Presentation - REZONING 2021/03 10 Erskine Lane

REZONING 2021/03

10 Erskine Lane

To introduce a rezoning application to amend the CD 12: Comprehensive Development (Erskine Lane) zone to increase the building height, floor space ratio and number of multifamily residential units for the property at 10 Erskine Lane.

Aerial view of the subject property at 10 Erskine Lane

Zoning history

Rezoned in 2008 for 30 apartment units with following identified community amenity contributions:

Upgrade of the connection to the Galloping Goose Trail to the east of the Land, including a 1.8 metre brushed-finished sidewalk between the land and the trail connection. Trail connection is to extend from the paved road surface to the Galloping Goose trail and is to be 2.0 metres in width and constructed to a standard acceptable to the Director of Engineering.
Construction of a 1.8 metre brushed-finish concrete sidewalk [from] the frontage of the land and continuing to Watkiss Way.

Community amenities were to be secured in a covenant
The covenant was not registered
The development permit was approved but not issued and has since lapsed
Processes at Town Hall have substantially changed since this time to avoid this situation occurring again and covenants are now required in registerable format before adoption of bylaws.

Development Concept

Building elevations for the proposed development including North, East, and West views

Site Data Summary

Item	Details
Site Area	2774 m2
Floor Area	3851.7 m2
Floor Space Ratio	tbc
Units/Hectare	tbc
Building Height	17.5 m
Storeys	5
Site Coverage	tbc
Units	43
Vehicle Parking	53* (53 required)
Accessible Parking	1 (1 required)
Secure Bicycle Parking	43 (43 required)

Unit Mix

Units by number of bedrooms	Proposed
0-bedroom units	5
1-bedroom units	18
2-bedrooms units	20

Design Comment

Development concept helps illustrate the applicant’s intent. Form and character to be formally addressed through a development permit application after rezoning.

Staff notes the following:

A context illustration with the townhouses next door should be provided. While the applicant proposes that a hedge be planted, this may not be adequate to address privacy and overlook issues for the Townhouse units.
Stepping back the upper floor of the building reduces the massing and would add visual interest to the roofline
The building and parking are sited to preserve a stand of trees at the south end of the property

Official Community Plan Context

The site is designated Mixed Residential in the Official Community Plan, which supports multifamily use. It is on the periphery of the Hospital Neighbourhood Centre and would provide additional residential density to support the commercial and employment components of the centre. The proposal is generally in keeping with other OCP policies, including the following:

The development promotes complete streets through the provision of additional pedestrian and cycling amenities
The development concept is street oriented with ground level units having a direct connection to the street
The building form makes efficient use of limited land
This site is in a location with multimodal transportation opportunities

Proposed Zone

Category	Existing	Proposed
Principal uses	Residential Apartment	No change
Maximum number of residential units	30	43
Floor Space Ratio	0.85:1	1.38*
Building Height	12m	17.5m
Storeys	Three	Five
Lot Coverage	35%	tbc
Siting of Buildings and Structures from a lot line
- Front	7.5m	No change
- Rear	10m	5.4m
- Side	7.5m	No change
- Side, Flanking	6m	No change

*Site area after road dedication will need to be confirmed.

Environment

Not within any environmental Development Permit Areas
Mature fir trees in the southwest corner and along the west property line.
Site has been designed to retain the trees in the southwest corner as a buffer to the Galloping Goose Regional Trail.
Trees along the west property line be removed and replaced with hedge