REQUEST FOR DECISION
DATE: April 14, 2022 Report No. DEV-22-032
TO: Laurie Hurst, Chief Administrative Officer
FROM: James Davison, Manager of Development Services
SUBJECT:
Title
Rezoning Application - Proposed 213-Unit 5-Storey Multifamily Apartment - 1221 Carlisle Avenue
End
RECOMMENDATION:
Recommendation
1. That Council resolves that Zoning Bylaw, 1992, No. 2050, Amendment Bylaw, 2022, No. 3065, attached to Staff Report No. DEV-22-174 as Appendix A, which would amend Zoning Bylaw, 1992, No. 2050 by changing the zoning designation of the following parcels legally described as (or as may be updated following consolidation of the parcels):
Lot Section District Plan PID
11 11 Esquimalt 946 002-179-105
14 11 Esquimalt 946 008-183-309
15 11 Esquimalt 946 008-183-376
16 11 Esquimalt 946 000-248-134
17 11 Esquimalt 946 008-183-422
18 11 Esquimalt 946 008-183-481
19 11 Esquimalt 946 008-183-546
20 11 Esquimalt 946 005-587-638
21 11 Esquimalt 946 (See Note)* 008-183-597
21 11 Esquimalt 946 (See Note)** 008-183-601
22 11 Esquimalt 946 008-183-619
23 11 Esquimalt 946 008-183-635
A 11 Esquimalt 3829 006-111-092
B 11 Esquimalt 3829 006-111-131
Note:
* THAT PART OF LOT 21, SECTION 11, ESQUIMALT DISTRICT, PLAN 946, LYING TO THE EAST OF A STRAIGHT BOUNDARY JOINING THE POINTS OF BISECTION OF THE NORTH EASTERLY AND SOUTH WESTERLY BOUNDARIES OF SAID LOT
**EXCEPT THAT PART OF LOT 21, SECTION 11, ESQUIMALT DISTRICT, PLAN 946, LYING TO THE EAST OF A STRAIGHT BOUNDARY JOINING THE POINTS OF BISECTION OF THE NORTH EASTERLY AND SOUTH WESTERLY BOUNDARIES OF SAID LOT
all shown cross hatched on Schedule ‘A’ of Bylaw No. 2989, from to CD No. 152 [Comprehensive Development District No. 152] be given first and second reading;
2. That Council authorizes the Corporate Officer to schedule a Public Hearing for Zoning Bylaw, 1992, No. 2050, Amendment Bylaw, 2022, No. 3065, mail notices and advertise for same in the local newspaper; and
3. That, as the applicant wishes to assure Council that uses and development will be restricted and amenities provided as identified in Staff Report No. DEV-22-032, the applicant has voluntarily agreed to register a Section 219 Covenant and Housing Agreement Covenant on the titles of the following parcels legally described as (or as may be updated following consolidation of the parcels):
Lot Section District Plan PID
11 11 Esquimalt 946 002-179-105
14 11 Esquimalt 946 008-183-309
15 11 Esquimalt 946 008-183-376
16 11 Esquimalt 946 000-248-134
17 11 Esquimalt 946 008-183-422
18 11 Esquimalt 946 008-183-481
19 11 Esquimalt 946 008-183-546
20 11 Esquimalt 946 005-587-638
21 11 Esquimalt 946 (See Note)* 008-183-597
21 11 Esquimalt 946 (See Note)** 008-183-601
22 11 Esquimalt 946 008-183-619
23 11 Esquimalt 946 008-183-635
A 11 Esquimalt 3829 006-111-092
B 11 Esquimalt 3829 006-111-131
Note:
* THAT PART OF LOT 21, SECTION 11, ESQUIMALT DISTRICT, PLAN 946, LYING TO THE EAST OF A STRAIGHT BOUNDARY JOINING THE POINTS OF BISECTION OF THE NORTH EASTERLY AND SOUTH WESTERLY BOUNDARIES OF SAID LOT
**EXCEPT THAT PART OF LOT 21, SECTION 11, ESQUIMALT DISTRICT, PLAN 946, LYING TO THE EAST OF A STRAIGHT BOUNDARY JOINING THE POINTS OF BISECTION OF THE NORTH EASTERLY AND SOUTH WESTERLY BOUNDARIES OF SAID LOT
in favour of the Township of Esquimalt providing the lands shall not be subdivided, built upon, or used (as appropriate to the requirement, as drafted by the Township’s solicitor at the applicant’s expense) in the absence of all of the following:
Within the Section 219 Covenant:
- Lot consolidation of all subject properties prior to development as the lots do not meet the minimum requirements of the CD-152 zone unless the parcels are consolidated.
