CORPORATION OF THE TOWNSHIP OF ESQUIMALT ADVISORY PLANNING COMMISSION AGENDA TUESDAY, NOVEBER 18, 2014 7:00 P.M. ESQUIMALT COUNCIL CHAMBERS MEMBERS: Nick Kovacs Lorne Argyle Joy Palmeter Mark Salter Bill Lang James Harada-Down Blair Bourchier COUNCIL LIAISON: Councillor Tim Morrison Councillor Meagan Brame STAFF LIAISON: SECRETARY: Trevor Parkes, Senior Planner Amanda Broad I. CALL TO ORDER II. III. LATE ITEMS ADOPTION OF AGENDA IV. ADOPTION OF MINUTES August 19, 2014 V. STAFF REPORTS (1) DEVELOPMENT PERMIT 973 Wollaston Street Strata Lot A, Section 11, Esquimalt District, Strata Plan VIS6589 Purpose of the Application The applicant has built an addition to the deck located at the rear of the principal building, without the benefit of a Building Permit. This application for a Development Permit including Variances is required as the illegally installed deck contravenes the Development Permit No.19/2007 [attached] as well as zoning regulations pursuant to the CD-65 zone RECOMMENDATION: The Advisory Planning Commission recommends to Council that the application for a Development Permit including Variances authorizing the construction as shown in the photos, stamped Received February 15, 2013, and sited as detailed on the survey plan prepared by Powell and Associates, stamped Received February 15, 2013, and including the following relaxations to Zoning Bylaw, 1992, No. 2050, for Strata Lot A, Section 11, Esquimalt District, Strata Plan VIS6589 [973 Wollaston Street], be forwarded to Council with a recommendation to either approve, approve with conditions, or deny the application. Zoning Bylaw, 1992, No. 2050, Section 67.52 (5) Lot Coverage A 1% increase to the requirement that all principal buildings,
ADVISORY PLANNING COMMISSION AGENDA MEETING NOVEMBER 18, 2014 Page 2 accessory buildings and structures combined shall not cover more than 22% of the area of the parent lot. [i.e. increase from 22% to 23% lot coverage] Zoning Bylaw, 1992, No. 2050, Section 67.52 (7)(a)(iii) Rear Setback - A 2.25 metre reduction to the requirement that no principal building shall be located within 7.9 metres of any rear lot line. [i.e. from 7.9 metres to 5.65 metres]. VI. VII. VIII. IX. PLANNER S STATUS REPORT COUNCIL LIAISON INPUT FROM APC TO STAFF NEW BUSINESS X. NEXT REGULAR MEETING Tuesday, December 16, 2014 XI. ADJOURNMENT
ADVISORY PLANNING COMMISSION MINUTES MEETING TUESDAY AUGUST 19, 2014 1 CORPORATION OF THE TOWNSHIP OF ESQUIMALT ADVISORY PLANNING COMMISSION MEETING MINUTES HELD ON TUESDAY August 19, 2014 ESQUIMALT COUNCIL CHAMBERS MEMBERS PRESENT: Nick Kovacs Lorne Argyle Joy Palmeter Blair Bourchier Bill Lang James Harada-Down REGRETS: STAFF LIAISON: COUNCIL LIAISON: SECRETARY: Mark Salter Trevor Parkes, Senior Planner Councillor Tim Morrison Councillor Meagan Brame Amanda Broad I. CALL TO ORDER The meeting was called to order at 7:00 p.m. by the Chair II. III. LATE ITEMS ADOPTION OF AGENDA Moved by Joy Palmeter, seconded by Lorne Argyle the agenda be adopted as distributed. The Motion CARRIED UNANIMOUSLY. IV. ADOPTION OF MINUTES June 17, 2014 Moved by Joy Palmeter, seconded by Blair Bourchier that the minutes of the Advisory Planning Commission held June 17, 2014 be adopted as amended. The Motion CARRIED UNANIMOUSLY. V. BUSINESS FROM MINUTES There was no outstanding business from the Minutes. VI. STAFF REPORTS 1. DEVELOPMENT PERMIT 446 Admirals Road PID 029-368-782, Lot 1, Section 11, Esquimalt District, Plan EPP43025 Purpose of the Application
ADVISORY PLANNING COMMISSION MINUTES MEETING TUESDAY AUGUST 19, 2014 2 Comprehensive Development District No. 87 [CD-87] is located within Development Permit Area No. 5 Enhance Design Control Residential. The Official Community Plan requires property owners with lands located within Development Permit Areas to obtain a Development Permit prior to a Building Permit being considered for the subject property. Accordingly, the applicant is seeking approval of Development Permit No. DP000031 for the form and character of the proposed building as well as the associated landscaping and hardscaping. The proposed design must be reviewed for compliance with the design guidelines contained in Section 9.9 of the Township s Official Community Plan. Shaun Wedick, Owner, and David Yamamoto, Zebra Design, were in attendance. As 446, 448 and 450 Admirals Road represent a comprehensive project, the applicant s designer, David Yamamoto, choose to present the proposed form and character of all three homes concurrently rather than attempt to split the presentation to address three distinct properties. As the siting, form, and character of the three homes were designed to relate to each other as well as compliment the character of the local neighbourhood the membership accepted this approach to the presentation. The organizing principle behind the designs is to compliment the streetscape, to be in scale with the neighbourhood and to provide ample parking. Where the neighbours yards are overlooked the loss of privacy is mitigated with the placement of obscure