Presentation: DEVELOPMENT PERMIT 2021/04 – 7 Erskine Lane
Staff slide presentation summarizing the development proposal and requested variances for Council.
DEVELOPMENT PERMIT 2021/04: 7 Erskine Lane
Form and Character
Development for an apartment building
- Variances are requested
BACKGROUND:
- 5288m² site of a boat yard for over 50 years and an abattoir for nine years before that.
- A Provincial Site Profile release has been issued for independent remediation and to permit development approvals under the Provincial Contaminated Sites Regulation Remediation
- Soil Permit 2020/01 approved to allow removal of contaminated soil.
- The property was rezoned to the RM-3: Mixed Residential in 2020.
- At that time a covenant was registered to secure road dedication, road improvements, and community amenity contributions.
Unit Mix
| Unit Type | Count |
|---|---|
| 1 bedroom | 14 |
| 1 BR + den | 4 |
| 2 bedrooms | 50 |
| 3 bedrooms | 3 |
| Total | 71 |
Materials and Finishes
- Ceraclad Cladding – Zen Garden “Charcoal”
- Flashing—Gentek Iron Ore
- Hardie Panel – Arctic White smooth finish
- Hardie Plank – Fisher Truegrain Series “Cedartone”
- Hardie Board/Plank Painted – To match Kaycan Charcoal Metal Facia
- Metal Facia – Kaycan Charcoal
- Storefront Door/Glazing – Black Frame
- Metal Door – To match Kaycan Charcoal Metal Facia
- Security Grille – Black
- Vinyl Window – White Frame
- Vinyl Window – Black Frame
- Glazed Aluminium Guards – Black with clear glass
- Picket Aluminium Guards – Black
- Glazed Aluminium Privacy Screen – Frosted glass
Landscaping and Parking
Design Revisions
DISCUSSION:
- Relevant development permit guidelines
- Zoning requirements (variances requested)
- 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
2. Zoning
| Description | Required | Proposed | Variance |
|---|---|---|---|
| RM-3: Mixed Residential | |||
| Lot Size, minimum | 1500 | 5288m² | |
| (Floor Space) | - | 7190m² | |
| Floor Space Ratio, Base Density | 1.5 | 1.36 | |
| Lot Coverage, maximum | 60% | (2931m²) 56% | |
| Impermeable Surface Coverage, maximum | 80% | (3667m²) 70% | |
| (Storeys) | - | 6 | |
| Building Height, maximum | 13.5 | ~17.0m | ~3.5m |
| Siting of Principal Buildings and Other Structures | |||
| 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 |
| West Side Lot Line Setback, minimum | 4.0 | 4.0m | |
| East Side Lot Line Setback, minimum | 4.0 | 5.7m | |
| Flanking Side Lot Line Setback, minimum | 4.0 | 16.9m |
Variances: Building height, building setbacks, projections in to required setbacks and fence/retaining wall height
a. Building height
| Description | Required | Proposed | Variance |
|---|---|---|---|
| Building Height, maximum | 13.5 | ~17.0m | ~3.5m |
b. 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 |
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 |
d. Height of fence on top of retaining wall
| Description | Required | Proposed | Variance |
|---|---|---|---|
| Height of fence on top of retaining wall | 2.0m | 4.3m | 2.3m |
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.
RECOMMENDATION (Part 1 of 2):
THAT Development Permit No. 2021/04 be approved as per the April 28, 2021 report from the Senior Planner titled “Development Permit Application 2021/04 – 7 Erskine Lane”;
AND THAT Development Permit No. 2021/01 include approval of variances to the requirements of Zoning Bylaw No. 900, 2014 as follows: a. Maximum building height in Section 8.4.4 from 13.5m to 17.0m b. Minimum front lot line setback in Section 8.4.4 from 7.5m to 6.8m c. Minimum rear lot line setback in Section 8.4.4 from 7.0m to 6.5m d. Maximum projection of a balcony into a required setback in Section 3.7.2(b) from 0.5 m to 1.2m e. Maximum width of a balcony projection into a required setback in Section 3.7.2(b) from 2.0m to 4.5m f. Maximum width of sunlight control projections per building face in Section 3.7.2(c) from 4.0m to 11.0m g. Maximum height of a fence on top of a retaining wall in Section 4.8.7 from 2.0m to 4.3m;
RECOMMENDATION (Part 2 of 2):
AND THAT Development Permit No. 2021/01 include approval of variances to the requirements of Subdivision and Development Servicing Bylaw No. 985, 2017 as follows: The following variances to Section 5 of for a Local 18m Right-of-Way (Urban Class A) are requested to facilitate potential modifications to the road frontage of this property:
- Variance to requirements for shared travel lanes to permit a separated bicycle lane.
- Variance to requirements for pocket parking to permit a parking island within a cul-de-sac bulb.
AND FURTHER THAT Development Permit No. 2021/04 include the following condition:
- A security deposit for hard and soft landscaping is required prior to building permit issuance.
