City of Colwood REPORT

City of Colwood REPORT

File: 3360-20/ Date: October 28, 2011

To: Planning and Land Use Committee Date: November 1, 2011

FROM: lain Bourhill, Planner

R E : Zoning Amendment Application No. RZ-04-11 - Proposed Condominium Development - 333 Wale Road (Daniel F isher )

SUMMARY

The proposed rezoning application is requested to facilitate the construction of a residential development containing approximately 40 condominium units within two buildings located at 333 Wale Road.

The application is being presented to the Committee for a recommendation to Council concerning the processing of a zoning amendment bylaw.

O V E R V I E W

Applicant: Daniel Fisher

Owner: Vecima Networks Inc.

Location: 333 Wale Road

Leqal: Lot 1, Section 1, Plan 8192, Except that part in Plan 24442

Existinq Zoninq: District Commercial (C3) Zone

Proposed Zoninq: Comprehensive Development 21 The Duo (CD21) Zone

OCP Land Use: City Centre

DP Areas: Form and Character -City Centre

Purpose

The proposed rezoning is to facilitate the development of approximately 40 residential condominium units in two buildings both measuring four storeys in height (plus roof elements to a maximum of 15 m), as shown in the site plan attached as Appendix "3", and example building elevations attached as Appendix "4".

Planning and Land Use Committee Report - RZ-04-11 333 Wale Road (Daniel Fisher)

Background

No previous applications have been made to the City to develop the property located at 333 Wale Road. Vecima Networks, a local technology company had previously shown interest in developing the site. However, they have since canceled these plans.

Site Description

The subject property is located at 333 Wale Road, as shown in the air photo and zoning map attached as Appendices " 1 " and "2" respectively. The subject property measures approximately 0.33 hectares in area, and is currently the site of a single-family dwelling. The majority of the property consists of a grass field and treed areas located at the north end of the property. Several mature trees, including Gary

Figure 1: View looking southeast at the subject property from oak grow on the site. The

Wale Road (Image Source: Google) topography of the subject property includes an

embankment and rock outcropping several metres high along Wale Road. The slope of the site rises gently towards the south.

Figure 2: Land Use Analysis

OCP USE AND DENSITY USE AND DENSITY

DESIGNATION PROVIDED FOR IN OCP AS PROPOSED

City Centre- "A major • High-density 150 -200 dwelling units per • Two condominium buildings containing regional growth centre hectare for the edge of the centre approximately 40 units connected by one level that supports a wide of underground parking; range of high density • Major employment area; housing, including • Approx. 122.5 units per hectare; affordable and rental • Major civic uses and public buildings are key housing" landmarks;

• A wide range of public squares, parks and opens paces

Official Community Plan

The subject property is located within the City Centre designation, which calls for the development of a "a major regional growth centre that supports a wide range of high density housing...". Furthermore, the City Centre designation sets a Density Guideline of 150 to 200 dwelling units per hectare for the edge of the centre, which the subject property is approximately located within. The proposed development would increase the density of the entire site to approximately 122.5 dwelling units per hectare, which is lower than the 150 to 200 units per hectare density guideline set by the OCP for the City Centre Area. However, the proposed


development site is relatively small and restricted in terms of the impact taller towers would have on nearby residences, namely, the Westshore Lodge seniors supportive housing building.

Exist ing Zoning Designation

The subject property is currently designated within the "District Commercial -C3 Zone", which allows for a range of commercial uses, a maximum density of 2.0 Floor Area Ratio, a maximum height of 15 m and a maximum site coverage of 75%.

Proposed New "CD21 - The Duo" Zone

The applicant has proposed rezoning the property to a new Comprehensive Development Zone to be designated as "Comprehensive Development 21 - The Duo". The maximum height for buildings in the CD 21 Zone would allow for a four-storey building with projecting roof elements (to a maximum height of 15 m), as shown in the building elevations attached as Appendix "4". Below is a summary of the proposed CD21 Zoning designation.

Figure 3: Summary of Proposed New CD21 Zone

Development Potential Permitted Uses Height/Density Setbacks

• FAR: 1.5 • Apartments; Maximum Front: 13.3 m

• Approx. 40 Units • Accessory buildings and Height 15 m Front: 13.3 m

Proposed structures; Rear: 3.7 m

• Home occupations - office Maximum Side (E): 2.2 m use only Density

Side (E): 2.2 m

• Sales centre not exceeding FAR:1.5 Side(W): 4.5 m

180m2

Community Amenity Contributions

Community Amenity Fund

As per Council Policy, the applicant will contribute $1,500 per unit to the Community Amenity Fund.