glass on the side rails. The roof top decks are also recessed for privacy and there is a six foot fence in the side yard. The houses compliment the streetscape as the setbacks are intentionally organized. While three houses have virtually identical or similar plans the massing is broken up with the hip roof geometry, and the slightly different exterior designs. Each house is accentuated with different trims and siding materials, using complimentary colours, while the window trims are all the same. The side entry and walkway will have a contrasting shade of concrete which will be incorporated into the driveway leading visitors to the main entry. The landscape will include the protected arbutus tree and several existing trees. The overall vision is to enhance the streetscape, diversity and livability of the area. The designs for 446 Admirals Road and 448 Admirals Road do not have a storage shed in their design as this feature is added to 450 Admirals Road as a result of a request by the neighbour. However, it is a feature that can be selected by the buyer. The applicants stated that they canvassed the neighbourhood and had neighbours sign a petition in support of the developments resulting in a great deal of support and two letters of dissent. APC members were complimentary of the design and streetscape, and congratulated the applicant on undertaking work as soon as possible, after the approval of zoning and subdivision. RECOMMENDATION: Moved by Bill Lang, seconded Joy Palmeter, the Advisory Planning Commission recommends to Council that the application for a Development Permit limiting the form and character of development to that shown on architectural plans and the landscape plan provided by Zebra Design, both stamped Received June 25, 2014, and sited as
ADVISORY PLANNING COMMISSION MINUTES MEETING TUESDAY AUGUST 19, 2014 3 detailed on the survey plan prepared by Powell and Associates BC Land Surveyors, stamped Received June 25, 2014 for the proposed development located at PID 029-368-782, Lot 1, Section 11, Esquimalt District, Plan EPP43025 [446 Admirals Road], be forwarded to Council with a recommendation for approval. The Motion carried unanimously. 2. DEVELOPMENT PERMIT 448 Admirals Road PID 029-368-804, Lot 2, Section 11, Esquimalt District, Plan EPP43025 Purpose of the Application Comprehensive Development District No. 87 [CD-87] is located within Development Permit Area No. 5 Enhance Design Control Residential. The Official Community Plan requires property owners with lands located within Development Permit Areas to obtain a Development Permit prior to a Building Permit being considered for the subject property. Accordingly, the applicant is seeking approval of Development Permit No. DP000032 for the form and character of the proposed building as well as the associated landscaping and hardscaping. The proposed design must be reviewed for compliance with the design guidelines contained in Section 9.9 of the Township s Official Community Plan. RECOMMENDATION: Moved by Joy Palmeter, seconded Blair Bourchier,, the Advisory Planning Commission recommends to Council that the application for a Development Permit limiting the form and character of development to that shown on architectural plans and the landscape plan provided by Zebra Design, both stamped Received June 25, 2014, and sited as detailed on the survey plan prepared by Powell and Associates BC Land Surveyors, stamped Received June 25, 2014 for the proposed development located at PID 029-368-804, Lot 2, Section 11, Esquimalt District, Plan EPP43025 [448 Admirals Road], be forwarded to Council with a recommendation for approval. The Motion carried unanimously. 3. DEVELOPMENT PERMIT 450 Admirals Road PID 029-368-812, Lot 3, Section 11, Esquimalt District, Plan EPP43025 Purpose of the Application Comprehensive Development District No. 87 [CD-87] is located within Development Permit Area No. 5 Enhance Design Control Residential. The Official Community Plan requires property owners with lands located within Development Permit Areas to obtain a Development Permit prior to a Building Permit being considered for the subject property. Accordingly, the applicant is seeking approval of Development Permit No. DP000033 for the form and character of the proposed building as well as the associated landscaping and hardscaping. The proposed design must be reviewed for compliance with the design guidelines contained in Section 9.9 of the Township s Official Community Plan. RECOMMENDATION: Moved by Joy Palmeter, seconded Lorne Argyle, the Advisory Planning Commission
