Planning and Land Use Committee Report

7/30/2019 Planning and Land Use Committee Report

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City of ColwoodR E P OR TF i l e : 3360-30/18713 a n d 3360-20/18712D a t e : May 13 , 2013T o : P l a n n i n g a n d L a n d U s e C o m m i t t e eD a t e : M ay 2 1 , 2013F r o m : Planning Technic ian / D irector of PlanningR E : O f fi c ia l C o m m u n i t y P l a n A m e n d m e n t A p p l i c a t i o n N o . O C P - 0 3 - 1 2 a n d

Z o n i n g A m e n d m e n t A p p l ic a t i on N o. R Z - 0 6 - 1 24 6 7 R o y a l B a y D r i v e - M i s r a A r c h i t e c t L t d .

1. S U M M A R YThe p roposed Of f ic ia l Communi ty P lan (OCP) amendment ( to increase the max imum genera ldensi ty target wi th in the Royal Bay Local Area) and Land Use Bylaw zoning text amendment ( toamend the exist ing "RBCD1 Zone") are requested to faci l i ta te the construct ion of a 70-uni tdeve lopment con ta in ing 55 a t tached townhouses and 15 a t tached apar tment un i t s on theproper ty located at 467 Royal Bay D r ive.The app l ica t ion is be ing p resen ted to the Commi t tee fo r a recommendat ion to Counc i lconcern ing the processing of an Of f ic ia l Community Plan re-designat ion bylaw and a zoningamendment by law.2 . O V E R V I E WApplicant:Owner :Locat ion:Legal:Existing Zoning :Proposed Zoning:Exist ing OCP Designat ion:Proposed OCP Designat ion:DP Area:

P. Misra (Misra Architect Ltd.)0775740 BC Ltd. , Inc. No. BC0775740467 Royal Bay Dr iveLot 1, Sect ion 39, Esquimalt Distr ict , Plan VIP80197Royal Bay CD1 (RBC D1 - Phase 1A) Zone(No Change - Text Amendm ent Only)Neighbourhood(No Change - Text Amendm ent Only)Form and Character - Neighbou rhood

City o f Co lw ood | 33 00 Wishar t Road | V i c t o r i a BC V9C1R1 | P: 250 478 5 9 9 9E: [email protected] | W e b : w w w . c o l w o o d . c aF : 250 478 7516


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Planning and Land Use Committee Report- OCP-03-12 & RZ-06-12467 Royal Bay Drive (Misra Architect Ltd.)

2.1 PurposeThe app l icant wish es to develop the proper ty located at 46 7 Roy al Bay Dr ive by construc t ing 6separate bui ld ings conta in ing 55 at tached townhouse uni ts and 15 resident ia l apar tments (70dwe l l ings uni ts to ta l ) . Bui ld ing 'A ' f ronts Royal Bay Dr ive an d conta ins 30 tow nho use uni ts an d15 apar tm ent uni ts. The rema in ing 25 town hou ses are s i tuated wi th in 5 bui ld ings (B ui ld ings 'B 'through 'F) on the easter ly por t ion of the s i te and are a l l accessib le v ia an in ter ior no- thrudr iveway.2.2 BackgroundOn July 4, 2006, the Ci ty of Coiwood i ssued Deve lopment Permi t No . DP-08-06 , wh ichpermit ted the developm ent of a 38-uni t a t tache d tow nho use pro jec t . It should be noted thats ince 24 mon ths have lapsed s ince the issuan ce of th is Deve lopm ent Perm it , any fu tureproposals wi l l need to have the benef i t o f a new Development Permit be ing issued.2.3 Site Description & C ontextThe sub ject proper ty is c leared of most veg etat ion and conta ins a surp lus of wel l -d ra ined rockmater ia ls. This s i te was l ike ly c leared in the spr ing on 2005 and so me re -grading took p lace forinsta l l ing dra inage works. The subject appl icat ion proposes to increase the number of a l lowableunits by 32 , for a tota l of 70 residen tial dw ell ing units. The prope rty to the north is wi thin a futu rephase of the Roya l Bay Deve lopm ent (Pha se 1B) and conta ins Murray 's Po nd , wh ich has b eenpropos ed as park. The proper ty to the east is a publ ic park ca l led Per ime ter Park. D irect lyabut t ing the south s ide of the subject proper ty are seven (7) one- fami ly dwel l ing proper t iesf ront ing on Pro me nad e Crescent . To the west , on the oppo si te s ide of Royal Bay Dr ive, is aproper ty cur rent ly addressed as 3479 Wishar t Road. This proper ty is near ing the f ina l approvalstage to permit subdiv is ion of the parcel in to 57 one- fami ly dwel l ing smal l lo ts.