Attainable Housing

The applicant has proposed making a $1,500 per unit contribution to the Affordable Housing Reserve Fund. This arrangement would be in lieu of providing 10% of the multiple-family units as ground-oriented affordable housing, as normally required by the City's Attainable Housing Policy. Based on the current plan for 40 new units (less 1 unit credited for the existing dwelling), such a charge would generate a total of $58,500 for future projects aimed at providing attainable housing in Colwood.

Fire and Life Safety Services

The applicant has proposed making a $500 per unit contribution to a fund available to the City to use to purchase land, equipment and/or structures for a new Fire Hall in the City Centre Area. Based on the current plan for 40 new units (less 1 unit credited for the existing dwelling), such a charge would generate a total of $19,500 for the purchase of a new site for a fire hall, its construction and/or its equipment.


Beautification Fund

The applicant has agreed to a $500 per unit contribution to a beautification fund in recognition of the significant amount of frontage works already installed by the City along this portion of Wale Road. Based on the current plan for 40 new units (less 1 unit credited for the existing dwelling), such a charge would generate a total of $19,500 for beautification works.

Energy Eff iciency and E m i s s i o n s 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 93% 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 residential parking spaces will be serviced with wiring conduit for the potential future 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. "Solar hot water ready" construction that would allow for the future installation of solar-hot

water heating systems; 5. High-efficiency plumbing fixtures in all units; and 6. 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.

In addition to the above sustainability commitments, the applicant has proposed several other actions as part of their overall approach to mitigating the environmental impact of their development. These actions are summarized in a letter dated October 13, 2011 compiled by Nigel P.l. Gray of Macdonald Gray planning consultants on the behalf of the applicant attached as "Appendix "5". The applicant has also agreed to ensure that the actionable items contained in the aforementioned letter shall be overseen by a qualified professional who will report to the City.

The above characteristics are expected to lower the GHG emissions from the proposed development below what is commonly associated with conventional housing.

Water Conservat ion

The applicant has agreed to the following water conservation actions to be registered through a Section 219 covenant:

1. Use of an existing water well to provide irrigation to both onsite and offsite landscaping to the satisfaction of the City Engineer; and

2. Low-volume onsite irrigation system.

Chief Building Inspector's Comments

1. Elevation "A" on Building "1" suggests this is a five storey building by building code definition. There may be area limitations and/or constructions requirements

Planning and Land Use Committee Report- RZ-04-11 333 Wale Road (Daniel Fisher)

that have cost implications. A detail building code analysis is recommended prior to rezoning approval.

2. Fire Department access routes and fire hydrant locations shall be approved by the Fire Department.

3. Solar hot water systems shall be installed on all units with the roof surface oriented to maximize the collection of solar energy.

4. All units shall be photo voltaic panel ready with at least one roof surface of sufficient size and orientation to maximize the collection of solar energy.

5. All buildings greater than four storeys shall attain energy performance requirements as listed in ASHRAE 90.1-2007. All other buildings shall attain an EnerGuide 80 rating for all building permits issued prior to Dec 31, 2011; Energuide 82 rating for all building permits issued after January 01, 2012.

6. Buildings on the Land shall be constructed so as to utilize for space heating, geothermal heat derived from the land beneath or in the vicinity of the building or an alternative energy source not derived from fossil fuels and approved by the City Engineer. Notwithstanding the foregoing, high-efficiency gas-fired or electric energy sources may be used to supplement the heating system for such purposes as peak loading.

Open S p a c e and Amenity A r e a s

Section 19.10.7 of the OCP calls for the provision of open space in multifamily developments as follows:

A minimum usable open space common areas in of multi-family residential developments, is recommended to average more than 3 m2 for each bedroom. Where fewer children are anticipated (fewer two and three-bedroom units) plan for a minimum of 100m2 with no dimension to less than 5 metres.

Section 20.9.2 of the OCP states the following with regard to the "Centres" design guidelines:

Ensure upper story terraces open up onto roof top gardens where possible to increase access to semi-private outdoor amenity space.

The proposed plan includes landscape areas around the perimeter of the subject property and an area located at the front of the site that is being retained in its current state to preserve the existing trees, which include native Gary oak trees. The applicant is also proposing roof-top amenity areas on both buildings for residents. Areas that would support passive outdoor recreational activities (e.g. benches for sitting) have not yet been indicated nor have details of how the rooftop amenity areas will function (e.g. open to all residents? Rooftop landscaping?). Council may wish to consider requiring the applicant to provide a plan showing how open space will be best achieved in the spirit of the above design guideline prior to Public Hearing.

