Presentation: Development Permit 2021/10 298 Island Highway

298 Island Highway

• To introduce a development permit to construct a six-storey mixed commercial and residential building
• Variances are requested for commercial parking, small car spaces, and loading spaces

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• Six-storey building with two levels of underground parking
• The upper two storeys are set back
• Ground floor would be 560m² of commercial use with 55 apartment units on the upper five upper floors
• Shared rooftop deck the south-east end of the top floor

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Unit Mix

The proposed residential component a 55-unit condominium in the following configuration:

• 19 one-bedroom units
• 35 two-bedroom units
• 1 three-bedroom unit

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DISCUSSION

The issues for consideration include how the proposal complies with the following:

1. Development permit area guidelines
2. Zoning requirements
3. Servicing requirements

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1. Development Permit Area Guidelines

The site is subject to the guidelines of the Neighbourhood Mixed Use development permit area. Initial review indicates it is generally consistent with the guidelines:

• Building is located close to the street to engage the pedestrian realm
• Top two floors of the six-storey building set back to minimize the visual impact
• Extensive floor to ceiling glazing at the commercial ground floor contributes an inviting and high-quality streetscape
• No opportunities for large trees on the site, the urban styled building provides a suitable backdrop for the outdoor social gathering space on the wide, pedestrian oriented boulevard

Additional information is required to complete the assessment of the proposal.

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2. Zoning and Variances

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Variances

Commercial parking spaces (from 19 spaces to 18)

• Plans appear to count the loading space as a commercial parking space
• Zoning Bylaw requires loading space separate from other designated parking spaces
• If the variance is not supported, the applicant has the option to provide cash in lieu

Small car spaces (from 30% to 60% - stall length from 5.5m to 4.8m)

• Residential component is proposed to be a condominium strata. The Real Estate Development Marketing Act requires a disclosure statement that explains the parking arrangements, including the number and location of parking stalls and the method of allocating the right to use the stalls. It is reasonable to expect that subsequent purchasers would inspect the allocated parking space as part of their due diligence.

Loading spaces (from two spaces to one)

• Not significant given the scale of the commercial use. Zoning Bylaw requires two loading spaces for commercial floor space between 500-2500m²; 656m² floor space is proposed.

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3. Site Servicing

Key items to be resolved include the following:

1. A storm water management plan.
2. Dedication of a 3 m x 3 m corner cut area at the southwest corner of the lot.
3. A sanitary sewer Statutory Right-of-Way is along the north property line. It is reasonable to presume that the excavation activities necessary to construct the building will encroach upon the SRW. Proposed excavation and shoring activities approved by the Engineering Department.
4. Proposed tree plantings within the SRW are not supported.
5. Proposed use of the public boulevard for dedicated commercial use is not supported.
6. Proposed encroachment of awnings onto the public road allowance is not supported.
7. BC Transit should be consulted about the interface of the proposed driveway with their bus stop

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NEXT STEPS

Prior to consideration by Council, the applicant should:

1. address any comments from the Committee
2. resolve the technical details with staff
   • How the development interfaces with public property. Encroachment agreements for decorative features are used in urban settings and this would be new for the Town. Issues including maintenance, indemnification, municipal access, are resolved prior to Council consideration of the development permit.

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RECOMMENDATION

THAT the July 8, 2021 report from the Senior Planner titled “Development Permit 2021/10 – 298 Island Highway” be received for information.