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2.4 O fficial Comm unity Plan (OC P)DensityThe subject proper ty is located wi th in the Neighbourhood land use designat ion, which cal ls forthe development of a "predom inantly residential precinct that suppo rts a wide range of low a ndmedium density housing choices...". Th e Neighbourhood designat ion sets densi ty targetranges of 25-35 dwel l ing uni ts per hectare a long non-cor r idor roads and 50-70 uni ts per hectarealong t ranspor tat ion cor r idors conn ect ing centres. The propose d dev elopm ent would ra ise thedensi ty on the s i te in quest ion to approximate ly 49.7 uni ts per hectare, which represents a 42%increase f rom the cur rent h igh-end densi ty target set in the OCP (35 u/ha) .Notwi thstanding that the proposal a t hand involves a densi ty bonusing component pursuant toSect ion 904 (Zoning for Ameni t ies) of the Local Government Act, the densi ty permit ted througha bonus ing mechan ism in a zon ing amendment cannot exceed the dens i t y a l loca ted in theO C P . Hence, there is no oppor tuni ty to permit bonus densi ty wi thout amending the OCP in th iscase . Acco rd i n g ly , th e C o m m i t tee m ay w i s h to c o n s i d e r rev i s i n g th e u p p er limit of thede n s i ty range from 35 to 50 un i ts per hectare spec i f ica l ly fo r l a n ds d e s i g n a t e dNeighbourhood within th e R o y a l B a y a r e a .I t should be noted that the zoning present ly on the s i te (RBCD1) is actual ly inconsistent wi th thema ximu m O CP densi ty in that i t a l lows a ma xim um of 37 uni ts per hectare, not 35. Esse nt ia l ly ,however , th is d iscrepancy is a moot point g iven that the overa l l l imi t on at tached housingestabl ishe d in the cur rent zonin g is 103 tota l town hou se uni ts. W ith 65 tow nh ou se s a lrea dydeveloped in th is area, only 38 are possib le at 467 Royal Bay Dr ive i f th is speci f ic l imi t onat tached hous ing is not cha nge d. Also , the zonin g on the s i te pre-date s the establ ish me nt ofthe present OC P design at ion by severa l years and therefore takes prec ede nce . Zoningamendments wh ich wou ld be necessary to accommodate the p roposed deve lopment a rediscussed la ter in Sect ion 2.5 of th is repor t .Ge nera l ly-spe aking, me dium - level densi t ies in the Royal Bay area wi l l be an impo r tant e lem entin att ract ing an d mainta in ing a n eff ic ient transi t system . Low er densi t ies in the area t ransla te tofew er potential transit r iders, result ing in higher fare s and infrequ ent service . Den sit ies of 50units per hectare (20.2 units/acre) or more are needed to increase r idership to the point whereincreased f requen cy of serv ice can be just i f ied, thus mak ing t ransi t a more a t t ract ive opt ion toresidents.Staf f 's suppor t for the appl icant 's proposal to develop the s i te above the 35 uni ts/ha guidel inespeci f ied for the Neighborhood category in the OCP is pr imar i ly based on the locat ion of theproposed de velop me nt s i te on a fu ture co l lector -c lass road, the encou rage me nt of greaterdensi f icat ion and c lustered development on undeveloped Royal Bay lands, and thecompensatory ameni ty package being provided. Staf f a lso recognize that the OCP's densi ty"guidel ine" for the Neighbourhood category is in tended to "guide" rather than prescr ibe aninf lexible upper or lower l imit for density.The subject development proposal is consistent wi th the fo l lowing genera l OCP pol ic ies:Policy 3.10.2 - Flexible housing des ign will be encou raged to create affordable a nd adaptab le

housing options.


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Planning and Land Use Committee Report- OCP-03-12 & R Z-06-12467 Royal Bay Drive (Misra Architect Ltd.)

Policy 3.10.6 - Ensure buildings are sited to complement the type, use and character ofadjacent b uildings and ensure private outdoor space s for adjacent propertiesare respected.

Local Area PlanThe proposed development is in compl iance wi th the provis ions of the Royal Bay Local AreaPlan conta ined in Sect ion 26, Par t V of the OC P. The Loca l Are a Plan ident i f ies a t tache dresident ia l and apar tm ent resident ia l as perm it ted uses on the subject s i te . Th e only referenc eto densi t ies speci f ies overa l l maximums of 650 at tached dwel l ing uni ts and 500 apar tment uni tsth roughout the who le Roya l Bay a rea . Consequ ent ly , no ame ndm ents a re requ i red to the L oca lAre a Plan at th is time to faci li ta te the propo sal .Table 1 - OCP Land Use and Density Analysis

C R I T E R I A ' N E I G H B O U R H O O D ' O C PL A N D U S E D E S I G N A T I O N R O Y A L B A Y L O C A L A R E A P L A ND E V E L O P M E N T A S P R O P O S E D

L A N D U S E S P r e d o m i n a n t l y r e s i d e n t i a lp r e c i n c t t h a t s u p p o r t s ar a n g e o f l o w a n d m e d i u md e n s i t y h o u s i n g c h o i c e si n c l u d i n g s e c o n d a r y s u i t e s .

A t t a c h e d ( t o w n h o u s e )a n d a p a r t m e n t d w e l l i n gu n i t s

5 5 a t t a c h e d d w e l l i n g u n i t sa n d 15 a p a r t m e n t u n i t s

D E N S I T Y G U I D E L I N E 2 5 - 3 5 u n i t s / h e c t a r e M a x i m u m s o f 6 5 0a t t a c h e d r e s i d e n t i a l u n i t sa n d 5 0 0 a p a r t m e n t u n i t sf o r t h e e n t i r e R o y a l B a yd e v e l o p m e n t .

