REQUEST FOR DECISION
DATE: August 4, 2022 Report No. DRC-22-017
TO: Chair and Members of the Design Review Committee
FROM: Bill Brown, Director of Development Services
SUBJECT:
Title
Development Permit - 819, 821, and 823 Esquimalt Road) End
RECOMMENDATION:
Recommendation
That the Esquimalt Design Review Committee [DRC] recommends that the application for a development permit to authorize development of ninety-two (92) seniors multi- family residential units and one commercial unit incorporating the height and massing consistent with the architectural plans provided by Zeidler Architecture, stamped “Received July 6, 2022”, detailing the development proposed to be located at 819 Esquimalt Road [PID 009-205-292; Lot 20, Section 11, Esquimalt District, Plan VIP265]; 821 Esquimalt Road [PID 009-205-276; Lot 19, Section 11, Esquimalt District, Plan VIP265]; and 823 Esquimalt Road [PID 006-854-940; Lot 18, Section 11, Esquimalt District, Plan VIP265], 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 a Climate Emergency
Local Government Act
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
Building Regulation Bylaw, 2017, No.2899
STRATEGIC RELEVANCE:
Healthy, Livability, and Diverse Community - Support community growth, housing, and development consistent with our Official Community Plan (OCP).
BACKGROUND:
Appendix A: Air photo of subject site
Appendix B: CD-136 Zone
Appendix C: Architectural drawings including landscape plan and shadow study
Appendix D: Green Building Checklist
Appendix E: Applicant’s response to Design Guidelines 1, 4, 7, 8, and 11
Appendix F: Applicant’s narrative
Appendix G: Applicant’s presentation
Purpose of Application:
The applicant is proposing to build a 8-storey mixed-use building. Comprehensive Development District No. 136 (Appendix B) 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. 4 -Commercial, Development Permit Area No. 7 - Energy Conservation and Greenhouse Gas Reduction, Development Permit Area No. 8 - Water Conservation and Development Permit Area No. 11 - West Bay. 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:
Jason Craik [Avenir Construction Inc.]
Owner:
1326732 BC Ltd.
Designer:
Zeidler Architecture
Property Size:
Metric: 2031 m2 Imperial: 21,861 ft2
OCP Land Use Designation:
Current:
Medium Density Residential/ Commercial/ Commercial Mixed-Use
Proposed:
Commercial/ Commercial Mixed-Use
Zone:
CD-136 Comprehensive District - 136]
Existing Land Use:
Fourplex/ Single Family Dwelling/ Retail Store
Proposed Land Use:
93 Unit Commercial Mixed-Use [92 seniors residences and 1 commercial unit constructed in a 8 storey building]
Surrounding Land Uses:
North:
Four and six storey Multiple Family Residential
South:
Single Family Residential
East:
Four storey Multiple Family Residential
West:
Single Family Residential
OCP Analysis:
Most of the Official Community Plan policy issues were addressed as part of the rezoning process. At the development permit stage, the primary analysis deals with the degree to which the proposed development meets the relevant design guidelines in the Official Community Plan. The relevant design guidelines and the applicant’s response are found in a series of matrices attached as Appendix E of this report.
Zoning Analysis:
As a commercial mixed-use project, the CD-136 [Comprehensive Development District-136] zone permits the following uses: Congregate Care Senior Citizens Apartments, Dwelling - Multi-family, Home Occupation, Business and Professional Office, Personal Service Establishment, Retail Store, Restaurant, and Group Children’s Day Care Centre.
The following table summarizes the development regulations in the CD-136 [Comprehensive Development District - 136] zone.
|
Regulation Parameter |
Regulation Unit |
|
|
|
|
Commercial Units |
1 |
|
Residential Units |
92 |
|
Residential Floor Area Ratio |
2.95 |
|
Combined Mixed-Use Floor Area Ratio |
3.0 |
|
Lot Coverage |
85% |
|
Lot Coverage Above Parking Level |
56% |
|
Lot Coverage Above Fourth Storey |
51% |
|
Parking Structure Setbacks |
|
|
- Front Lot Line |
0.6 m |
|
- Eastern Side Lot Line |
0.6 m |
|
- Rear Lot Line |
0.6 m |
|
Building Setbacks |
|
|
- Front Lot Line |
6.0 m |
|
- Front Lot Line Above Fourth Storey |
8.0 m |
|
- Western Side Lot Line |
5.0 m |
|
- Western Side Lot Line Above Fourth Storey |
7.0 m |
|
- Eastern Side Lot Line |
5.0 m |
|
- Eastern Side Lot Line Above Fourth Storey |
7.0 m |
|
- Rear Lot Line |
7.0 m |
|
Siting Exceptions for Balconies and Canopies |
|
|
- Front Lot Line for Portion of Building Above the Fourth Storey |
2.0 m |
|
- Western Side Lot Line |
2.0 m |
|
- Eastern Side Lot Line |
2.0 m |
|
Building Height |
30 m |
|
Building Height Containing Floor Area |
27 m |
|
Usable Open Space |
13 % |
|
Parking |
|
|
- Visitor Parking |
1 for every 8 required parking spaces |
|
- Parking Spaces for Persons with Disabilities |
1 for every 11 required parking spaces |
|
- Parking Spaces per Dwelling Unit |
0.67 |
Parking Analysis:
Parking was analyzed through the rezoning process. The CD-136 zone contains the required parking as noted in the table above.
Comments from Other Departments:
The plans for this proposal were circulated to other departments and the following comments were received:
Community Safety Services (Building Inspection:
Project requires a BC registered architect.
Engineering Services:
Engineering staff have completed a preliminary evaluation of Works and Services that would be required for the 93 unit building proposed to be located at 819 Esquimalt Road. 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 and underground hydro, telephone and cable services. New gutter, and curb along the Esquimalt Road frontage may also be required. Should the application be approved, additional comments will be provided when detailed civil engineering drawings are submitted as part of a Building Permit application.
Staff note that the proposed sidewalk location will require the registration of a Statutory Right of Way on the consolidated property title granting rights to the Township and the public to access and repair infrastructure within the private property boundary.
Parks:
Tree protection is required for trees on neighbouring properties as per Tree Protection Bylaw. Should they be needed, the applicant must apply for tree removals through Parks Services and tree replacement requirements will be reviewed at that time.
Fire Services:
Esquimalt Fire Department [EFD] staff note that the applicant must confirm there is adequate water supply for fire protection systems. Sprinklers will be required for this building as per Building Regulation Bylaw 2017, No. 2899. EFD Staff request that any trees proposed for the frontage of the building not impede access to the building via EFD Aerial Apparatus. EFD requests notification when demolition of existing buildings is approved so that Firefighting training may be scheduled. EFD note that a new fire hydrant may be required to ensure adequate access to water in proximity to the proposed building.
ISSUES:
1. Staff would appreciate the Design Review Committee’s comments on the following:
- Are the cladding materials and colours appropriate?
- Is the roof treatment appropriate?
- Is the entrance sufficiently emphasized?
- Are the tree species appropriate in terms of scale and appropriateness?
- Are the balcony materials appropriate?
- Are there any concerns with the green wall (it is required by covenant)?
- Does the Design Review Committee have any other comments?
ALTERNATIVES:
1. That DRC recommends to Council the application for a development permit be approved including reasons for this recommendation.
2. That DRC recommends to Council the application for a development permit be approved subject to conditions being satisfied, including reasons for this recommendation.
3. That DRC recommends the application for a development permit be denied including reasons for this recommendation.