City of Colwood

REPORT
File: Date: To: Date: From: RE: 3 3 6 0 - 3 0 / 1 8 7 1 3 a n d 3360-20/18712 May 13, 2013 Planning and Land U s e Committee May 2 1 , 2013 Planning Technician / Director of Planning Official 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 No. 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 i c a t i o n No. R Z - 0 6 - 1 2 4 6 7 Royal Bay Drive - Misra Architect Ltd.

1.

SUMMARY

The proposed Official Community Plan (OCP) amendment (to increase the maximum general density target within the Royal Bay Local Area) and Land Use Bylaw zoning text amendment (to amend the existing "RBCD1 Zone") are requested to facilitate the construction of a 70-unit development containing 55 attached townhouses and 15 attached apartment units on the property located at 467 Royal Bay Drive. The application is being presented to the Committee for a recommendation to Council concerning the processing of an Official Community Plan re-designation bylaw and a zoning amendment bylaw. 2. OVERVIEW P. Misra (Misra Architect Ltd.) 0775740 BC Ltd., Inc. No. BC0775740 467 Royal Bay Drive Lot 1, Section 39, Esquimalt District, Plan VIP80197 Royal Bay CD1 (RBCD1 - Phase 1A) Zone (No Change - Text Amendment Only) Neighbourhood (No Change - Text Amendment Only)

Applicant: Owner: Location: Legal: Existing Zoning: Proposed Zoning: Existing OCP Designation: Proposed OCP Designation: DP Area:

Form and Character - Neighbourhood

City of Colwood

| 3300 Wishart Road | Victoria BC V 9 C 1 R 1 | P: 250 478 5999 E: planninq@colwood.ca | W e b : www.colwood.ca

F: 250 478 7516

Planning and Land Use Committee Report- OCP-03-12 & RZ-06-12 467 Royal Bay Drive (Misra Architect Ltd.)

2.1

Purpose

The applicant wishes to develop the property located at 467 Royal Bay Drive by constructing 6 separate buildings containing 55 attached townhouse units and 15 residential apartments (70 dwellings units total). Building 'A' fronts Royal Bay Drive and contains 30 townhouse units and 15 apartment units. The remaining 25 townhouses are situated within 5 buildings (Buildings 'B' through ' F ) on the easterly portion of the site and are all accessible via an interior no-thru driveway. 2.2 Background

On July 4, 2006, the City of Coiwood issued Development Permit No. DP-08-06, which permitted the development of a 38-unit attached townhouse project. It should be noted that since 24 months have lapsed since the issuance of this Development Permit, any future proposals will need to have the benefit of a new Development Permit being issued. 2.3 Site Description & Context

The subject property is cleared of most vegetation and contains a surplus of well-drained rock materials. This site was likely cleared in the spring on 2005 and some re-grading took place for installing drainage works. The subject application proposes to increase the number of allowable units by 32, for a total of 70 residential dwelling units. The property to the north is within a future phase of the Royal Bay Development (Phase 1B) and contains Murray's Pond, which has been proposed as park. The property to the east is a public park called Perimeter Park. Directly abutting the south side of the subject property are seven (7) one-family dwelling properties fronting on Promenade Crescent. To the west, on the opposite side of Royal Bay Drive, is a property currently addressed as 3479 Wishart Road. This property is nearing the final approval stage to permit subdivision of the parcel into 57 one-family dwelling small lots.

Planning and Land Use Committee Report- OCP-03-12 & RZ-06-12 467 Royal Bay Drive (Misra Architect Ltd.)

2.4

Official

Community

Plan

(OCP)

