Presentation: ZONING BYLAW AMENDMENT – 110 High Street (Bylaw No. 1104)
A summary presentation of the rezoning application, site context, and staff recommendations.
ZONING BYLAW AMENDMENT – 110 High Street
Amendment Bylaw No. 1104
PURPOSE OF REPORT
To summarize the proposal for Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 1104, 2022, and to recommend a covenant to secure a community amenity contribution.
BACKGROUND
- Subject site is 1942 m²
- Proposal seeks to rezone existing R-1 Zone (Detached Residential – Large Lot) to R-2 (Duplex Residential) to permit Duplex
- The Official Community Plan land use designation (Residential) support the proposed rezoning for duplex
Site Context
- North: single detached dwelling in District of Saanich
- East: single detached dwelling (R-1 Zone) & Knockan Park (P-3 Zone)
- West: single detached dwelling (R-1 Zone)
- South: single detached dwelling (R-1 Zone)
Changes To Application
- Application was introduced at April 12, Committee of the Whole
- Received 1st and 2nd Reading July 19, 2022
- Staff recommended that an Arborists report be provided to staff prior to scheduling of a Public Hearing
Change 1: Application now includes an arborist’s report (detailed tree inventory and what trees are proposed to be removed)
Change 2: The duplex and accessory structure have shifted from their previous locations (based on arborists report)
Design Concept – Revised Site Plan
Design Concept – Original Site Plan
Design Concept – Renderings
NOTE: Rendering does not show new proposed location of duplex and accessory structure
Design Concept – Renderings
NOTE: Rendering does not show new proposed location of duplex and accessory structure
DISCUSSION
Official Community Plan
- Subject property is not within a Development Permit Area
- Must still meet OCPs guidelines and policies regarding density
- Subject property is within the Hospital Neighbourhood, in close proximity to the Northern Gateway Community Corridor.
- The OCP considers this to be a growth area and anticipates high density
- The OCPs Land Use Designation (Residential) is consistent with the proposed zone
Zoning Bylaw
| Required | Proposed | |
|---|---|---|
| Lot Size | 650 m² | 1942 m² |
| Lot Width | 17.5 m | 30.5 |
| Building Floor Area, max | 400 m² | 395 m² |
| Floor Space Ratio | .6:1 | .21:1 |
| Lot Coverage, max | 50% | 20% |
| Impermeable Surface Coverage | 60% | * |
| Height | 7.5 m | 7.4 m* |
| Front Setback | 7.5 m | 7.5 m |
| Rear Setback | 7.5 m | 25 m |
| Side Setback (north) | 1.5 m | 3 m |
| Side Setback (south) | 1.5 m | 8 m |
| Siting of accessory structure | 1.2 m | 1.5 m |
| Accessory Building Height, max | 4.5 m | 3.8 m |
| Accessory Building Size | Max 60 m² & no greater than 7.5 m in length or width | 66 m² & and appears to exceed length and width of 7.5 m* |
- Additional information to determine impervious surface coverage
- Accessory structure appears to be oversize
- Updated drawings (location change of building) missing height calculations
The items above can be confirmed through Building Permit.
Tree Protection
- The arborist’s report confirms that the site has a total of 14 on-site trees, 12 of which are protected by the Tree Protection Bylaw No. 1069, 2022
- The report also identifies that 6 off-site trees may be impacted by on-site work
- The report proposes that a total of 7 on-site trees be removed, to be replaced at a ratio of 2:1 per the Tree Bylaw
- The location and replacement of trees will be confirmed through a future Tree Permit, to be completed prior to issuance of a building permit
Site Servicing
- Property has access to water and sewer
- Frontage and servicing requirements will be completed through a servicing agreement, as per Subdivision and Development Servicing Bylaw No. 985, 2017
Community Amenity Contribution and DCCs
- The policy is for a CAC of $4,000 per residential unit be provided;
- DCC’s will be payable, as per Bylaw No. 1011
The change in zoning would comply with the Residential (R) Land Use Designation, which supports detached houses and townhouses up to 2.5 stories.
The proposed rezoning application can be supported because:
- Growth and higher density are identified and supported by the OCP;
- The subject property’s land use designation is consistent with the proposed use and zoning; and
- The subject property is a single large lot which provides opportunity to increase density gently through infill
RECOMMENDATION
THAT the report dated August 26, 2022 from the Community Planner titled “Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 1104, 2022 to amend the R-1B Zone with regard to 110 High Street” be received.
THAT 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.
Document Images
(1)
Related Documents
(4)Zoning Bylaw No. 900, 2014
Bylaw No. 900 · Referenced in 2 sections
Tree Protection Bylaw No. 1069, 2022
Bylaw No. 1069 · Referenced in 1 section
Subdivision and Development Servicing Bylaw No. 985, 2017
Bylaw No. 985 · Referenced in 1 section
Development Cost Charges Bylaw No. 1011, 2019
Bylaw No. 1011 · Referenced in 1 section