Staff Report: FORM AND CHARACTER DEVELOPMENT PERMIT WITH VARIANCES - 301 NURSERY HILL DR

FORM AND CHARACTER DEVELOPMENT PERMIT WITH VARIANCES 301 NURSERY HILL DR – ‘LILLIAN GATE’

RECOMMENDATION

THAT Committee receive this report for information.

CHIEF ADMINISTRATIVE OFFICER’S COMMENTS I concur with the recommendation.

DIRECTOR OF DEVELOPMENT SERVICES’ COMMENTS I concur with the recommendation.

PURPOSE OF REPORT

The purpose of this report is to present the Form and Character Development Permit for 301 Nursery Hill Dr, to be known as ‘Lillian Gate’. The proposal is for a mix of 7 townhouse and 65 apartment residential units, totalling 72 units.

Two variances are requested – a variance to the eastern side yard setback from 4m to 2.5m to permit the balconies on that side of the building, and a variance to the minimum unit size from 75m2 (~800 sq. ft.) to 60m2 (~650 sq. ft.).

BACKGROUND

The property is 5840m² in size, and zoned CD-9B: Comprehensive Development Lakeside Village – Medium Density Residential. The site sits between the Aspen building to the west (same CD-9B zoning) and the detached residential CD-9C and CD-9CS to the north. Nursery Hill Park is to the east/northeast.

PROJECT INFORMATION

The applicant has submitted the following information in support of their application:

1. Applicant’s statement – Margaret Newell – March 29, 2016
2. Complete set of design drawings – Joe Newell Architect Inc – March 2016
3. Grading and Servicing Plan – Associated Engineering – March 2016
4. Landscape Drawings – 4 Site Landscape Architecture and Site Planning – March 2016
5. Landscape Estimate – 4 Site Landscape Architecture and Site Planning – March 2016
6. Existing Site Plan showing trees – Island Land Surveying – October 2011
7. Associated Engineering Design Memo – March 9, 2016
8. Project Sustainability Checklist – Joe Newell Architect Inc – March 2016
9. DP Guidelines statement – Joe Newell Architect Inc – March 2016

The proposal is for a 72 unit development in a CD-9B zoning broken down unit-wise as follows:

• 21 x 1-br units at 60.4m² (650 sq. ft.)
• 1 x 1-br unit at 77.6m² (835 sq. ft.)
• 43 x 2-br unit at 83.15m² (895 sq. ft.)

Staff have identified two variances required:

• a variance to the eastern side yard setback from 4m to 2.5m to permit the balconies on that side of the building; and
• a variance to the minimum unit size from 75m2 (~800 sq. ft.) to 60m2 (~650 sq. ft.).

A third variance is likely required for retaining wall height; more information will be sought on retaining walls.

ISSUES AND ANALYSIS

Design Character

The development provides a visual and functional buffer between the detached houses to the north and the apartment residential development to the west at the Aspen buildings. The materials compliment the styles and materials of both developments, and yet provide contrast with the tan/grey/green colour scheme and contemporary design. The unit mix provides a buffer from the exclusively detached residences to the north and the apartment residential to the west, with a mix of apartment residential and ground-oriented townhouses.

Patios and windows address all open spaces and accesses on the property and provide ‘eyes on the street’ for residents and visitors, and the main entrances are visible from Nursery Hill Dr. The townhouse units access the common property roadway directly at grade.

Garbage and recycling is located near the main entrance and is screened.

Staff will be requesting a materials board to more clearly illustrate the materials used during construction in advance of the application heading to Council.

Siting, Height and Massing

The apartment building’s (Building 1) finished grade is significantly lower than the adjacent detached residence at 319 Nursery Hill Dr and screened by trees and other landscaping, providing a sensitive transition in uses. Building 1 is also partially set back from the street on the north side, providing significant green landscaped area adjacent to the house at 319 Nursery Hill Dr as well as pathways accessing both the building and the park behind.

While the size of the site limits terracing options on Building 1, the courtyard and the separation and contrast to the lower townhouses breaks up the site.

Landscaping

Mature trees are to be retained on the north side of the development as a buffer to the detached residences. The applicant has provided a species mix that is a mix of native and non-native species which is consistent with the other sites within Nursery Hill.

The landscape plan incorporates a pathway which connects Nursery Hill Dr with Nursery Hill Park behind it. Staff will be seeking a registered Statutory Right of Way over the area marked ‘Park Access Easement’ on Drawing A.1 to allow public access over the property along that pathway.

Significant retaining walls will be required on the western and eastern portions of the site. The plans show ‘allan block or equivalent’ on the grading and servicing plan. Staff will seek more detail on height and material of retaining walls in advance of the application coming to Council.

Trees

While the plans identify trees, a more clear plan and Arborists’ report detailing tree condition will be required and has been requested of the applicant before the item comes forward to Council.

Lighting

A lighting plan has not been provided but the applicant’s provided guidelines state LED lighting with a focus on ‘dark skies friendly’ design. Staff will request a lighting plan in advance of the application coming forward to Council.

Parking, Access, Circulation

The development provides the required 98 parking spaces; 71 underground, 7 spaces in the townhouse garages, and 20 spaces provided on the surface. There is no additional parking provided over what is required by the residences (no guest parking provided specifically). However the 20 surface parking spaces on-site will provide some opportunity for flexibility in parking on the site.

The private road width and the turnaround is sufficient for the Fire Department.

Variances

The balcony variance on the eastern portion of the property from 4m to 2.5m is relatively minor and not expected to impact adjacent residences. The Fire Department had no concerns with the proximity to the park adjacent with respect to fire interface.

The unit size variance from 75m² to 60m² provides a larger range of 1br sizing and will contribute to the supply of affordable housing in View Royal.

A third variance for retaining walls is likely; staff will be seeking more information from the applicant on height and materials of retaining walls.

Further Information Required

Staff will be requiring more information on the following:

• Arborists’ report clearly identifying tree condition and removal/retention.
• Retaining wall information (height, material)
• Lighting plan
• Materials board

CONCLUSION AND NEXT STEPS

Staff believes that the proposed development is appropriate for the site and will be a high-quality addition to the neighbourhood and to View Royal.

The application is expected to come forward to Council on July 5, 2016.

RECOMMENDATION

THAT Committee receive this report for information.

SUBMITTED BY: J. Davison, MCIP RPP, Planner

REVIEWED BY: L. Chase, MCIP RPP, Director of Development Services

ATTACHMENTS:

1. Subject Property Map
2. Subject Property Orthophoto
3. Applicant’s statement – Margaret Newell – March 29, 2016
4. Complete set of design drawings – Joe Newell Architect Inc – March 2016
5. Grading and Servicing Plan – Associated Engineering – March 2016
6. Landscape Drawings – 4 Site Landscape Architecture and Site Planning – March 2016
7. Landscape Estimate – 4 Site Landscape Architecture and Site Planning – March 2016
8. Existing Site Plan showing trees – Island Land Surveying – October 2011
9. Associated Engineering Design Memo – March 9, 2016
10. Project Sustainability Checklist – Joe Newell Architect Inc – March 2016
11. DP Guidelines statement – Joe Newell Architect Inc – March 2016