TOWN OF VIEW ROYAL PLANNING & DEVELOPMENT REPORT: REZONING APPLICATION 2021/01 – 167, 169, 171 ISLAND HIGHWAY

PLANNING & DEVELOPMENT REPORT

TO: Committee of the Whole DATE: December 9, 2021 FROM: J. Chow, MCIP, RPP, Senior Planner MEETING DATE: December 14, 2021 FILE NO.: 3360-20-2021/01

REZONING APPLICATION 2021/01 – 167, 169, 171 ISLAND HIGHWAY

RECOMMENDATION

THAT the December 9, 2021 report from the Senior Planner titled “Rezoning Application 2021/01 – 167, 169, 171 Island Highway” be received for information.

CHIEF ADMINISTRATIVE OFFICER’S COMMENTS

I concur with the recommendation.

DIRECTOR OF DEVELOPMENT SERVICES’ COMMENTS

I concur with the recommendation.

DIRECTOR OF ENGINEERING’S COMMENTS

I concur with the recommendation.

PURPOSE OF REPORT

To consider additional information for Rezoning Application 2021/01 to redevelop the properties at 167, 169, 171 Island Highway for multifamily residential use.

BACKGROUND

The 3780 m² site is comprised of three detached residential properties that are zoned R-1 B Detached Residential (Medium Lot). The lots are designated Mixed Residential in the Official Community Plan, which supports multifamily use.

The site is bounded by Portage Park on the east, View Royal Town Hall on the south (where there is a trail leading to the park), Four Mile Brewpub to the north, and Island Highway.

The application was introduced at the September 14, 2021 Committee of the Whole meeting where the following information was requested:

PROJECT INFORMATION

The proposal is to rezone the properties from R-1 B Detached Residential (Medium Lot) to a new zone permitting multifamily residential use. The rezoning application addresses zoning issues of land use, density, and standards for lot coverage, percentage of impervious surface, the height and siting of buildings in general. A development concept has been provided but consideration of the specific design would only be formally considered by Council in a development permit application if the rezoning is approved.

The following attachments to this report provide more information on the proposal:

1. Subject Property Map
2. Subject Property Orthophoto
3. Letter from Applicant (site data not current)
4. Development Concept Architectural Plans (updated)
5. Landscape Plan (updated)
6. Official Community Plan Policies
7. Traffic Impact Assessment
8. Servicing Brief (updated)
9. Transportation Demand Management study (new)

Development Concept

The development concept (Attachments 4 and 5) is for a five-storey 82-unit apartment building with the top floor set back as shown in Figures 1 - 3. Nine visitor parking spaces are proposed to be located at grade near the building entrance (previously six) plus one pickup/loading space, which acknowledges the growing trend for home delivery of goods and meals.

**Figure 1. Site Plan**

**Figure 2. Aerial perspective – note new trees adjacent to Portage Park not shown**

**Figure 3. From Island Highway – note trees not illustrated at full size**

The applicant made an initial presentation at the July 20, 2021 Council meeting (see Figure 4). Council members remarked on the favourable location and provided their individual comments that included tree retention, parking, massing, density, height, setbacks, and a desire to minimize impact on Portage Park.

**Figure 4. Initial design concept - superseded**

The plans presented in Attachment 4 and Figure 3 reflect the applicant’s ongoing revisions in response to comments. Changes are summarized below. The most significant change from the July 20, 2021 Council meeting is an increased setback from the east side lot line abutting Portage Park from 4.0m to 8.4m and the use of sand-coloured brick veneer and flat roof for a more classic rather than modern appearance. Key changes to note since the September 14, 2021 Committee of the Whole meeting include:

• Number of units reduced from 86-82
• Increase in number of three-bedroom units from 1 to 3
• New on-site amenity pavilion for residents of the property
• Relocation of rain garden closer to Island Highway
• Visitor spaces increased from six to nine

Building Data Details

Site Data Summary

Unit Mix

Official Community Plan Context

The site is designated Mixed Residential in the Official Community Plan, which supports multifamily use. The proposal is generally in keeping with other OCP policies such as those listed in Attachment 6. Most significant are the following:

Policy LU4.2 Support Walking, Cycling and Transit Encourage higher density and mixed-use development at neighbourhood centres and along major transit corridors to promote walkability, cycling and transit use. Support higher residential density, commercial intensity and reduced parking requirements in areas well served by transit.

Policy ED3.1 Local Employees Ensure an adequate match between housing stock and the housing needs of local employees, with the intent to reduce long commutes and create a balanced and inclusive community.

OCP policies to consider include:

• noise mitigation
• accessible and adaptable units

Proposed Zone

The proposal is to rezone to a new zone that is similar to the RM-3 Mixed Residential zone, except for the permitted height would allow the proposed five-storey building.

Rezoning of this site is supportable because proposed use and density is consistent with OCP policies for this location. The proposed density is 217.0 units per hectare based on 82 units on the 3780 m² site, which is in keeping with other apartment developments on Island Highway.

To keep the three subject properties as a single development site after rezoning, a covenant is recommended to require consolidation of the lands comprising the entire site prior to building permit issuance, and until then those lands are not to be sold or otherwise transferred separately.

Design Comment

While the form and character of the development would be addressed at the development permit stage, the application provides a level of detail in the development concept to help illustrate the applicant’s intent. Council will formally review the form and character of the project through a development permit application after rezoning.

Staff notes the following:

• Stepping back the upper floor of the building reduces the massing and would add visual interest to the skyline. The building would not loom over the Four Mile Brewpub building, which is uphill and more than 27 metres away.
• The large front yard setback (18 metres) would preserve views to Four Mile Brewpub from Island Highway in both directions. The line of cedar trees on the subject property near the shared lot line with Four Mile Brewpub would be removed to accommodate underground parking. They will be replaced with a more extensive line of smaller coniferous trees to buffer the development from Four Mile Brewpub and soften the view from Island Highway inbound traffic.

Tree Impacts

Underground parking can create conflicts with tree root zones. In this case the majority of trees in Portage Park are not close to the property line as shown Figure 2 and in the Landscape Plan (Attachment 5). An arborist’s report is required at the development permit stage to mitigate potential construction impacts. The applicant proposes a row of large trees adjacent to Portage Park as a visual buffer plus the placement additional trees within the park to minimize visual impacts.