Tree Retention Plan

The applicant has proposed that a small copse of trees including some native Gary oak trees be retained, as shown in the landscape plan attached as Appendix "6". To ensure that these tree are not damaged through the construction phase a tree retention plan that outlines what trees could potentially be retained whenever possible prior to the issuance of a development permit and to the satisfaction of the Director of Planning. Requiring that


these trees are maintained in perpetuity through the provisions of a s.219 covenant would also help to ensure their long-term viability.

A c c e s s to Public Transit

Current Access

The subject property is located on the "50-Goldstream" Bus Route along Island Highway, which provides relatively high-frequency service between the Westshore and Downtown Victoria. The site is also located within approximately 300 m walking distance from the Western Exchange bus exchange, which provides access to bus routes servicing the West Shore region, Sooke and Greater Victoria Therefore, prospective residents of the proposed development will have very good access to public transit.

Future Access

The subject property is also located nearby the proposed route of the "Rapid Transit Corridor" along Island Highway and Goldstream Avenue. This makes the site a good candidate for "transit orientated" high-density development, where many residents will be able to commute via public transportation rather than private automobiles.

BC Transit Comments

Overall Transit Impact The proposed site:

Is currently located within 400 metres of existing transit sen/ice, with the nearest stop(s) located on Island Hwy at Wale Rd.

Is located adjacent to a corridor designated for rapid and frequent transit service in the future.

Future transit plans for Wale Road include the provision of a local circulator transit route to serve the Colwood City Centre.

Transit Corridor Designation

The goals of the transit corridor designation are to support the Colwood OCP and encourage supportive zoning and population density on the transit network well as to improve the efficient flow of transit vehicles along it. As such, road development and pedestrian accesses should be carefully evaluated.

Bus Stops and Stations

Future rapid transit stations are planned on the Island Hwy. It is important that investments in pedestrian infrastructure be made along the corridor that provide high quality connections to the transit stations and stops.

There are existing transit stops in this area where investments in connecting sidewalks and bus stop shelters would improve the attractiveness of transit.


Land Use

The proposed development densities are consistent with current transit plans for this area.

BC Transit would encourage TDM measures such as reduced parking requirements and our transit pass program.

BC Transit Level of Support

BC Transit has no objection to the development as it is consistent with current local area plans.

Consideration should be given be given to providing a future local transit stop at or near this property.

Thank you for the opportunity to review this proposed development. If you have any questions or would like further comments on this proposal, please contact:

James Wadsworth Senior Transit Planner BC Transit Strategic Planning

Parking

The applicant has proposed supplying approximately 1.2 parking spaces per apartment unit (40 in an underground parking structure and 8 on the surface) for a total of 48 residential parking spaces, 8 of which would be designated for visitors. The applicant has also proposed "small-car" parking with a stall depth of 5.0 m instead of the required depth of 5.8 m. Staff have no objections to the proposed amount of parking spaces given the close proximity of the site to good public transit and the Galloping Goose Regional Trail. Council may wish to consider to direct staff to incorporate the requested parking requirements and provision of small car spaces into the text of the proposed CD-21 Zone.

Fire Protection

Fire Chiefs Comments:

The Fire department has the following comments re: this application:

As this is a rezoning in our City core area the Fire Department recommends that the applicant is required to provide a per unit contribution to the city centre fire station fund, for the purposes of future land, building and equipment acquisition. Formula and amount per unit charge to be determined by the Planning director after review of other contributions in kind in this area.

Other safety requirements are

1. A fire hydrant shall be provided in the area of the roundabout to allow for onsite water supply for fire suppression and within 45 meters of the buildings FDC in a location approved by the FD.

2. While not required to have a dedication turnaround due to the access not exceeding 90 meters it is recommended that the roundabout at the terminus of the access road


be designed with an inner mountable curb to accommodate the turning radius of the first due fire engine and or delivery vehicles

3. It is preferable that the road or driveway access grade does not exceed 5% on any portion of the paved travel surface used by department apparatus, but most important on the upper half of the site. Can be discussed with applicant at the time of DP.

4. All portions of road or access surfaces must be designed and constructed to accommodate the full weight of department apparatus. This is specifically directed to the setup requirements for point loading of aerial devices where underground parking structures are under any travel portion of an access. This is present in limited areas where the paved surface at grade level travels over the underground parking level.

