REQUEST FOR DECISION
DATE: March 21, 2023 Report No. APC-23-005
TO: Chair and Members of the Advisory Planning Commission
FROM: James Davison, Manager of Development Services
SUBJECT:
Title
817 Esquimalt Rd - Zoning Amendment Application
End
RECOMMENDATION:
Recommendation
That the Esquimalt Advisory Planning Commission recommends to Council that the application to amend Zoning Bylaw, 1992, No. 2050 respecting the CD-136 zone at 817 Esquimalt Rd and legally described as:
PARCEL B (BEING A CONSOLIDATION OF LOTS 18, 19 & 20, SEE CB96505) SECTION 11 ESQUIMALT DISTRICT PLAN 265
be forwarded to Council with a recommendation to either approve, approve with conditions, or deny the application including reasons for the chosen recommendation.
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
Advisory Planning Commission Bylaw, 2012, No. 2792
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
BACKGROUND:
Appendix A: Aerial Map
Appendix B: Letter to Mayor and Council from Applicant
Appendix C: Architect Summary Letter
Appendix D: Architectural Drawings and Surveyor Site Plan
Appendix E: Site Servicing and Landscape Drawings
Appendix F: Landscape Architect Summary Letter
Appendix G: Green Building Checklist
Appendix H: Applicant Presentation
PURPOSE OF APPLICATION:
The property has zoning in place for a Congregate Care Senior Citizens’ Apartments Use. There is also an approved Development Permit for the property.
The applicant has come forward to request an additional storey of residential (from 8 to 9, adding 12 units and the resulting additional parking and density provision) above the podium. This is possible due to a thinner floor width by moving from steel frame to concrete construction. The proposed height of the building will not change, but there are minor setback amendments.
The applicant has also stated that the existing use of “Congregate Care Senior Citizens’ Apartments” within the zone was never the proposed use in the building. It is, instead, to be a 55+ Senior Citizens Apartment use with some supportive services and facilities. It is to meet the use which was represented to Council and the public all along.
The applicant will require a Development Permit amendment after a successful rezoning.
CONTEXT:
Applicant: Jason Craik, Avenir Senior Living
Owner: Jason Craik, 1326732 BC LTD
Designer: Zeidler Architecture
Property Size: 2031m2 (21,862 ft2)
OCP Land Use Designation:
Current: Medium Density Residential and Commercial/Commercial Mixed-Use
Proposed: Commercial/Commercial Mixed-use
Zone: CD-136 (no change)
Existing Land Use: Senior Citizens Housing and Restaurant/Café
Proposed Land Use: Senior Citizens Housing and Restaurant/Café
Surrounding Land Uses:
North: Single family and multifamily residential
South: Single family residential
East: Multifamily residential
West: Single family residential
OCP ANALYSIS:
Section 5.4 Affordable Housing
Encourage the placement of new rental, affordable, special needs, and seniors housing in accordance with designated residential land use areas as they are integral components of inclusive neighbourhoods.
ZONING ANALYSIS:
The following changes are proposed:
1. Moving from 92 to 104 units.
2. Clarification of the parking regulations within the zone.
3. Moving from 8.0m to 7.5m for front yard setback above the fourth storey.
4. Moving from 0.6m to 0.4m for the rear lot line setback below the first storey (for the parking structure).
5. Change in use from Congregate Care Senior Citizens Apartments to a 55+ Senior Citizens Apartments use (currently being drafted by the Township).
6. Residential base density remains at 2.95 FAR
7. Combined mixed use base density remails at 3.0 FAR
8. The Residential Use Bonus Density and the Combined Mixed Use Bonus Density is increased up to, but shall not exceed, 3.15 and 3.20, respectively, on the provision of the following:
• A contribution of $50,000.00 to the Greater Victoria Housing Society.
• Construction to Step Code 3.
The Amendment Bylaw is being drafted by the Township to make these changes to the Zoning Bylaw.
There will need to be an amendment to the Section 219 Covenant to make these changes, and potentially there will be changes to the Housing Agreement Bylaw for the same reason.
ISSUES:
1. Rationale for Selected Option
The amendment contributes to the provision of senior citizens’ housing in the Township.
2. Organizational Implications
There are no organizational implications as a result of this application.
3. Financial Implications
There are no financial implications as a result of this application.
4. Sustainability & Environmental Implications
The provision of senior citizens’ housing increases social sustainability.
5. Communication & Engagement
The applicant is holding an engagement session on Monday, March 27th.
ALTERNATIVES:
Forward the application for a Zoning Amendment to Council with a recommendation of approval including reasons for the recommendation.
2. Forward the application for a Zoning Amendment to Council with a recommendation of approval including specific conditions and including reasons for the recommendation.
3. Forward the application for a Zoning Amendment to Council with a recommendation of denial including reasons for the recommendation.