COUNCIL REPORT: DEVELOPMENT PERMIT 2016/13 - 450 Six Mile Road – “Pacific Lakeside”

DEVELOPMENT PERMIT 2016/13

450 Six Mile Road – “Pacific Lakeside”

RECOMMENDATION:

THAT DEVELOPMENT PERMIT 2016/13 be approved;

AND THAT DEVELOPMENT PERMIT 2016/13 include the following variances;

• Variance to the minimum floor area for a dwelling unit from 75m² to 64m²

CHIEF ADMINISTRATIVE OFFICER’S COMMENTS:

I concur with the recommendation.

DIRECTOR OF DEVELOPMENT SERVICES’ COMMENTS:

I concur with the recommendation.

PURPOSE OF REPORT:

To introduce a development permit application for two apartment buildings.

BACKGROUND:

The 5540m² property is zoned CD-9: Comprehensive Development - Lakeside Village (Subzone CD-9A – Mixed Tourist Retail Commercial and Residential) and is located at the northeast corner of the Six Mile Road and Presley Place intersection as shown in Attachment 1. The parcel is one of two vacant parcels remaining in the Lakeside Village Comprehensive Development; the other parcel is the former Tahoe site at 301 Nursery Hill Drive. There is a shed on the property that would be removed. The rest of the site is highly disturbed with invasive plant species such as Scotch Broom and is sparsely treed because of its historic use as a City of Victoria plant nursery. The application was introduced at the Committee of the Whole meeting.

PROPOSAL:

The applicant proposes to construct "Pacific Lakeside”, 60 units of rental apartments in two buildings as shown in Attachments 4-22. Both would be accessed from Presley Place (a private road) with underground parking entering at the rear adjacent to Trans-Canada Highway.

Building A would be a 51-unit four storey building at the east end of the site. The footprint would be U-shaped, creating a courtyard entrance with parking and access to another level of underbuilding parking in the east wing. Due to the slope of the site, the roof of the building would be two metres lower than that of the single family dwelling next door at 428 Nursery Hill Road.

Building B would be a nine-unit three storey building at the west end of the site. The main pedestrian entrance would face Six Mile Road to provide street presence. Building B is separated from Building A by a Capital Regional District right of way for the main water supply to the regional core.

Both buildings would be in the West Coast contemporary style with flat roofs punctuated by a series of raised shed extensions to articulate the rooflines. The extensions would have black metal roofing. Rooftop mechanical equipment would be screened. The buildings would be clad in horizontal fibre cement siding and windows and doors would have painted spruce trim. The external walls of the parking structures would be gray painted concrete with reveals to create the impression of rectangular blocks.

Rain gardens would be used to provide onsite storm water management and treatment. The landscaping would primarily be native species interspersed with ornamental planting to provide colour and seasonal interest. There are twelve trees on the site. Most will be removed due to their location with proposed building footprints but there is a possibility that up to four existing Garry oaks can be retained. 28 trees are proposed.

ANALYSIS:

There are three principle considerations for this development permit application: a) How does the proposal address the applicable development permit guidelines? b) How does the proposal meet Zoning Bylaw requirements?

A. Development Permit Area Guidelines

The site is located in the Neighbourhood Mixed Use Development Permit Area. The proposal generally complies with the development permit area guidelines and principles. Items identified in the initial review have been resolved, and include the following:

1. The colour scheme has been revised so that the exterior Building B will have a cedar-coloured stain to tie in with the other buildings in the Lakeside Village to create a visually connected streetscape Six Mile Road. Blue colour blocking would be provided on the exterior of Building A to provide contrast, variation and visual interest on Presley Place.
2. A 1.5m wide sidewalk way along Presley Place from Six Mile Road to the main entrance of Building A will be provided to encourage pedestrian mobility and to create a strong and safe linkage to neighbourhood destinations.
3. Attempts will be made to preserve the four Garry oak trees near Building A identified in the arborists report.
4. Dark skies friendly” exterior lighting will be provided.
5. Entrance sign details have been provided.