5. All buildings and underground to have fire sprinkler suppression systems.

6. All buildings shall be provided with a fire safety plan that has been reviewed and approved before occupancy is permitted.

7. Underground parking area ventilation equipment shall be provided with means of manual override operation in a location adjacent to each building fire alarm annunciator panel.

8. Underground parking security gates (if provided) 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.

9. 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.

10. Lock boxes are recommended for both buildings and are to be located at the main entrance to each building. This must be coordinated with the fire department and the required lock box is available on an at cost basis.

11. Fire alarm annunciator panels shall be located at the main entrance to each building and be supplied with an exterior blue strobe light that will illuminate upon alarm activation of the fire alarm panel.

12. 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.

13. All mechanical and service room doors or areas shall be labeled with minimum 2 inch lettering.

14. 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.

15. The civic address for this structure shall be incorporated into appropriate building signage that complies with local addressing bylaw.


Infrastructure and Servic ing

Drainage

Chief Building Inspector's Comments:

A storm water management plan demonstrating that the post development runoff does not exceed the pre development runoff shall be prepared by a Professional Engineer and approved by the City Engineer. Runoff water from paved surfaces shall be treated by an oil/grit interceptor prior to being discharged off this site. The owner shall register a sec 219 restrictive storm water maintenance covenant against the title of this property prior to the issuance of the first occupancy permit being granted.

City Engineer's Comments:

Sewers - this area is already sen/iced by sewers and the owner is only required to pay the appropriate connection fee to obtain the physical connection.

General - the normal requirements regarding dust and mud control, reduction of the developments carbon and energy profile etc. are assumed to be included.

Roads and Access

Bicycle and pedestrian access to the proposed development would be provided via direct access from Wale Road. Vehicular access to the proposed development would be provided via direct access onto Wale Road via a "right-in-right-out" point of access/egress.

City Engineer's Comments:

The driveway as shown on the plans will require a restriction to right-in and right-out movements only.

Colwood Cycling Advisory Committee

The following is excerpted from the minutes of October 3, 2011 meeting of the Colwood Cycling Advisory Committee:

1. that the guidelines of Section 2.2.12 of the Land Use Bylaw be made mandatory through the terms of a legal agreement secured as a condition of the rezoning of the property located at 333 Wale Road (RZ-04-11).

Staff Comments on Recommendations of Colwood Cycling Advisory Committee

The appl icant has agreed fol low the guidel ines conta ined in Sect ion 2.1.12 of the Land Use Bylaw, which pertain to the provision of bicycle parking and storage.

Nuisance Mitigation

Council may wish to place, in the development agreement covenant, restrictions on the potential nuisance that development can create in the neighbourhood such as requiring that the developer include in all construction or site servicing contracts the following with a $5,000 refundable deposit that the City may use to enforce these requirements if necessary:

1. No construction vehicles, trades vehicles or employees vehicles park on public roads but that all parking be provided on private property;


2. Any area of the site used as an entrance 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;

3. Any dust, mud, stone or other material on the road in the vicinity of the property to be cleaned up at the finish of each day on which work on site occurs regardless of the supposed source of that material;

4. All gravel or dirt roads within the site 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;

5. No on site processing of soil or gravel or other similar material be carried out if, in the opinion of Council, it constitutes an unreasonable nuisance to adjacent property owners;

6. Acknowledgement that no material may be deposited or stored and no work may be carried out on the public road or boulevard area without a permit from the City; and

7. A protected pedestrian walkway is maintained on all public roads in front of or in the site during the entire course of construction.

Other Agencies Comments

Fortis BC (Formerly Terasen Gas)

Active gas main on Wale Road. Contact BC 1 Call 1-800-474-6886 min. 48 hours ahead of any excavation within road allowance. If gas service required to site contact Fortis BC at 1-888-224-2710, Option #3, a minimum of 60 days prior to installation.

Chris Silburn, Design Tech Fortis BC

School District No. 62 Sooke

At this time the School District does not have any concerns with this referral.

Thank you,

Peter Godau, Manager of Facilities School District # 62 Sooke (250)474-9841 (250)361-7330 mobile pgodau@sd62. be. ca

As of the agenda deadline for the November 1 s t , 2011 Planning and Land Use Committee Meeting, staff had not yet received completed referral responses from BC Assessment, CRD Water Department, CRD Parks Department and BC Hydro. Staff will present to Council any referral responses that are received before the Public Hearing for this rezoning application.