Density The subject property is located within the Neighbourhood land use designation, which calls for the development of a "predominantly residential precinct that supports a wide range of low and medium density housing choices...". The Neighbourhood designation sets density target ranges of 25-35 dwelling units per hectare along non-corridor roads and 50-70 units per hectare along transportation corridors connecting centres. The proposed development would raise the density on the site in question to approximately 49.7 units per hectare, which represents a 4 2 % increase from the current high-end density target set in the OCP (35 u/ha). Notwithstanding that the proposal at hand involves a density bonusing component pursuant to Section 904 (Zoning for Amenities) of the Local Government Act, the density permitted through a bonusing mechanism in a zoning amendment cannot exceed the density allocated in the OCP. Hence, there is no opportunity to permit bonus density without amending the OCP in this case. Accordingly, the Committee may wish to consider revising the upper limit of the density range from 35 to 50 units per hectare specifically for lands designated Neighbourhood within the Royal Bay area. It should be noted that the zoning presently on the site (RBCD1) is actually inconsistent with the maximum OCP density in that it allows a maximum of 37 units per hectare, not 35. Essentially, however, this discrepancy is a moot point given that the overall limit on attached housing established in the current zoning is 103 total townhouse units. With 65 townhouses already developed in this area, only 38 are possible at 467 Royal Bay Drive if this specific limit on attached housing is not changed. Also, the zoning on the site pre-dates the establishment of the present OCP designation by several years and therefore takes precedence. Zoning amendments which would be necessary to accommodate the proposed development are discussed later in Section 2.5 ofthis report. Generally-speaking, medium-level densities in the Royal Bay area will be an important element in attracting and maintaining an efficient transit system. Lower densities in the area translate to fewer potential transit riders, resulting in higher fares and infrequent service. Densities of 50 units per hectare (20.2 units/acre) or more are needed to increase ridership to the point where increased frequency of service can be justified, thus making transit a more attractive option to residents. Staff's support for the applicant's proposal to develop the site above the 35 units/ha guideline specified for the Neighborhood category in the OCP is primarily based on the location of the proposed development site on a future collector-class road, the encouragement of greater densification and clustered development on undeveloped Royal Bay lands, and the compensatory amenity package being provided. Staff also recognize that the OCP's density "guideline" for the Neighbourhood category is intended to "guide" rather than prescribe an inflexible upper or lower limit for density. The subject development proposal is consistent with the following general OCP policies: Policy 3.10.2 Flexible housing design will be encouraged to create affordable and housing options. adaptable

Planning and Land Use Committee Report- OCP-03-12 & RZ-06-12 467 Royal Bay Drive (Misra Architect Ltd.)

Policy 3.10.6 -

Ensure buildings are sited to complement the type, use and character of adjacent buildings and ensure private outdoor spaces for adjacent properties are respected.

Local Area Plan The proposed development is in compliance with the provisions of the Royal Bay Local Area Plan contained in Section 26, Part V of the OCP. The Local Area Plan identifies attached residential and apartment residential as permitted uses on the subject site. The only reference to densities specifies overall maximums of 650 attached dwelling units and 500 apartment units throughout the whole Royal Bay area. Consequently, no amendments are required to the Local Area Plan at this time to facilitate the proposal.
Table 1 - OCP Land Use and Density Analysis
'NEIGHBOURHOOD' O C P CRITERIA ROYAL BAY LOCAL A R E A PLAN LAND U S E DESIGNATION

DEVELOPMENT AS PROPOSED

LAND USES

Predominantly residential precinct that supports a range of low and m e d i u m density housing choices including secondary suites.

Attached (townhouse) and a p a r t m e n t dwelling units

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

DENSITY GUIDELINE

25-35 units/hectare

Maximums of 650 attached residential units and 500 apartment units f o r t h e e n t i r e R o y a l Bay development.

Approx. 49.7 units/hectare

Environmental

Development Permit Area

The property under application falls within the Steep Slopes, Sensitive Ecosystems and Hazardous Conditions Development Permit Area. Although the original Royal Bay Master Development Permit (MDP-01-98) is still applicable with respect to addressing general environmental protection/restoration issues, the developer will be required to apply for a new Development Permit covering site-specific environmental issues in conjunction with a "form and character" DP. Form & Character Development Permit Area The subject property falls into the Neighbourhood Development Permit Area. This means that a Development Permit Application will need to be submitted, which will need to meet the Neighbourhood Guidelines (Section 23.0) and the General Intensive Multi-Family, Commercial and Light Industrial Guidelines (Section 19.0) within the OCP. The DP will address issues such as building siting and orientation, scale and massing, exterior finishes and architectural features, site circulation, access and landscaping.

Page 4

Planning and Land Use Committee Report- OCP-03-12 & RZ-06-12 467 Royal Bay Drive (Misra Architect Ltd.)

