REQUEST FOR DECISION
DATE: August 14, 2018 Report No. DEV-18-057
TO: Laurie Hurst, Chief Administrative Officer
FROM: Alex Tang, Planner and Bill Brown, Director of Development Services
SUBJECT:
Title
Development Permit Application - 615 Fernhill Road
End
RECOMMENDATION:
Recommendation
That Council resolves that Development Permit No. DP000106, attached as Appendix A to Staff Report DEV-18-057, consistent with the architectural plans provided by MJM Architect, Inc., the Landscape Plan by Studio One Creative, and sited as detailed on the Land Surveyor’s Site Plan prepared by Wey Mayenburg Land Surveying, Inc., all stamped “Received June 19, 2018”, be approved, and staff be directed to issue the permit (subject to receipt of the required landscape security) and register the notice on the title of the property located at 615 Fernhill Road [PID 004-757-742, Lot B, Section 11, Esquimalt District, Plan 12446].
Body
RELEVANT POLICY:
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:
The Request for Decision relates to the strategic priority to support community growth, housing and development consistent with the Township’s Official Community Plan.
BACKGROUND:
Appendix A: DP000106
Appendix B: Subject Property Map, Aerial Map, CD No. 105 Zone
Appendix C: Surveyor’s Site Plan, Architectural Drawings, Landscape Plan
Appendix D: Green Building Checklist
Purpose of the Application
The applicant is proposing to build a 10 unit multiple family residential building. Comprehensive Development District No. 105 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. The development permit is required prior to a building permit being issued for the construction of a structure.
Context
Architect: MJM Architect Inc.
Applicant/Owner: Mikhail Bruce Wilkin
Property Size: Metric: 770 m2 Imperial: 8,288 ft2
Existing Land Use: Single Family Residential
Surrounding Land Uses:
North: Multiple Family Residential
South: Multiple Family Residential
West: Multiple Family Residential
East: Multiple Family Residential
Existing OCP Designation: Medium Density Residential [No change required]
Zoning: CD No. 105 [Comprehensive Development District]
Zoning
Density, Lot Coverage, Height and Setbacks: The following chart details the floor area ratios, lot coverage, setbacks, height, parking requirements, and usable open space of this proposal.
|
|
CD No. 105 Zone |
|
Units |
10 |
|
Floor Area Ratio |
0.99 |
|
Lot Coverage |
51% |
|
Setbacks: |
|
|
Front |
5.85 m |
|
Rear |
5.65 m |
|
Interior Side [North] |
4.50 m |
|
Interior Side [South] |
4.15 m |
|
Building Height |
11 m |
|
Off Street Parking |
12 |
|
Usable Open Space |
100 m2 |
Official Community Plan
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. The guidelines of these Development Permit Areas are contained within the Esquimalt Official Community Plan Bylaw, 2018, No.2922.
The following is a list of Official Community Plan guidelines to consider in evaluating this application.
Development Permit Area No.1 is designated for the purpose of establishing objectives for the protection of the natural environment, its ecosystems and biological diversity.
OCP Section 18.5.2 Natural Features
Natural features and areas to be preserved, protected, restored, and enhanced where feasible:
1. Retain existing healthy native trees, vegetation, rock outcrops and soil wherever possible.
3. Preservation of natural topography is favoured over blasting or building of retaining walls.
5. Design new development and landscaping to frame rather than block public views.
OCP Section 18.5.3 Biodiversity
Landscaping features that will protect, restore and enhance biodiversity. Where feasible:
1. New landscaping shall consist predominantly of native plant and tree species. Plants that are native to the Coastal Douglas-fir biogeoclimatic zone are preferred in landscape treatments as they provide habitat for threatened indigenous flora and fauna. Drought tolerant plants native to western North America, that are known to be non-invasive, are a good alternative choice for landscaped areas.
3. Choose trees and plants for site conditions; consider shade, sunlight, heat, wind-exposure, sea spray tolerance, and year round moisture requirements in their placement.
4. Consider the habitat and food needs of birds, pollinators, and humans in tree and plant species selection and placement; native plantings and food gardens compliment each other.
8. Avoid using fast-growing non-native plants to cover and retain soils as they may become invasive and a constraint to the establishment of other plants.
10. Design retaining wall spacing and landscape planting areas of sufficient width and depth to support plantings.
OCP Section 18.5.4 Natural Environment
Measures to protect, restore and enhance the natural environment (limit noise, light and air pollution). Where it is reasonable:
1. Strategically locate leafy trees/ hedges and water features to mask urban noises such as traffic, garbage collection and delivery locations. Consider that leafy rough barked trees, vine covered walls and natural ground cover materials (mulch, soil) will help dampen urban noise.
4. Place trees and vegetation near sources of air pollution including busy roadways, to assist in reduction of air pollution through the collection of particulate matter on leaves and needles, and absorption of toxic gases, including but not limited to: ozone, nitrogen dioxide, sulfur dioxide, carbon monoxide, carbon dioxide, cadmium, chromium, nickel and lead.
Development Permit Area No.6 is designated for the purpose of establishing objectives for the form and character of multi-family residential development.