A p p r o x . 4 9 . 7 u n i t s / h e c t a r e

Environmental Development Permit AreaThe proper ty under appl icat ion fa l ls wi th in the Steep Slopes, Sensitive Ecosystems andHazardous Conditions Dev elopm ent Perm it Are a. Al thou gh the or ig ina l Roya l Bay Mas terDevelopment Permit (MDP-01-98) is st i l l appl icable wi th respect to addressing genera lenviron me nta l protect ion/ restorat ion issue s, the deve loper wi l l be required to apply for a newDev elopm ent Perm it cover ing s i te-speci f ic environ me nta l issues in con junc t ion wi th a " form andcharacter " DP.Form & Character Development Permit AreaThe subject property fal ls into the Neighbourhood Development Permit Area. This means that aDevelopment Permit Appl icat ion wi l l need to be submit ted, which wi l l need to meet theNeighbourhood Guidelines (Sect ion 23.0) and the General Intensive Multi-Family, Comm ercialand Light Industrial Guide lines (Sect ion 19.0) wi th in the OCP . Th e DP wi l l add ress issues suchas bui ld ing s i t ing and or ientat ion, scale and massing, exter ior f in ishes and archi tectura l features,s i te c i rcu lat ion, access and landscaping.

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2.5 Zoning Text Amendm entThe app l ican t has p roposed a zon ing am endm ent to acco mm oda te the deve lopm ent o f 55at tached townho uses an d 15 apar tm ent uni ts on the subject proper ty. The fo l lowing tablecompares the p roposed deve lopment to requ i rements w i th in the RBCD1 Zone and genera lpark ing requirements wi th in the Land Use Bylaw:Table 2 - Comparison of Proposed Development to Zoning Requirements

C R I T E R I A A L L O W A B L E / R E Q U I R E D U N D E RR B C D 1 P H A S E I AD E V E L O P M E N T A S P R O P O S E D ( 7 0 D W E L L I N G U N I T S )

S IT E A R E A = 1 . 4 1 HA ( 1 4 , 1 0 0 M 2 )

P E R M I T T E D U S E SSec 10.1.4

D e t a c h e d D w e l l i n g D u p l e x A t t a c h e d H o u s i n g Ot h er Uses

A t t a c h e d H o u s i n g A p a r t m e n t s *

P E R M I T T E D D E V E L O P M E N TS e c 1 0 . 1 . 6 ( 1 )

De t a ched 119 Dup lex 6 A t t a c h e d 1 0 3

Tot a l 2?8

De t a ched 119 Dup lex 6 A t t a c h e d 1 2 0 * A p a r t m e n t s 1 5 *

Tota l 260*D E N S I T YSec 10 . 1 . 6 (4 ) 3 7 u n i t s / h a 49 .7 u n i t s / h a *F L O O R S P A C E R A T I OSec 10 . 1 . 7 0 .4 0.69*L O T C O V E R A G ESec 10 . 1 . 7 35% 29 . 9%B U I L D I N G H E I G H TSec 10 . 1 . 7 8 . 5m

Bu i l d ing 'A ' = 9 . 5 m * Bu i l d ing 'B ' = 6 . 7m Bu i l d ing 'C = 5 . 3 m

B u i l d i n g ' D ' = 8 . 3 m Bu i l d ing 'E ' = 6 . 4 m Bu i l d ing ' F ' = 5 . 3m

Y A R D R E Q U I R E M E N T SSec 10.1.7 F ron t Yard Rear Yard Side Yard S ide Yard To t a l

4,5m 1 0 . 0 m 3 . 0m 6 . 0m

7 . 8 m ( B u i l d i n g ' A ' ) 6.5m/5.0m ( B l d g / D e c k ) * (Bu i l d ings 'D ' , ' E ' & 'F ' ) 1 1 . 4 m / 1 4 . 3 m ( B l d g ' A ' ) , 6 . 1 m ( B l d g ' D ' ) , 7 . 2 m ( B l d g ' F ') 25 . 7m (Bu i l d ing 'A ' ) , 13 . 3 m (Bu i l d ings 'D ' & ' F ' )

P R I V A T E A M E N I T Y S P A C ESec 10 . 1 . 11

A t t a c h e d h o u s i n g u n i t sr e q u i r e 1 5 m 2 ( w / n od i m e n s i o n < 3 m ) f o r o u t d o o rle i su re ac t i v i t i es

A l l a t t a c h e d h o u s i n g u n i ts w i l l h a v e p r i v a t e o u t d o o rl e i s u re a c t i v i t y a r e a s m e a s u r i n g n o t l e ss t h a n 1 5 m 2 i na r e a ( w / n o d i m e n s i o n < 3 m )

O F F - S T R E E T P A R K I N GSec 2 . 2 . 0 1

1 6 0 S p a c e s T o t a l(1 . 5 / d we l l i ng un i t p lus 1 f o re a c h 1 0 0 m 2 o f b u i l d i n g f l o o ra r e a e x c e e d i n g 6 0 m 2 t i m e st h e # o f d w e l l i n g u n i t s )

140 Spaces T o t a l *(85 Secured / 55 Sur f ace inc lud ing5 spaces f o r pe rsons w i t h d i sa b i l i t i es )

B I C Y C L E P A R K I N GSec 2 . 2 . 09

Class l - l / u n i t = 70 Spaces C lass 2 - 6 space rack a t each

e n t r a n c e t o a p a r t m e n t b ldgs C lass 1 - 7 0 (10 cages + 60 hoo ks i n Bu i l d ing 'A ' ga ra ge) Class 2 - 1 2 x 6 spa ce racks ( i n c l . 2 x 6 space rack a t each

e n t r a n c e t o B u i l d i n g ' A ' )

As shown in Table 2 above, in order to faci l i ta te the proposed development , the RBCD1 Zonewi l l need to be amended in the fo l lowing ways:

The maximum al lowable number o f a t tached dwel l ing un i ts wi th in Phase 1A,pursuant to Sect ion 10.1.6(1) of the Land Use Bylaw, No. 151 , from 103 to 120 units;


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The maximum al lowable number o f dwel l ing un i ts wi th in Phase 1A, pursuant toSect ion 10 .1.6(1) of the Land Us e Bylaw, No. 15 1, to include prov i s i on s for 15apartment dwel l ing units; a n d The maximum al lowable number o f dwel l ing un i ts with in Phase 1A, pursuant toSect ion 10.1.6(1) of the Land Use Bylaw, No. 15 1, from a total of 228 dwel l ing unitsto a total of 260 dwel l ing units .

