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Council Meeting/Documents/Presentation: DEVELOPMENT PERMIT 2023-02 - 7 Erskine Lane
Presentation

Presentation: DEVELOPMENT PERMIT 2023-02 - 7 Erskine Lane

May 2, 2023Pages 90–10810 sections

Visual presentation slides detailing the background, variances, and architectural plans for the apartment building renewal at 7 Erskine Lane.

1 CALL TO ORDER- Mayor Tobias called the meeting to order at 7:00 p.m.
71 total residential units proposedRequesting variances for building height, setbacks, and retaining wallsSite area: 5288m2Building height variance from 13.5m to 17.0m

DEVELOPMENT PERMIT 2023-02

Page 90–108

7 Erskine Lane

Development Permit renewal for an apartment building

Site map showing 7 Erskine Lane and surrounding streets
Site map showing 7 Erskine Lane and surrounding streets

Variances

  • building height
  • building setbacks
  • projections into setbacks
  • retaining wall height
  • frontage requirements
    • parking island
    • potential bike lane
Page 90–108

BACKGROUND:

  • 5288m² site of a boat yard for over 50 years and an abattoir for nine years before that.
  • The property was rezoned to RM-3: Mixed Residential in 2020.
  • At that time a covenant was registered to secure road dedication, road improvements, and community amenity contributions.
Aerial photograph of the development site at 7 Erskine Lane with property boundaries highlighted in yellow
Aerial photograph of the development site at 7 Erskine Lane with property boundaries highlighted in yellow
Unit Type Count
1 bedroom 14
1 BR + den 4
2 bedrooms 50
3 bedrooms 3
Total 71
Six architectural renderings showing various views of the proposed apartment building
Six architectural renderings showing various views of the proposed apartment building
  1. View from Erskine Lane at west property line.
  2. View from Erskine Lane at main building entry.
  3. View from Erskine Lane at parking entry.
  4. View from west end of Erskine Lane.
  5. View from Highway.
  6. View from Hospital.
Landscape and site plan detailing ground level features and extent of underground parking
Landscape and site plan detailing ground level features and extent of underground parking
Page 90–108

As Approved

Materials board showing the originally approved exterior treatments
Materials board showing the originally approved exterior treatments
  1. Ceraclad Cladding – Zen Garden “Charcoal”
  2. Flashing—Gentek Iron Ore
  3. Hardie Panel – Arctic White smooth finish
  4. Hardie Plank – Fisher Truegrain Series “Cedartone”
  5. Hardie Board/Plank Painted – To match Kaycan Charcoal Metal Facia
  6. Metal Facia – Kaycan Charcoal
  7. Storefront Door/Glazing – Black Frame
  8. Metal Door – To match Kaycan Charcoal Metal Facia
  9. Security Grille – Black
  10. Vinyl Window – White Frame
  11. Vinyl Window – Black Frame
  12. Glazed Aluminium Guards – Black with clear glass
  13. Picket Aluminium Guards – Black
  14. Glazed Aluminium Privacy Screen – Frosted glass
Page 90–108

As Proposed

Materials board showing the currently proposed exterior treatments with specific updates
Materials board showing the currently proposed exterior treatments with specific updates
  1. Ceraclad Cladding – Zen Garden “Charcoal”
  2. Hardie Panel – Rich Espresso smooth finish with colour matched Alum Reveals
  3. Hardie Panel – Arctic White smooth finish with colour matched Alum Reveals
  4. Hardie Plank – Fisher Truegrain Series “Cedartone”
  5. Hardie Board/Plank Painted – To match Kaycan Charcoal Metal Facia
  6. Metal Facia – Kaycan Charcoal
  7. Storefront Door/Glazing – Black Frame
  8. Metal Door – To match Kaycan Charcoal Metal Facia
  9. Security Grille – Black
  10. Vinyl Window – White Frame
  11. Vinyl Window – Black Frame
  12. Glazed Aluminium Guards – Black with clear glass
  13. Picket Aluminium Guards – Black
  14. Glazed Aluminium Privacy Screen – Frosted glass
  15. Exposed Concrete
  16. Vine Covered Concrete Wall
  17. Exposed blasted Rockface
  18. Rock Wall from Site Blast
  19. Ceraclad Facia—Contemporary Smooth “Silver Grey”
Detailed architectural drawings of the building's East and South Elevations
Detailed architectural drawings of the building's East and South Elevations
Page 90–108