Other items identified in the review have been addressed as follows: a. Compliance with emergency vehicle access (Fire Code) requirements have been confirmed for a large vehicle turnaround area at Building A and for ladder truck turning and placement areas at Building B that necessitate modifications to the median on Presley Place. b. Balconies have been modified so they do not encroach over the CRD right-of-way. c. The extent of perimeter fencing has been clarified. d. Drawing on experience, the applicant and property owner consider the loading areas to be sufficient for the amount of turnover expected in a rental apartment.

B. Zoning Compliance

The site is subject to the requirements of the CD-9 zone and CD-9-A subzone. Table 1 summarizes the zoning requirements.

Table 1. Zoning Review

One variance is requested to permit nine units to be as small as 64m² (697 ft²) where the CD-9 zone requires a minimum unit size of 75m². The variance can be supported because these nine units would be reasonably sized for one bedroom units (Suite Types B and M in Attachments 12 and 13) and because the issue of affordable housing has become more prominent since the site was rezoned 2005.

C. Additional Information and Next Steps

For the application to be considered by Council, the following information should be provided plus a response to comments that may arise at the Committee of the Whole meeting:

Development Permit Area Guidelines

Zoning

Once the above information is received and any necessary changes to the proposal are made, Council may consider the application at an upcoming meeting following notification of residents and owners of nearby properties as required by the Local Government Act and Development Procedures Bylaw No. 730, 2009.

RECOMMENDATION:

THAT DEVELOPMENT PERMIT 2016/13 be approved;

AND THAT DEVELOPMENT PERMIT 2016/13 include the following variances;

• Variance to the minimum floor area for a dwelling unit from 75m² to 64m²

SUBMITTED BY: J. Chow, MCIP, RPP, Senior Planner

REVIEWED BY: L. Chase, MCIP, RPP, Director of Development Services

ATTACHMENTS:

1. Property Location Map
2. CRD Orthophoto
3. Letter from applicant, October 7, 2016 (2 pages)
4. A1.1 – Pacific Lakeside Project Data – Joe Newell Architect, January 13, 2017
5. A1.2 – Site Plan – Joe Newell Architect, January 13, 2017
6. A2.1 – Lower Parkade Plan - Building A – Joe Newell Architect, October 7, 2016
7. A2.2 – Main Floor Plan - Building A – Joe Newell Architect, October 7, 2016
8. A2.3 – Second Floor Plan - Building A – Joe Newell Architect, October 7, 2016
9. A2.4 – Third Floor Plan - Building A – Joe Newell Architect, October 7, 2016
10. A2.5 – Fourth Floor Plan - Building A – Joe Newell Architect, October 7, 2016
11. A2.6 - Roof Plan - Building A – Joe Newell Architect, October 7, 2016
12. A2.7 – Suite types – Joe Newell Architect, October 7, 2016
13. A2.8 – Suite types – Joe Newell Architect, October 7, 2016
14. A3.1 – South and West Elevation – Building A – Joe Newell Architect, January 13, 2017
15. A3.2 – North and East Elevation – Building A – Joe Newell Architect, January 13, 2017
16. A3.3 – West and East Courtyard Elevations – Building A – Joe Newell Architect, January 13, 2017
17. A4.1 – Floor Plans – Building B – Joe Newell Architect, January 13, 2017
18. A4.2 – Roof Plan and Suite Types – Building B – Joe Newell Architect, January 13, 2017
19. A5.1 – Elevations – Building B – Joe Newell Architect, January 13, 2017
20. A6.1 – Site Sections – Joe Newell Architect, January 13, 2017
21. 30563-DP Site Servicing Plan – Westbrook Consulting Ltd., October 7, 2016
22. Landscape Concept Plan – LADR Landscape Architects, January 16, 2017
23. Arborists Report – Talbot McKenzie and Associates, October 6, 2016
24. Project Sustainability Checklist (7 pages)
25. Development Permit Guideline Review, Town of View Royal Development Services (7 pages)