OPTIONS

The Commit tee may:

1. Recommend to Council that an appropriate zoning amendment bylaw be prepared, subject to conditions; OR

2. Defer the application for further information; OR

3. Recommend to Council that the application be denied.

FINANCIAL IMPLICATIONS

The applicant will contribute $2,500 per unit to the Community Amenity Fund, $1,500 per unit to the Affordable Housing Reserve Fund, $500 per unit to a Beautification Fund and $500 per unit to a fund available to the City to use to purchase land, equipment and/or structures for a new Fire Hall in the City Centre Area

Fiscal Analysis

The following table lists an estimation of the various fees, charges and contributions (excluding building permit application fees, sewer fees, taxes and refundable security deposits) that can be expected as payments to be made by the developer.

Figure 7: Estimated Fees, Charges and Contributions Estimates Summary (Based on 99 new units)

TYPE OF PAYMENT

or CONTRIBUTION

AMOUNT OF PAYMENT

or CONTRIBUTION TIMING OF PAYMENT Application Fees

> Rezoning > Development Permit

• $ 2,962.80 • $ 4,495.60

• Paid • Prior to Development Permit issuance

Development Cost Charges > Municipal

> CRD Water Services

• S 89,800.00

• $ 68,223.60 • Prior to Building Permit issuance

• Prior to Building Permit issuance

School Site Acquisition Charges (School District No. 62)

• $ 22,320.00 • Prior to Building Permit issuance

Community Amenity Fund • S 58,500.00 • Prior to Building Permit issuance for each phase

City Centre Fire Station Reserve Fund • $ 19,500.00 • Prior to Building Permit issuance for each phase

Beautification Fund • $ 19,500.00 • Prior to Building Permit issuance for each phase

Affordable Housing Reserve Fund • $ 58,500.00 • Prior to Building Permit issuance for each phase

TOTAL ESTIMATED PAYMENTS AND CONTRIBUTIONS (Known at this time) • $ 343,802.00

Planning and Land Use Committee Report-RZ-04-11 333 Wale Road (Daniel Fisher)

RECOMMENDATIONS

The following recommendations are offered for consideration:

That it be recommended to Council:

A. That a zoning amendment bylaw including provisions for required contributions to the Community Amenity Fund in the amount of $1,500 per dwelling unit, a contribution to the "Affordable Housing Reserve Fund" in the amount of $1,500 per dwelling unit, a contribution to the "City Centre Fire Hall Fund" in the amount of $500 per dwelling, a $500 per dwelling unit contribution to a "Beautification Fund" after the construction of one dwelling unit be prepared with implementation to be reviewed by the Municipal Solicitor such that, if and when provisions are made in a registrable Development Agreement for the following:

Bicycle Parking and Storage

1. the guidelines contained in Section 2.1.12 of the Land Use Bylaw, which pertain to the provision of bicycle parking and storage be followed as mandatory guidelines;

Drainage

2. completion of a stormwater management plan prepared by a professional engineer, which ensures post-development runoff does not exceed pre-development 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;

3. registration of a restrictive stormwater maintenance covenant against the title of the subject property prior to the issuance of the first occupancy permit being granted;

Site Access

4. all construction access to the site to be via Wale Road 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 Latoria Road for the safety of that access, the Developer shall only use the access for construction traffic with the flag persons in attendance;

5. prohibiting the framing of buildings until there is a 6-metre two lift asphalt and/or adequate concrete paver system access to any building site(s), with such access to be suitable, in the opinion of the City Engineer and the Fire Chief, for emergency access by fire apparatus and kept clear of parked vehicles by signs and enforcement;

Site Grading

6. submission of site and road grading plans to be approved by the City Engineer and the Director of Planning before any grading work commences on-site;


Fire and Life Safety

7. a fire hydrant shall be provided in the area of the roundabout to allow for onsite water supply for fire suppression and within 45 meters of the buildings FDC in a location approved by the FD;

8. the roundabout at the terminus of the access road be designed with an inner mountable curb to accommodate the turning radius of the first due fire engine and or delivery vehicles;

9. all portions of road or access surfaces must be designed and constructed to accommodate the full weight of department apparatus;

10. all buildings and underground to have fire sprinkler suppression systems;

11. all buildings shall be provided with a fire safety plan that has been reviewed and approved before occupancy is permitted;

12. underground parking area ventilation equipment shall be provided with means of manual override operation in a location adjacent to each building fire alarm annunciator panel;

13. underground parking security gates (if provided) 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;

14. 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;

15. lock boxes for both buildings that are to be located at the main entrance to each building coordinated with the fire department and the required lock box is available at the developer's expense;