2.5

Zoning

Text

Amendment

The applicant has proposed a zoning amendment to accommodate the development of 55 attached townhouses and 15 apartment units on the subject property. The following table compares the proposed development to requirements within the RBCD1 Zone and general parking requirements within the Land Use Bylaw:
Table 2 - Comparison of Proposed Development to Zoning
ALLOWABLE / CRITERIA R B C D 1 PHASE I A

Requirements
DEVELOPMENT AS PROPOSED ( 7 0 DWELLING UNITS) SITE A R E A = 1 . 4 1 H A ( 1 4 , 1 0 0 M )
2

REQUIRED UNDER

PERMITTED USES

Detached Dwelling Duplex Attached Housing Other Uses Detached Duplex Attached Total 119 6 103 2?8

Attached Housing Apartments*

Sec 10.1.4

PERMITTED DEVELOPMENT

Detached Duplex Attached Apartments Total

119 6 120* 15* 260*

Sec 10.1.6(1)

DENSITY

Sec 10.1.6 (4)

FLOOR SPACE RATIO

37 u n i t s / h a 0.4

49.7 u n i t s / h a *

Sec 10.1.7
LOT COVERAGE

0.69* 29.9% Building 'A' = 9 . 5 m * Building 'B' = 6.7m Building ' C = 5.3m Building ' D ' = 8.3m Building 'E' = 6.4m Building 'F' = 5.3m

Sec 10.1.7
BUILDING HEIGHT

35%

Sec 10.1.7

8.5m

YARD REQUIREMENTS

Sec 10.1.7 Front Yard Rear Yard Side Yard Side Yard Total 4,5m 10.0m 3.0m 6.0m A t t a c h e d housing u n i t s require 1 5 m ( w / no dimension < 3m) f o r o u t d o o r leisure activities
OFF-STREET PARKING
2

7.8m ( B u i l d i n g ' A ' ) 6.5m/5.0m (Bldg/Deck)* (Buildings ' D ' , ' E ' & 'F') 1 1 . 4 m / 1 4 . 3 m (Bldg ' A ' ) , 6.1m (Bldg ' D ' ) , 7.2m (Bldg 'F') 2 5 . 7 m (Building 'A'), 13.3m (Buildings ' D ' & 'F') All attached housing units will have private o u t d o o r leisure activity areas measuring n o t less t h a n 1 5 m in area ( w / no dimension < 3m)
2

PRIVATE AMENITY SPACE

Sec 10.1.11

160 Spaces T o t a l (1.5 / dwelling u n i t plus 1 f o r each 1 0 0 m of building f l o o r area exceeding 6 0 m

2 2

140 Spaces Total* (85 Secured / 55 Surface including 5 spaces f o r persons w i t h disabilities)

Sec 2.2.01

times Class 1 - 7 0 (10 cages + 60 hooks in Building 'A' garage) Class 2 - 12 x 6 space racks (incl. 2 x 6 space rack a t each entrance t o Building 'A')

t h e # o f d w e l l i n g units)
BICYCLE PARKING

Class l - l / u n i t = 70 Spaces Class 2 - 6 space rack at each entrance t o a p a r t m e n t bldgs

Sec 2.2.09

As shown in Table 2 above, in order to facilitate the proposed development, the RBCD1 Zone will need to be amended in the following ways: The maximum allowable number of attached dwelling units within Phase 1A, pursuant to Section 10.1.6(1) of the Land Use Bylaw, No. 151, from 103 to 120 units;

Planning and Land Use Committee Report- OCP-03-12 & RZ-06-12 467 Royal Bay Drive (Misra Architect Ltd.)

The maximum allowable number of dwelling units within Phase 1A, pursuant to Section 10.1.6(1) of the Land Use Bylaw, No. 151, to include provisions for 15 apartment dwelling units; and The maximum allowable number of dwelling units within Phase 1A, pursuant to Section 10.1.6(1) of the Land Use Bylaw, No. 151, from a total of 228 dwelling units to a total of 260 dwelling units.

Additionally, site specific text amendments to the RBCD1 Zone will be required to accommodate the proposed development as follows: The maximum allowable development density for attached housing on any one lot, pursuant to Section 10.1.6(4) of the Land Use Bylaw, No. 151, from 37 units/ha to 49.7 units/ha; The maximum allowable floor space ratio for attached housing lots, pursuant to Section 10.1.7 of the Land Use Bylaw, No. 151, from 0.4 to 0.69; The maximum allowable building height for attached housing lots, pursuant to Section 10.1.7 of the Land Use Bylaw, No. 151, from 8.5m (27.8 ft) to 9.5m (31.2 ft) for Building 'A'; and The minimum allowable rear yard setback requirement for attached housing lots, pursuant to Section 10.1.7 of the Land Use Bylaw, No. 151, from 10.0m (32.8 ft) to 6.5m (21.3 ft) for principle buildings and from 10.0m (32.8 ft) to 5.0m (16.4 ft) for associated exterior unenclosed decks.