- Undergrounding of overhead utilities along Carlisle Avenue adjacent to the subject property.
- 7 visitor parking spaces be provided.
- One membership for a shared vehicle service per unit for one year.
- One parking space for a car share vehicle on the subject property.
- 50% of indoor Class 1 bicycle parking spaces are to have accessible 120v electric outlets available for charging.
- Provision of up to 110 annual bus passes ($1,000 each) for residents through the BC Transit EcoPASS program at a cost of up to $110,000 with any unclaimed passes being refunded to the developer.
- Provision of a statutory right of way for public access over the ‘corner access public space’.
- Provision of a statutory right of way for public access over the central public walkway or ‘art walk’.
- Painted mid-block crosswalk across Carlisle Avenue aligned with the Public Art Walk at Esquimalt Town Square. Crosswalk to include accessibility ramps on the south and north sides of Carlisle Avenue, any necessary lighting improvements needed to meet RP-8-21 standards, any necessary work on municipal property to tie the accessibility ramp on the north side to the existing sidewalk, and a full width colour methyl methacrylate (MMA) painted art design in the crosswalk.
- Upgrading 80m of existing sewer main on Lyall Street between Joffre Street and Lampson Street to a 300mm diameter sewer main or provide a cash contribution to reduce an equivalent amount of inflow and infiltration from the sewer network to match the increase in peak sanitary flow from the development.
Within the Housing Agreement:
- The building be constructed to include a minimum of 16 3-bedroom dwelling units.
- No restriction on rentals to ensure that all the strata units in this building can be used as long-term residential rentals.
- No restriction on the number of units which may be made available to the Department of National Defense or Seaspan.
- An additional 10 units may be made available to another agency.
4. Council direct staff and legal counsel for the Township to coordinate with the property owner to ensure a Section 219 Covenant and a Housing Agreement Covenant addressing the issues is registered against the property title, in priority to all financial encumbrances, prior to returning Amendment Bylaw No. 3065 to Council for consideration of adoption.
Body
RELEVANT POLICY:
Official Community Plan Bylaw, 2018, No. 2922
Zoning Bylaw, 1992, No. 2050
Local Government Act
Declaration of Climate Emergency
Parking Bylaw, 1992, No. 2011
Development Application Procedures and Fees Bylaw, 2012, No. 2791
Subdivision and Development Control Bylaw, 1997, No. 2175
Green Building Checklist
STRATEGIC RELEVANCE:
Healthy, Livable and Diverse Community: Support community growth, housing and development consistent with our Official Community Plan (OCP
BACKGROUND:
Appendix A: Zoning Bylaw, 1992, No. 2050, Amendment Bylaw, 2022, No. 3065
Appendix B: Aerial Map
Appendix C: Letter to Mayor and Council from Applicant
Appendix D: Architectural Drawings, Landscape Plan, and Surveyor’s Site Plan
Appendix E: Green Building Checklist
Appendix F: Parking Study
Appendix G: Traffic Impact Assessment
Appendix H: Applicant’s Public Consultation Summary
Appendix I: Staff Presentation
Appendix J: Applicant’s Presentation
Purpose of the Application:
The applicant is requesting a change in zoning from RS-1 [Single Family Residential] to CD-152 [Comprehensive Development District]. The purpose of the application is to rezone 14 existing lots each containing a detached dwelling. The existing dwellings are all older housing stock. This change is required to accommodate the proposed 5-storey, 213-unit multiple family residential building including a 213-space parking garage.
The proposed development is currently proposed to be purpose-built rental, though the applicant is unwilling to commit to a rental-only period and there is a chance that the project could be strata titled at any point in time. The application is likely to bring much needed rental accommodation (including a minimum of 16 3-bedroon units) into Esquimalt’s core helping to address the twin crises currently facing the Township, namely affordable housing, and the climate emergency. The proposed building morphology represents a low-rise moderate density design which is ideal for reducing greenhouse gas emissions associated with urban environments. In addition, the location in the heart of Esquimalt, close to employment, shopping, restaurants, and recreation; adds to an already walkable precinct and reduces the need for travel by cars. Livability is further enhanced by the following features:
- Extension of the Art Walk from the Esquimalt Town Square to Lyall Street.