OCP Section 23.5 Multi-Family Residential Guidelines
2. New buildings should be designed and sited to minimize visual intrusion on to the privacy of surrounding homes and minimize the casting of shadows on to the private outdoor space of adjacent residential units.
4. Landscaping should emphasize the creation of an attractive streetscape, as well as to provide privacy between individual buildings and dwellings, screen parking areas and break up large expanses of paving.
9. Retention and protection of trees and the natural habitat is encouraged wherever possible.
11. Site lighting should provide personal safety for residents and visitors and be of the type that reduces glare and does not cause the spillover of light on to adjacent residential sites.
15. Provide for slightly raised entrances to ground floor residences along with private yards that are accessible from the fronting street or land to encourage community interaction.
18. Wherever possible, outdoor storage and parking areas should be screened from view.
Development Permit Area No.7 is designated for the purposes of energy conservation and greenhouse gas reduction.
OCP Section 24.5.1 Siting of buildings and structures
Where it is feasible:
4. Provide space for pleasant pedestrian pathways between buildings.
6. Provide space for significant landscaping including varying heights of trees, shrubs and ground covers.
9. In residential neighbourhoods, provide space for larger trees and a second row of street trees as this will enhance the pedestrian experience by lowering wind velocity at street level reducing excessive heating at ground level and absorbing vehicle and other urban noises.
OCP Section 24.5.2 Form and exterior design of buildings and structures
Where it is feasible:
3. Place more windows on the south side of buildings to increase solar gain, and fewer/smaller windows on the north side to minimize heat loss.
4. Use roof over-hangs, fixed-fins or other solar shading devices on south and west facing windows to reduce peak summer heat gain while enabling sunlight penetration in winter months.
5. Install adjustable overhangs above windows that can help control the amount of sun exposure in warmer months thereby reducing the need for cooling.
7. Skylights are discouraged as they decrease insulating values and can interfere with solar panel installation.
10. Avoid heavily tinted windows or reflective glass which will diminish the natural daylighting of interior spaces, thereby requiring increased energy requirements for interior lighting.
OCP Section 24.5.3 Landscaping
Where it is feasible:
2. Choose open space and landscaping over dedicating space to the parking and manoeuvring of private motor vehicles.
3. Conserve native trees, shrubs and soils, thereby saving the cost of importing materials and preserving already sequestered carbon dioxide.
4. Use deciduous trees for landscaping along southern exposures, as they provide shade in the summer and allow more sunlight through in the winter months.
5. Strategically place taller trees and vegetation on the south and west sides of buildings where there is more direct sun exposure.
6. Strategically place coniferous trees such that they can buffer winter winds.
7. As context and space allow, plant trees that will attain a greater mature size, for greater carbon storage; removal of healthy trees is discouraged as the loss of the ecosystem services provided by larger trees will take many years to recover.
8. Plant trees with a larger canopy cover along roadways and sidewalks, thereby providing shading of paved areas, lowering the heating of paved surfaces and reducing the wind velocities in these pedestrian areas.
9. Plant shorter and sturdier vegetation closer to buildings and other structures, and taller vegetation further away to avoid potential damage from strong winds blowing vegetation against buildings.
11. For parking areas and along boulevard/sidewalk edges; plant trees to provide shade, store carbon and reduce the heat island effect.
OCP Section 24.5.4 Machinery, equipment and systems external to buildings and other structures
Where it is feasible:
2. Use heat pumps, solar panels, green (living) roofing or an innovative system to improve a building’s energy performance.
3. Use durable, vandalism and graffiti resistant materials where neighbourhood surveillance may be limited.
4. Design for on-site heat recovery and re-use of water.
OCP Section 24.5.5.Special Features
Where it is feasible:
1. Select building materials that have been shown to have a high level of durability for the use intended.
2. Use wood for construction as a means to sequester carbon dioxide - North American grown and sustainably harvested wood is preferable for building construction.
3. Select local and regionally manufactured building products whenever possible to reduce transportation energy costs.
4. Reuse of existing buildings and building materials is encouraged.
5. Choose materials that have a high likelihood of reuse or recycling at end of life.
Development Permit Area No.8 is designated for the purpose of water conservation.
OCP Section 25.5.1 Building and Landscape Design
Where it is feasible:
1. Reduce the burden on built stormwater infrastructure by designing on-site retention systems to retain the first three centimetres of stormwater on site, per precipitation event.
2. Provide space for absorbent landscaping, including significantly sized trees on the site and by not allowing underground parking structures to extend beyond building walls.
3. Incorporate rainwater collection systems into roof design; consider using living roofs and walls as part of a rainwater collection system.
4. Incorporate rain gardens into landscaping and direct rainwater towards vegetated areas.
5. Intersperse paved surfaces with drought resistant vegetation that will provide shade on those surfaces and design the paved surfaces to drain into the vegetation.
