DEVELOPMENT PERMIT 2016/14 – 4 Watkiss Way (Eagle Creek Village Phase 2B)
Planning report introducing a development permit application for a 71-unit multifamily residential building with requests for variances in height and parking.
TOWN OF VIEW ROYAL
Planning & Development Report
TO: Mayor & Council
DATE: January 3, 2017
FROM: J. Chow, Senior Planner
MEETING DATE: January 10, 2017
FILE NO.: 3060-20-2016/14
DEVELOPMENT PERMIT 2016/14 – 4 Watkiss Way (Eagle Creek Village Phase 2B)
RECOMMENDATION:
THAT the January 3, 2017 report from the Senior Planner titled “Development Permit 2016/14 – 4 Watkiss Way (Eagle Creek Village Phase 2B)” be received 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:
To introduce a development permit application for a 71-unit multifamily building with five storeys of residential use over concealed underbuilding parking.
BACKGROUND:
The subject property is a 9000m² vacant lot that borders Eagle Creek Village shopping centre on the south, rural land on the east and park land on the north and west. The parcel was subdivided off the Eagle Creek Village property in 2016. It has no road frontage but easements are in place to allow vehicle and site servicing access through the shopping centre’s Watkiss Way driveway. This rocky site was the location of an old farmhouse and was cleared and used as a construction office while the shopping centre was being built.
The applicant’s concept for the site is for two rental multifamily buildings to be built in phases for a total of 114 residential units. Development Permit 2015/15 was approved September 13, 2016 for the first phase, Phase ‘A’, a four storey 43-unit apartment building at the south end of the same parcel at 2 Watkiss Way.
PROPOSAL:
The proposal is for a five storey 71–unit apartment building at the north end of the parcel. The building would be comprised of five levels of residential units above a ground floor containing the main lobby, bicycle/storage lockers, concealed under building parking, and utility rooms. There would also be an additional of parking underground level. There would be 25 one-bedroom units and 46 two-bedroom units.
The building would have a West Coast contemporary character using the same exterior materials as Phase ‘A’ (see rendering in Attachment 16): the main entrance would feature natural/cultured stone veneer, extensive glazing, and an expressed timber canopy. The remainder of the ground level would be sack-rubbed concrete finishing with cast in place reveals with mounted trellises for climbing vegetation. The upper building facade would have different cementitious cladding patterns to provide colour and texture variations: board and batten, lap, shingle, and replica (possibly natural) wood. The building would be articulated with a series of raised shed roof sections, balcony projections/supports and floor plate variations to provide architectural interest and mitigate the massing of the building.
Covenant CA3232728 was registered when the site was rezoned in 2013. It committed to the provision of community amenity contributions with the development of this parcel that include a path through the site and within the adjacent park to the north. The applicant is working with staff on staging the implementation.
ANALYSIS:
There are three principle considerations for this development permit application: The key issues are: 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 (form and character) and Sensitive Terrestrial Ecosystems (environmental) Development Permit Areas. The proposal generally complies with the development permit area guidelines and principles (see Attachment 20).
The north part of the parcel is in the Sensitive Terrestrial Ecosystems Development Permit Areas. The guidelines for protection of the natural environment were largely addressed in Development Permit 2013/11 by dedicating forested land with the most significant ecological value as park and by focusing development in the farmed/disturbed areas of the original site.
B. Zoning Requirements and Requested Variances
The site is subject to the requirements of the CD-20: Comprehensive Development (Eagle Creek Village). Table 1 summarizes the zoning requirements.