16. fire alarm annunciator panels shall be located at the main entrance to each building and be supplied with an exterior blue strobe light that will illuminate upon alarm activation of the fire alarm panel;

17. 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;

18. all mechanical and service room doors or areas shall be labeled with minimum 2 inch lettering;

19. 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;

20. the civic address for this structure shall be incorporated into appropriate building signage that complies with local addressing bylaw;


Energy Efficiency

21. all residential parking spaces will be serviced with wiring conduit for the potential future installation of individual electric outlets capable of recharging electric cars;

22. 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;

23. all construction will meet or exceed the Energuide 82 energy efficiency rating;

24. "solar hot water ready" construction that would allow for the future installation of solar-hot water heating systems;

25. high-efficiency plumbing fixtures in all units;

26. 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 will/does meet the Energuide 82 performance standard;

Environmental Protection

27. use of ground-up wood waste, resulting from land clearing, to augment trails and landscape features as an alternative to prohibited burning or trucking away from the site;

28. provision of a tree retention plan that outlines what trees are to be protected and strategies for their preservation prior to the issuance of a development permit and to the satisfaction of the Director of Planning;

29. trees in the tree retention area shown on the landscape plan received October 27, 2011 are maintained in perpetuity to the satisfaction of the Director of Planning;

Water Use

30. use of an existing water well to provide irrigation to both onsite and offsite landscaping to the satisfaction of the City Engineer;

31. low-volume onsite irrigation system to the satisfaction of the Director of Engineering;

Form and Character

32. the development will be substantially compliant with the site plan presented at the time of Public Hearing;

33. the internal parking area streetscape shall be of a high-quality with extensive use of brick pavers to the satisfaction of the Director of Planning;


Construction Nuisance Mitigation

34. nuisance mitigation measures to be contained in all construction or site servicing contracts with a $5,000 refundable deposit which the City may use to enforce, where necessary, requirements that:

a) no construction vehicles, trades vehicles or employees vehicles shall park on public roads and that all such parking be provided on private property;

b) any area of the site used as an entrance shall have a clean gravel pad the full width of the entrance by 10 metres (32.8 ft.) long 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;

c) any dust, mud, stone or other material on the road in the vicinity of the property be cleaned up at the finish of each day on which work on site occurs regardless of the supposed source of that material;

d) all gravel or dirt roads within the site 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;

e) no on-site processing of soil or gravel or other similar material be carried out if, in the opinion of Council, it constitutes an unreasonable nuisance to adjacent property owners;

f) no material be deposited or stored and no work to be carried out on the public road or boulevard area without a permit from the City;

g) a protected pedestrian walkway be maintained on all public roads in front of or in the site during the entire course of construction, and

h) contractors provide on-site emergency spill kits whenever equipment is working on site.

B. That the zoning amendment bylaw include provisions to incorporate the requested parking requirements (1.2 stalls per dwelling unit of which 0.2 stalls are designated for visitors) and provision of small car spaces (stall depth of 5.0 m) into the text of the CD-21 Zone; and

C. That the applicant is to provide a plan showing how open space will be best achieved in the spirit of the OCP design guidelines prior to Public Hearing.


Respectfully submitted,

lain Bourhill Planner

Reviewed by:

L. Ross McPhee, Chief Administrative Officer

Alan Haldenby Director of Planning

Russ Gam Fire Chief

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

Jennifer Reed, CA Acting Director of Finance

Michael Baxter, P.Eng. City Engineer

Attachments:

1. Air Photo; 2. Zoning Map; 3. Site plan; Received October 26, 2011; 4. Building Elevations Received October 27, 2011; 5. Letter dated October 13, 2011 compiled by Nigel P.l. Gray of Macdonald Gray

planning consultants on the behalf of the applicant; and 6. Landscape Plan Received October 27, 2011.

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ATTACHMENT 5

By Email October 13, 2011

City of Colwood 3300 Wishart Road Colwood, BC V9C I R l

Attention: Alan Haldenby, Director of Planning

Dear Alan:

Re: Zoning Amendment Application - Lot 1, Section 1, Esquimalt District, Plan 8192,

Except That Part In Plan 24442, PID 005-440-131 (333 Wale Road)

The following letter is intended to provide an overview of sustainable features to be provided as a function of the proposed Zoning amendment and resulting development. The following statements can be divided into two core areas. Sections below describe sustainable site planning and sustainable building techniques.

Sustainable Site Planning

Sustainable approaches applied as a function of the site planning process are described below. These approaches have been further divided into sub areas including: Environmental Protection and Enhancement, Community Character and Design, Integrated Storm Water Management, Outdoor Water Conservation and Transportation.