Add i t iona lly , s ite spec i fi c tex t am endm ents to the RBC D1 Zon e w i ll be requ i red to acco mm odatethe proposed development as fo l lows: The m axi m u m a l lo w ab le d eve lo p m en t d en s i ty for a t tached housing on any one lo t ,pursuant to Sect ion 10.1.6(4) of the Land Use Bylaw, No. 151 , from 37 unit s/h a to 49.7

uni ts /ha; The maximum al lowable f loor s p a c e ratio for a t tached housing lo ts, pursuant toSect ion 10.1.7 of the Land Use B ylaw, No. 15 1, from 0.4 to 0.69; The maximum al lowable bu i ld ing he ight for a t tached housing lo ts, pursuant to Sect ion10.1.7 of the Lan d Use Bylaw, N o. 151 , from 8.5m (27.8 ft) to 9.5m (31.2 ft) forBui ld ing 'A ' ; a n d The minimum al lowable rear yard s e tba c k requirement for a t tached housing lo ts,pursuant to Sect ion 10.1.7 of the Land Use Bylaw, No. 151, from 10.0m (32.8 ft) to6.5m (21.3 f t) for principle bui ldings and from 10.0m (32.8 ft) to 5.0m (16.4 ft) fora s s o c i a t e d exter ior u n e n c l o s e d d e c k s .

Staf f fee l i t would be appropr ia te to provide a zoning text amendment to amend the number ofpermit ted dwel l ing uni ts in Phase 1A of Royal Bay and to provide s i te speci f ic zoningamendments as descr ibed above .2 .6 Comm unity Amenity ContributionsCommuni ty Amen i ty Reserve FundAs per Counci l Pol icy and requirements wi th in the RBCD1 zone, the appl icant wi l l contr ibute$3,000 per uni t to the Community Ameni ty Reserve Fund.Af fordable Housing Reserve FundAs per Counci l Pol icy and requirements wi th in the RBCD1 zone, the appl icant wi l l contr ibute$500 per uni t to the Af fordable Housing Reserve Fund.Publ ic Ar t Reserve FundThe appl icant has proposed to contr ibute $500 per uni t to the Publ ic Ar t Reserve Fund.Beaut i f icat ion Reserve FundThe appl icant has proposed to contr ibute $500 per uni t to the Beaut i f icat ion Reserve Fund.


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approxim ate ly 36.4 vehic le tr ips per A.M . peak-ho ur . This wou ld represent about 1 8 % of thetota l t ra f f ic generated by developments accessing Royal Bay Dr ive, inc luding the RegencyPlace subdiv is ion present ly under develo pm ent , but not taking in to accoun t potent ia ldeve lopm ent in fu ture phases of Royal Bay at such t ime as Roya l Bay Dr ive is ex ten de d.2.10 Public TransitCurrent Transi t AccessThe proposed de velop men t s ite is approx imate ly 180m f rom a sect ion of W isha r t Ro ad that isserv iced by the "59 Tr iangle Mounta in Loop" Bus Route that of fers l imi ted serv ice dur ing the dayand ear ly evenings to the Langford Exchange at Stat ion Avenue. The s i te is a lso locatedapprox imate ly 600 m away f rom the "52 Co lwood to Lang fo rd /Weste rn Exchange" Bus Route ,wh ich p rov ides serv ice be tween Langfo rd Exc hange and Weste rn Exchang e ( loca ted a t theintersect ion of the Is land Highway and Ocean Boulevard) every 30 minutes throughout the dayand night.

Future Transi t AccessThe locat ion of the s i te is a lso wi th in approximate ly 500m of the fu ture "Frequent ServiceCorr idor " designated by BC Transi t a long Lator ia Road.2.11 Infrastructure and ServicingCur ren t Roads and AccessVehicu lar access to the deve lopm ent wi ll be f rom Royal Bay Dr ive. An in ternal dr ivewa yprovides access from Royal Bay Drive to the easter ly ( lower) port ion of the site.Statutory Right-of -WavThe appl icant has agreed to provide a cont inuous statutory r ight -of -way (SRW) f rom Royal BayDr ive a long the in ternal dr iveway of the proper ty, inc luding over a whe elcha ir acc ess ib le ra mp atthe southern corner of the proper ty, termin at ing at the bound ary of Per im eter Park. Th e in tentof th is SRW is to provide publ ic access f rom Royal Bay Dr ive to Per imeter Park to the east .SewersThe subject proper ty is cur rent ly serv iced by munic ipal sani tary sewers.2.12 ParkingThe p roposed deve lopmen t p rov ides a to ta l o f 140 off -street parking s p a c e s , inc luding 5disabled parking sta l ls . An othe r way of descr ib ing th is is 2.0 parking s p a c e s per dwel l ingunit. Sect ion 2.2.01 of the Land Use Bylaw, No. 60 requires the proposed development toprovide a total of 160 of f -street park ing space s. This me ans that s i te speci f ic text am end me ntsto the RBCD1 zone re lated to park ing wi l l be required to accommodate the proposeddeve lopme nt as fo llows:

The requi red number o f o f f -s t reet veh ic le park ing s p a c e s , pursuant to Sect ion 2.2.01of the Land Use Bylaw, No. 1 5 1 , from 160 to 140 parking stal ls .Staf f have no object ions to the requested parking var iance g iven the provis ion for ample shor tand long term bicycle parking on-site and, f inal ly, the proximity of the site to public transit .


