REQUEST FOR DECISION
DATE: April 30, 2019 Report No. DEV-19-038
TO: Laurie Hurst, Chief Administrative Officer
FROM: Trevor Parkes, Senior Planner and Bill Brown, Director of Development Services
SUBJECT:
Title
Development Permit Application - 622 Admirals Road End
RECOMMENDATION:
Recommendation
That Council resolves that Development Permit No. DP000043, attached as Schedule A to staff report DEV-19-038, authorizing the form and character of the proposed development of a new commercial and 179 unit residential care facility, consistent with the architectural plans, elevation drawings and street views prepared by Praxis Architects Inc. and Zeidler Architecture stamped “Received April 26, 2019”, and the Preliminary Landscape Plan, prepared by Lombard North Group Inc. stamped “Received April 26, 2019” and sited in accordance with the BCLS Site Plan prepared by Powell & Associates, BC Land Surveyors, stamped “Received April 26, 2019”, for the development to be located at 622 Admirals Road [PID 030-615-992; Lot A, Suburban Lot 43, Esquimalt District, Plan EPP82555] 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 subject property.
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
STRATEGIC RELEVANCE:
This Request for Decision does not directly relate to a specific strategic objective.
BACKGROUND:
Schedule A: DP000043 - 622 Admirals Road
Schedule B: Air Photo, OCP PFLU and CD No. 82
Schedule C: Response letter to DRC, DP Area Guidelines Matrix and Green Building Checklist
Purpose of the Application
The applicant is proposing to remove the former Legion building and construct a new 11 storey, mixed commercial/ residential building containing a retail/ office space, a new Legion and a 179 unit residential care facility, consistent with the requirements of Comprehensive Development District No. 82 of Zoning Bylaw, 1992, No. 2050 crafted to regulate development of this parcel [Schedule B].
This site is located within four Development Permit Areas [DPA]: No. 1 - Natural Environment, No. 4 - Commercial, No. 7 - Energy Conservation and Greenhouse Gas Reduction, and No. 8 - Water Conservation.
A development permit is required to ensure that the proposal is generally consistent with the DPA guidelines contained within the Official Community Plan Bylaw, 2018, No. 2922, and is required prior to a building permit being issued for the construction of a project.
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 DPA guidelines. In addition, evaluation should focus on natural environment protection, energy conservation, greenhouse gas reduction, and water conservation in relation to the relevant DPA guidelines.
Context
Applicant: David L. Craik
Owner: 1105384 B.C. Ltd., Inc. No. BC1105384
Architects: Praxis Architects Inc. and Zeidler Architecture
Property Size: Metric: 2829 m2
Existing Land Use: Commercial (Legion Branch No.172)
Surrounding Land Uses:
North: Commercial
South: Commercial
West: Multiple Family Residential
East: Multiple Family Residential
Zoning: Comprehensive Development District No. 82 [CD No. 82]
OCP Proposed Land Use Designation: Commercial/Commercial Mixed Use
Zoning and Parking
The proposed development meets all requirements contained within the Comprehensive Development District No. 82 zone [Schedule B] with the exception of building siting that has already been addressed via the approval of Development Variance Permit No. DVP00086.
Official Community Plan [OCP]
As Council is required to consider all of the Official Community Plan Bylaw, 2018, No. 2922 guidelines from the Development Permit Areas in evaluating a DP application, the applicant has submitted a document addressing these guidelines [Schedule 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.
18.5.2 Natural Features
This site currently has virtually no natural features as it consists of a paved parking lot and a large building supported by retaining walls, particularly along the western lot line. The site currently has only modest slopes from south to north and from east to west as a result of retaining walls and the proposed building’s underground parking garage would occupy virtually 100% of the parcel supporting the building’s various uses.
OCP Section 18.5.3 Biodiversity
The site currently offers little biodiversity. The proposed development includes notable landscaping that will enhance diversity on the site and includes eight large street trees as part of the public boulevard design.
OCP Section 18.5.4 Natural Environment
The proposed increase in vegetation will contribute to a positive urban environment buffering noise levels and absorbing air pollution from traffic. Outdoor lighting will be located on the building by the entrances.
OCP Section 18.5.5 Drainage and Erosion
The applicant has committed to the use of permeable paving stones to allow a portion of the site storm water to be absorbed naturally.
OCP Section 18.5.7 Native Bird Biodiversity
The proposed mix of plant species types and sizes should provide limited support of the goal of increasing habitat for native bird populations.