6. Design landscaping with more planted and pervious surfaces than solid surfaces.
OCP Section 25.5.2 Landscaping - Select Plantings for Site and Local Conditions
Where it is feasible:
1. Retain existing native trees vegetation, and soil on site.
2. Plant species native to the Coastal Douglas-fir biogeoclimatic zone, as they are most suited to our climate and require little additional irrigation once established.
3. Consider shade, sunlight, heat, wind-exposure and sea spray, as well as water needs in the selection and placement of plant species.
4. Group plants with similar water needs into hydro-zones.
OCP Section 25.5.3 Landscaping - Retaining Stormwater on Site (absorbent landscaping)
Where it is feasible:
1. Preserve and restore treed areas. Trees are the most effective form of absorbent landscaping due to their extensive root zones and their ability to absorb water from the soil and intercept precipitation on leaves, needles and branches. Consider that native conifers are well adapted to local wet winters.
2. Use pervious landscaping materials to enhance stormwater infiltration; permeable paving is preferable for surface parking areas.
3. Avoid disturbing, compacting and removing areas of natural soil, as these are naturally absorbent areas.
4. Locate civil servicing lines along driveways and other paved areas, to lessen the disturbance of natural soils and loss of their natural absorption qualities.
5. Use good quality top soil and compost for the finish grading of disturbed areas to contribute to the water holding capacity of newly landscaped areas.
6. Choose bark mulches or woodchips for walking paths for enhanced absorption.
7. Plant at densities that will ensure vegetated areas have 100% plant canopy coverage after two full growing seasons. Consider that understory native plants are adapted to local climates, absorb seasonal soil moisture and reduce compaction due to foot traffic.
OCP Section 25.5.4 Landscaping - Water Features and Irrigation Systems
Where it is feasible:
1. Use automated high efficiency irrigation systems where irrigation is required.
2. Incorporate stormwater retention features into irrigation system design.
3. Use recirculated water systems for water features such as pools and fountains.
4. Install plantings and irrigation systems to the Canadian Landscape Standard.
Green Building Features
The applicant has completed the Esquimalt Green Building Checklist [attached].
Comments from Other Departments
The plans for this proposal were circulated to other departments and the following comments were received:
Building Inspection: Building to be constructed to requirements of BC Building Code 2012 and Municipal Building Code Bylaw, 2002, No. 2538. Applicant must address all issues contained within the Township Development Protocol should application be approved. Plans will be reviewed for compliance with BC Building Code upon submission of a Building Permit application.
Engineering Services: Engineering staff has completed a preliminary evaluation of Works and Services that would be required for the 10 unit multiple family residential building proposed to be located at 615 Fernhill 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, underground hydro, telephone and cable services and new road works may be required up to the centre line of Fernhill Road. Should the application be approved, additional comments will be provided when detailed civil engineering drawings are submitted as part of a Building Permit application.
Parks Services: Parks staff has completed a preliminary review of the proposed on-site and off-site landscaping and have no concerns with the planting plan. Trees to be retained on site require protective fencing in advance of site preparation, deconstruction, and during construction. A tree cutting permit is required for any tree removal.
Fire Services: Fire Services staff has completed a preliminary review of the proposed plans and recommends for the power lines on Fernhill Road in front of the subject property to be buried. Although this is not required by the Township, it would be desirable as a streetscape improvement. Fire Services Staff also had concerns with the height of the new boulevard trees as they may impede with aerial access to the building. Although this is not a development permit issue, the Director of Parks and Recreation Services has the discretion to select a specie of tree that will not impede with aerial access to the building.
Comments from the Design Review Committee [DRC]
This development permit application was considered at the regular meeting of the DRC held on August 8, 2018.
Members felt that the proposed development would enhance the neighbourhood and corresponded well to the Official Community Plan. Members raised concerns about the screening between the subject property and its adjacent southern property. Members suggested vines and plantings along the aluminum fence, and a decorative wall at the end of the driveway to the east. The applicant responded by stating that the wall will not be visible from Fernhill Road. Other comments included the lack of manoeuvrability of the underground bicycle parking spaces and the size, specie and significance of the two trees to be installed on the boulevard.
The DRC resolved unanimously that the application be forwarded to Council with a recommendation of approval as the proposal’s form and character is consistent with the Official Community Plan’s objectives.
ISSUES:
1. Rationale for Selected Option
This proposed development will provide more housing units in the form of ten dwelling units. Eight units will be apartments and two units will have their own entrances fronting Fernhill Road, and hence increasing street presence. The proposed development would increase residential density close to Esquimalt Plaza and public transit routes along Esquimalt Road. Moreover, the Design Review Committee unanimously recommended approval of this application.
2. Organizational Implications
This Request for Decision has no significant organizational implications.
3. Financial Implications
This Request for Decision has no significant financial implications.
4. Sustainability & Environmental Implications
Increasing residential density in existing neighbourhoods creates a more compact and sustainable community. Increased density also decreases the per capita cost of providing services such as public transit and utilities.
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 resolves that Development Permit No. DP000106 [Appendix A] be approved, and staff be directed to issue the permit (subject to receipt of the required landscape security) and register the notice on the title of the property.
2. That Council deny Development Permit No. DP000106 [Appendix A] with reasons provided.