- A proposed mini-plaza at the corner of Fraser Street and Carlisle Avenue.
- 215 m2 indoor amenity space.
- Two, 60-person roof top patios - one on each building.
- Ground-oriented units.
The 213 units are currently proposed as:
- 2 studios
- 113 1-bedroom
- 82 2-bedroom
- 16 3-bedroom
The applicant has indicated that they may increase the number of 3-bedroom units during the Development Permit process (but keep the total units under 213).
Extensive streetscape improvements are also proposed. Further details of the application are found in the letter to Mayor and Council attached as Appendix C. It should be noted that the letter states that there will be a pull out along Carlisle. The Engineering Department does not support the provision of a pull out along Carlisle Avenue. This matter will be dealt with in the Development Servicing Agreement.
Evaluation of this application should focus on issues related to zoning such as the proposed height, density, massing, proposed unit sizes, siting, setbacks, lot coverage, usable open space, parking, land use, fit with the neighbourhood, and consistency with the overall direction contained within the Official Community Plan.
This site is located within Development Permit Area No. 1 - Natural Environment, No. 6 - Multi-Family Residential, No. 7 - Energy Conservation and Greenhouse Gas Reduction, and No. 8 - Water Conservation. The form and character of the buildings, landscaping, and consistency with guidelines relating to natural environment protection, energy conservation, greenhouse gas reduction, and water conservation would be controlled by a development permit that would be considered by the Design Review Committee at a future date.
Context
Applicant: dHK architects [Rob Whetter]
Owners: Carlisle Ave Development BC Ltd.
Property Size: Metric: 7,520m2 Imperial: 80,945ft2
Existing Land Use: Single Family Residential
Surrounding Land Uses:
North: Esquimalt Town Square / Institutional (Esquimalt Health Unit)
South: Single Family Residential
West: Single Family Residential / Two Family Residential
East: Institutional (Esquimalt Recreation Centre) and Single Family Residential
OCP Proposed Land Use Designation: Medium Density Residential [no change required]
Existing Zoning: RS-1 [Single Family Residential]
Proposed Zoning: CD No. 152 [Comprehensive Development District]
Chronology
- May 11, 2021 - Rezoning Application submitted
- November 10, 2021 - Advisory Planning Commission
- November 16, 2021 - Design Review Committee
Official Community Plan
The proposed development is consistent with the Proposed Land Use Designation of ‘Medium Density Residential’. The proposed development consists of 5-storeys, 213 residential units and a Floor Area Ratio of 2.0. Hence, this proposal is consistent with the acceptable density prescribed in the Official Community Plan.
OCP Section 5.1 states a policy to ‘support the development of a variety of housing types and designs to meet the anticipated housing needs of residents. This may include non-market and market housing options that are designed to accommodate young and multi-generational families, the local workforce, as well as middle- and high-income households.’
OCP Section 5.3 Medium and High-Density Residential Development states an objective to support compact, efficient medium density and high-density residential development that integrates with existing proposed adjacent uses.
Supporting policies in this section consistent with the proposed development include:
- Encourage new medium-density and high-density residential development with high quality design standards for building and landscaping and which enhance existing neighbourhoods.
- Prioritize medium density and high-density residential development in proposed land use designated areas that:
1. reduce single occupancy vehicle use;
2. support transit service;
3. are located within proximity to employment centres; and
4. accommodate young families.
- A mix of dwelling unit sizes should be provided in medium density and high-density residential land use designated areas to meet the varying housing needs of Esquimalt residents.
- Encourage the incorporation of spaces designed to foster social interaction.
- Encourage the installation of electric vehicle charging infrastructure in medium and high-density residential developments.
Section 5.5 Age Friendly Housing states an objective to expand and protect seniors housing in Esquimalt to enable citizens to “age in place”.
Supporting policies in this section relevant with the proposed development include:
- Support and facilitate development of multi-generational housing, including in medium and high-density residential developments.
- Encourage child friendly developments that provide appropriate amenities such as outdoor play areas for young children that are well-separated from traffic circulation and parking areas.