Table 1. Zoning Review
| Requirements | Proposed | Variance |
|---|---|---|
| Principal Uses Residential, Apartment (among other uses) |
Residential, Apartment | |
| Siting of Buildings and Structures | ||
| a) Front Yard minimum of 0m | a) 38.0m | |
| b) Rear Yard minimum of 7.0m | b) 8.5m | |
| c) Side Yard minimum of 4.0m | c) 4.0m | |
| d) Flanking Yard minimum of 0m | d) n/a | |
| Size of Buildings and Structures | ||
| a) Height - 20m maximum | a) 22.0m | Yes |
| b) Lot Coverage maximum of 45%, except that where the required parking spaces per unit are provided as enclosed underground parking, the maximum lot coverage shall be 50%. | b) 32% (overall) | |
| c) Floor Space Ratio 1.2:1 (9000m² x 1.2 = 10,800m²) | c) 1.14:1 (overall) | |
| Parking spaces | ||
| a) Studio or One Bedroom – 1 per dwelling unit x 25 = 25 | a) 25 | |
| b) Two Bedroom – 1.5 per dwelling unit x 46 = 69 | b) 61 | |
| c) Three Bedroom or more – 2 per dwelling unit x 0 = 0 | c) 0 | |
| d) Phase B = 94; 59+94=153 (overall) | d) 148 | d) Yes |
| e) maximum of 30% small car spaces | e) 22/148 = 16% | |
| f) Location of parking min. 1.2m from any lot line | f) 1.2m | |
| g) length of small car parking space – minimum 4.8 m | g) 4.5 m (Stall 49) | g) Yes |
| Bicycle Parking | ||
| a) Class 1 (indoor secure) : 1 per unit x 114 = 114 (overall) | a) 114 | |
| b) A six-space rack at each entrance of an apartment | b) complies |
The plans as initially presented would require a number of variances for the number of parking spaces, the length of one space and the provision of an electric vehicle charging station.
a. Building Height The proposal for a 22.0 m building height where 20.0 m is the maximum permitted can supported for several reasons: i. There are no nearby residences on adjoining properties that would face unreasonable overlook (privacy) or shading impacts because of the building’s location north of Phase ‘A’ and the setting adjacent to park and rural land. ii. The variance would permit additional density that is supported by the Official Community Plan policies for the Neighbourhood Mixed Use land use designation. iii. The building section requiring the variance would be stepped back from the east and west ends of the building to minimize the massing impact.
b. Parking spaces 148 parking spaces are proposed where the Zoning Bylaw requires 153. This request is based on the applicant’s experience with the 60-unit rental apartment building constructed in the adjacent shopping centre (see Attachment 2). The following table summarizes some parking ratios:
| Description | Spaces per unit |
|---|---|
| 71-unit rental building at Eagle Creek Village | 1.0 plus a shared visitor/ commercial parking arrangement |
| Phase ‘B’ variance request | 1.29 |
| Phase ‘B’ as required by current Zoning Bylaw | 1.34 based on number of bedrooms |
| Coho condominium at 286 Wilfert Road | 1.8 based on number of units and floor space (previous bylaw) |
While the Town has no onsite visitor parking regulations, the District of Saanich requires 1.5 spaces per apartment unit based on 1.2 per unit for residential use plus 0.3 per unit for visitor parking. While the request for a 3% relaxation may appear minor, it is difficult for staff to recommend support of the variance because of concerns that if there is demand for more than one residential parking per unit at Phase B, visitor parking could overflow onto adjacent properties and roads. Options for the applicant could include:
- Providing the five parking spaces. The lower parking level would take up approximately half the footprint so the requested variance is not due to a shortage of space.
- Providing a cash-in-lieu of $12,000 per required parking space not built so that the Town can collect funding for future offsite improvements such as sidewalks and bike lanes to provide better alternatives to private vehicle use.
c. Length of one parking space The length of Parking Space 49 (Attachment 6) is proposed to be 4.5m in length where the Zoning Bylaw requires a minimum of 4.8m for a small car. The shortened length is necessary to so that a required pedestrian exit can be provided. The variance can be supported because: i. It is for only space and the 4.5 m length would be adequate for a small car up to 4.2 m long such a Kia Soul or Austin Mini. ii. As a rental building, the management can ensure that the space would only be occupied by a vehicle that would fit the space.
d. Retaining wall details Retaining wall details should be provided to confirm height and spacing compliance with bylaw requirements.
e. Electric vehicle charging station The Zoning Bylaw requires an electric vehicle charging station where more than 100 parking spaces are required on a commercial or multifamily property. This phase of the development triggers that requirement. The provision of a charging station would encourage the purchase of electric vehicle by tenants to help reduce community greenhouse gas emissions. Further discussion with the applicant is needed, and the Committee of the Whole meeting would be an appropriate forum.
