REQUEST FOR DECISION
DATE: November 13, 2024 Report No. DRC-24-010
TO: Chair and Members of the Design Review Committee
FROM: Alex Tang, Planner and Bill Brown, Director of Development Services
SUBJECT:
Title
Development Permit Application - 847 Colville Road
End
RECOMMENDATION:
Recommendation
That the Esquimalt Design Review Committee recommends to Council to either approve, approve with conditions, or deny the development permit and development variance permit consistent with the architectural plans provided by Iredale Architecture for the property located at 847 Colville Road [PID 004-817-672, Lot A, Section 10, Esquimalt District, Plan 13586].
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RELEVANT POLICY:
Declaration of 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:
Engaged and Healthy Community
BACKGROUND:
Appendix A: Aerial Map
Appendix B: Architectural Drawings and Site Plan
Appendix C: Green Building Checklist
Appendix D: Applicant’s Comments for Development Permit Area Guidelines
PURPOSE OF APPLICATION:
The applicant is proposing to build a new childcare centre on the parcel that contains Esquimalt Secondary School.
Although this site is not part of a Development Permit Area related to form and character as it is an institutional site, it is located within Development Permit Area No. 1 - Natural Environment, 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. A development permit is required prior to a building permit being issued for construction.
Evaluation of the development permit application should focus on issues relating to the relevant development permit area guidelines on natural environment protection, energy conservation, greenhouse gas reduction, and water conservation.
CONTEXT:
Applicant/Architect: Iredale Architecture [Michael Van Bakel].
Owner: Greater Victoria School District #61
Property Size: 52,629 m2
OCP Land Use Designation: Institutional
Zone: C-2
Existing Land Use: Secondary School
OCP ANALYSIS:
This site is located within Development Permit Area No. 1 - Natural Environment, 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.
As Council is required to consider all the Official Community Plan guidelines from these Development Permit Areas in evaluating this application, the applicant has submitted a document addressing these guidelines [Appendix D].
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
The applicant has included landscaping that will consist of a grass field with no trees or other vegetation.
OCP Section 18.5.3 Biodiversity
The landscaped area will be a secured outdoor play area.
OCP Section 18.5.4 Natural Environment
The exterior lighting of the building will point downwards to light entrances.
OCP Section 18.5.5 Drainage and Erosion
The stormwater retention system is located at the front of the building below the walkway.
OCP Section 18.5.7 Native Bird Biodiversity
The window design includes vertical and horizontal bars with roller shades on the inside.
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
The proposed building faces the street to the north while the outdoor play area faces the south.
OCP Section 24.5.2 Form and exterior design of buildings and structures
The applicant states that they have designed and placed the roof, overhangs, and windows appropriately and consistent to the guidelines where applicable.
OCP Section 24.5.3 Landscaping
The landscape plan consists of a grass field with no trees or shrubs proposed.
OCP Section 24.5.4 Machinery, equipment and systems external to buildings and other structures
Visitor bicycle parking racks are located in front of the building.
Development Permit Area No.8 is designated for the purpose of water conservation.
OCP Section 25.5.1 Building and Landscape Design
The applicant has proposed an on-site stormwater retention system.
OCP Section 25.5.2 Landscaping - Select Plantings for Site and Local Conditions
No existing trees or shrubs currently exist at the project location.
OCP Section 25.5.3 Landscaping - Retaining Stormwater on Site
The civil servicing is located at the front of the building with minimal impact on the existing playing field.
OCP Section 25.5.4 Landscaping - Water Features and Irrigation Systems
No irrigation system is proposed.
ZONING ANALYSIS:
The proposed childcare centre conforms to the current zoning of P-1 on the subject property.
ISSUES:
Please comment on the proposal as it relates to the applicable development permit area guidelines.
ALTERNATIVES:
1. That the Design Review Committee recommends to Council that the development permit application be approved including reason for this recommendation.
2. That the Design Review Committee recommends to Council that the development permit application be approved subject to conditions, including reason for this recommendation.
3. That the Design Review Committee recommends to Council that the development permit application be denied including reasons for this recommendation.