- Encourage adaptable design for all dwellings created through rezoning.
- Encourage more accessible housing for people with mobility limitations on the ground floor of medium and high-density residential buildings.
Section 5.6 Family and Child-friendly Housing states an objective to address the shortage of family and child friendly housing in Esquimalt.
Supporting policies in this section relevant with the proposed development include:
- Encourage the provision of medium and high density commercial mixed-use developments designed for families with children.
Section 11.3.2 New Development states the following policies:
- Encourage developers to provide a variety of end of trip facilities for active transportation.
- Encourage bike lockers in multi-unit residential and commercial/commercial mixed-use developments.
Section 13.3.3 Building Energy Efficiency states the following policies:
- Adopt best practices based on evolving building technologies and materials.
- Encourage the adoption of passive, efficient, and renewable energy systems in new buildings and during building retrofits.
- Investigate options for encouraging developers to achieve high energy performance in new developments through such tools as density bonusing, expedited permit approval process, rebate of development fees, revitalization tax exemption, and other incentives.
- Pursue higher energy-efficiency performance in new developments, through the achievement of higher steps in the BC Energy Step Code as an amenity associated with rezoning.
Under Section 13.3.6 Passenger Vehicle Alternatives, the following policies are listed:
- Encourage the installation of electric vehicle charging infrastructure in all new multi-unit developments.
- Pursue the installation of electric vehicle charging capacity in new developments during the rezoning process.
- Encourage the inclusion of car share in new multi-unit residential developments.
Relevant Development Permit Area Guidelines to consider as it relates to the rezoning application include:
- 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.
- The size and siting of buildings that abut existing single- and two-unit and townhouse dwelling should reflect the size and scale of adjacent development and complement the surround uses. To achieve this, height and setback restrictions may be imposed as a condition of the development permit.
- Underground parking should be encouraged for any multi-unit residential buildings exceeding four storeys.
- Orient buildings to take advantage of site-specific climate conditions, in terms of solar access and wind flow; design massing and solar orientation for optimum passive performance.
- Build new developments compactly, considering the solar penetration and passive performance provided for neighbouring sites, and avoid shading adjacent to usable outdoor open spaces.
- In commercial, residential, or commercial mixed-use designated areas with taller developments, vary building heights to strategically reduce the shading on to adjacent buildings.
- Provide space for significant landscaping including varying heights of trees, shrubs and ground covers.
- Provide usable outdoor amenities such as seating, food gardens, mini-libraries, and play spaces in semi-public areas to enhance the experience of walking and recreating in the neighburhood.
- Provide space for absorbent landscaping, including significantly sized trees on the site and by not allowing underground parking structures to extend beyond building walls.
Zoning
Density, Lot Coverage, Height and Setbacks: The following chart lists the floor area ratios, lot coverage, setbacks, height, parking, and usable open space of this proposal. Zoning Bylaw, 1992, No. 2050 does not currently contain a zone that can accommodate this proposed development.
Proposed CD No. 152 Zone
Residential Units 213
Total Floor Area Ratio 2.0
Lot Coverage (at the parking level) 77.0%
Lot Coverage at First Storey 52.3%
Building Height 17m
Minimum Setbacks:
Front Setback (Fraser St) 6m (exception to 1.5m for patio structure)
Rear Setback 6m (exception to 2m for patio structure and 5.5 m to the balconies)
Exterior Side Setback (Carlisle Ave) 4.5m (exception to 1.5m for patio structure)
Exterior Side Setback (Lyall St) 4.5m (exception to 1.5m for patio structure)
Interior. Side Setback (perp. to Fraser St.) 6m (exception to 0m to accommodate all parking-related structures at and below first storey)
Interior Side Setback (perp. to Lyall St) 4.5m (exception to 2m for patio structure and 0m for parking structure below first storey and 4.5 m to accommodate balconies)
Off Street Parking 213 (including 5 accessible and 7 visitor)
Usable Open Space 450m2
Bike Parking 213 Class 1 + 10 Short term
Proposed 50% electrified spaces (Level 1)
Parking Analysis
Parking Bylaw, 1992, No. 2011 requires 1.3 parking spaces per unit to be provided for multiple family developments. Parking areas are required to be constructed to meet the standards for maneuvering aisle dimensions and associated parking stall dimensions detailed in Part 14, Table 2, of the Bylaw.
