TOWNSHIP OF ESQUIMALT STAFF REPORT
MEETING DATE: April 22, 2024 Report No. DEV-24-028
TO: Council
FROM: James Davison, Manager of Development Services
SUBJECT: Development Permit - 884 Lampson Street - Report No. DEV-24-028
RECOMMENDATION:
Recommendation
That Council approve Development Permit No. DP000228 for 884 Lampson Street.
Body
EXECUTIVE SUMMARY:
The applicant has applied for Development Permit to construct a 119-unit multifamily building with a Floor Area Ratio of 1.55. The property (the five former lots have been consolidated into a single lot) is within the Medium Density Residential Proposed Land Use Designation within the Official Community Plan (OCP) and zoned CD-155.
Evaluation of this development permit 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 design guidelines. In addition, evaluation should focus on natural environment protection, energy conservation, greenhouse gas reduction, and water conservation in relation to the relevant development permit area guidelines:
• DPA 1: Natural Environment
• DPA 6: Multi-family Residential
• DPA 7: Energy Conservation & Greenhouse Gas Reduction
• DPA 8: Water Conservation
The application went to APC Design Review Committee (DRC) on March 13, 2024 and the applicant has provided responses and changes to the project for each comment from DRC within Appendix D (overview) and Appendix I (landscape architectural) after also meeting with staff to discuss.
BACKGROUND:
The building is proposed on a site sloping to the south, fronting Tillicum Road and accessed by a panhandle portion of the lot to Lampson Street. The site is adjacent to low density single family and two-family development that is also within the Medium Density land Use Designation.
Application Details
Applicant: LIDA Developments Inc.
Owners: LIDA Developments Inc.
Architect: WA Architects
Total Property Size: Metric: 4,361 m2 Imperial: 46,944 ft2
OCP Proposed Land Use Designation: Medium Density Residential
Existing Zone: CD-155
Surrounding Land Uses:
North: Single Family/Two Family Residential
South: Single Family/Two Family Residential
East: Lampson St with Single Family/Two Family Residential and Lampson Ball Park beyond
West: Tillicum Rd with Gorge Vale Golf Club beyond
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Residential Units: |
119 |
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Total Floor Area Ratio: |
1.55 |
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Lot Coverage (at the parking level) |
74% |
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Lot Coverage at First Storey |
52% |
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Minimum Setbacks* |
|
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Lot Line A |
4.0m |
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Lot Line B |
4.2m (2.0m parking structure) |
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Lot Line C |
2.9m (1.3m parking structure) |
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Lot Line D |
22.2m (3.1m parking structure) |
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Lot Line E |
n/a (3.1m parking structure) |
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Lot Line F |
9.3m (1.4m parking structure, 1.5m ret. wall) |
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Lot Line G |
n/a (3.5m parking structure) |
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Lot Line H |
34m (5.7m parking structure |
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Lot Line I |
n/a (1.5m parking structure) |
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Lot Line J |
2.7m (1.5m parking structure) |
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Building Height |
10.6m (6 storeys) |
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Off-Street Parking |
110 stalls (56 small car, 3 accessible, 12 visitor) |
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Useable Open Space |
235m2 |
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Bike Parking |
129 class 1 (26 cargo), 6 class 2 |
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Indoor Amenity Space |
114m2 |
*Please see Appendix H for the lot line reference drawing.
Chronology:
• Zoning Bylaw Amendment First Reading - May 15, 2023
• Zoning Bylaw Amendment Second Reading - October 16, 2023
• Zoning Bylaw Amendment Public Hearing and Third Reading - December 4, 2023
• Development Permit Application - February 6, 2024
• Development Permit APC Design Review Committee - March 13, 2024
• Zoning Bylaw Amendment Adoption - March 18, 2024
Advisory Body Recommendations:
The application was on the March 13, 2024 APC Design Review Committee agenda. DRC recommended approval of the Development Permit to Council for the reasons that it is an attractive project, it enhances the streetscape along Tillicum Road, and it provides needed housing.
The recommendation for approval is conditional on providing more clarity on questions around:
• Transition at property line at pedestrian walkway
• Lack of specificity on planting plan and their location
• What mechanical systems are going to be used and the impact on form and character
• Openness south of the parkade entrance and buffering of neighbouring back yards
• If individual heat pumps are used, where are they going
• Plant location, fence heights, terrace heights, soil volumes, functionality of the amenity lawn
• Screening details
• Confirmation that all trees have adequate soil volumes, with sections
• Confirmation of the design and use of the roof top amenity
• Further description and clarity on the visual and acoustic impact for screening on the building form and character
• Further resolution of the east side of the parkade
• Grading plan that demonstrates coordination of the building and landscape elements
• Additional details on the pedestrian entrance from Lampson and its relationship to adjacent properties
• Surface parking materials
Referral Comments:
Parks Department:
Parks would like to see a few large canopy trees as part of this landscape design. There are a few large canopy trees being removed for this project and it seems fitting that these trees should be replaced with equal replacements.
Parks’ suggestion would be 5 large canopy trees such as, Garry Oak, Larch, London plane, Honey Locust, or Tulip tree.
The few larger trees in this plan are fastigiate trees and do not have the same benefits that broad canopy trees can provide this neighbor.
Parks believes think there would be space for larger trees on the south side of this building, by the driveway and in the northeast corner.
