Planning & Development Report - DEVELOPMENT PERMIT 2016/13 - 450 Six Mile Road

Planning & Development Report

TO: Mayor & Council DATE: December 6, 2016 FROM: J. Chow, Senior Planner MEETING DATE: December 13, 2016 FILE NO.: 3060-20-2016/13

DEVELOPMENT PERMIT 2016/13

450 Six Mile Road – “Pacific Lakeside”

RECOMMENDATION:

THAT the December 6, 2016 report from the Senior Planner titled “Development Permit 2016/13 – 450 Six Mile Road – Pacific Lakeside” be received.

CHIEF ADMINISTRATIVE OFFICER’S COMMENTS:

I concur with the recommendation.

DIRECTOR OF DEVELOPMENT SERVICES’ COMMENTS:

I concur with the recommendation.

PURPOSE OF REPORT:

To introduce a development permit application for two apartment buildings.

BACKGROUND:

The 5540m² property is zoned CD-9: Comprehensive Development - Lakeside Village (Subzone CD-9A – Mixed Tourist Retail Commercial and Residential) and is located at the northeast corner of the Six Mile Road and Presley Place intersection as shown in Attachment 1. The parcel is one of two vacant parcels remaining in the Lakeside Village Comprehensive Development; the other parcel is the former Tahoe site at 301 Nursery Hill Drive. There is a shed on the property that would be removed. The rest of the site is highly disturbed with invasive plant species such as Scotch Broom and is sparsely treed because of its historic use as a City of Victoria plant nursery.

PROPOSAL:

The applicant proposes to construct "Pacific Lakeside”, 60 units of rental apartments in two buildings as shown in Attachments 4-22. Both would be accessed from Presley Place (a private road) with underground parking entering at the rear adjacent to Trans-Canada Highway.

Building A would be a 51-unit four storey building at the east end of the site. The footprint would be U-shaped, creating a courtyard entrance with parking and access to another level of underbuilding parking in the east wing. The grade rises toward the east where the building would be sunk into the slope so that it is three storeys with a geodetic roof height of 48.44m. This provides a transition to the adjacent two storey single family dwelling at 428 Nursery Hill Road, which is higher up the slope and has a 50.7m geodetic roof midpoint height.

Building B would be a nine-unit three storey building at the west end of the site. The main pedestrian entrance would face Six Mile Road to provide street presence. Building B is separated from Building A by a Capital Regional District right of way for the main water supply to the regional core.

Both buildings would be in the West Coast contemporary style with flat roofs punctuated by a series of raised shed extensions to articulate the rooflines. The extensions would have black metal roofing. Rooftop mechanical equipment would be screened. The buildings would be clad in horizontal fibre cement siding and windows and doors would have painted spruce trim. The external walls of the parking structures would be gray painted concrete with reveals to create the impression of rectangular blocks.

Rain gardens would be used to provide onsite storm water management and treatment. The landscaping would primarily be native species interspersed with ornamental planting to provide colour and seasonal interest. There are twelve trees on the site. Most will be removed due to their location with proposed building footprints but there is a possibility that up to four existing Garry oaks can be retained. 28 trees are proposed.

ANALYSIS:

There are three principle considerations for this development permit application:

a) How does the proposal address the applicable development permit guidelines? b) How does the proposal meet Zoning Bylaw requirements? c) What additional information should be provided for Council consideration of the application?

A. Development Permit Area Guidelines

The site is located in the Neighbourhood Mixed Use Development Permit Area. The proposal generally complies with the development permit area guidelines and principles; however some additional information is needed as summarized in Section C of this report. The three main key issues to resolve are:

1. The colour scheme uses natural earth tones; however the other buildings in the Lakeside Village Comprehensive Development facing Six Mile Road feature stained cedar; similar colours should be considered. Black or very dark trim around doors and windows is also recommended to provide a consistent visual element.
2. A walkway along Presley Place from Six Mile Road to the main entrance of Building A should be provided to encourage pedestrian mobility and to create a strong and safe linkage to neighbourhood destinations.
3. The guidelines support the retention of existing trees such as the four Garry oak trees near Building A identified in the arborists report.

B. Zoning Compliance

The site is subject to the requirements of the CD-9 zone and CD-9-A subzone. Table 1 summarizes the zoning requirements.

