REQUEST FOR DECISION
DATE: February 21, 2023 Report No. APC-22-026
TO: Chair and Members of the Advisory Planning Commission
FROM: Mikaila Montgomery, Planner and Bill Brown, Director of Development Services
SUBJECT:
Title
Development Permit and Development Variance Permit - 1247 Colville Road
End
RECOMMENDATION:
Recommendation
That the Advisory Planning Commission recommends that the application for a Development Permit and Development Variance Permit, which would facilitate the construction of a Detached Accessory Dwelling Unit at 1247 Colville Road [Lot 6, Block 16, Section 10, Esquimalt District, Plan 2546], be forwarded to Council with a recommendation to either approve, approve with conditions, or deny the application including the reasons for the chosen recommendations.
Body
RELEVANT POLICY:
Declaration of a 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, 2012, No. 2791
Advisory Planning Commission Bylaw, 2012, No. 2792
Subdivision and Development Control Bylaw, 1997, No. 2175
Local Government Act
STRATEGIC RELEVANCE:
Healthy, Liveable and Diverse Community: Support community growth, housing and development consistent with our Official Community Plan
BACKGROUND:
Appendix A: Aerial map
Appendix B: Site plans and architectural drawings
Appendix C: Landscape plan
Appendix D: Survey
Appendix E: DPA questionnaires and Green Building checklist
Appendix F: Applicant’s presentation
Appendix G: Variance rationale letter
PURPOSE OF APPLICATION:
The applicant is proposing to construct a Detached Accessory Dwelling Unit in the rear yard of 1247 Colville Road [Lot 6, Block 16, Section 10, Esquimalt District Plan 2546]. Two variances are being sought. First to allow for habitable space (a loft bedroom) to be included above the first storey of the dwelling, and second to allow for a 1.7 metre height increase (4.2m is permitted and 5.9m is proposed). A Development Permit is required to ensure that the application is consistent with the Development Permit Area guidelines contained within the OCP and is required prior to a building permit being issued.
CONTEXT:
Applicant: Graeme Verhulst
Owner: Kimberly (Boon) Argyle
Designer: Graeme Verhulst, Waymark Architecture
Property Size: 569.88 square meters
OCP Land Use Designation:
Current: Low Density Residential
Proposed: Low Density Residential
Zone: RS-6 Single Family DADU Residential
Existing Land Use: Single Family Residential
Proposed Land Use: Single Family Residential with a DADU
Surrounding Land Uses:
North: Federal DND Land
South: Federal DND Land
East: Single Family Residential
West: Single Family Residential
OCP ANALYSIS:
Development Permit Area No. 1 - Natural Environment
18.5.2 Natural Features - Existing healthy native trees will be retained on site. Natural topography will be preserved.
18.5.3 Biodiversity - Minimal new landscaping is proposed. No invasive species or fast-growing ground covers are proposed.
18.5.4 Natural Environment - The applicant states they will consider using International Dark Sky Association approved lighting fixtures in outdoor locations.
18.5.7 Native Bird Biodiversity - The applicant has stated that they will consider incorporating architectural features that limit collisions between birds and windows, as well as capping and screening all ventilation pipes and grates. More information is required from the applicant for the building permit stage.
Development Permit Area No. 3 - Enhanced Design Control Residential
20.5 Duplex Housing - The use of exterior building materials similar to those used in older residential neighbourhoods (i.e. combinations of wood, brick, stucco and stone) will be honored through proposed horizontal board siding. The roofline relates to the existing dwelling in height and pitch. A covered patio extending off the DADU is proposed to provide private open space and create interest in the façade of the building. Attention was paid to window placement to provide for privacy.
20.6.1 Relationship to Existing Houses - No changes to the existing house are proposed, except minor modifications to the back deck. The proposed design is smaller and complimentary to the existing house.
20.6.3 Privacy/Screening/Shadowing - The proposed DADU has minimal impact on adjacent homes and is separated from neighbouring residences by a fence. The windows and patios are located to minimize intrusion on to the privacy of adjacent properties.