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Planning and Land Use Comm ittee Report- OCP-03-12 & RZ-06-12467 Royal Bay Drive (M isra Architect Ltd.)

Consider ing the above, i t is not unreasonable to assume that many residents and v is i tors wi l lchoose a l ternat ive modes of t ranspor tat ion.2.13 Nuisance MitigationIn order to mit igate the potent ia l for nu isances associated wi th new developments, Counci l maywish to include in the development agreement covenant severa l requirements for the developerto include in a l l construc t ion and s ite serv ic ing contracts. Staf f reco mm en d that the de velop erprovide a $5,000 refundable deposi t to the Ci ty that may be used to enforce the fo l lowingrequirements, i f necessary:

1. No construct ion vehic les, t rades vehic les or employees vehic les shal l park on publ icroads and al l such parking shall be provided on pr ivate property;2 . Any area of the s i te used as an entrance shal l have a c lean gravel pad the fu l l w idth ofthe entrance by 10 metres deep and, i f deemed necessary by the Ci ty Engineer , a hoseand nozzle which shal l be used to c lean vehic le wheels before they leave the s i te ;3. Any du st , mud , stone or other m ater ia l on the road in the v ic in i ty of the prop er ty shal l becleaned up at the f in ish of each day on which work on s i te occurs regard less of thesupposed source of that mater ia l ;4 . All gravel or dir t roads within the site shall be treated to el iminate the creat ion of airbornedust i f , in the opin ion of the Ci ty Engineer , i t creates an unreasonable nuisance to otherp roper ty owners ;5. No on-site proce ssin g of soi l or grav el or other similar mater ial shall be carr ie d out if , in

the opin ion of Counci l , i t const i tu tes an unreasonable nuisance to adjacent proper tyowners ;

6. No mater ia l shal l be depo si ted or stored and no work may be car r ied out on the pu bl icroad or boulevard area wi thout a permit f rom the Ci ty;7. A protecte d pede str ian wa lkw ay sha ll be ma intain ed on al l pub lic road s in fron t of or inthe s i te dur ing the ent i re course of construct ion; and

8. Contrac tors shal l provide on-si te em ergen cy spil l k i ts whe nev er equipm ent is work ing onthe s i te .

2.14 Staff CommentsCity Engineers Comm ents:No objections, subject to the following conditions: Construction to EnerGuide 82 and/or ASHAE 90.1 - 2010; Inclusion of plugs for charging electric vehicles (240V); Solar ready; Landscape Perimeter Park; Provide pedes trian and cycling acces s conne ctivity with trail from Wishart and Perime ter to Roya lBay trail system to east and west property to north; and Inclusion of LED streetlights.


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Chief Building Inspector's Comm ents:No objections, subject to the following conditions: The use of Building 'A' may be classified as a "B3 - Care Occupancy" and the building coderequirements therein;

Incorporate exterior architectural features to max imize solar gain from low winter sun anglesand minimize solar gain from high summer sun angles; Achieve an EnerGuide 82 rating or an ANSI/ASHRAE/IESNA -2010 equivalent rating for energyreduction; and Where buildings are principally used for seniors accomm odations provide ample secure chargingstations for power scooters.

Fire Department Comm ents:1. Fire flows must be provided as calculated by using the Fire Underwriters Survey Formula (FUS)calculation method. Provide an FUS calculation for each building within the proposed development.2. All water supply infrastructure including fire hydrants shall be installed, tested, and verified asmeeting the fire flow requirements before above ground co nstruction comme nces.3. All access and turning radius within the development must meet requirements of the BC B uildingCode to facilitate access to front entrances of all buildings and be a minimum of 6 metres in width.4. Parking within the development must be confined to designated parking stalls. Access roads andtravel surfaces must be maintained at a minimum of 6 meters to ensure access for emergencyvehicles.5. A fire hydrant(s) shall be supplied m eeting the city specification in a suitable location that is no morethan 45 metres between hydrant and fire department connection.6. Building 'A' shall be provided with a Fire Safety Plan that has been reviewed and approved beforeoccupancy is permitted.7. The development site shall be provided w ith a Construction Fire Safety Plan that has been reviewedand approved before a building permit is issued.8. Underbuilding parking area ventilation equipment shall be provided with means of manual overrideoperation in a location adjacent to each building fire alarm annunciator panel.9. The underbu ilding parking secu rity gate shall be provided w ith an external magne tic contact and lockbox to allow access by emergency personnel. This must be coordinated with the fire department andthe required lock box is available on an at cost basis.10. Fire alarm annunciator panels shall be located at the main entrance to Building 'A' and be suppliedwith an exterior blue strobe light that will illuminate upon alarm activation of the fire alarm panel.11. All fire department connections for the building sprinkler systems shall have brass caps and chainsand be located on the face on the building adjacent to the front entrance.12. All mechanical and service room doors or areas shall be labelled with minimum 2 inch lettering.13. All firefighting connections shall be 2 1A" BC fire thread. Interior standpipe conn ections sh all be 2 Vi"fire service thread with a reducing cap to compatible 1 A" fire thread.14. Fire alarm sequencing between above grade buildings and common underground levels must bereviewed and approved by the fire department.15. Shrubs, trees, or other obstructions or design features or installations shall not obstruct or hinder theaccess to or use of fire hydrants or fire department connections.16. The civic address for this structure shall be incorporated into appropriate building signage thatcomplies with local addressing bylaw.


