REQUEST FOR DECISION
DATE: March 1, 2017 Report No. DEV-17-015
TO: Laurie Hurst, Chief Administrative Officer
FROM: Karen Hay, Planner
SUBJECT:
Title
Development Permit - 1122 Craigflower Road, PID 003-329-127, Lot A, Section 11, Esquimalt District, Plan 22176
End
RECOMMENDATION:
Recommendation
That Council resolves that Development Permit No. DP000082 [Appendix A] authorizing the development as shown on the architectural drawings prepared by Banks Design, the landscaping plan prepared by Koi Dragon Enterprises Ltd., and sited as shown on the site plan prepared by Wey Mayenburg Land Surveying Inc., all stamped “Received February 3, 2017”, be approved, and staff be directed to issue the permit (subject to receipt of the required landscape security), and register the notice on the title of the property located at PID 003-329-127, Lot A, Section 11, Esquimalt District, Plan 22176 [1122 Craigflower Road].
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RELEVANT POLICY:
Official Community Plan Bylaw, 2006, No. 2646
Zoning Bylaw, 1992, No. 2050
Development Application Procedures and Fees Bylaw, 2012, No. 2791
Advisory Planning Commission Bylaw, 2012, No. 2792
STRATEGIC RELEVANCE:
This Request for Decision does not directly relate to a specific strategic objective.
BACKGROUND:
Appendix A: DP000082
Appendix B: Subject Property Map, Air Photo, CD No.73 Zone, Infill Guidelines
Appendix C: Surveyor’s Site Plan, Architect’s Plans and Landscape Plan
Appendix D: Green Building Checklist
Purpose of the Application
The subject property is located within the Comprehensive Development District No. 73 [CD No. 73] zone, and in the Official Community Plan Development Permit Area No. 5 - Enhanced Design Control Residential development permit area. The OCP requires property owners with lands located within a Development Permit Area to obtain a Development Permit prior to a Building Permit being issued; therefore the applicant is seeking a Development Permit for the form and character of the proposed single family infill home.
Context
Applicant/Owner: William Chase Robertson
Architect: Banks Design
Property Size: Metric: 483.0 m2 Imperial: 5199 ft2
Existing Land Use: Vacant Lot
Surrounding Land Uses:
North: Esquimalt Gorge Park
South: Single Family Residential
West: Single Family Residential
East: Single Family Residential
Zoning
The property was created following approval of a rezoning in 2010 that allowed the subdivision of the larger parent lot into two smaller ‘infill lots’, thereby creating this new panhandle property. The existing home was kept and the new lot was serviced but left vacant. CD No.73 was specifically tailored to accommodate this home’s design when the rezoning application was approved. As the applicant has proposed no design changes, the proposal satisfies all of the CD No.73 zone regulations [Appendix B].
Development Permit Guidelines
The Esquimalt Official Community Plan provides guidelines for Single-unit Infill Housing [Appendix B]. When this property was rezoned in 2010 the home was designed to be complementary in scale, size, exterior finishes, rooflines, and colours to the predominant styles of housing in the neighbourhood. There was a Development Permit approved in 2010, but it expired two years after issuance as no construction was undertaken. The plans have not changed; therefore the new construction fits with the overall scale and character of existing houses in the area, and meets the intent of the guidelines.
The landscape plan proposes a mix of existing and new plantings in a well groomed compact landscape plan, and also has not changed since the 2010 application. Privacy for the existing patio of the 1120 Craigflower Road home and the new residence will be enhanced by the addition of a cedar hedge along the shared property line. A large elevated concrete patio is proposed for the new dwelling, serving as the primary outdoor amenity space for the residents. The installation of the landscaping will be secured by a required landscape security deposit.
Green Building Checklist
The applicant has filled in the Green Building Checklist [Appendix D].
Note: All projects are subject to compliance with the BC Building Code, Esquimalt Subdivision and Servicing Bylaw, Esquimalt Zoning Bylaw and other Regulations and Policies set by Council.
Comments from the Advisory Planning Commission [APC]
This application was considered at the regular meeting of the APC held on February 21, 2017. The APC passed the following motion:
That the Esquimalt Advisory Planning Commission [APC] provide Council with comments on the form and character of the new home and landscaping proposed for 1122 Craigflower Road, as illustrated in the architectural drawings prepared by Banks Design, the landscaping plan prepared by Koi Dragon Enterprises Ltd., and sited as shown on the site plan prepared by Wey Mayenburg Land Surveying Inc., all stamped “Received February 3, 2017”; be forwarded to Council with a recommendation of approval as the development complements the character of the neighbourhood.
ISSUES:
1. Rationale for Selected Option
The proposed design is consistent with the OCP design guidelines for single unit infill housing. The proposed building conforms to the CD No. 73 zoning regulations approved by Council, to accommodate development specific to this site. The APC has recommended approval of this application citing a design that is complementary to the character of the neighbourhood.
2. Organizational Implications
This Request for Decision has no organizational implications.
3. Financial Implications
This Request for Decision has no financial implications.
4. Sustainability & Environmental Implications
Construction of a new house in this location should have few environmental implications while providing densification of quality housing for local residents.
5. Communication & Engagement
As this is a Development Permit application requiring no variances, the Local Government Act does not require that notification be provided.
ALTERNATIVES:
1. That Council resolves that Development Permit No. DP000082 [Appendix A] authorizing the development as shown on the architectural drawings prepared by Banks Design, the landscaping plan prepared by Koi Dragon Enterprises Ltd., and sited as shown on the site plan prepared by Wey Mayenburg Land Surveying Inc., all stamped “Received February 3, 2017”, be approved, and staff be directed to issue the permit (subject to receipt of the required landscape security), and register the notice on the title of the property located at PID 003-329-127, Lot A, Section 11, Esquimalt District, Plan 22176 [1122 Craigflower Road].
2. Council deny Development Permit No. DP000082 [Appendix A] with reasons.