Presentation: DEVELOPMENT PERMIT 2021/01 - 1950 West Park Lane
A slide deck presenting the background, proposal, and discussion points for the development permit application at 1950 West Park Lane.
DEVELOPMENT PERMIT 2021/01
1950 West Park Lane
Committee of the Whole – March 9, 2020
Form & Character and Environmental Development Permit for Phase 3 townhouses at West Park at Thetis
- A variance is requested
BACKGROUND:
- 4.26 ha parcel
- Part of a six-phase comprehensive development.
- The CD-23: Comprehensive Development (Thetis Lake) zone permits a total of 350 residential units on this parcel and the adjacent property 1910/1920 West Park Lane.
- Access from West Park Lane is by easement
PROPOSAL:
- 15 residential units in three triplexes and three duplexes
Architectural Renderings and Materials
Color Palette:
- Block L: Sea Haze (2137-50), Duxbury Gray (HC-163), Flint (AF-560), Cloud White (CC-40)
- Blocks M, Q: Eclipse (2132-40), Pilgrim Haze (2132-50), Cloud White (CC-40)
- Block N: Carolina Gull (2138-40), Puritan Gray (HC-164), Boothbay Gray (HC-165), Cloud White (CC-40)
- Blocks O, P: Chelsea Gray (HC-168), Kendall Charcoal (HC-166), Storm (AF-700), Cloud White (CC-40)
Landscape Plan
DISCUSSION:
- Relevant development permit guidelines
- Zoning requirements
- On-site servicing (overall requirements for the comprehensive development)
- Next steps toward Council consideration of the proposal
1. Development Permit Area Guidelines
Mixed Residential Development Permit Area (Form and Character)
a. The form and massing of buildings will be similar to Phases 1 and 2.
- contemporary West Coast treatment: natural toned cementitious materials, mullioned window treatments, extensively glazed entry doors and windowed garage doors
b. Cladding includes horizontal plank and board & batten to provide variety and texture. In Phase 3, stone type cladding elements are introduced on Blocks L, N, O and P, which provides a substantial and higher quality finish.
c. Buildings arranged to follow the central driveway, which has been designed to minimize steep gradients as it traverses the sloping topography.
d. Lighting will be dark skies friendly. Street lighting will be LED, which provides good directed illumination, and will be located on the side of the main driveway furthest away from the park to minimize light intrusion.
Additional information to be provided.
Sensitive Terrestrial Ecosystems Development Permit Area (Environmental and Hazard)
Already addressed in previous DPs: a. environmental impact and mitigation measures including steep slope and interface fire hazard management b. Clearing, blasting, and grading of this Phase 3 site with measures to: 1. Protect retained trees on the periphery (and in the park) 2. Address geotechnical / steep slope hazard management 3. Control sediment and erosion
Interface fire hazard management requirements are addressed by including the following requirements as conditions: a. Keeping 10m low fire fuel areas between buildings and the forest edge b. Use of fire-resistant roofing and cladding materials c. Enclosed metal soffits d. Buildings to be sprinklered
2. Zoning
General
| Section | Description – CD-23 zone | Required | Proposed |
|---|---|---|---|
| 12.23.3. | Lot Size, minimum | 4000m² | 42,580 m² |
| 12.23.3. | Total number of residential units on all lands zoned CD-23 | Max 350 | Existing: 178 + Proposed Ph. 3: 15 Total: 193 |
| 12.23.3. | Total Floor Space Ratio on all lands zoned CD-23 Total CD-23 land area: 51,930m² |
0.78:1 | Existing: 10,200m² + Proposed: 2398m² Floor space: 12,598m² Total CD-23 FSR: 0.25:1 |
| 12.23.3. | Floor Space Ratio on 1950 West Park Lane for Residential, Townhouse or Residential, Duplex use Lot area: 42,580m² |
0.5:1 | Existing: 4827m² + Proposed: 2398m² Floor space: 7225m² Total lot FSR 0.17:1 |
| 12.23.3. | Lot Coverage, maximum | 50% (21297.6m²) | To be determined |
| 12.23.3. | Impermeable Surface Coverage, maximum | 50% (21297.6m²) | To be determined |