Table 1. Zoning Review

A variance is requested to permit nine units to be as small as 64m² (697 ft²) where the CD-9 zone requires a minimum unit size of 75m². The variance can be supported because these nine units would be reasonably sized for one bedroom units (Suite Types B and M in Attachments 12 and 13) and because the issue of affordable housing has become more prominent since the site was rezoned 2005.

C. Additional Information and Next Steps

For the application to be considered by Council, the following information should be provided plus a response to comments that may arise at the Committee of the Whole meeting:

Development Permit Area Guidelines a. Reconsider colour scheme to include elements common to other buildings in the Lakeside Village Comprehensive Development fronting Six Mile Road: primarily stained cedar façade colours with black/dark trim around windows and doors b. Provide a walkway from Six Mile Road to the main entrance of Building A to provide strong and safe linkages to neighbourhood destinations c. Provide colour and material sample board d. Provide exterior lighting (fixture) details on the plans; plans to note that exterior lighting fixtures are to be “dark skies” friendly to limit light pollution at night; where pole-mounted lighting is necessary, light standard luminaries shall be no more than 40,000 lumens and mounted on poles no more than 5 metres high; light fixtures should be consistent with the general design character of the building e. Note that outdoor electrical outlets should be provided at regular intervals to facilitate the installation of seasonal/decorative outdoor lighting f. Provide details for exterior signage if any is proposed g. Confirm if attempts will be made to retain the four Garry oak trees identified in the arborists report – update landscape plan

Zoning h. Show dimensions of surface parking spaces on Plan A2.2. i. Show gradient and cross slope of all parking space areas or add a note that maximum 6 % is permitted. j. Confirm secure bike storage and circulation area dimensions     a. Bicycle stall - horizontal • 1.8 m length x 0.8 m width x 2.1 m overhead clearance     b. Bicycle stall - vertical • 1.2 m length x 0.8 m width x 2.1 m overhead clearance     c. Access Aisle • 1.2 m

Other k. Emergency vehicle access (Fire Code) requirements to be addressed, including confirming vehicle turnaround area at Building A and ladder truck placement for Buildings A and B, which could necessitate modifications to median island on Presley Place. l. Reduce the depth of balconies so they do not encroach over the CRD right-of-way. m. Clarify extent of perimeter fencing n. As a rental apartment, more turnover than a condominium; access for loading should be considered.

Once the above information is received and any necessary changes to the proposal are made, Council may consider the application at an upcoming meeting following notification of residents and owners of nearby properties as required by the Local Government Act and Development Procedures Bylaw No. 730, 2009.

RECOMMENDATION:

THAT the December 6, 2016 report from the Senior Planner titled “Development Permit 2016/13 – 450 Six Mile Road – Pacific Lakeside” be received.

SUBMITTED BY: J. Chow, MCIP, RPP, Senior Planner

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

ATTACHMENTS:

1. Property Location Map
2. CRD Orthophoto
3. Letter from – May 6, 2016 (4 pages)
4. A1.1 – Pacific Lakeside Project Data – Joe Newell Architect, October 7, 2016
5. A1.2 – Site Plan – Joe Newell Architect, October 7, 2016
6. A2.1 – Lower Parkade Plan - Building A – Joe Newell Architect, October 7, 2016
7. A2.2 – Main Floor Plan - Building A – Joe Newell Architect, October 7, 2016
8. A2.3 – Second Floor Plan - Building A – Joe Newell Architect, October 7, 2016
9. A2.4 – Third Floor Plan - Building A – Joe Newell Architect, October 7, 2016
10. A2.5 – Fourth Floor Plan - Building A – Joe Newell Architect, October 7, 2016
11. A2.6 - Roof Plan - Building A – Joe Newell Architect, October 7, 2016
12. A2.7 – Suite types – Joe Newell Architect, October 7, 2016
13. A2.8 – Suite types – Joe Newell Architect, October 7, 2016
14. A3.1 – South and West Elevation – Building A – Joe Newell Architect, October 7, 2016
15. A3.2 – North and East Elevation – Building A – Joe Newell Architect, October 7, 2016
16. A3.3 – West and East Courtyard Elevations – Building A – Joe Newell Architect, October 7, 2016
17. A4.1 – Floor Plans – Building B – Joe Newell Architect, October 7, 2016
18. A4.2 – Roof Plan and Suite Types – Building B – Joe Newell Architect, October 7, 2016
19. A5.1 – Elevations – Building B – Joe Newell Architect, October 7, 2016
20. A6.1 – Site Sections – Joe Newell Architect, October 7, 2016