TOWNSHIP OF ESQUIMALT STAFF REPORT
MEETING DATE: December 2, 2024 Report No. DEV-24-056
TO: Council
FROM: Alex Tang, Planner and Bill Brown, Director of Development Services
SUBJECT: Development Permit Application - 847 Colville Road
RECOMMENDATION:
Recommendation
That Council approve Development Permit No. DP000238.
Body
EXECUTIVE SUMMARY:
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.
BACKGROUND:
Chronology:
• October 21, 2024 - Application received
• November 13, 2024 - Design Review Committee
Design Review Committee Recommendations
This application was considered at the regular meeting of the Design Review Committee held on November 13, 2024. Members would like to see a more developed landscape plan with more plantings on site. In addition, members desired a more natural stormwater retention system compared to the proposed mechanical system. Finally, the committee has concerns with the energy efficiency of the proposed building envelope.
The Design Review Committee resolved that the application be forwarded to Council with a recommendation of approval with the following conditions:
• that the applicant considers an improved envelope design that corresponds with Step 3 of the BC Energy Step Code; and
• and improved design that considers a vision for the outdoor play space that incorporates shade, landscaping, low-impact development standards, soft and passive landscape design, and other elements to foster a positive learning environment.
In response to the comments from the Design Review Committee, the applicant amended the plans to include a rain garden with plantings to the north of the childcare centre.
ANALYSIS:
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 E].
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 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.
OPTIONS:
1. That Council approve Development Permit No. DP000238.
2. That Council deny Development Permit No. DP000238 with reasons.
COUNCIL PRIORITY:
Engaged and Healthy Community
FINANCIAL IMPACT:
The request for decision has no significant financial implications.
COMMUNICATIONS/ENGAGEMENT:
As this is a Development Permit application requiring no variances, the Local Government Act does not require that notification be provided.
TIMELINES & NEXT STEPS:
This decision will complete the Development Permit process.
REPORT REVIEWED BY:
1. Bill Brown, Director of Development Services, Reviewed
2. Ian Irvine, Director of Finance, Reviewed
3. Deb Hopkins, Director of Corporate Services, Reviewed
4. Dan Horan, Chief Administrative Officer, Concurrence
LIST OF ATTACHMENTS:
1. Appendix A: DP000238
2. Appendix B: Aerial Map
3. Appendix C: Architectural Drawings and Site Plan
4. Appendix D: Green Building Checklist
5. Appendix E: Applicant’s Comments for Development Permit Area Guidelines