application be approved including reason for this recommendation.
2. That the Design Review Committee recommends to Council that the rezoning application be approved subject to conditions, including reason for this recommendation.