Attachment 2 - Rezoning Application for 9 Erskine Lane (Cover Letter)

Rezoning Application for 9 Erskine Lane

The enclosed development application is being submitted by WESTURBAN Developments Ltd. in order to amend the zoning on the property located at 9 Erskine Lane from Rural (A-1) to a Mixed Residential (RM-3) similar zone in order to permit the development of multi-unit purpose-built rental apartment buildings.

The property is currently being used for a single-family dwelling; however, the neighborhood is in transition. The property is surrounded by higher density development across the street (to the south) and there is a rezoning application on the adjacent property to the east to accommodate a future multi family use. The land is under-utilized as per the Official Community Plan (OCP) designation.

Compliance with the Official Community Plan

The subject property is currently designated “Mixed Residential (M-R)”, supporting for up to four storeys and a Floor Area Ratio (FAR) of 1.6. The OCP policies support the development of higher density housing types and encourages the development of rental accommodation with emphasis on projects that:

• Reduces single occupancy vehicle use;
• Support transit service;
• Located within close proximity to employment centres; and
• Accommodate young families.

The proposed development meets the vision outlined in the OCP as follows:

• The subject property is along the bus route.
• The subject property is located in a short walk to the Hospital and neighborhood commercial.
• The unit sizes will include studios, 1-bedrooms, 2-bedrooms and 3-bedrooms to accommodate a variety of income and family sizes.

Zoning Consideration

The development application proposes a zoning amendment to a the Mixed Residential (RM3) zone. That said, the proposed buildings exceed 4 storeys, but not the floor area ratio (FAR) as outlined in the OCP. Taking in to account the existing vegetation, the thought is to increase the height of the buildings in order to reduce the building footprint. There are number of mature trees on the site and around the perimeter. The buildings will be setback from the road to preserve the mature vegetation along the road. The vegetation will also provide screening for the proposed buildings from the road. The full summary of the unit types is provided on Sheet PR1 (Schematic Plan).

Design Considerations:

The building is proposed to sit on top of the underground parkade. WestUrban designers are examining a variety of ways for the design of the parkade and to screen any exposed parkade wall. WestUrban also recognizes the prominence of the site and will be examining ways ensure there is visual interest to the building.

Amenities:

In reviewing the City’s Amenity policy, it a would appear that the proposed project will be required to provide 50% lift in value of the land after zoning is approved versus paying a per unit rate. Given that the project is proposing 100% purpose-built rental, WestUrban Developments Ltd. respectfully request that the City require the lesser value of the two methods of calculating the amenity contribution. This will assist in keeping the project viable.

The following building amenities being offered will include:

• EV charging stations;
• 10 -year rental covenant with the municipality; and
• Diverse rental unit mix – Studios, 1-bedrooms, 2-bedrooms and 3-bedrooms.

Application Package:

The following information has been included and form the development application submission:

1. Application fee;
2. Application with owner authorization;
3. Architectural Plan;
4. Topographic plan;
5. Phase 1 assessment;
6. Geotechnical Report; and
7. Servicing Overview
8. Environmental Overview
9. Traffic Impact Assessment.

Please do not hesitate to call me or the Chief Operations Officer at 250-914-8485 should you have any questions or concerns.

Thank you,

Sean Roy, MCP, MCIP, RPP Chief Executive Officer