This proposal incorporates 213 parking spaces to serve 213 residential dwelling units. Hence, the parking ratio of 1:1 is less than the required amount of 1.3 which would equate to 277 parking spaces. It is important to note that the Parking Bylaw is over 28 years old and no longer reflects contemporary parking values. A parking study has been completed and is attached as Appendix F.
Note that the parking study does not reflect the strata titling possibility; the applicant has not provided a written update to reflect this but has indicated that it does not affect the modeling significantly and that the provided parking will function acceptably well.
Traffic Impact Assessment
The traffic impact assessment (attached as Appendix G) indicates that the proposed development does not add a significant amount of delay for any movement within the study area.
- Pedestrian and transit networks are comprehensive in the surrounding area.
- Cycling network is under review as part of the Township’s Active Transportation Plan.
- Developer shall build pedestrian connections from the development to Fraser St, Lyall St and Carlisle Ave.
Traffic impact assessment indicates that the Esquimalt Rd / Admirals Rd intersection is not operating at a satisfactory level of service and could be improved, but not due to the proposed development.
In the long term the Esquimalt Rd / Fraser St westbound left turn will operate at a poor level of service at peak hours, but not due to the development. The centre median may need to be adjusted to accommodate peak hour queues.
Note that the assessment does not reflect the strata titling possibility; the applicant has not provided a written update to reflect this but has indicated that it does not affect the modeling significantly and that the vehicular impact will not be significantly different in a rental or strata situation.
Green Building Features
The applicant has completed the Esquimalt Green Building Checklist [Appendix E].
Comments from the Design Review Committee
This application was considered at the regular meeting of the Design Review Committee held on November 10, 2021. The recommendation was to forward to Council for approval for the following reasons:
- Appropriate density
- Good building height
- Continuation of the Art Walk installation is a positive feature which ties the neighbourhood together
- 1:1 parking ratio is positive.
The Committee had the following conditions of approval:
- Applicant to submit design refinements to enhance privacy concerns of facing units.
- Design refinements to the massing to widen the gap between the two buildings to reduce the tunnel effect and to enhance privacy amongst residents.
The applicant chose not to widen the gap between the two buildings.
Comments from the Advisory Planning Commission
This application was considered at the regular meeting of the Advisory Planning Commission held on November 16, 2021. The recommendation was to forward to Council for approval for the following reasons:
- Fits with the OCP
- Good design.
Comments from Other Departments
The plans for this proposal were circulated to other departments and the following comments were received:
Engineering Services:
Engineering staff has completed a preliminary evaluation of Works and Services that would be required for the proposed multiple family residential building. 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 are a requirement of the Building Permit process up to the centreline of Lyall St, Fraser St and Carlisle Ave. Should the application be approved, additional comments will be provided when detailed civil engineering drawings are submitted as part of a building permit application.
All works and services that are required to be constructed and installed at the expense of the owner shall be constructed before the Approving Officer approves the development unless the owner:
- Deposits with the municipality a security deposit in the amount of 120% of the estimated construction cost, and
- Enters into a servicing agreement with the municipality.
Engineering is requesting the following of the applicant:
- Painted mid-block crosswalk across Carlisle Avenue that is aligned with the Public Art Walk at Esquimalt Town Square. Crosswalk to include accessibility ramps on the south and north sides of Carlisle Avenue, any necessary lighting improvements needed to meet RP-8-21 standards, any necessary work on municipal property to tie the accessibility ramp on the north side to the existing sidewalk, and a full width colour methyl methacrylate (MMA) painted art design in the crosswalk. Design of artwork for the crosswalk to be approved by the Director of Engineering and Public Works. Crosswalk to meet applicable standards and be to the satisfaction of the Director of Engineering and Public Works.
- Full road reconstruction and paving of Carlisle Avenue from the western terminus of the development to 1.5m east of the Fraser Street gutter. Road reconstruction and paving to be full width of Carlisle Avenue or up to paving joints from the Esquimalt Town Square development, as determined by the Director of Engineering and Public Works. In lieu of the extra road reconstruction and paving beyond the centre line of Carlisle Avenue, the Township will only require paving up to 1.5m from the gutter line on the Fraser Street frontage of this development. Paving up to the centre line on the Lyall Street frontage may still be required.