Staff feel it would be appropriate to provide a zoning text amendment to amend the number of permitted dwelling units in Phase 1A of Royal Bay and to provide site specific zoning amendments as described above. 2. 6 Community Amenity Contributions

Community Amenity Reserve Fund As per Council Policy and requirements within the RBCD1 zone, the applicant will contribute $3,000 per unit to the Community Amenity Reserve Fund. Affordable Housing Reserve Fund As per Council Policy and requirements within the RBCD1 zone, the applicant will contribute $500 per unit to the Affordable Housing Reserve Fund. Public Art Reserve Fund The applicant has proposed to contribute $500 per unit to the Public Art Reserve Fund. Beautification Reserve Fund The applicant has proposed to contribute $500 per unit to the Beautification Reserve Fund.

Planning and Land Use Committee Report- OCP-03-12 & RZ-06-12 467 Royal Bay Drive (Misra Architect Ltd.)

Perimeter Park Trail Connection / Landscaping The applicant has proposed to connect the pedestrian access from the southern corner of the subject property to the existing concrete sidewalk/trail in Perimeter Park. The applicant has also committed to providing additional landscaping in the area ofthis proposed trail connection. 2.7 Energy Efficiency and Emissions Reduction Commitment

The City of Colwood has committed through the OCP to reduce per capita greenhouse gas (GHG) emissions to 50% of 2007 levels by the year 2020, 75% by 2030 and 9 3 % by 2050. To achieve these goals new development in Colwood will have to be very energy efficient and not dependent on conventional GHG emitting technologies. Based on the results of discussions with staff the applicant has proposed the following to be registered through the terms of a development agreement: 1. All parking spaces located within Building 'A' will be serviced with wiring conduit and/or conduit and wiring for the installation of individual electric outlets capable of recharging electric cars; 2. The installation of "smart home" systems in all units that enable residents the ability to control heating, cooling and lighting systems, as well as monitor energy consumption; 3. All construction will meet or exceed the Energuide 82 energy efficiency rating; 4. High-efficiency plumbing fixtures in all units; and

5. The contracting (at the developer's expense) of a qualified third-party to review the building design drawings prior to approval of the building permit and monitor and report to City Staff throughout the construction phase of the development, with the intent of verifying that the development meets the Energuide 82 performance standard. The above characteristics are expected to lower the GHG emissions from the proposed development below what is commonly associated with conventional housing. 2.8 Open Space and Amenity Areas

Section 19.11.7 of the OCP calls f o r t h e provision of open space in multifamily developments: Minimum usable open space common area in multi-family residential developments, is recommended to average more than 3 m for each bedroom. Where fewer children are anticipated (fewer two and three-bedroom units) plan for a minimum of 100 m with no dimension to be less than 5 metres.
2 2

The proposed development contains 40 three-bedroom units, 15 two-bedroom plus den units and 15 two-bedroom units. This equates to 180 bedrooms which means the development should contain 5 4 0 m of usable open space common area. The central courtyard directly to the east of Building 'A' (including the garden plots directly adjacent to the south-east corner of Building 'A') measures approximately 1400m in area. This indicates that the provision for usable open space common area has been adequately satisfied.
2 2

2.9

Traffic

Generation

Using data produced from studies done by the Institute of Transportation Engineers (ITE), it can be roughly predicted that 55 townhouse units and 15 apartment units will produce an average of

Planning and Land Use Committee Report- OCP-03-12 & RZ-06-12 467 Royal Bay Drive (Misra Architect Ltd.)

approximately 36.4 vehicle trips per A.M. peak-hour. This would represent about 18% of the total traffic generated by developments accessing Royal Bay Drive, including the Regency Place subdivision presently under development, but not taking into account potential development in future phases of Royal Bay at such time as Royal Bay Drive is extended. 2.10 Public Transit

