Staff Report: DVP24-0008 – Application to Reduce Onsite Parking Stalls at 797 Revilo Place

Background

Previous Applications

The subject property was rezoned from ‘One-and Two-Family Residential’ (R2) to ‘City Centre’ (CC1) under rezoning application Z21-0011. Council adopted the rezoning in May of 2022 under Bylaw No. 2017. A subsequent Form and Character Development Permit (DP23-0040) for a 6-storey multi-family residential building with 131 units and 164 onsite parking stalls was issued in August of 2023.

Table 1: Site Data

Site and Surrounding Area

The subject property, which was consolidated from three lots, has been cleared of the three dwellings and vegetation that previously existed in order to facilitate the proposed development. South of this site is Lowe’s Home Improvement. To the west, across Phipps Road, is Walmart. To the north and east are single-family dwellings, duplexes, and townhomes.

Table 2: Surrounding Land Uses

Commentary

Following the adoption of the rezoning and issuance of the Development Permit, the applicant sought approval from the neighbouring property owner to remove two of their trees as the location of the underground parkade would negatively impact these two trees. However, the applicant did not obtain approval to remove those trees, so the architect for this project redesigned the parkade in order to save them. This redesign resulted in the loss of 8 parking stalls, which is the purpose of the variance request.

It should be noted that the property is located within the 200-meter radius of the Transit-Oriented Area, for which the applicant could rezone to allow for a 10-storey building with no parking, in accordance with the new Provincial legislation. However, the applicant wishes to proceed with a 6-storey building and, if the variance were supported, have 156 onsite parking stalls for 131 units.

To support the requested variance, the applicant submitted a Parking Memo from WATT Consulting Group. The study found that visitor parking in similar developments were within the range that the current application is requesting, that being 0.1 space per unit for visitor parking stalls, and that they supported the variance request.

The previous rezoning required the registration of a restrictive covenant on title prior to issuance of a building permit that ensures parking is allocated to each unit and for visitors as required by the zoning bylaw and not provided in exchange for compensation separate from that of a residential unit. The allocation for visitor stalls would be amended to suit this variance request, if it is supported.

Financial Implications

There are no financial implications assigned with this report.

Legal Implications

This application and report considers a parking variance to reduce the number of parking spaces on site at 797 Revilo Place. The formerly approved rezoning application and development permit mentioned within the report are to provide context only.

Options

Option 1

THAT the Sustainable Development Advisory Committee recommend that Council:

1. Direct staff to provide notice that Council will consider issuing a Development Variance Permit for the property at 797 Revilo Place with the following variance:

a. That Table 1 of Section 4.01.01 be varied by reducing the minimum number of parking spaces required for an apartment in the City Centre from the required 1.25 spaces per dwelling unit to 1.19 spaces per dwelling unit, of which 0.19 shall be designated for visitor parking.

OR Option 2

THAT the Sustainable Development Advisory Committee recommend that Council take no action with respect to this application for a Development Variance Permit at 797 Revilo Place until such time as the following items are addressed and reviewed by the Sustainable Development Advisory Committee:

a. ________________;
b. ________________; AND
c. ________________.

Submitted By

SUBMITTED BY: Robert Dykstra, RPP, MCIP, Senior Planner

Concurrence:
Matthew Baldwin, RPP, MCIP, Director of Development Services

Concurrence:
Leah Stohmann, RPP, MCIP, Director of Community Planning and Climate Change

Concurrence:
Melisa Miles, Manager of Legislative Services

Concurrence:
Donna Petrie, Senior Manager of Communications & Economic Development

Concurrence:
Katelyn Balzer, P.Eng., Director of Engineering and Public Works

Concurrence:
Michael Dillabaugh, CPA, CA, Director of Finance

Concurrence:
Marie Watmough, Director of Legislative & Protective Services

Concurrence: Braden Hutchins, Deputy Chief Administrative Officer

Concurrence:
Darren Kiedyk, Chief Administrative Officer

Appendices

Appendix A – Site Map

Appendix B – Location Map

Project Visuals and Supporting Diagrams

Parking Calculations / Project Summary

• 131 residential units proposed
• 131 x 1.25 stalls = 164 stalls
• Request reduction of 8 stalls to protect trees on neighbour’s property
• 164 minus 8 = 156 stalls
• 156 stalls / 131 units = 1.19 stalls/unit

Watt Consulting Study