ANALYSIS:
Staff met with the development team on Friday, April 5th to discuss the itemized list of clarifications from DRC. The applicant has summarized their changes within Appendix D (overview) and Appendix I (landscape architectural). The applicant has provided responses to the four Development Permit Areas and their respective guidelines within Appendices M, N, O and P.
Staff is of the opinion that the applicant has adequately responded to the associated DPA guidelines, which is reflected in the form and character and design of the proposed project. Specific staff comments are within each DPA analysis below.
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. The following subsections apply to this development:
• OCP Section 18.5.2 Natural Features
• OCP Section 18.5.3 Biodiversity
• OCP Section 18.5.4 Natural Environment
• OCP Section 18.5.5 Drainage and Erosion
• OCP Section 18.5.7 Native Bird Biodiversity
Staff analysis:
The proposal infills existing disturbed land under urban development. Staff believes that the approach taken by the development team regarding replacing the 14 trees removed with the 55 replacement trees is an acceptable approach, especially after the recent discussion and response to the DRC comments and the Township’s arborist comments regarding providing adequate soil volume and species to produce larger trees on the site where possible.
The responses to the DPA guidelines for Natural Environment represented in the proposal are, in staff’s opinion, appropriate for the site.
Development Permit Area No.6 is designated for the purpose of establishing objectives for the form and character of multi-family residential development. The following subsections apply to this development:
• OCP Section 23.5 Multi-Family Residential Guidelines
Staff analysis:
The applicant has refined the design of the building several times over the rezoning process as well as in response to comments from DRC. These changes have primarily addressed the interface with adjacent properties, including stepping of the building at the south end, the addition of screening, the repositioning of the accessibility walkway away from the property line at 886 Lampson Street to the north, and weighting of the massing of the building and façade to the Tillicum Road frontage which primarily addresses the Gorge Vale Golf Course rather than residential properties. Given the OCP goals and proposed future Medium Density Residential designation of the adjacent residential properties, the proposed development strikes a balance between deference to the current buildings and potential future, higher-density development. The proposed application will provide a great improvement to the Tillicum Road frontage, particularly to the pedestrian and cycling environment.
The responses to the DPA guidelines for Multi-Family Residential represented in the proposal are, in staff’s opinion, appropriate for the site.
Development Permit Area No.7 is designated for the purposes of energy conservation and greenhouse gas reduction. The following subsections apply to this development:
• OCP Section 24.5.1 Siting of buildings and structures
• OCP Section 24.5.2 Form and exterior design of buildings and structures
• OCP Section 24.5.3 Landscaping
• OCP Section 24.5.4 Machinery, equipment, and systems external to buildings and other structures
• OCP Section 24.5.5 Special Features
Staff analysis:
The proposed application is being built to Step Code 3 and has retained a compact, efficient single building form despite the stepping of some portions of the building in deference to neighbouring properties and views.
The responses to the DPA guidelines for Energy Conservation and Greenhouse Gas Reduction represented in the proposal are, in staff’s opinion, appropriate for the site.
Development Permit Area No.8 is designated for the purpose of water conservation. The following subsections apply to this development:
• OCP Section 25.5.1 Building and Landscape Design
• OCP Section 25.5.2 Landscaping - Select Plantings for Site and Local Conditions
• OCP Section 25.5.3 Landscaping - Retaining Stormwater on Site
• OCP Section 25.5.4 Landscaping - Water Features and Irrigation Systems
Staff analysis:
The responses to the DPA guidelines for Water Conservation represented in the proposal are, in staff’s opinion, appropriate for the site.
OPTIONS:
Council may:
1. Approve the Development Permit.
2. Postpone the application and request more information or changes to the application.
3. Deny the Development Permit with reasons and instructions about what would need to be done to satisfy Council’s interpretation of the relevant design guidelines to get an approval.
COUNCIL PRIORITY:
• Housing
• Climate Resilience & Environmental Stewardship
FINANCIAL IMPACT:
There is no direct financial impact to the Township as a result of this project.
COMMUNICATIONS/ENGAGEMENT:
As this application is a Development Permit, no external engagement is required. The application underwent an internal circulation to Fire, Engineering and Parks Departments, and went to APC Design Review Committee for recommendations to Council. Parks was the only department to have comment at the Development Permit stage.
TIMELINES & NEXT STEPS:
The final step in the Development Permit approvals process is for Council to either approve or deny the application. The application for a Building Permit will follow approval and may be issued following the registration of the Development Permit on title.
REPORT REVIEWED BY:
1. Bill Brown, Director of Development Services, Reviewed
2. Deb Hopkins, Director of Corporate Services,
3. Ian Irvine, Director of Finance,
4. Dan Horan, Chief Administrative Officer,
LIST OF ATTACHMENTS:
Appendix A Draft DP000228
Appendix B Aerial Map
Appendix C Applicant Letter
Appendix D Applicant APC Design Review Committee Response Letter
Appendix E Architectural Drawings
Appendix F Shadow Study
Appendix G Architectural Renderings
Appendix H Lot Line Illustration
Appendix I Landscape Architect APC Design Review Committee Response Letter
Appendix J Landscape Drawings
Appendix K Landscape Installation Estimate
Appendix L Green Building Checklist
Appendix M Applicant Development Permit Area No. 1 Responses
Appendix N Applicant Development Permit Area No. 6 Responses
Appendix O Applicant Development Permit Area No. 7 Responses
Appendix P Applicant Development Permit Area No. 8 Responses
Appendix Q Servicing Drawings
Appendix R Staff Presentation
Appendix S Applicant Presentation