Setbacks
| CD-23 zone | Front Lot Line setback (West Park Lane) | Rear Lot Line setback | Side Lot Line setback (Thetis Lk Park) | Setback to Thetis Lake Park |
|---|---|---|---|---|
| Required | Min. 6.0m | min. 6.0m | Min. 4.5m | Min. 10.0m |
| Block L | >60.0m | >60.0m | 10.0m | 10.0m |
| Block M | >60.0m | >40.0m | 10.2m | 10.2m |
| Block N | >60.0m | 12.9m | 13.9m | 13.9m |
| Block O | >60.0m | 14.8m | >30.0m | >30.0m |
| Block P | >60.0m | >60.0m | >40.0m | >40.0m |
| Block Q | >60.0m | >40.0m | >50.0m | >50.0m |
Other
| Section | Description | Required | Proposed | Variance |
|---|---|---|---|---|
| 2.2 | Definition of Grade | Weighted average of the existing grade or the finished grade, whichever is lower | Avg finished grade as designated on plans | Avg finished grade as designated on plans |
| 5.2.2 (e) | Maximum gradient and cross slope parking | 6 % residential zones | To be determined |
Additional information The following zoning requirements need to be confirmed: a. lot coverage b. impermeable surface area c. maximum gradient and cross slope of surface parking spaces
3. Servicing
- In 2019, water, sanitary sewer, and storm drain connections were installed at West Park Lane to accommodate the overall development.
- Site and servicing access is by easement over the adjoining parcel at 1910/1920 West Park Lane. A central driveway connects the phases.
- An erosion and sediment control plan was provided for this phase. The following is required prior to approval of the development permit: a. Confirm through engineered calculations that the sewer and drain connection is adequately sized for the proposed development b. Confirm that stormwater detention infrastructure installed during Phases 1 and 2 are sufficiently built to meet Town’s bylaw requirements.
It is recommended that a master erosion and sediment control plan be prepared by the Applicant’s engineer and provided to the Town for acceptance to streamline for management of this aspect in future phases of clearing and building.
4. Next Steps
Further information should be provided prior to Council consideration as follows:
Development Permit Area Guidelines a. Additional site sections should be provided to show how the buildings and driveway relate to the topography. b. A 1.9-2.0m chain link fence along the east boundary abutting Thetis Lake Regional Park would better address Crime Prevention Through Environmental Design (CPTED) principles than the proposed 1.5m chain link fence. c. Landscape plan i. Additional horizontal depth to garden beds adjacent to Thetis Lake Regional Park should be provided provide more space for screening and a transition between the development and the park ii. Note that planting is to be done in accordance with current BCSLA/BCNTA Standards iii. Note that planting areas are to be irrigated. iv. If an irrigation kiosk is proposed, show on plans. v. Show sidewalk to match civil plans d. Provide a cost estimate for hard and soft landscaping, e. Show any additional pad mounted transformer locations. f. Confirm if there will be any mechanical equipment on the roofs. g. If solid waste and recycling storage will be centralized, please show on plans. h. Commitment to an energy efficiency standard is supported.
Zoning a. Zoning requirements for lot coverage and impermeable surface need to be confirmed. b. The cross slopes of required driveway parking spaces along the main driveway should be confirmed.
Servicing a. Confirm that the sewer and drain connection is adequately sized for the proposed development b. Confirm that stormwater detention infrastructure installed for overall site is sufficient to meet the requirements of the Town’s bylaws.
It is recommended that a master erosion and sediment control plan be prepared by the Applicant’s engineer and provided to the Town for acceptance to streamline for management of this aspect in future phases of clearing and building.
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