C. Additional Information and Next Steps
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 once the applicant has had the opportunity to address the following points with staff, plus any other information requested by the Committee of the Whole:
Development Permit Area Guidelines a. Indicate the size, material, and colour of the trellis at upper parking level entrance. b. Provide a landscape cost estimate from the landscape architect with a breakdown of hard and soft costs c. Confirm the general entrance sidewalk paving material and pattern (minor modifications proposed for Phase A).
Zoning d. Reconsider the parking variance request by providing the required parking spaces or providing cash-in-lieu so that the Town can assemble funding for offsite improvements to provide better alternatives to private vehicle use. e. Retaining wall details should be provided to confirm compliance with bylaw requirements. The Town has not had a positive experience with the visual impacts of 100% stacked boulder retaining walls and modification of the wall at the upper level parking entrance is encouraged. f. Show the gradients and cross slopes of all parking areas or add a note that the maximum permitted gradient is 6 %. g. Label typical dimensions of secure bike storage lockers and circulation areas on Plans DP2.0 and DP2.1. The minimum vertical clearance should be no less than 2.1 m. h. Investigate how the bicycle parking lockers in the lower parking level can be more accessible. i. Access to 24 lockers in the lower parking level would require a cyclist to pass through three sets of doors, of which at least one would be a fire door that might be difficult for someone holding a bike to open. This would be inconvenient and discourage bicycle use. Improving the access should be considered. j. Typical dimensions of the bicycle parking and access hallways should also be provided to confirm that the lockers will be usable for bikes. k. Provide an electric vehicle charging station.
RECOMMENDATION:
THAT the January 3, 2017 report from the Senior Planner titled “Development Permit 2016/14 – 4 Watkiss Way (Eagle Creek Village Phase 2B)” be received for information.
SUBMITTED BY:
J. Chow, MCIP, RPP, Senior Planner
REVIEWED BY:
L. Chase, MCIP, RPP, Director of Development Services
ATTACHMENTS:
- Property Location Map
- Letter from Applicant – December 12, 2016 (three pages)
- DP0.1 – Building Information – Omicron, November 16, 2016
- DP1.0 – Site Plan - Omicron, November 16, 2016
- DP1.1 – Building Section and Site Details- Omicron, November 16, 2016
- DP2.0 – Parkade Plan- Omicron, November 16, 2016
- DP2.1 – Main Floor Plan - Omicron, November 16, 2016
- DP2.2 – Second & Third Floor Plan - Omicron, November 16, 2016
- DP2.3 – Fourth Floor Plan - Omicron, November 16, 2016
- DP2.4 – Roof Plan - Omicron, November 16, 2016
- DP2.6 – Large Scale Units Plans - Omicron, November 16, 2016
- DP2.7 – Large Scale Unit Plans - Omicron, November 16, 2016
- DP3.1 – Exterior Elevations - Omicron, November 16, 2016
- DP3.2 – Exterior Elevations - Omicron, November 16, 2016
- DP3.3 – Grade and Building Height Calculations - Omicron, November 16, 2016
- DP4.1 – Rendering - Omicron, November 16, 2016
- L1 - Landscape Concept – LADR Landscape Architects, November 18, 2016
- Onsite Servicing Plan Phase 2 - Westbrook Consulting, November 15, 2016
- Access Road and South Property Line Sections - Westbrook Consulting, November 15, 2016
- Development Permit Area Guidelines Review, Town of View Royal (seven pages)
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