REQUEST FOR DECISION
DATE: December 1, 2020 Report No. DEV-20-080
TO: Laurie Hurst, Chief Administrative Officer
FROM: Karen Hay, Planner and Bill Brown, Director of Development Services
SUBJECT:
Title
Development Permit - 636 and 640 Drake Avenue
End
RECOMMENDATION:
Recommendation
That Council resolve that Development Permit No. DP000144 [Appendix A of staff report DEV-20-080] authorizing the design of the proposed seven-unit townhouse development, consistent with survey plan prepared by James Worton, BCLS, Powell and Associates, stamped “Received October 30, 2020”, consistent with the rendering stamped “Received November 18, 2020, the colour board stamped “Received August 6, 2020, the architectural plans provided by Burrows Holdings Ltd., stamped “Received October 30, 2020”, and the landscape plans by Keith Grant Landscape Architecture Ltd. stamped “Received August 6, 2020” be approved, and staff be directed to issue the permit, and register the notice on the title of the property resulting from the consolidation of the properties at 636 Drake Avenue [PID 002-923-211; Lot 3 of Suburban Lot 41, Esquimalt District, Plan 25565] and 640 Drake Avenue [PID 002-923-157; Lot 2, Suburban Lots 50 and 41, Esquimalt District, Plan 25565].
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, No. 2791, 2012
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 our Official Community Plan.
BACKGROUND:
Appendix A: DP000144 - 636 640 Drake Avenue
Appendix B: Air photo and CD No 116
Appendix C: DP Guideline forms - DP Areas No. 1, 6, 7, & 8
Appendix D: Site plan, Building drawings, Colourboard, Landscaping
Appendix E: Green Checklist
Appendix F: Applicant’s Presentation
The applicant is proposing seven (7), townhouse strata dwelling units, to be built in three buildings. Comprehensive Development District No. 116 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. A development permit is required prior to a building permit being issued for the construction of a structure.
Evaluation of this application should focus on issues respecting the form and character of the development, including landscaping, exterior design and finish of the buildings and other structures in relation to the relevant development permit area design 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/ Owner: Chris Travis, Dimma Pacific Properties Ltd.
Designer: Jim Burrows, Burrows Holdings Ltd.
Surrounding Land Uses:
North: Single Family Residential [RS-1]
South: Single Family Residential [RS-1]
West: Single Family Residential [RS-1]
East: Single Family Residential [RD-3]
Zoning: Comprehensive Development District No. 116 [CD No. 116]
OCP Designation: Townhouse Residentia
OCP Analysis:
This site is located within Esquimalt Official Community Plan Bylaw, 2018, No. 2922 (OCP), 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.
As Council is required to consider all of the OCP guidelines from these Development Permit Areas in evaluating a DP application, the applicant has submitted a document addressing these guidelines [Appendix C].
OCP Section 18 Development Permit Area No. 1 - Natural Environment
18.5.1 Lands Free of Development
This site is well away from local waterways so these guidelines are not applicable (NA).
18.5.2 Natural Features
This site currently has a natural gentle slope towards the southwest, and is below the elevation of Drake Avenue. The applicant has proposed four small retaining walls (average 0.6 metre height) to facilitate the transition from the street to the new buildings. The buildings’ siting has facilitated the retention of many of the site’s mature trees.
OCP Section 18.5.3 Biodiversity
The existing mature trees and the proposed mix of native and ornamental vegetation has the potential to offer habitat for local native species. Any native soil that can be saved on site could assist with the successful establishment of native and ornamental plant species.
OCP Section 18.5.4 Natural Environment
Trees and vegetation will contribute to a positive urban environment, buffering noise levels and absorbing air pollution from traffic. The applicant has indicated that lighting has been chosen and located to minimalize light pollution levels, while still providing for safe movement on site.
OCP Section 18.5.5 Drainage and Erosion
The proposed addition of trees to the site along with the ‘drainage field’ should help with drainage and allow stormwater to percolate slowly into the soil. The existing large conifers will contribute to absorption of precipitation in winter months.
OCP Section 18.5.7 Native Bird Biodiversity
The proposed mix of species types and sizes should support the goal of increasing habitat for native bird populations. The larger native tree species contributes to improved shelter for native birds.
OCP Section 23 - Development Permit Area No. 6 - Multi-Family Residential Guidelines
The applicant has demonstrated that fit with the neighbourhood in terms of size and siting of buildings have been thoughtfully considered; as has privacy, and the pedestrian environment on Drake Avenue. The buildings all demonstrate at least a 50 percent common wall overlap and the street frontage elevation has been designed to present as a single family home entrance to the street. There is a mix of native and ornamental plants species being proposed for the landscaping.