Current Transit Access The proposed development site is approximately 180m from a section of Wishart Road that is serviced by the "59 Triangle Mountain Loop" Bus Route that offers limited service during the day and early evenings to the Langford Exchange at Station Avenue. The site is also located approximately 600 m away from the "52 Colwood to Langford/Western Exchange" Bus Route, which provides service between Langford Exchange and Western Exchange (located at the intersection of the Island Highway and Ocean Boulevard) every 30 minutes throughout the day and night. Future Transit Access The location of the site is also within approximately 500m of the future "Frequent Service Corridor" designated by BC Transit along Latoria Road. 2.11 Infrastructure and Servicing

Current Roads and Access Vehicular access to the development will be from Royal Bay Drive. An internal driveway provides access from Royal Bay Drive to the easterly (lower) portion of the site. Statutory Right-of-Wav The applicant has agreed to provide a continuous statutory right-of-way (SRW) from Royal Bay Drive along the internal driveway of the property, including over a wheelchair accessible ramp at the southern corner of the property, terminating at the boundary of Perimeter Park. The intent of this SRW is to provide public access from Royal Bay Drive to Perimeter Park to the east. Sewers The subject property is currently serviced by municipal sanitary sewers. 2.12 Parking

The proposed development provides a total of 140 off-street parking s p a c e s , including 5 disabled parking stalls. Another way of describing this is 2.0 parking s p a c e s per dwelling unit. Section 2.2.01 of the Land Use Bylaw, No. 60 requires the proposed development to provide a total of 160 off-street parking spaces. This means that site specific text amendments to the RBCD1 zone related to parking will be required to accommodate the proposed development as follows: The required number of off-street vehicle parking s p a c e s , pursuant to Section 2.2.01 of the Land Use Bylaw, No. 151, from 160 to 140 parking stalls.

Staff have no objections to the requested parking variance given the provision for ample short and long term bicycle parking on-site and, finally, the proximity of the site to public transit.

Planning and Land Use Committee Report- OCP-03-12 & RZ-06-12 467 Royal Bay Drive (Misra Architect Ltd.)

Considering the above, it is not unreasonable to assume that many residents and visitors will choose alternative modes of transportation. 2.13 Nuisance Mitigation

In order to mitigate the potential for nuisances associated with new developments, Council may wish to include in the development agreement covenant several requirements for the developer to include in all construction and site servicing contracts. Staff recommend that the developer provide a $5,000 refundable deposit to the City that may be used to enforce the following requirements, if necessary: 1. 2. No construction vehicles, trades vehicles or employees vehicles shall park on public roads and all such parking shall be provided on private property; Any area of the site used as an entrance shall have a clean gravel pad the full width of the entrance by 10 metres deep and, if deemed necessary by the City Engineer, a hose and nozzle which shall be used to clean vehicle wheels before they leave the site; Any dust, mud, stone or other material on the road in the vicinity of the property shall be cleaned up at the finish of each day on which work on site occurs regardless of the supposed source of that material; All gravel or dirt roads within the site shall be treated to eliminate the creation of airborne dust if, in the opinion of the City Engineer, it creates an unreasonable nuisance to other property owners; No on-site processing of soil or gravel or other similar material shall be carried out if, in the opinion of Council, it constitutes an unreasonable nuisance to adjacent property owners; No material shall be deposited or stored and no work may be carried out on the public road or boulevard area without a permit from the City; A protected pedestrian walkway shall be maintained on all public roads in front of or in the site during the entire course of construction; and Contractors shall provide on-site emergency spill kits whenever equipment is working on the site. Comments

3.

4.

5.

6. 7. 8.

2. 14 Staff

City Engineers Comments: 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 pedestrian and cycling access connectivity with trail from Wishart and Perimeter to Royal Bay trail system to east and west property to north; and Inclusion of LED streetlights.

Planning and Land Use Committee Report- OCP-03-12 & RZ-06-12 467 Royal Bay Drive (Misra Architect Ltd.)