* Environmental Protection and Enhancement

o Conservation. The site layout has been carefully considered to facilitate the preservation of an existing 'Garry Oak Bluff ecosystem adjacent to Wale Road;

a. Plans have been developed in consultation with the Garry Oak Ecosystems Recovery Team (GOERT);

b. The project team has also incorporated guidelines described in the Province of British Columbia's 'Develop with Care' Manual, Section 3: Site Planning and Management for Garry Oak Conservation;

c. The Garry Oak ecosystem theme has also been carried into proposed new landscape areas (Please refer to Sheet L2 of the drawing submission).

o Restoration. The Garry Oak ecosystem theme has also been carried into proposed new landscape areas;

o Invasive Species. All invasive species will be removed from the subject property;

o Native and drought tolerant plant species. The plant list has been carefully selected to improve water conservation through the selection of native plants or alternate drought tolerant ornamental species appropriate to the local climate;

814SHOREWOOD DRIVE, PARKSVILLE, BC V9P 1S1 CANADA

TEL. (250)248-3089 EMAIL, [email protected] www.macdonald-qray.co

Community Character and Design

o Form and Character. The proposed buildings and site improvements provide quality design creating an attractive and vibrant new space.

o Complete community. The proposed development will improve the mix of compatible land uses within the City Centre area providing housing choices in close proximity to core area services;

o Proximity. The proposed development site is ideally situated adjacent to the regional trai l system, community amenities and transit services;

o Housing type. The proposed density increase and dwelling unit configuration will provide a housing choice for a broader user group than the current single-family use.

o Fire Protection. Building design and site planning have incorporated 'Fire Smart' criteria;

o Crime Prevention Through Environmental Design (CPTED). Safe access, egress and surveillance of the site have been carefully considered. Site lighting and the orientation on residential units provide an opportunity for 'territoriality' and passive surveillance by residents.

Integrated Storm Water Management (ISMP)

o Protection. Erosion and sediment control measures will be provided during construction.

o Maintain existing watercourse hydrology. The resulting development will meet pre-development flows in order to retain ground water recharge and maintain existing watercourse hydrology.

o Mitigate West Nile Virus. Surface storm water facilities will be designed t o drain in 24 hours over the summer months to prevent mosquito breeding;

o On site run-off detention. Underground storage tanks will capture and detain storm water run off from roofs, access roadways, parking areas, and impervious walkways on site. This approach effectively delays the t ime of concentration for peak run-off events, which negates 'first f lush' events that typically wash toxins into downstream watercourses (Please refer to Sheet L2 of the drawing submission);

o Pervious unit paving is specified for (10) visitor parking stalls further reducing impervious surface coverage (Please refer to Detail 'A' - Sheet L4 of the drawing submission).

Outdoor Water Conservation

o Retain and enhance existing well. The owner intends to retain and refit the existing groundwater well located at the northwest corner of the property to further reduce the burden on civic infrastructure. The owner has also come to an agreement with City Staff to enhance the existing well to the highest and best use. Well water is to be used for on-site irrigation of landscaping and Garry Oak preservation areas. Well water is also earmarked for the irrigation enhanced City owned landscaped boulevards and other civic uses;

o Low volume irrigation. The schematic irrigation system design includes low volume rotary nozzles and micro drip applications;

o Automated irrigation controller. Automated timers that are set with accordance to municipal

watering restrictions, will include rain sensors to prevent overwatering during rain events;

o Reduced turf areas. Drought tolerant ornamental and native planting beds are the dominant

landscape application representing a 50% reduction in irrigation requirement in these areas;

m a c d o n a l d g r a y DEVELOPMENT PLANNING - LANDSCAPE ARCHITECTURE - ARBORICULTURE - URBAN DESIGN

o Native and drought tolerant plants are specified. These plants require less or no supplemental irrigation once established and are adapted to local environmental and soil conditions;

Transportation

o Connections. Direct access to regional trails and a pedestrian friendly core area results in a truly pedestrian oriented living experience;

o Location. The site is ideally located close to retail, school, recreation, business, employment and service centres.

o Circulation. Pedestrians, cyclists, and other alternative forms of transportation are provided with a separate circulation system designed to provide a comfortable experience and reduce motor vehicle conflicts;

o Cycling Specific Considerations. Site considerations include individual secured tenant bike lockers in the underground parking, supplemented by sheltered and secure visitor racks at both building entryways. Exterior stairs are designed to include bike ramps for easy access;

Sustainable Building Techniques

Often referred to as 'green' building techniques, the following techniques employed in this development are currently accepted alternative on-site development practices and material selections. 'Green' developments effectively reduce the negative impacts to the environment through emphasis on the sustainable use of building materials. The consulting team has specified building materials that use less, and require less energy to manufacture than traditional ones. The use of 'green' building materials and techniques will effectively reduce the environmental footprint of structures and improve the long-term health of building occupants and the greater region. These techniques have been further divided into sub areas including: Energy Conservation, Indoor Water Conservation / Plumbing Systems, Sustainable Building Materials and Socio-economic Sustainability.