DISCUSSION:

  1. Relevant development permit area guidelines
  2. Zoning requirements (variances requested)
  3. Servicing requirements (variance requested)

1. Development Permit Area Guidelines

Generally complies with the Intensive Mixed Use Development Permit Area Development Permit Area guidelines: a. The building is quite large in order to accommodate 71 residential units, but the visual impact is mitigated by: i. Stepping the building with the slope ii. Articulating the footprint iii. Varying roof lines iv. Canopy and balcony projections v. Using exterior cladding with a variety of colours and textures b. Materials are high quality and durable c. Outdoor gathering area well landscaped with extensive plantings, and a partial green roof over the parking d. Dark skies friendly lighting

Section Description Required Proposed Variance
RM-3: Mixed Residential
9.4.4 Lot Size, minimum 1500m² 5288m²
(Floor Space) - 7190m²
9.4.4 Floor Space Ratio, Base Density 1.5:1 1.36:1
9.4.4 Lot Coverage, maximum 60% 56%
9.4.4 Impermeable Surface Coverage, maximum 80% 70%
(Storeys) - 6
9.4.4 Building Height, maximum 13.5m 17.0m 3.5m
Siting of Principal Buildings and Other Structures
9.4.4 Front Lot Line Setback, minimum 7.5m Entrance - 6.8m
Building-7.7m		 0.7m
9.4.4 Rear Lot Line Setback, minimum 7.0m 6.5m
7.1m		 0.5m
9.4.4 West Side Lot Line Setback, minimum 4.0m 4.0m
9.4.4 East Side Lot Line Setback, minimum 4.0m 5.7m
9.4.4 Flanking Side Lot Line Setback, minimum 4.0m 16.9m

Variances: Building height, building setbacks, projections in to required setbacks and retaining wall height

Section Description Required Proposed Variance
Projections into required setbacks
3.7.2(b) Chimneys, bay windows, heating or ventilation equipment, balconies, open porches or ornamental features 0.5m into any setback Front balconies 1.2m
Rear balconies 0.5m		 0.7m
3.7.2(b) Chimneys, bay windows, heating or ventilation equipment, balconies, open porches or ornamental features - maximum width per building face within a side or rear yard setback 2.0m 4.5m 2.5m
3.7.2(c) Sunlight control projections into any required setback (min. 0.6m from any lot line) 1.0m 1.0m
3.7.2(c) Sunlight control projections - maximum width per building face within a side or rear yard setback 4.0m 5.5m wide 1.5m
4.8.9 Height of a retaining wall 1.2m 3.4m 2.2m
Section Description Required Proposed Variance
Parking
5.2.2 (g) minimize light falling on abutting lots Lighting to comply
5.5.3 Small car spaces (exc. parallel) - 2.4m wide, 4.8m long, marked Max 30% (29 spaces) 30%
Table 5.2 1BR apartment unit - 1.0 per unit 18 18
Table 5.2 2BR apartment unit - 1.5 per unit 75 75
Table 5.2 3BR apartment unit - 2.0 per unit 6 6
Table 5.4 Apartment, Rowhouse, Townhouse:
• Class 1: 1 per unit
• One 6-space rack at each entrance of an apartment		 Class 1: 1 per unit;
One 6-space rack at each entrance of an apartment
5.13.2 Every required residential parking space, excepting secondary suites and Home Occupation parking requirements, must be an Energized Electric Vehicle Space. Required
5.13.3 Every required Class 1 bicycle parking space must be an Energized Electric Bicycle Space Required

a. Building height

Description Required Proposed Variance
Building Height, maximum 13.5 ~17.0m ~3.5m
East elevation drawing highlighting the maximum building height relative to the average grade
East elevation drawing highlighting the maximum building height relative to the average grade