Chief Building Inspector's

Comments:

No objections, subject to the following conditions: The use of Building 'A' may be classified as a "B3 - Care Occupancy" and the building code requirements therein; Incorporate exterior architectural features to maximize solar gain from low winter sun angles and minimize solar gain from high summer sun angles; Achieve an EnerGuide 82 rating or an ANSI/ASHRAE/IESNA -2010 equivalent rating for energy reduction; and Where buildings are principally used for seniors accommodations provide ample secure charging stations for power scooters. Fire Department Comments:

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 as meeting the fire flow requirements before above ground construction commences. 3. All access and turning radius within the development must meet requirements of the BC Building Code 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 and travel surfaces must be maintained at a minimum of 6 meters to ensure access for emergency vehicles. 5. A fire hydrant(s) shall be supplied meeting the city specification in a suitable location that is no more than 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 before occupancy is permitted. 7. The development site shall be provided with a Construction Fire Safety Plan that has been reviewed and approved before a building permit is issued. 8. Underbuilding parking area ventilation equipment shall be provided with means of manual override operation in a location adjacent to each building fire alarm annunciator panel. 9. The underbuilding parking security gate shall be provided with an external magnetic contact and lock box to allow access by emergency personnel. This must be coordinated with the fire department and the 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 supplied with 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 chains and 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 A" BC fire thread. Interior standpipe connections shall 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 be reviewed and approved by the fire department. 15. Shrubs, trees, or other obstructions or design features or installations shall not obstruct or hinder the access to or use of fire hydrants or fire department connections. 16. The civic address for this structure shall be incorporated into appropriate building signage that complies with local addressing bylaw.
1

Planning and Land Use Committee Report- OCP-03-12 & RZ-06-12 467 Royal Bay Drive (Misra Architect Ltd.)

2.15 Other Agency FortisBC Comments:

Comments

Gas pipelines exist within the road allowance(s) fronting and into the development. The developer is to contact BC 1 Call at 1-800-474-6886 a minimum of 48 hours ahead of any excavations within the road allowances to obtain gas location records. If the developer requires gas servicing to the development they shall contact FortisBC at 1-888224-2710, by the internet at www.fortisbc.com then select 'natural gas' or by submission by their Civil Consultant to gasservice(Q).fortisbc. com supplying the required information for design. The developer is to allow a minimum of 4 months lead time prior to installation. Chris Silburn, Planning & Design Tech BC Transit Comments:

Overall Transit Impact The proposed site: Is currently served by transit on Wishart Road.

Bus Stops and Stations There are existing transit stops in the area, the closest being in the 3400 block of Wishart Road. The closest existing transit stop should be upgraded to be universally accessible (wheelchair, scooter, etc. accessible), ideally the sidewalk would be 3 metres wide for a 6 metre stretch at the bus stop, to allow for the placement of future street furniture and for ease of boarding/alighting passengers with mobility aids. The proposed development should have a connecting sidewalk to the transit stop.

Alison McDonald Transportation Planner

3.

OPTIONS

In regard to Official Community Plan Amendment Application No. OCP-03-12 and Zoning Amendment Application No. RZ-06-12, the Committee may: a) Recommend to Council that appropriate zoning amendment and Official Community Plan amendment bylaws be prepared subject to conditions; OR b) Defer the application for further information; O R c) Recommend to Council that the application be denied.

4.

FINANCIAL IMPLICATIONS

The following table lists the estimated fees, charges and contributions associated with the proposed development:

Planning and Land Use Committee Report- OCP-03-12 & RZ-06-12 467 Royal Bay Drive (Misra Architect Ltd.)

Table 3 - Estimated Fees, Charges and Contributions Summary (Based on 70 units)

TYPE OF PAYMENT OR CONTRIBUTION APPLICATION FEES A M O U N T OF PAYMENT TIMING OF PAYMENT OR CONTRIBUTION

Rezoning A m e n d m e n t Development Permit

. $ $

3,968.75 7,090.22

Paid Prior t o D e v e l o p m e n t Permit issuance

DEVELOPMENT COST CHARGES

Municipal Roads Municipal Sewers CRD W a t e r Services

$ $ . $

157,150.00 132,895.00 162,640.10

Prior t o Building Permit issuance Prior t o Building P e r m i t issuance Prior t o Building Permit issuance

SCHOOL SITE ACQUISITION CHARGES

School District No. 62

43,960.00

Prior t o Building Permit issuance

AFFORDABLE HOUSING RESERVE FUND

$ S $

35,000.00 210,000.00 35,000.00

Prior t o Building Permit issuance Prior t o Building Permit issuance Prior t o Building Permit issuance

COMMUNITY AMENITY RESERVE FUND

PUBLIC ART RESERVE F U N D

BEAUTIFICATION RESERVE FUND TOTAL ESTIMATED PAYMENTS AND

35,000.00

Prior t o Building P e r m i t issuance

$ C O N T R I B U T I O N S ( K N O W N AT THIS T I M E )

822,704.07

5.