ADVISORY PLANNING COMMISSION MINUTES MEETING TUESDAY AUGUST 19, 2014 4 recommends to Council that the application for a Development Permit limiting the form and character of development to that shown on architectural plans and the landscape plan provided by Zebra Design, both stamped Received June 25, 2014, and sited as detailed on the survey plan prepared by Powell and Associates BC Land Surveyors, stamped Received June 25, 2014 for the proposed development located at PID 029-368-812, Lot 3, Section 11, Esquimalt District, Plan EPP43025 [450 Admirals Road], be forwarded to Council with a recommendation for approval. The Motion carried unanimously. VII. STAFF LIAISON 468 Head Street [Triangle Estates West Bay]: [Rezoning for 10 Storey, 89 unit commercial mixed use] Public Hearing occurred June 23, 2014. After hearing from the applicant and many local residents Council moved that they would not consider third reading of the Amending Bylaw. The applicant was encouraged to redesign the project in consultation with West Bay residents to achieve a design that addresses concerns while still redeveloping the site. 622 Admirals Road: [Rezoning for 12 storey, 152 unit mixed commercial and seniors care building] Staff received confirmation of the registration of the S.219 covenant on the properties titles and received a signed original of the Housing Agreement. Staff presented this information to Council at the June 23rd meeting of Council and the Amending Bylaw was adopted. 1060 Tillicum Road: [OCP Amendment and Rezoning for 10 Townhouse Units] Public Hearing occurred July 14, 2014. After hearing from the applicant and many local residents Council granted 3rd reading of the OCP Amending Bylaw and the Zoning Amending Bylaw. The applicant voluntarily agreed to register a S.219 covenant to secure proposed features that cannot be compelled via zoning and staff have received confirmation of registration of this covenant. Both the OCP and Zoning Amendment Bylaws are being presented for adoption on August 25, 2014. 825 Lampson Street: [Rezoning 4 Townhouse Units] Staff presented the Amending Bylaw for 1st and 2nd reading at the April 28th Council meeting. Public Hearing occurred May 26th where Council granted 3rd reading of the bylaw and adoption. 622 Head Street: [Rezoning from C-5C to CD to allow commercial residential mixed use] Public Hearing occurred June 23, 2014. Council Granted Third reading and adoption of the amendment bylaw. A development Permit was approved on July 14, 2014 and subsequent work is completed. 610 Bryden Court/ 612 Bryden Court: [Rezoned from RD-3 to RS-1 and RD-3] Public Hearing occurred July 14, 2014. Council granted third reading and adopted the Amendment Bylaw. VIII. COUNCIL LIAISON Councilor Morrison and Councilor Brame both commented on the high level of public engagement coming out of the recent public hearings.
ADVISORY PLANNING COMMISSION MINUTES MEETING TUESDAY AUGUST 19, 2014 5 IX. INPUT FROM APC TO STAFF Members inquired into the status of the Esquimalt Village Project and were provided with an update by the Staff Liasion. Members discussed how to encourage development in Esquimalt. A Member asked the following questions of the Staff Liaison: i) Why did the APC review the development permit applications for 446 Admirals Road, 448 Admirals Road and 450 Admirals Road twice? Staff Liaison responded that the initial application was for the rezoning. Approving the form and character at the zoning stage would result in registering the development permit to the parent lot (448 Admirals Road) rather than to the individual properties. If one of the lots is sold and the development permit is tied to only one of the properties it would make ensuring the form and character requirements are met very difficult. In addition, the Local Government Act has specific guidelines. One of those being that zoning needs to be approved prior to form and character. ii) Is the Township of Esquimalt the only Municipality to have development applications that are reviewed by an Advisory Planning Commission? Staff Liaison responded that each municipality has a different review process. There are municipalities that streamline the process but there is a risk in doing so. The municipalities that are able to approve development permit applications faster typically do not have the applications reviewed by Council. Separating zoning from form and character does take additional staff time but generates a superior design. Less complex development permits can be approved by the Director of Development Services rather than being sent to the APC or DRC. iii) Are their specific areas that require development permit applications? Does the zoning of a property make a difference as to whether it will be reviewed by the Advisory Planning Commission? Staff Liaison responded that Development Permit Areas stretch across the community and can be found in the Official Community Plan. All multi-family residential (including duplexes), Commercial, Industrial and Single-Unit Infill Housing projects, as well as projects within 30 metres of the Gorge Waterway are subject to Development Permits and may be referred to the APC or DRC. X. NEW BUSINESS No new business XI. NEXT REGULAR MEETING Tuesday, September 17, 2014 XII. ADJOURNMENT
ADVISORY PLANNING COMMISSION MINUTES MEETING TUESDAY AUGUST 19, 2014 6 On motion the meeting adjourned at 7:38 P.M. CERTIFIED CORRECT: CHAIR, ADVISORY PLANNING COMMISSION THIS DAY OF, 2014 ANJA NURVO, CORPORATE OFFICER