20.6.4 Landscaping - A landscape plan is included in the application. Existing trees are to remain.
20.6.5 Private/Open Yard Space - A usable, private outdoor area is proposed for each unit at grade.
Development Permit Area 7 - Energy Conservation and Greenhouse Gas Reduction
24.5.1 Siting of buildings and structures - Care was taken to achieve efficient massing, building compactly, and considering passive performance. The roof is oriented to the south for potential use of solar panels and a south facing window is provided to increase solar gain. The north side contains a skylight. Siting of the DADU leaves room for additional trees.
The applicant will conduct energy modelling prior to construction to ensure heat gain in the winter and reduce heat gain in the summer. All main spaces in the building will have operable windows.
A single skylight is proposed, which should not interfere with future solar panels. This was chosen to balance the need for natural light and privacy.
24.5.3 Landscaping - Open space and landscaping is chosen over dedicating space to the parking and maneuvering of vehicles. No new space is allocated to parking.
24.5.5 Special Features - This will be a wood framed building. The applicant intends to use cellulose insulation to sequester carbon dioxide as well. Low embodied carbon materials will be selected wherever feasible. Roofing and siding materials proposed are very durable and low maintenance.
Development Permit Area No. 8 - Water Conservation
25.5.1 Building and Landscape Design - Absorbent landscaping is to remain throughout most of the site. Rainwater on impervious surfaces will be directed towards vegetated areas.
25.5.3 Retaining stormwater on site - The root zone around retained trees will be maintained and undisturbed.
ZONING ANALYSIS:
The site is located in the Single Family DADU Residential Zone (RS-6) which permits a detached accessory dwelling unit.
|
Category |
Proposed |
Permitted |
|
Floor Area Ratio |
0.249 |
0.35 |
|
Floor area |
48.77m² |
65m² |
|
DADU height |
5.9m |
4.2m |
|
Lot coverage |
23% |
30% |
|
Setbacks (rear) |
1.88m |
1.5m |
|
Setbacks (side) |
1.575m |
1.5m |
|
Building separation |
5.187m |
2.5m |
PARKING ANALYSIS:
According to Parking Bylaw 1992, No. 2011, one parking space per dwelling unit is required. The applicant is proposing to use tandem parking and add one space behind the existing space for a total of two parking spaces.
COMMENTS FROM OTHER DEPARTMENTS:
Community Safety Services (Building Inspection):
Deck modifications will require a separate building permit. No other concerns. Subject to review for Building Code and Bylaw compliance at the time of Building Permit application.
Engineering Services:
A preliminary review reveals that the subject property is connected to both the Municipal Sewer Systems and Drainage System, but due to the age, replacement is required. The proposed development is required to have Services as per Bylaw 2175 (Subdivision and Development Control Bylaw), including but not limited to, new sewer and drain service connections, and depending on the value of construction, new curb/gutter/sidewalk along the property frontage and catch basic replacement. The Developer is required to contact the City of Victoria regarding water servicing requirements and approvals.
Engineering is currently working with the Developers consultant for a site servicing plan. A servicing agreement will be required.
ISSUES:
1. Rationale for Selected Option
Please comment on if the proposal adequately complies with the OCP design guidelines for DP Area No. 1 - Natural Environment, DP Area No. 3 - Enhanced Design Control Residential, DP Area No. 7 - Energy Conservation and Greenhouse Gas Reduction, and DP Area No. 8 - Water Conservation as well as the DADU specific Development Permit Design Guidelines in Zoning Bylaw, 1992, No. 2050, and whether the variances are appropriate.
ALTERNATIVES:
1. Forward the application for a Development Permit and a Development Variance Permit to Council with a recommendation of approval including reasons for the recommendation.
2. Forward the application for a Development Permit and a Development Variance Permit to Council with a recommendation of approval including specific conditions and including reasons for the recommendation.
3. Forward the application for a Development Permit and a Development Variance Permit to Council with a recommendation of denial including reasons for the recommendation.