OCP Section 19 - Development Permit Area No. 2 - Hazardous Conditions [Tsunami]
This site appears to not be included within the latest identified tsunami inundation area.
OCP Section 21 - Development Permit Area No. 3 - Commercial
The proposed building design presents dedicated entrances and substantial transparency to the grade level commercial units and residential lobby from the public boulevard. Entrances are weather protected, and well lit, with planned access to vehicular pick up and drop off as well as easy access to transit. Due to the mass of the 11 storey building, shadowing is inevitable, including that of public spaces. Limited parking is provided on the Admirals Road frontage, enhanced by substantial plantings to visually break up the parking area. A transit shelter and street trees dress the boulevard and enhance the pedestrian experience across the frontage of the site.
OCP Section 24 - Development Permit Area No. 7 - Energy Conservation and Greenhouse Gas Reduction
24.5.1 Siting of buildings and structures
Site layout was determined with the rezoning application and subsequently reviewed as part of the approval of DVP00086.
24.5.2 Form and exterior design of buildings and structures.
Photovoltaic panels are proposed as a major design feature of the south wall of the building. Roof top patios are included in the design on both the second and eleventh floors. Signage and any graphic treatment of the south wall will be dealt with as part of a separate Development Permit specific to the proposed designs.
24.5.3 Landscaping
The Preliminary Landscaping Plan appears to largely meet the intent of the majority 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
Outdoor lighting plan would be only on the proposed building. Energy saving heating and cooling systems are proposed for the majority of the units.
24.5.5 Special Features
Highly durable, long life materials are proposed to clad the proposed building in recognition that the building life will span a number of decades.
OCP Section 25 - Development Permit Area No. 8 - Water Conservation
25.5.1 Building and Landscape Design
The applicant has stated that stormwater will be captured and directed to landscape features.
25.5.2 Landscaping - Select Plantings for Site and Local Conditions
Landscape plan has been prepared by a landscape professional therefore site conditions have been considered in the choice of plantings.
25.5.3 Landscaping - Retaining Stormwater on Site (absorbent landscaping)
Proposed landscaping includes eight street trees, and planting areas to absorb and help the soil to hold moisture through shading.
25.5.4 Landscaping - Water features and Irrigation systems
Canadian Landscape Standard and BCSLA Landscape Standard are equivalent. An irrigation system is proposed.
Recommendation from the Design Review Committee [DRC]
The DRC considered the application on October 10, 2018 and on November 14, 2018 and made the following motion at the November 14th meeting:
That the application for a Development Permit authorizing construction of a 11-storey, mixed-use building as per architectural plans prepared by Praxis Architects Inc., stamped “Received Sep 13, 2018” for the property located at 622 Admirals Road [PID 030-615-992, Lot A, Suburban Lot 43 Esquimalt District Plan EPP82555] be forwarded to Council with a recommendation for approval with the following conditions:
That the applicant:
1. Provide an updated building plan that incorporates more vegetation on the 2nd floor patio space for the enjoyment of its planned users.
2. Redesign the solar wall to provide additional texture, visual interest and specifically limit its use for marketing purposes.
3. Revisit the use of red cladding so it is distinctly different in tone and texture from the neighbouring buildings.
4. Ensure the parking areas on the front of the building are barrier free to allow for wheelchair accessibility and special events.
5. Ensure that the Legion signage be distinctive and included in the application.
Reason: To better reflect the context with its surroundings and conform with the Official Community Plan.
Note: Since the November DRC meeting the applicant has provided amended plans which removed all proposed signage, as a separate Development Permit specifically for signage will be sought in the future, enhanced proposed landscaping, and altered the proposed colour palette to more muted colours and natural textures.
ISSUES:
1. Rationale for Selected Option
The Design Review Committee has recommended approval with conditions that the applicant has tried to address. This proposal would add two new commercial operations and 179 residential care units to the Township’s housing continuum.
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
The applicant has completed the Esquimalt Green Building Checklist [Schedule C]. The proposed building would meet modern building code performance requirements and add needed residential care units to the Township’s housing inventory.
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. DP000043 [Schedule A] be approved, and staff be directed to issue the permit (subject to receipt of the required landscape security and consolidation of the lots) and register the notice on the title of the property.
2. That Council deny Development Permit No. DP000043 [Schedule A], with reasons.