- Upgrading 80m of existing sewer main on Lyall Street between Joffre Street and Lampson Street to a 300mm diameter sewer main or provide a cash contribution to reduce an equivalent amount of inflow and infiltration from the sewer network to match the increase in peak sanitary flow from the development in a method that’s satisfactory to the Director of Engineering and Public Works.
- All necessary work to underground the overhead utilities, including but not limited to undergrounding beyond the frontage, reconnecting properties, additional pad mounted transformers, and installing new street lighting and poles to meet RP-8-21 standards.
Parks Services
- All trees and Landscape must be watered by the irrigation system being installed.
- A tree cutting permit application must be submitted for all trees requested to be removed.
- No trees are to be removed without an approved tree cutting permit.
- All trees, that do not have an approved tree cutting permit, must be protected by tree protection fencing, erected at the dripline.
Fire Services
- Hydro lines on Carlisle to be underground.
- New hydrant required to be within 45 metres of the Fire Department Connection.
- Fire Department Response Point is required to be within 3-15m of the curbside.
- Suites with private entrances would require a pull station at exit door to the private entry patio, or an Alternate Solution may be required.
- Roof top amenity space will require audibility devices, emergency lighting, exit signage, fire extinguisher and occupant load signage-ensure review is conducted to ensure occupant load complies with one exit and travel distance.
- Columnar street trees should be considered on Carlisle to ensure overhead clearance for fire department apparatus.
- A Construction Fire Safety Plan along with a BC Fire Code 5.6.1.2 Report (prepared by a registered professional) for Protection of Adjacent Buildings will be required.
- An adequate water supply will be required "early in the development" to ensure that the standpipes are progressively installed and wet (unless threat of freezing), and that any mitigating measures proposed in the BC Fire Code 5.6.1.2 Report that involve water have an adequate supply (including hose line).
ISSUES:
1. Rationale for Selected Option
This proposed development is sited at an appropriate location for increased density as it is close to Esquimalt Road, BC Transit routes, and the central area of Esquimalt. This proposed development will increase the number of dwelling units in the Township in addition to creating a greater diversity in housing types.
The Parking Study [Appendix F] indicates a peak demand of 216 parking spaces vs. the supplied 213 parking spaces (the Parking Study indicates 215 parking stalls - the applicant has been asked to rectify this discrepancy), and notes that additional street parking is typically available during those hours.
Traffic Impact Assessment [Appendix G] does not indicate a significant amount of delay or impact on traffic because of the development.
2. Organizational Implications
This Request for Decision has no organizational implications.
3. Financial Implications
This Request for Decision would require the ongoing maintenance of the painted art crosswalk at mid-block of Carlisle Ave.
4. Sustainability & Environmental Implications
The applicant has completed the Esquimalt Green Building Checklist, detailing green features that will be considered for inclusion in the development should it be approved [Appendix E].
5. Communication & Engagement
As this is a rezoning application, should it proceed to a Public Hearing, notices would be mailed to tenants and owners of properties within 100m (328ft) of the subject property. Signs indicating that the property is under consideration for a change in Zoning have been installed on Carlisle Ave, Fraser St and Lyall St frontages. These signs would be updated to include the date, time, and location of the public hearing.
As required by the Development Application Procedures and Fees Bylaw, 2012, No. 2791, the applicant has engaged the public in three separate events (as summarized in the attached Public Engagement Summary (Appendix H)).
1. Online Neighbourhood Information Session #1 - April 21, 2021 - hand delivered notices to 100m radius of subject properties
2. Online Neighbourhood Information Session #2 - April 28, 2021 - hand delivered notices to 100m radius of subject properties
3. In-person and online Community Open House - August 12, 2021
ALTERNATIVES:
1. That Council give first and second reading to Bylaw No. 3065; authorize the Corporate Officer to schedule a Public Hearing for Zoning Bylaw, 1992, No. 2050, Amendment Bylaw, 2022, No. 3065 and mail notices and advertise for same in the local newspaper; and direct staff and legal counsel to register a Section 219 Covenant and Housing Agreement against the property title to secure the items outlined in Staff Report No. DEV-22-032 prior to returning Bylaw No. 3065 to Council for consideration of adoption.
2. That Council postpone consideration of first and second readings to Bylaw No. 3065 pending receipt of additional information.
3. That Council does not give readings to Bylaw No. 3065.