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2.15 Other Agency Comm entsFortisBC Comments:Gas pipelines exist within the road allowanc e(s) fronting and into the develop men t. Thedeveloper is to contact BC 1 Call at 1-800-474-6886 a minimum of 48 hours ahead of anyexcav ations within the road allowance s to obtain gas location records.If the develop er requires ga s servicing to the develop men t they shall contact FortisBC at 1-888-224-271 0, by the internet at www.fortisbc.com then select 'natural gas' or by subm ission bytheir Civil Cons ultant to gasservice(Q).fortisbc. co m supplying the required information for design.The develop er is to allow a minimu m of 4 mon ths lead time prior to installation.Chris Silburn,Planning & Design TechBC Transit Comm ents:Overall Transit ImpactThe proposed site: Is currently served by transit on Wish art Road .Bus Stops and Stations There are existing transit stops in the area, the closest being in the 3400 block of Wish artRoad . The closest existing transit stop should be upgrade d to be universally access ible(wheelcha ir, scooter, etc. access ible), ideally the sidewalk would be 3 metres wide for a 6metre s tretch at the bus stop, to allow for the placem ent of future s treet furniture and forease of boarding/alighting passengers with mobility aids. The proposed developmentshould h ave a conne cting sidewa lk to the transit stop.Alison McDonaldTransportation Planner

3 . O P T I O N SIn regard to Of f ic ia l Community Plan Amendment Appl icat ion No. OCP-03-12 a n d Z o n in gAm endm ent App l ica tion No. RZ-06-12 , the Comm i t tee may:

a) Rec om me nd to Counc il tha t appropr ia te zon ing am endm ent and Of f icia l C omm uni tyPlan amendment bylaws be prepared subject to condi t ions; O R

b) Defer the app l icat ion for fur ther in form at ion; O Rc) Recommend to Counci l that the appl icat ion be denied.

4 . F I N A N C I A L I M P L I C A T I O N SThe fo l lowing table l is ts the est imated fees, charges and contr ibut ions associated wi th theproposed deve lopment :


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Table 3 - Estimated Fees, Charges and Contributions Summary (Based on 70 units)T Y P E O F P A Y M E N TO R C O N T R I B U T I O N

A M O U N T O F P A Y M E N TO R C O N T R I B U T I O N T IM ING O F P A Y M E N T

AP P L I C AT I ON F E E S R e z o n in g A m e n d m e n t D e v e l o p m e n t P e r m i t . $ 3 , 968 . 75 $ 7 , 090 . 22 Paid P r i o r t o D e v e l o p m e n t P e r m i t i s s u a n c e

D E V E L O P M E N T C O S T C H A R G E S M u n i c i p a l R o a d s M u n i c i p a l S e w e r s CRD Wa t er Serv i ces

$ 1 5 7 , 1 5 0 . 0 0 $ 1 3 2 , 8 9 5 . 0 0. $ 1 6 2 , 6 4 0 . 1 0

P r io r t o Bu i l d in g Perm i t i s suance Pr io r t o Bu i l d ing Pe rm i t i s suance Pr io r t o Bu i l d in g Pe rm i t i s suance

S C H O O L SITE A C Q U I S I T I O N C H A R G E S Schoo l D is t r i c t No . 62 $ 4 3 , 9 6 0 . 0 0 Pr io r t o Bu i l d ing Pe rm i t i s suance

A F F O R D A B L E H O U S I N G R E S E R V E F U N D $ 3 5 , 0 0 0 . 0 0 P r io r t o Bu i l d in g Pe rm i t i s suance

C O M M U N I T Y A M E N I T Y R E S E R V E F U N D S 2 1 0 , 0 0 0 . 0 0 Pr io r t o Bu i l d ing Perm i t i s suance

PUBL IC A R T R E S E R V E F U N D $ 3 5 , 0 0 0 . 0 0 P r io r t o Bu i l d ing Perm i t i s suance

BEAUTI F I C AT I ON R E S E R V E F U N D $ 3 5 , 0 0 0 . 0 0 P r i o r t o B u i l d i n g P e r m i t i s s u a n c eT O T A L E S T I M A T E D P A Y M E N T S A N DC O N T R I B U T I O N S ( KNOWN A T T H I S T I M E ) $ 8 2 2 , 7 0 4 . 0 7

5 . C O M M U N I C A T I O NA not ice regard ing considerat ion of th is appl icat ion by the Planning and Land Use Commit teewas mai led to 210 owners and occupants of proper t ies located in Phase 1A of Royal Bay onMay 10, 201 3. It shou ld be noted that th is not i f icat ion area far exc eed s the m in im umrequiremen t of proper t ies wi th in 75m of the subject proper ty. As of the date of th is repor t , thePlanning Depar tment has received approximate ly 82 p ieces of cor respondence re lated to thesubject appl icat ion.I t should be noted that the appl icant has held two (2) in format ional community meet ingsregard ing potent ia l deve lopm ent of the subject proper ty. The f i rs t was held on January 22, 2013f rom 7 - 9 :00pm at the Olympic View Gol f Course (643 Lator ia Ro ad) . The sec ond wa s held onMarch 26 , 2013 f rom 5 - 8 :00pm at the Colwoo d Ci ty Hal l (3300 Wisha r t Road ) . I t sho uld a lsobe noted that a previous desig n schem e which wa s aban don ed in favo ur of the cur rent p ropos alincluded 2 s ix-storey bui ld ings (one condominium bui ld ing and one seniors housing bui ld ing)wi th 15 two-storey townhouse uni ts (139 dwell ing units total) .