• Energy Conservation

o Energy Efficient Buildings. Buildings will meet the 'Energuide for New Homes' minimum rating of 82. The buildings will be modeled and monitored by third party and tested upon completion to provide certification the Energuide program.

o Mitigation of Heat Sink. The Reduction of heat sink of the site and roof through the use of reflective and high emissivity surfaces, and underground parking;

o Efficient Heating and Cooling Systems.

a. Specifications will meet Part 10 of BCBC to wall and roof insulation for reduced energy requirements;

b. The use of electrical heating minimizes greenhouse gas (GHG) emissions and carbon footprint of the development;

c. Top floor units will be pre-plumbed to accommodate the installation of solar hot water panels (at the purchaser's discretion) further reducing energy use.

o Heat Loss through Windows. High performance " Low E" glazing will be specified;

* Sustainable Building Materials

o Recycled content will be used in building materials where permitted under building code;


o Local construction materials will be selected where feasible to reduce GHG emissions and reduce fossil fuel consumption during material transport;

o On site materials from excavation and blasting works will be incorporated into site materials and features wherever feasible;

o Durability. Construction materials and design standards will be specified to ensure longevity and reduce the timeline for maintenance of building and site improvements;

o Collection area for the recycling of wastes to include glass, plastic, paper, cardboard, metal

recycling, and organics will be provided.

o Reduced construction waste. Prefabricated wood structure components wil l be used

throughout much of the project, reducing transportation costs, GHG emissions, the amount of

construction waste generated and allowing for a rapid, sustainable construction process.

o Low Volatile Organic Compounds will be specified in materials, paints, adhesives and sealants, particleboard and carpets.

Indoor Water Conservation / Efficient Plumbing Systems

o Domestic Cold Water (DCW) and Domestic Hot Water (DHW) distribution systems will consist of copper risers and PEX (cross-linked polyethylene) piping within individual units. PEX piping is installed with an individual feeds to fixtures, reducing the line size, making water delivery faster, and consequently wasting less water. PEX piping is also impervious to acid water conditions increasing longevity of the installation;

o Individual electric DHW tanks. Each residential unit will have its own electric domestic hot water tank resulting in improved system efficiency;

o Solar Ready Piping. DHW systems for top floor units will be configured with solar ready piping in place to facilitate future installation of roof mounted solar hot water panels;

o Efficient Plumbing Fixtures. Low water consuming fixture will be used including: dual flush water closets (toilets), low flow shower heads and low flow faucets for sinks.

Socio-economic Sustainability

o Saleable product. The owner has undertaken extensive market analysis for the proposed land use and resulting real estate product considering current market conditions;

o Employment. Provides permanent and temporary employment opportunities for local workers, contractors, suppliers and consultants;

o Local Product. The project will increase demand for materials and products produced locally.

o Infrastructure. The development has been designed to utilize existing infrastructure and community services (roads, water, sewer, storm, police, and fire without any requirement for expansion);

o Increase to municipal tax base.


Conclusion

Through discussions with City of Colwood Staff, and with reference to research and precedent studies on sustainable development, this development proposal has been carefully considered to meet the specific language and intent of the City of Colwood's Official Community Plan (OCP) and Sustainability Strategy. We are looking forward to working with Staff and Council to create an example of an appropriate housing density that enhances the character and livability of Colwood's City Centre. Should you require additional information for any of the sustainable site planning or building methods above please do not hesitate to contact the applicant.

Nigel P.l. Gray Land Use Planner / Project Manager, MacDonald Gray Consultants

Cc: Dan Fisher, Ben Fisher, Joel McDaniel, Al Herle P.Eng - Mountain West Properties,

Jackson Low MAIBC, MRAIC, Chow Low Hammond Architects Inc.'

Cara MacDonald MBCSLA, ISA, CLIA, MacDonald Gray Consultants.


ATTACHMENT 6

City of Colwood REPORT

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