COMMUNICATION

A notice regarding consideration of this application by the Planning and Land Use Committee was mailed to 210 owners and occupants of properties located in Phase 1A of Royal Bay on May 10, 2013. It should be noted that this notification area far exceeds the minimum requirement of properties within 75m of the subject property. As of the date of this report, the Planning Department has received approximately 82 pieces of correspondence related to the subject application. It should be noted that the applicant has held two (2) informational community meetings regarding potential development of the subject property. The first was held on January 22, 2013 from 7 - 9:00pm at the Olympic View Golf Course (643 Latoria Road). The second was held on March 26, 2013 from 5 - 8:00pm at the Colwood City Hall (3300 Wishart Road). It should also be noted that a previous design scheme which was abandoned in favour of the current proposal included 2 six-storey buildings (one condominium building and one seniors housing building) with 15 two-storey townhouse units (139 dwelling units total).

6.

RECOMMENDATION

The following recommendation is offered for consideration: That the Planning and Land Use Committee Recommend to Council: A. That staff prepare an Official Community Plan amendment bylaw which would:

Planning and Land Use Committee Report- OCP-03-12 & RZ-06-12 467 Royal Bay Drive (Misra Architect LUI.)

1.

Increase the General Neighbourhood Density Target range from 25 - 35 units per hectare to 25 - 50 units per hectare for only the Royal Bay Local Area; and Increase the General Corridor Density range from 50 - 70 units per hectare to 51 70 units per hectare for the Royal Bay Local Area.

2.

B.

That staff prepare a zoning amendment bylaw, including provisions for required contributions to the Affordable Housing Reserve Fund, Community Amenity Reserve Fund, Public Art Reserve Fund and the Beautifcation Reserve Fund in the amount of $500, $3,000, $500 and $500 per dwelling unit respectively, s u c h that these amenity contributions are collected prior to the issuance of a building permit for any construction beyond one dwelling unit, s u c h that, if and when provisions are made in a Development Agreement in the form of a registrable section 219, Land Title Act Covenant for the following conditions, consideration will be given to the adoption of the zoning amendment bylaw:

Bicycle Parking and Storage 1. The guidelines contained in Section 2.2.12 of the Land Use Bylaw, which pertain to the provision of bicycle parking and storage be followed as mandatory guidelines;

Public Access to Perimeter Park 2. A statutory right-of-way be registered over the subject property giving public access from Royal Bay Avenue to Perimeter Park to the satisfaction of the Director of Planning;

Drainage 3. Completion of a stormwater management plan prepared by a professional engineer, which ensures post-development runoff does not exceed predevelopment run-off, and that stormwater is properly treated using oil/grit interceptors and/or bioswales and rain gardens before being disposed of onsite or otherwise discharged to the satisfaction of the City Engineer; Registration of a restrictive stormwater maintenance covenant against the title of the subject property prior to the issuance of the occupancy permit being granted;

4.

Site Access 5. All construction access to the site to be via Royal Bay Drive provided that the Developer ensures clear sightlines to the satisfaction of the City Engineer before using this access for construction traffic and that if and when, in the opinion of the City Engineer, there is a need for flag persons to control traffic on Royal Bay Avenue for the safety of that access, the Developer shall only use the access for construction traffic with the flag persons in attendance;

Fire and Life Safety 6. 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;

Planning and Land Use Committee Report- OCP-03-12 & RZ-06-12 467 Royal Bay Drive (Misra Architect Ltd.)

7.