a. Setbacks

Description Required Proposed Variance
Front Lot Line Setback, minimum 7.5 Entrance 6.8m
Building 7.7m		 0.7m
Rear Lot Line Setback, minimum 7.0 6.5m
7.1m		 0.5m
Building rendering and site plan segment illustrating front and rear property line setbacks
Building rendering and site plan segment illustrating front and rear property line setbacks

c. Projections

Description Proposed Variance
Chimneys, bay windows, heating or ventilation equipment, balconies, open porches or ornamental features may project up to 0.5m into any setback and must be limited to a maximum width of 2m per building face within a side yard setback or rear yard setback. Front balconies: projection 1.2m
Rear balconies: projection 0.5m width 4.5m		 0.7m
2.5m
Sunlight control projections may project up to 1m into any required setback, provided the projection is located a minimum 0.6m from any lot line, and must be limited to a maximum width of 4m per building face within a side yard setback or rear yard setback. 5.5m wide 1.5m
Roof plan diagram indicating building projections into required setbacks
Roof plan diagram indicating building projections into required setbacks

d. Height of retaining wall

Description Required Proposed Variance
Height of fence on top of retaining wall 2.0m 4.3m 2.3m
South elevation drawing illustrating the height of the proposed retaining wall and fence
South elevation drawing illustrating the height of the proposed retaining wall and fence
Page 90–108

3. Servicing

Variances to Section 5 of Subdivision and Development Servicing Bylaw No. 985, 2017 for a Local 18m Right-of-Way (Urban Class A) :

  • Shared travel lanes to permit a potential separated bicycle lane.
  • To permit a parking island within a cul-de-sac-bulb instead of parking pockets beside sidewalk.
Site plan highlight showing the proposed parking island and potential bike lane location along Erskine Lane
Site plan highlight showing the proposed parking island and potential bike lane location along Erskine Lane
Bylaw No. 985
Page 90–108

CONCLUSION:

It is recommended that Council approve the development permit and associated variances.

  • The proposal complies with the relevant development permit area guidelines
  • Due to the challenging topography, site context, and road alignment, the requested variances can also be supported as there would be minimal impacts on adjacent neighbours
Page 90–108

RECOMMENDATION (1 of 2):

THAT Council authorize the issuance of Development Permit No. 2023-02;

AND THAT Development Permit No. 2023-02 include variances to the provisions of Zoning Bylaw No. 900, 2014 for the following:

  • Maximum building height of a building from 13.5m to 17.0m;
  • Minimum front lot line setback from 7.5m to 6.8m;
  • Minimum rear lot line setback from 7.0m to 6.5m;
  • Maximum projection of a balcony into a required setback from 0.5 m to 1.2m;
  • Maximum width of a balcony projection into a required setback from 2.0m to 4.5m;
  • Maximum width of sunlight control projections per building face from 4.0m to 11.0m; and
  • Maximum height of a retaining wall from 1.2m to 3.4m;
Bylaw No. 900
Page 90–108

RECOMMENDATION (2 of 2):

AND THAT Development Permit No. 2023-02 include the following variances to the provisions of Subdivision and Development Servicing Bylaw No. 985, 2017 to facilitate potential modifications to the road frontage of this property:

  • Variance to requirements for pocket parking to permit a parking island within a cul-de-sac bulb; and
  • Variance to the frontage requirements to permit the construction of a separated bicycle lane;

AND FURTHER THAT Development Permit No. 2023-02 include the following conditions:

  • Visitor parking spaces should be identified in the building permit plans; and
  • A security deposit for hard and soft landscaping is required prior to building permit issuance.
Bylaw No. 985
Page 90–108

Document Images

(1)
Document image

Related Documents

(2)

Subdivision and Development Servicing Bylaw No. 985, 2017

Bylaw No. 985 · Referenced in 2 sections

Zoning Bylaw No. 900, 2014

Bylaw No. 900 · Referenced in 1 section

Extracted from: 2023 05 02 Council Agenda - Agenda - Pdf