OCP Section 24 - Development Permit Area No. 7 - Energy Conservation and Greenhouse Gas Reduction
24.5.1 Siting of buildings and structures
Site configuration with an existing right-of-way has limited the layout options for the buildings. The driveway separation should facilitate better light infiltration into the northern building’s windows, and the gap between those buildings improves the light penetration into the yard to the north.
24.5.2 Form and exterior design of buildings and structures.
The building form, with shared walls, provides potential energy conservation.
24.5.3 Landscaping
The landscape plan appears to meet the intent of the guidelines in this section, while balancing the needs for on-site parking.
24.5.4 Machinery, equipment and systems external to buildings and other structures
Exterior lighting is being designed to be low impact and for safety. Buildings will be built to BC Energy Step Code Level 3 (covenanted item).
24.5.5 Special Features
Wood and durable building materials are being proposed and locally sourced, where feasible.
OCP Section 25 - Development Permit Area No. 8 - Water Conservation
25.5.1 Building and Landscape Design
Having a fairly compact three storey design allows more site area to be available for permeability.
25.5.2 Landscaping - Select Plantings for Site and Local Conditions
It appears that site conditions have been considered in the choice of plantings.
25.5.3 Landscaping - Retaining Stormwater on Site (absorbent landscaping)
Proposed landscaping includes a drainage field to retain stormwater, plantings and trees that will slowly absorb water from each precipitation event, thereby lessening pressure on local stormwater systems.
25.5.4 Landscaping - Water features and Irrigation systems
An automated irrigation system is proposed.
Zoning and Parking Analysis:
The following chart summarizes many of the requirements contained within Comprehensive Development District No. 116 [Appendix B], which was created for this proposal.
As the parking spaces are located away from the street frontage they would appear as a minor use on this site.
Several retaining walls (boulder walls and entry walls) are located between the street and the entrance to the eastern units. The height of each of the walls at its highest point is 0.75 metres, 0.54 metres, 0.54 metres, and 0.40 metres, which complies with the zoning bylaw.
Comments From Other Departments:
The plans for this proposal were circulated to other departments and the following comments were received:
Building Inspection: Subject to code and bylaw review at time of building permit application.
Engineering Services: Engineering staff completed a preliminary review of the proposed development at 636 and 640 Drake Avenue. The developer should be aware that they may be required to provide Works and Services up to the road centre line, at the expense of the property owner. At a minimum new curb, and gutter along the frontage of the proposed development. The development is to have sewer, drain, catch basin and water service connections, as well as underground hydro, telephone, and cable. Additional review and comments will be provided upon receipt of detailed engineering drawings.
All proposed Works and Services shall be as per Bylaw No. 2175. It is the responsibility of the applicant to hire a qualified professional for the design and construction supervision of all Works and Services, including construction costs, engineering fees, administrative fees and as indicated in Bylaw No. 2175.
Fire Services: No Concerns.
Parks Services: Retain and protect trees as per Tree Protection Bylaw. Apply for removals through the Parks department.
Comments from Design Review Committee:
This application was considered at the regular meeting of the Design Review Committee held on September 9, 2020. The committee made a recommendation to approve subject to the following conditions: reconsider the design to the front entrances, for the units facing the shared driveway and revisit the design of all elevations, and design in a more intentional way. Reason as they will improve the streetscape.
Note: The applicant has taken the time to revise the cladding design in order to make each unit more intentionally distinctive from the neighbouring unit.
Timeline:
August 6, 2020 - Development Permit application received
September 9, 2020 - Design Review Committee provides comments
November 18, 2020 - new drawing package received
ISSUES:
1. Rationale for Selected Option
The seven townhouses, which represent ‘missing middle’ family housing have been designed in a form and character that would be complimentary to the neighbourhood and would have multiple sustainability benefits. The Design Review Committee has recommended approval of this application.
2. Organizational Implications
This Request for Decision has no organizational implications.
3. Financial Implications
This Request for Decision has no financial implications.
4. Sustainability & Environmental Implications
The buildings are to be built to BC Energy Step Code Level 3, and the buildings have been sited to preserve many of the mature trees. The applicant has completed the Esquimalt Green Building Checklist [Appendix E].
5. Communication & Engagement
As this is a Development Permit application requiring no variances, the Local Government Act does not require that notification be provided.
ALTERNATIVES:
1. That Council resolve that Development Permit No. DP000144 be approved, and subject to receipt of the required landscape security staff be directed to issue the permit and register the notice on the title of the property.
2. That Council resolve that Development Permit No. DP000144 be revised as directed, and subject to receipt of the required landscape security staff be directed to issue the permit and register the notice on the title of the property.
3. That Council deny Development Permit No. DP000144 with reasons.