TOWN OF VIEW ROYAL PUBLIC HEARING REPORT (Zoning Bylaw Amendment for 110 High Street)

TOWN OF VIEW ROYAL PUBLIC HEARING REPORT

TO: Council
DATE: August 26, 2022
FROM: S. Scory, RPP, MCIP, Community Planner
MEETING DATE: September 6, 2022

ZONING BYLAW NO. 900, 2014, AMENDMENT BYLAW NO. 1104, 2022 TO AMEND THE R-1B ZONE WITH REGARD TO 110 HIGH STREET

RECOMMENDATION:

THAT, should Council proceed with readings, a covenant be registered concurrent with fourth reading of Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 1104, 2022 to secure the provision of a community amenity contribution of $4,000 per residential unit prior to building permit issuance.

CHIEF ADMINISTRATIVE OFFICER’S COMMENTS:

I concur with the recommendation.

DIRECTOR OF CORPORATE SERVICES’ COMMENTS:

I concur with the recommendation.

DIRECTOR OF ENGINEERING’S COMMENTS:

I concur with the recommendation.

PURPOSE OF REPORT:

The purpose of this report is to summarize the information for Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 1104, 2022 and to recommend a covenant to secure a community amenity contribution.

BACKGROUND:

This rezoning application for 110 High Street addresses zoning issues of land use, density, and standards for lot coverage, percentage of impervious surface, and the height and siting of buildings.

The 1942 m² (0.48 acre) property is relatively flat with some mature trees, including Garry oak. The proposal seeks to rezone the property from the R-1 Zone (Detached Residential – Large Lot) to the R-2 Zone (Duplex Residential), to permit the construction of a new duplex on the property. The existing single-family dwelling would be demolished. The Official Community Plan land use designation, Residential, supports the proposed rezoning for duplex or small-scale townhouses on the site. The proposal includes one 3-bedroom unit and one 4-bedroom unit with on-site parking provided via an attached garage.

The subject property is designated Residential in the Official Community Plan (OCP) and is Zoned R-1. Surrounding land uses include:

• To the north: single detached dwelling in the District of Saanich
• To the east: single detached dwellings (R-1 Zone) and Knockan Hill Park (P-3 Zone)
• To the west: single detached dwellings (R-1 Zone)
• To the south: single detached dwellings (R-1 Zone)

The area may be reviewed in further detail in the Subject Property Map (Attachment 1) and Subject Property Zoning Map (Attachment 2).

The application was introduced at the April 12, 2022 Committee of the Whole meeting. Staff recommended that a rezoning bylaw be prepared subject to the provision of a tree protection plan. The plan has been received and Council gave first and second readings of Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 1104, 2022 on July 19, 2022.

The following attachments to this report provided by the applicant support their application for consideration of rezoning the property:

1. Letter to Council (Attachment 3)
2. Site Plan (Attachment 4)
3. Original Plans (Architectural) (Attachment 5)
4. Revised Site Plan (Attachment 6)
5. Concept Drawing (Attachment 7)
6. Site Pictures (Attachment 8)
7. Arborist Report – Talmack Urban Forestry, June 3, 2022 (Attachment 9)
8. Tree Information (Attachment 10)

Changes From Last Application

The changes to the application from when this was previously presented are outlined in detail below:

• This application now includes an arborist report and tree protection plan (see Attachments 9 and 10 respectively) to provide information on the species of trees and number of trees to be removed; and
• the duplex and accessory structure have changed from their original positions, as informed by the arborist report. The duplex is now square to the side yard, and the accessory structure has shifted away from the side yard and is now parallel to the rear property line.

PROJECT INFORMATION:

Design Concept

The applicant has provided an updated site configuration for the proposal. The accessory structure has been moved to be further away from the interior side setback, and the duplex has been shifted to be squared to the proposed on-site driveway and to be perpendicular to the end of High Street, see revised site plan (Figure 1) below vs the original (Figure 2). A complete copy of the new plans (Attachment 6) and original plans (Attachment 5) are attached to this report. Renderings of the proposed development can be reviewed below in Figures 3 and 4; note though that the siting of the buildings is based on the original site plan locations as shown in Figure 2.

Figure 1 - Site Plan (Revised)

Figure 2 - Original Site Plan

Figure 3 - Rendering of Proposed Development (with original site configuration)

Figure 4 - Proposed Development Rendering based on original site plan (High Street Perspective)

DISCUSSION:

Official Community Plan

The subject property is not within a Development Permit Area and is therefore exempt from the Development Permit approval process; however, the applicant’s proposal must still meet the OCP’s guidelines and policies with respect to development, density, and policy objectives. The subject property is within the Hospital Neighbourhood, in close proximity to the Northern Gateway Community Corridor on the edge of the municipal border shared with the District of Saanich. The OCP considers this to be a growth area and anticipates high density.

The change in zoning would comply with the Residential (R) land use designation, which calls for predominantly detached houses and townhouses up to 2.5 stories. The proposed rezoning application can be supported because:

1. growth and higher density are identified and supported by the OCP;
2. the subject property’s land use designation is consistent with the proposed use and zoning; and
3. the subject property is a single large lot which provides opportunity to increase density gently through infill.

Zoning Review

Table 1 summarizes how the proposed development concept meets the requirements of the proposed R-2 (Duplex) Zones. If the rezoning is approved, additional information will be required to determine the impermeable surface coverage. Figure 1 indicates that the accessory building does not comply with the zoning because of its size.

Table 1 - Zoning Analysis