REZONING APPLICATION - 5 Erskine Lane

REZONING APPLICATION: 5 Erskine Lane

The purpose of this report is to introduce a new application to rezone 5 Erskine Lane to a six-storey strata condominium development with 99 units at a proposed density of 1.97 FSR within the Intensive Mixed Use (IMU) OCP Land Use Designation.

Site Description

The site is currently zoned A-3: Rural Residential and contains two detached residences.

The site is triangular, modestly treed and situated on rocky ground elevated from 2 Hospital Way to the northeast, the Galloping Goose Regional Pathway to the south (with the Trans-Canada Highway beyond), and the current development site at 7 Erskine Lane to the northwest.

Proposal Details

Rezone proposed to a Comprehensive Development (CD zone) to permit apartment use. This rezoning application addresses zoning issues of land use, density, and standards for lot coverage, percentage of impervious surface, the height and siting of buildings.

Site Data Summary

The buildings are proposed to be 6 storeys tall. Staff will request that a calculated height of the building be provided for the purpose of drafting the zone table.

Unit Mix

99 units in the following configuration proposed, which can change at DP:

• 69 one-bedroom units
• 24 two-bedroom units
• 6 three-bedroom units

Parking

• 117 spaces required vs 138 proposed
• Bicycle parking is provided at the minimum required, with 99 spaces in secure rooms (class 1) and a 6-space exterior rack (class 2).
• Parking details will be confirmed at the Development Permit stage when the number of units is confirmed.

Design

Detailed site and building design will be considered by Council at the time of Form and Character Development Permit.

There are two levels of underground parking proposed, largely under the building.

Landscape Concept

Outdoor space with grass, seating, path and play structure is proposed in the area atop the underground parking structure. Trees are retained where possible. Detailed landscape design will be finalized at time of Form and Character DP.

Official Community Plan Context

The subject property is within the Hospital Neighbourhood, which is indicated as a Change Area within the OCP. The property’s Official Community Plan land use designation is Intensive Mixed Use (IMU), which supports the following land uses and densities:

• Commercial with Townhouses and Low-Rise Apartments
• Up to five storeys with a maximum Floor Space Ratio of 2.5

The proposed zoning can be supported because it would comply with the policies encouraging the growth of the Hospital Neighbourhood Centre as a complete community as follows:

• Higher density at a neighbourhood center would be provided in a location that will promote walkability, cycling and transit use by locating more residences closer to services and employment.
• Community amenity contributions are proposed that can be used to fund local improvements to enhance pedestrian safety and neighbourhood quality of life.

Transportation Impact

The applicant has provided a draft Traffic Impact Assessment which requires further staff scrutiny and likely third-party review as is the Town’s practise. The report does not flag any deficiencies. The anticipated PM peak vehicle trips for the proposed rezoning is between 30 to 80 trips. Staff is recommending that road improvements on the south side of Erskine Lane between the cul-de-sac and the subject property in accordance with the Town’s engineering specifications.

Site Servicing

The servicing report provided needs updating following staff’s initial review. The Town has previously confirmed that storm drain systems will need upgrading prior to development. In particular due to the significant development on Erskine an upgrade to a drainage pipe not included in the DCC bylaw will be required to prevent overflowing of the drainage in a 100 year storm event. A capacity upgrade of the storm drain will be required at an approximate cost of $100,000.

Environment

The site is not within a Sensitive Terrestrial Systems Development Permit Area and is mostly disturbed, with a significant amount of invasive vegetation on the site.

Tree Protection

The provided arborist tree inventory and the associated Landscape Plan indicates that 30 protected trees will be removed. The Town has a 2:1 replacement policy for removed trees.

Geotechnical

The applicant has not provided a geotechnical report, but is finalizing one. The report is only required at this stage to assess viability of the site for the proposed development.

Electric Vehicle Charging Stations

For this development concept, the Zoning Bylaw requires one electric vehicle charging station on the lot in a location which is accessible to visitors or residents. The development concept would provide pre-wiring for every vehicle spot.

Site Contamination

Site profile work is in process. The neighbouring property at 7 Erskine Lane had a history of industrial uses and underwent a contaminated site remediation process that indicated that no contaminated materials had migrated onto 5 Erskine Lane.

Community Amenity Contribution

In accordance with the Community Amenity Contributions Policy, the policy rate is $4,000 per attached residential unit. For this proposal, the amount would be 99 x $4,000 = $396,000.

It is recommended that the community amenity contribution rate and provision of the amenity be secured in a covenant as a condition of the rezoning.

Under the Town’s CAC Policy 10% of the contribution is provided to the Regional Housing Trust Fund to supplement the Town’s annual contribution.

Neighbourhood Context

This site is part of the Hospital Neighbourhood Centre where all other properties on Erskine Lane are designated either Mixed Residential or Intensive Mixed Use in anticipation of higher density housing and other uses. The OCP policies consciously direct new growth into higher density mixed-use centers because auto-dependent suburban growth patterns and outward expansion are not supported to preserve green space and rural areas beyond the Urban Growth Boundary.

OUTSTANDING ISSUES

The following issues must be addressed before the item returns to Council for bylaw readings:

1. Site servicing report needs updating to reflect the Town’s requirements.
2. Traffic Impact Assessment needs refining.
3. Site Profile work be completed, including investigation of history of the site for potential contamination by the applicant and submission to the province for approval.
4. Further discussion had around providing an affordable component as a percentage of units meeting the BC Housing definition of affordability.
5. Provision of a Geotechnical report.
6. Investigation into the ability of the site to support mature tree growth under the current underground parking siting.

RECOMMENDATION

THAT the report dated January 5, 2022 from the Community Planner titled “Rezoning Application No. 2021/02 – 5 Erskine Lane” be received for information.