6 . R E C O M M E N D A T I O NThe fo l lowing recommendat ion is of fered for considerat ion:

That the Plann ing and L a n d U s e C o m m it te e R e c o m m e n d t o C o u n c i l :A . Th at s ta f f p rep are an O f f i c i a l C o m m u n i ty P lan am en d m en t b y law w h i ch

w o u l d :


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Planning and Land Use Committee Report- OCP-03-12 & RZ-06-12467 Royal B ay Drive (Misra Architect LUI.)

1. Increase the General Neighbourhood Densi ty Target range f rom 25 - 35 uni ts perhectare to 25 - 50 units per he ctar e for only the R o y a l B a y L o c a l A r e a ; a n d2. Increase the General Cor r idor Densi ty range f rom 50 - 70 uni ts per hectare to 51 -70 un i ts per hectare for the R o y a l B a y L o c a l A r e a .

B . Th at s taf f prepare a zon ing amen dme nt by law, inc lud ing p r o v i s i o n s fo rrequi red contr ibut ions to the Af fordable Housing R e s e r v e F u n d , C o m m u n i t yAm en i ty R e s e r v e F u n d , P u b l ic Art R e s e r v e F u n d an d th e Beau t i f ca t i o nR e s e r v e F u n d in the amount of $500, $3,000, $500 an d $500 per dwe l l ing un i tr e s pe c t i v e l y , s u c h that the se ame ni ty contr ibut ions are co l lect ed pr ior to thei s s u a n c e of a building permit for any construct ion beyond one dwel l ing un i t ,s u c h that, i f and when prov i s i on s are m ad e i n a Deve lo p m en t Ag reem en t i nthe form of a reg istrab le s e c t i o n 2 1 9 , Land Title Act C o ve n an t f o r th efo l lowing condi t io ns, cons ider at ion will be g iven to the adopt ion of thez o n i n g am en d m en t b y law :

Bicycle Parking and Storage1. The guidel ines conta ined in Sect ion 2.2.12 of the Land Use Bylaw, which per ta in tothe provis ion of b icycle parking and storage be fo l lowed as mandatory guidel ines;Public Access to Perimeter Park2. A statutory r ight -of -way be registered over the subject proper ty g iv ing publ icaccess f rom Royal Bay Avenue to Per imeter Park to the sat is fact ion of the Directorof Planning;Drainage3. Com plet ion of a storm water mana gem ent p lan prepa red by a professiona lengineer , which ensures post-development runof f does not exceed pre-development run-of f , and that stormwater is proper ly t reated using o i l /gr i tin terceptors and/or b ioswales and ra in gardens before being d isposed of onsi te orotherwise d ischarged to the sat is fact ion of the Ci ty Engineer ;4 . Regist rat ion of a rest r ic t ive stormwater maintenance covenant against the t i t le ofthe subject proper ty pr ior to the issuance of the occupancy permit be ing granted;Site Access5. Al l cons truct ion access to the s ite to be v ia Roya l Bay Dr ive prov ided that theDeveloper ensures c lear s ight l ines to the sat is fact ion of the Ci ty Engineer beforeusing th is access for construct ion t ra f f ic and that i f and when, in the opin ion of theCity Engineer , there is a need for f lag persons to contro l t ra f f ic on Royal BayAvenue for the safety of that access, the Developer shal l on ly use the access forconstruct ion t ra f f ic wi th the f lag persons in at tendance;Fire and Life Safety6. F ire f lows must be provided as ca lcu late d by using the F ire Und erwr i ters S urveyForm ula (FUS ) ca lcu lat ion metho d. Provide an FUS calcu lat ion for ea ch bui ld ingw i th in the p roposed deve lopment ;


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7. Al l wa ter supply in f rast ructure including f i re hydrants shal l be insta l led, tested andver i f ied as meet ing the f i re f low requirements before above ground construct ionc o m m e n c e s ;8. Al l acce ss and turn ing radius wi th in the dev elopm ent must mee t require me nts ofthe BC Bui ld ing Code to faci l i ta te access to f ront entrances of a l l bu i ld ings and bea min imum of 6 metres in width;9. Parking wi th in the deve lopm ent must be conf ine d to desig nate d parking sta l ls .Access roads and t ravel sur faces must be mainta ined at a min imum of 6 meters toensure access fo r emergency veh ic les ;10 . A f i re hydrant(s) shal l be suppl ied meet ing the c i ty speci f icat ion in a su i tab lelocat ion that is no more than 45 metres between hydrant and f i re depar tmentconnect ion ;11. Bui ld ing 'A ' shal l be provided w i th a F ire Safety Plan that has bee n review ed andapproved before occupancy is permit ted;12. The development s i te shal l be provided wi th a Construct ion F ire Safety Plan thathas been reviewed and approved before a bui ld ing permit is issued;13 . Underbui ld ing parking area vent i la t ion equipment shal l be provided wi th means ofmanual over r ide operat ion in a locat ion adjacent to each bui ld ing f i re a larmannunc ia to r pane l ;14 . The underbui ld ing parking secur i ty gates shal l be provided wi th an externalmagne t ic con tac t and lock box to a l low access by em ergenc y person ne l . Th ismust be coord inated wi th the f i re depar tment and the required lock box is avai lab leon an at cost basis;15 . Fire a larm annunciator panels shal l be located at the main entrance to Bui ld ing 'A 'and be suppl ied wi th an exter ior b lue st robe l ight that wi l l i l luminate upon a larm

act ivat ion of the f ire a larm pane l ;16 . Al l f i re depar tment connect ions for the bui ld ing spr inkler systems shal l have brasscaps and chains and be located on the face on the bui ld ing adjacent to the f ronten t rance ;17 . Al l mechanica l and serv ice room doors or areas shal l be labeled wi th min imum 2

inch le t ter ing;18. Al l f i re f ight ing connect ions shal l be 2 Vi BC f i re thre ad. In ter ior stan dpip econnect ions shal l be 2 Vz f i re serv ice thread wi th a reducing cap to compat ib le 1