All water supply infrastructure including fire hydrants shall be installed, tested and verified as meeting the fire flow requirements before above ground construction commences; All access and turning radius within the development must meet requirements of the BC Building Code to facilitate access to front entrances of all buildings and be a minimum of 6 metres in width; Parking within the development must be confined to designated parking stalls. Access roads and travel surfaces must be maintained at a minimum of 6 meters to ensure access for emergency vehicles; A fire hydrant(s) shall be supplied meeting the city specification in a suitable location that is no more than 45 metres between hydrant and fire department connection; Building 'A' shall be provided with a Fire Safety Plan that has been reviewed and approved before occupancy is permitted; The development site shall be provided with a Construction Fire Safety Plan that has been reviewed and approved before a building permit is issued; Underbuilding parking area ventilation equipment shall be provided with means of manual override operation in a location adjacent to each building fire alarm annunciator panel; The underbuilding parking security gates shall be provided with an external magnetic contact and lock box to allow access by emergency personnel. This must be coordinated with the fire department and the required lock box is available on an at cost basis; Fire alarm annunciator panels shall be located at the main entrance to Building 'A' and be supplied with an exterior blue strobe light that will illuminate upon alarm activation of the fire alarm panel; All fire department connections for the building sprinkler systems shall have brass caps and chains and be located on the face on the building adjacent to the front entrance; All mechanical and service room doors or areas shall be labeled with minimum 2 inch lettering; All firefighting connections shall be 2 Vi BC fire thread. Interior standpipe connections shall be 2 Vz fire service thread with a reducing cap to compatible 1 Vi' fire thread; Fire alarm sequencing between above grade buildings and common underground levels must be reviewed and approved by the Fire Department; Shrubs, trees, or other obstructions or design features or installations shall not obstruct or hinder the access to or use of fire hydrants or fire department connections; The civic address for this structure shall be incorporated into appropriate building signage that complies with local addressing bylaw;

8.

9.

10.

11. 12. 13.

14.

15.

16.

17. 18.

19. 20.

21.

Planning and Land Use Committee Report- OCP-03-12 & RZ-06-12 467 Royal Bay Drive (Misra Architect Ltd.)

Energy 22.

Efficiency

All parking spaces located within Building 'A' will be serviced with wiring conduit and/or conduit and wiring for the installation of individual electric outlets capable of recharging electric cars; The installation of "smart home" systems in all units that enable residents the ability to control heating, cooling and lighting systems, as well as monitor energy consumption; All construction will meet or exceed the Energuide 82 energy efficiency rating; High-efficiency plumbing fixtures in all units; and The contracting (at the developer's expense) of a qualified third-party to review the building design drawings prior to approval of the building permit and monitor and report to City Staff throughout the construction phase of the development, with the intent of verifying that the development meets the Energuide 82 performance standard.

23.

24. 25. 26.

Form and Character 27. 28. The development will be substantially compliant with the site plan presented at the time of Public Hearing to the satisfaction of the Director of Planning; The internal parking area streetscape shall be of a high-quality with extensive use of brick pavers, treated concrete and ample landscaping plantings including native shrubs and trees to the satisfaction of the Director of Planning through a development permit. Improvements Frontage improvements shall be provided to the satisfaction of the Director of Planning and the City Engineer. Mitigation

Road 29.

Construction Nuisance 30.

The following nuisance mitigation measures shall be contained in all construction or site servicing contracts with a $5,000 refundable deposit which the City may use to enforce, if necessary: a) b) No construction vehicles, trades vehicles or employees vehicles shall park on public roads and all such parking shall be provided on private property; Any area of the site used as an entrance shall have a clean gravel pad the full width of the entrance by 10 metres deep and, if deemed necessary by the City Engineer, a hose and nozzle which shall be used to clean vehicle wheels before they leave the site; Any dust, mud, stone or other material on the road in the vicinity of the property shall be cleaned up at the finish of each day on which work on site occurs regardless of the supposed source of that material; All gravel or dirt roads within the site shall be treated to eliminate the creation of airborne dust if, in the opinion of the City Engineer, it creates an unreasonable nuisance to other property owners;

c)

d)

Planning and Land Use Committee Report - OCP-03-12 & RZ-06-12 467 Royal Bay Drive (Misra Architect Ltd.)

e)

No on-site processing of soil or gravel or other similar material shall be carried out if, in the opinion of Council, it constitutes an unreasonable nuisance to adjacent property owners; No material shall be deposited or stored and no work shall be carried out on the public road or boulevard area without a permit from the City; A protected pedestrian walkway shall be maintained on all public roads in front of or in the site during the entire course of construction, and Contractors shall provide on-site emergency spill kits whenever equipment is working on the site.

f) g) h)

Respectfully submitted,

Richard Walker C P T Planning Technician

Director of Planning

Reviewed by:

Russ Camefon, LAFC Fire Chief

Flo Pikula, R.B.O. Chief Building Inspector

Attachments:
APPENDIX 1: APPENDIX 2: APPENDIX 3: Architectural Drawings dated Sept 28, 2012 (8 Pages); Site Plan as per DP-08-06 issued July 4, 2006 (1 Page); and Map - Permitted Development in Phase 1A RBCD1 Zone.

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