REQUEST FOR DECISION
DATE: September 17, 2020 Report No. APC-20-011
TO: Chair and Members of the Advisory Planning Commission
FROM: Karen Hay, Planner and Bill Brown, Director of Development Services
SUBJECT:
Title
Development Variance Permit Application - 836 Viewfield Road
End
RECOMMENDATION:
Recommendation
That the Esquimalt Advisory Planning Commission [APC] recommends to Council that the application for a Development Variance Permit authorizing an increase to the permitted height for a building (including structures) for the bucket loader and grain (malt) silos located at the south-west corner of the building, consistent with the architectural plans provided by Finlayson Bonet Architecture Ltd., all stamped “Received August 4, 2020” and including the following variance for the property located at 836 Viewfield Road [PID 003-882-497; Amended Lot 5 (DD 238951I), Section 11, Esquimalt District, Plan 808], be forwarded to Council with a recommendation to either approve, approve with conditions, or deny the application; and provide reasons for the recommendation.
Vary Zoning Bylaw 1992, No. 2050 Section 53 (4) Building Height: An increase to the permitted height of a building (or structure) from 10 metres to 18.5 metres for the ‘Bucket Loader’ and ‘Malt Silos’, for a variance of 8.5 metres.
Body
RELEVANT POLICY:
Declaration of Climate Emergency
Local Government Act
Official Community Plan Bylaw, 2018, No. 2922 [OCP]
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
STRATEGIC RELEVANCE:
This Request for Decision supports the following specific strategic objective:
Boost investment in the local economy and promote the growth and diversity of businesses.
BACKGROUND:
Appendix A: Air photo and Light Industrial zone
Appendix B: Architects drawings
Appendix C: Applicant’s APC presentation
PURPOSE OF APPLICATION:
The applicant is requesting a variance to allow additional height for structures that are an essential part of their business. Driftwood Brewery is proposing to relocate and consolidate their operation at this location in Esquimalt. The bucket loader and malt silos are part of the brewery operation.
CONTEXT:
Applicant: Kevin Hearsum, Driftwood Brewery
Owner: James Bond, 836 Viewfield Holdings Ltd.
Architect: Kyle Shick, Finlayson Bonet Architecture Ltd.
Property Size: Metric: 8,120.72 m2 Imperial: 87410.7 ft2
Existing Land Use: Warehouse
Surrounding Land Uses:
North: Light Industrial
South: Light Industrial
West: Light Industrial
East: Light Industrial
Zoning: Light Industrial [I-1]
OFFICIAL COMMUNITY PLAN ANALYSIS:
As the proposal includes a manufacturing type of business (brewery), with a proposed ancillary tasting room and patio/picnic area, this use would conform to the Industrial designation of the site.
Section 7.2 of the Official Community Plan (OCP) provides policies that support the expansion of business opportunities on lands designated ‘Industrial’ on the Present Land Use Designations map and ‘Business’ on the Proposed Land Use Designations map, including:
OBJECTIVE: To encourage the maintenance and viability of the business sector within Esquimalt to provide for local employment and a diversified tax base.
• Policy: Consider innovative proposals that intensify the light industrial uses.
• Policy: Support public and private initiatives that enhance the aesthetics and identity of the Esquimalt Business Park.
ZONING ANALYSIS:
Zoning Bylaw 1992, No. 2050 places a limit on the height of buildings in the Light Industrial zone to 10 metres. Adding height to a silo allows more storage space in less land area. There are no overlook or shadowing issues from the silos or bucket loader.
PARKING ANALYSIS:
The parking proposed for this use has been confirmed to comply with Parking Bylaw 1992, No. 2011.
COMMENTS FROM OTHER DEPARTMENTS:
Community Safety Services (Building Inspection): Project requires the services of a BC Architect. Project will be subject to review for current BC Building Code and municipal bylaw compliance at the time of a Building Permit application.
Engineering Services: Engineering staff have completed a preliminary evaluation of the Works and Services that would be required for the proposed development. According to Subdivision and Development Control Bylaw, 1997, No. 2175, including all schedules, the developer may be required to provide all works and services up to the road centre line.
A preliminary review reveals that the property is connected to both the municipal sewer system and drain systems. The applicant is responsible for retaining the services of a qualified professional for the design and construction supervision of all works and services, including construction costs, engineering fees, administrative costs and contingency allowance, as indicated in Bylaw 2175. Engineering department is currently working with the applicant’s civil engineer.
Fire Services: Please maintain an unobstructed path to the Fire Department Connection (FDC) on the building for both locations from hydrant; as per Fire and Building code regulations.
ISSUES:
1. Rationale for Selected Option
The addition of this use has the potential to boost investment in the local economy and promote the growth and diversity of businesses in Esquimalt.
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
Providing improved services in Esquimalt means residents can spend less time traveling to businesses outside the municipality.
ALTERNATIVES:
1. Forward the application for a Development Variance Permit to Council with a recommendation of approval including reasons for the recommendation.
2. Forward the application for a Development Variance Permit to Council with a recommendation of denial including reasons for the recommendation.