REQUEST FOR DECISION
DATE: July 11, 2022 Report No. DRC-22-015
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 - 1360 Lyall Street
End
RECOMMENDATION:
Recommendation
That the Esquimalt Design Review Committee recommends to Council that the application for a development permit authorizing the form and character of the proposed 3-unit residential development consistent with the architectural plans provided by MJM Architect Inc. and landscape plan provided by LADR Landscape Architects, both stamped “Received April 29, 2022”, to be located at 1360 Lyall Street 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:
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:
Healthy, Livable and Diverse Community: Support Community growth, housing, and development consistent with the Township’s Official Community Plan
BACKGROUND:
Appendix A: Aerial Map
Appendix B: Architectural Drawings and Landscape Plan
Appendix C: Green Building Checklist
Appendix D: Applicant’s Comments for Development Permit Area Guidelines
Appendix E: Arborist Report
Appendix F: Applicant’s Presentation
PURPOSE OF APPLICATION:
The applicant is proposing to build a 3-unit residential development. This site is located within Development Permit Area No. 1 - Natural Environment, Development Permit Area No. 6 - Multi-Family Residential, Development Permit Area No. 7 - Energy Conservation and Greenhouse Gas Reduction, Development Permit Area No. 8 - Water Conservation, and Development Permit Area No. 11 - West Bay of the Township’s Official Community Plan. 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. The development permit is required prior to a building permit being issued for the construction of a structure.
Evaluation of this application should focus on issues regarding the form and character of the development, including landscaping, exterior design and finish of the building in relation to the relevant development permit area 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.
CONTEXT:
Applicant: Dan Hagel
Owner: Lorne and Gloria Barr
Designer: MJM Architect Inc.
Property Size: Metric: 693 m2 Imperial: 7461 ft2
OCP Present Land Use Designation: Townhouse Residential
OCP Proposed Land Use Designation: Townhouse Residential
Zone: RM-1 [Multiple Family Residential]
Existing Land Use: Single-Family Dwellings
Proposed Land Use: Multiple-Family Residential
Surrounding Land Uses:
North: Two-Family Residential
South: Single-Family Residential
East: Single- and Two-Family Residential
West: Single Family Residential
OCP ANALYSIS:
This site is located within Development Permit Area No. 1 - Natural Environment, Development Permit Area No. 6 - Multi-Family Residential, Development Permit Area No. 7 - Energy Conservation and Greenhouse Gas Reduction, Development Permit Area No. 8 - Water Conservation, and Development Permit Area No. 11 - West Bay of the Township’s Official Community Plan. 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 existing trees along the Lyall Street frontage are proposed to be retained along with the two trees on the western setback. The native soil with be disturbed as they are proposing a full basement.
OCP Section 18.5.3 Biodiversity
The applicant has included landscaping consistent with these guidelines, including 11 new trees and 166 shrubs. The applicant states that there are no invasive species as part of the landscape plan.
OCP Section 18.5.4 Natural Environment
The applicant is intending to retain much of the existing foliage along Lyall Street to create a noise barrier.
OCP Section 18.5.5 Drainage and Erosion
The applicant has designed the site to direct stormwater to adjacent plating beds. The stormwater is planned to be absorbed by the vegetated surfaces. In the case of the rear parking lot, the water is directed to the municipal storm drain.
OCP Section 18.5.7 Native Bird Biodiversity
Habitat features such as mature trees, shrub clusters, and shrubs will be included to protect and enhance native bird biodiversity.
Development Permit Area No.6 is designated for the purpose of establishing objectives for the form and character of multi-family residential development.
OCP Section 23.5 Multi-Family Residential Guidelines
The applicant has taken measures to provide adequate setback and landscaping. A pathway around the building connects Lyall Street to the unit entrances and the rear parking area. The rear parking area, along with the garbage and recycling area, is screened to the rear by 4 trees and fencing. The proposal includes large decks on the second storey and rooftop patios.
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 building is sited to allocate space for significant trees and planting beds.
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. There are larger windows facing the south and smaller windows on the side. The applicant is proposing skylights and rooftop patios.
OCP Section 24.5.3 Landscaping
11 new deciduous trees are proposed to be planted along with the retention of 3 trees. 2 trees are proposed to be removed.
OCP Section 24.5.4 Machinery, equipment and systems external to buildings and other structures
The applicant will be using efficient low-energy lighting and heat pumps.
OCP Section 24.5.5 Special Features
The applicant will use fiber cement siding and local building products where possible.
Development Permit Area No.8 is designated for the purpose of water conservation.
OCP Section 25.5.1 Building and Landscape Design
The applicant is intending to retain rainwater within the landscaping proposed. Moreover, the applicant is proposing planters on the rooftop to aid in retaining rainwater.
OCP Section 25.5.2 Landscaping - Select Plantings for Site and Local Conditions
The applicant has considered the selection and placement of plant species, including the planting of species chosen for the climate zone. 6 of the species selected are native and the other 12 are adapted to the climate. Plants selected for the site have been chosen for their drought tolerance.
OCP Section 25.5.3 Landscaping - Retaining Stormwater on Site
The applicant is proposing plantings which will provide 100% plant canopy coverage after two full growing seasons.
OCP Section 25.5.4 Landscaping - Water Features and Irrigation Systems
The applicant states that the proposed development has included automated high efficiency irrigation systems and plantings to Canadian landscape standards.
ZONING ANALYSIS:
The following table details some of the notable regulations of the RM-1 zone as part of Zoning Bylaw, 1992, No. 2050 that governs this development:
|
|
RM-1 Zone |
|
Floor Area Ratio |
0.40 |
|
Lot Coverage |
40% |
|
Setbacks: |
|
|
Front |
7.5 m |
|
Interior Side |
4.5 m |
|
Exterior Side |
3.6 m |
|
Rear |
7.5 m |
|
Building Height |
7.5 m |
|
Off Street Parking |
6 spaces |
COMMENTS FROM OTHER DEPARTMENTS:
Community Safety Services (Building Inspection):
The building is to be constructed to requirements of BC Building Code and municipal bylaws. Plans will be reviewed for compliance with BC Building Code upon submission of a building permit application.
Engineering Services:
Engineering staff has completed a preliminary evaluation of works and services that would be required for the proposed 3-unit multiple family 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 may be required up to the centre line of Lyall Street.
ISSUES:
Please comment on the form and character of the building, the site plan, landscaping, and other matters pertaining to the development permit area guidelines.
ALTERNATIVES:
1. That the Design Review Committee recommends to Council that the development permit application be approved including reasons for this recommendation.
2. That the Design Review Committee recommends to Council that the development permit application be approved subject to conditions, including reasons for this recommendation.
3 That the Design Review Committee recommends to Council that the development permit application be denied including reasons for this recommendation.