Vi' f i re thread;19 . F i re a la rm sequenc ing be tween above g rade bu i ld ings and common underground

levels must be reviewed and approved by the F ire Depar tment ;20 . Shrubs, t rees, or other obstruct ions or design features or insta l la t ions shal l notobstruct or h inder the access to or use of f i re hydrants or f i re depar tmentconnect ions ;21 . The civ ic address for th is st ructure shal l be incorporated in to appropr ia te bui ld ingsignage that compl ies wi th local addressing by law;


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Energy Efficiency22 . Al l park ing spaces located wi th in Bui ld ing 'A ' w i l l be serv iced wi th wir ing condui tand/or condui t and wir ing for the insta l la t ion of ind iv idual e lect r ic out le ts capable ofrecharg ing e lect r ic cars;23 . The insta l la t ion of "smar t ho me " system s in a ll un i ts that enable res idents the abi l i tyto contro l heat ing, cool ing and l ight ing systems, as wel l as moni tor energyco n su m p t io n ;24. Al l construct ion wi l l meet or exceed the Energuide 82 energy ef f ic iency rat ing;25. High-eff iciency plumbing f ixtures in al l units; and26 . The contract ing (at the developer 's expense) of a qual i f ied th i rd-par ty to review thebui ld ing design drawings pr ior to approval o f the bui ld ing permit and moni tor andrepor t to Ci ty Staf f throug hou t the construc t ion pha se of the de velop me nt , w i th thein ten t o f ve r i f y ing tha t the deve lopment meets the Energu ide 82 per fo rmancestandard .Form and Character27. The development wi l l be substant ia l ly compl iant wi th the s i te p lan presented at thet ime of Publ ic Hear ing to the sat is fact ion of the Director of Planning;28. The in ternal park ing area st reetscape shal l be of a h igh-qual i ty wi th extensive useof br ick pavers, t reated concrete and ample lan dscaping p lant ings includin g na t iveshrubs and t rees to the sat is fact ion of the Director of Planning through adeve lopment permi t .Road Improvements29. Frontage improvements shal l be provided to the sat is fact ion of the Director of

Planning an d the Ci ty Enginee r .Construction Nuisance Mitigation30. The fo l lowing nuisance mit igat ion measures shal l be conta ined in a l l construct ionor s i te serv ic ing contracts wi th a $5,000 refundable deposi t which the Ci ty may useto enforce, i f necessary:

a) No construct ion vehic les, t rades vehic les or employees vehic les shal l park onpubl ic roads and a l l such parking shal l be provided on pr ivate proper ty;b) Any area of the s i te used as an entrance shal l have a c lean gravel pad thefu l l w idth of the entrance by 10 met res deep and , i f deemed necessary by the

City Engineer , a hose and nozzle which shal l be used to c lean vehic le wheelsbefore they leave the s i te ;c) Any dust , mud, stone or other mater ia l on the road in the v ic in i ty of theproper ty shal l be c leaned up at the f in ish of each day on which work on s i teoccurs regard less of the supposed source of that mater ia l ;d) Al l gravel or d i rt roads wi th in the s i te shal l be t reated to e l im inate the creat ionof airbo rne dus t if , in the o pinion of the City Eng ineer, i t cre ate s a nunreasonable nuisance to other proper ty owners;


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Planning and Land Use Committee Report - OCP-03-12 & R Z-06-12467 Royal Bay Drive (Misra Architect Ltd.)

e) No on-site processing of soi l or gravel or other similar mater ial shall becarr ied out i f , in the opinion of Council , i t const itutes an unreasonablenuisance to adjacent proper ty owners;f) No mater ia l shal l be deposi ted or stored and no work shal l be car r ied out onthe publ ic road or boulevard area wi thout a permit f rom the Ci ty;g) A protected pedestr ian walkway shal l be mainta ined on a l l publ ic roads infront of or in the site dur ing the ent ire course of construct ion, andh) Contractors shal l provide on-si te emergency spi l l k i ts whenever equipment isworking on the s i te .

Respect fu ll y sub mi t ted ,

R ich a rd W a lke r C P TPlanning Tech nic ian Director of Planning

R e v i e w e d by:

Russ C a m e f o n , LAFCFire Chief Flo Pikula, R.B.O.Chief Bui ld ing Inspector

Attachments:APPENDIX 1: Arch i tec tu ra l Drawings da ted Sep t 28 , 2012 (8 Pages) ;APPENDIX 2: Si te Plan as per DP-0 8-06 issue d July 4, 2006 (1 Pa ge) ; andAPPENDIX 3 : Map - P ermi t ted Deve lopm ent in Phase 1A RBCD 1 Zone .


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Planning and Land Use Committee Report

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Transcript of Planning and Land Use Committee Report