Presentation - Development Permit With Variance - 167, 169 & 171 Island Highway
Slide presentation detailing the development permit application for an 82-unit apartment building, including requested variances for retaining walls, balconies, and parking.
PURPOSE
To consider a Development Permit (Form and Character – Mixed Residential) that would facilitate the following:
- One 5-storey, 82-unit residential apartment building
- Removal of on- and off-site trees, and three existing single detached dwellings
- Pathway connection from the rear of the subject property in Portage Park
Background
- 3780 m² site
- Formally a R-1B Detached Residential (Medium Lot), rezoned to CD 27 (Island Highway – Portage)
- Rezoned for the purpose of permitting multi-family residential use
Summary Of Changes
- Park connection: single connection to Portage Park, located at the rear of the property
- Landscaping: fencing added around perimeter of property
- Bicycle and pedestrian access: confirmed bicycle ramps will be installed on stairwells and on-site pathway connection and pavilion was revised to provide direct access to Island Highway
- Building Design: soffits of the building to be metal, but have wood like appearance
- Variance requirements clarified
Building Design
| Bedroom Type | # of Units |
|---|---|
| Jr. 1 Br (Studio) | 20 |
| 1 Bedroom | 16 |
| 1 Bedroom + Flex | 27 |
| 2 Bedroom | 12 |
| 2 Bedroom + Flex | 4 |
| 3 Bedroom | 3 |
Building Design
Building Design
Building Design
Landscaping
- On-site pavilion, covered area with seating and a fireplace
- On-site pathway, direct connection to Portage Park and bicycle access to Island Highway
- On-site hard and soft landscaping, including flower beds, planters, and a rain garden
- Fencing to surround perimeter of the property
- On-site lighting provided
- Proposed pathway connection to be secured through a ‘License to Occupy’
- Owner to take responsibility of maintenance and operation of pathway
Landscaping
Tree Protection
- 44 bylaw protected tree identified
- 3 trees within Portage Park
- Bylaw protected trees require that trees be replaced at a ratio of 2:1
- The 3 trees in Portage Park are in fair/poor health, and have signs of damage and declining health
Development Permit Area Guidelines
- Design Character: provides an interesting building façade, and a mix of colour and landscaping that compliments existing landscaping
- Public & Pedestrian Realm: Orientation of the building and on-site pathways make clear identifiable pedestrian spaces
- Siting, Height & Massing: The 5th storey step back reduces the appearance of a single wall face, and decks provide articulation
- Landscaping: Pavilion provides communal space for residents
- Parking, Access, and Circulation: All parking (bicycle & vehicular) is energized, and visitor parking spaces provided
Zoning Bylaw
| Required | Proposed | |
|---|---|---|
| Lot Size | 1500 m² | 3780 m² |
| Floor Space Ratio | 1.6:1 | 1.6:1 |
| Lot Coverage, max | 60% | 60% |
| Impermeable surface coverage, max | 80% | 45% |
| Building Height max | 18 m | 17.8 m |
| Top Storey | Not exceed 75% of storey below | 68% |
| Accessory Building Height | 4.5 m | 3.0 m |
| Front Lot Line Setback | 18.0 m | 18.9 m |
| Rear Lot Line Setabck | 7.0 m | 8.6 m |
| Side Setback (199 Island Hwy) | 4.0 m | 4.0 m |
| Side Setback (Portage Park) | 8.0 m | 8.4 m |
| Fence height and material | 1.2 m, black vinyl coated chain link |
Variance 1: Retaining Wall
- Variance to Section 4.8.9 of Zoning Bylaw No. 900, 2014 to vary the maximum permitted height of retaining walls from 1.2 m to 3.0 m.
Variance 2 & 3: Balcony Project & Width
- Variance to Section 3.7.2 (b) of Zoning Bylaw No. 900, 2014 to vary the maximum a balcony may project into the side yard setback from 0.5 to 1.1 m.
- Variance to Section 3.7.2 (b) of Zoning Bylaw No. 900, 2014 to vary the maximum width of a balcony may be on a building face from 2.0 m to 9.2 m.
Variance 4: Siting of Accessory Building
- Variance to Section 4.6.2 (c) of Zoning Bylaw No. 900, 2014 to vary the location of an accessory building or other structure to be permitted to be located in the front yard.
Variance 5: Parking
- Variance to Section 5.10 (Table 5.2) of Zoning Bylaw No. 900, 2014 to vary the minimum number of required parking spaces from 93 to 92.
Zoning Bylaw No. 900, 2014 – Parking Requirements for Apartment
| Apartment | Studio or One Bedroom – 1 per dwelling unit | 63 Total Spaces |
| Two Bedroom – 1.5 per dwelling unit | 24 Total Spaces | |
| Three Bedroom – 2 per dwelling unit | 6 Total Spaces |
RECOMMENDATION
THAT Development Permit Application No. 2022-02 be approved as per the August 29, 2022 report from the Community Planner titled “Development Permit (Mixed Residential) 2022 02 – 167, 169, & 171 Island Highway
AND THAT Development Permit Application No. 2022-02 include the following conditions:
Tree Permit a. A Tree Permit be submitted prior to Building Permit that follows the Arborist Report provided by Talmack Urban Forestry, titled: “167, 169, & 171 Island Hwy, View Royal, BC: Construction Impact Assessment & Tree Management Plan; and
A security deposit of $338,112.00, at 120% of the quoted landscape works ($281,760.00) to be provided
That the owner, enter into an agreement with the Town of View Royal via a Licence to Occupy that allows access from the subject property from the rear property line to the edge of the existing path. The agreement shall stipulate that access is to be maintained by the Strata and the operation and use of such a path will indemnify the Town of any responsibility or liability.
That as part of the Building Permit application process, the following be provided prior to or at the time of Building Permit application: a. Stormwater Management Plan b. Servicing Plans c. Structural Engineered design, stamp, and approval of suspended parkade structure to hold Town of View Royal’s fire truck fleet. d. Confirmation from a geotechnical engineer that the foundation work will not affect neighbouring properties, due to the proximity of the foundation walls to property line.
AND FURTHER THAT Development Permit Application No. 2022-02 include the following variances:
- Variance to Section 4.8.9 of Zoning Bylaw No. 900, 2014 to vary the maximum permitted height of retaining walls from 1.2 m to 3.0 m.
- Variance to Section 3.7.2 (b) of Zoning Bylaw No. 900, 2014 to vary the maximum a balcony/open porch may project into the side yard setback from 0.5 m to 1.1 m.
- Variance to Section 3.7.2 (b) of Zoning Bylaw No. 900, 2014 to vary the maximum width of a balcony may be on a building face from 2.0 m to 9.2 m.
- Variance to Section 4.6.2 (c) of Zoning Bylaw No. 900, 2014 to permit the location of an accessory building or other structure in the front yard.
- Variance to Section 5.10 (Table 5.2) of Zoning Bylaw No. 900, 2014 to vary the minimum number of required parking spaces from 93 to 92.
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