DISTRICT OF OAI<~BAY

REPORT TO: Committee of the Whole

FROM: Deborah Jensen, Manager of Planning

DATE: May 14, 2019

RE: Uplands Siting and Design (ADP00111) RS-2, One Family Residential Use - 3565 Upper Terrace Road Lot 1, Section 31 , Victoria District, Plan 5253

EXECUTIVE SUMMARY

The District of Oak Bay is in receipt of an Uplands siting and design application to construct a deck at the rear of an existing single family home at 3565 Upper Terrace Road . The applicant is proposing to add on to the existing deck, utilizing materials and colours that would match the existing scheme.

Staff have reviewed the proposed construction in context with the overall site design and surrounding neighbourhood. Given the design and siting of the work, staff consider the proposal to be supportable.

BACKGROUND

An Uplands siting and design application has been received, as the result of a stop work order, to construct a deck addition at the rear of the single family home at 3565 Upper Terrace Road. Proposed works include a 47.5 m2 (511 ft2) expansion to the existing deck, projecting further into the east yard.

Proposed Development

The applicant proposes to modify the rear elevation of an existing single family dwelling, built in 1968, by adding on to the existing deck, with materials and colours to match the existing design scheme. The proposed works are sited at a higher elevation and would be visible from Beach Drive.

ADP00111 - 3565 Upper Terrace Road Page 1 of 5 May 14, 2019 Site Characteristics Address 3565 Upper Terrace Road Location West of Intersection of Beach Drive and Midland Road Lot Size 3429 m2 (36,909 ff) Proposed Use Single Family Home (Renovation) Zoning RS-2; One Family Residential Use OCP Land Use Designation Uplands Variances n/a

Advisory Design Panel

The proposed development was presented at the April 30, 2019 meeting of the Advisory Design Panel. The applicant indicated the proposal was to extend the existing deck on the southeast side of the property, with colours and materials selected to blend with the existing building design. The applicant also noted the sloping rear yard does not provide usable yard space, and the deck will provide outdoor living space while allowing for direct access to the main living area.

The Advisory Design Panel commented that, given the slope of the land, light wells or skylights should be cut into the deck to provide for light into the lower level windows. They also noted that soffits below the deck should be finished to match the existing deck, materials should be consistent throughout, and the design should be mindful of dark sky principles.

The Panel recommended Council consider approving the proposed development to modify the home by constructing an addition to the rear deck at 3565 Upper Terrace Road .

Subsequent to the recommendation of the Advisory Design Panel, the applicant confirmed soffits will be utilized below the deck, materials will be consistent with the existing situation, and all lighting will adhere to dark sky principles.

ANALYSIS

2 2 The 3429 m (36,909 ft ) subject property is located west of the Midland Road and Beach Drive intersection, with lot frontage on both Midland and Cadboro Bay Roads. Sloping down from west to east, it is surrounded by single family homes, with the Uplands Golf Club located to the west. A right of way runs along the south property line.

The single family home is located in the centre of the lot, with one accessory building located to the west of the house, and one located on the east property line, partially encroaching into the road right of way. All buildings received the necessary approvals at the time of construction.

A 47.5 m2 (511 ff) deck expansion is currently under construction, however no approvals were in place for this work and a stop work order was issued. The work itself consists of a 4. 72 m (15 ft) by 10.06 m (33 ft) wood frame deck that is being added to the east of the existing deck, along the

ADP00111 - 3565 Upper Terrace Road Page 2 of 5 May 14, 2019 main floor of the home, projecting further into the east yard. This siting is intended to provide outdoor living space directly accessible from the main living area of the home.

The proposal is subject to the Uplands design guidelines and other policies contained in the Oak Bay Official Community Plan. The intent of the guidelines is to maintain and reinforce a residential parklike setting , ensure sensitivity of new development to existing dwellings and landscape features, and promote design excellence for buildings in the Uplands. A review of the proposal as it pertains to the guidelines is presented as follows:

Siting of Buildings • Maintenance of the residential park setting. The proposal would generally maintain the existing siting of the home with no alteration to the footprint beyond the new deck. The deck would be sited on the east side f the home and does not substantially affect the parklike setting of the Uplands neighbourhood. No trees would be impacted by the proposed change and two new large canopy trees would be added to the property. • Impact on views. The alteration will not negatively affect any viewscapes or view planes. The works will be somewhat visible from Midland Road but are set back a significant distance, and are higher than the street due to the sloping site. It is not anticipated that view corridors from adjacent properties will be adversely affected. • Setbacks. The new work does not encroach on any required setbacks. • Relationship in character and massing to the image of the area and impact on scale and rhythm of development. The Upper Terrace Road frontage is narrow and well screened with vegetation. The proposed work will have no impact on this streetscape. The section of Midland Road in close proximity to the subject site is broad and well vegetated. The proposal is consistent with the streetscape. • Relationship to adjacent buildings. The existing siting of the 1968 home is maintained. The new deck area will maintain broad setbacks from adjacent properties and buildings. • Overlook and privacy issues. There are no anticipated issues of overlook or privacy. • Transition between private and public space. There will be very little impact on the transition between the private and public space.

Design of Buildings • General massing, proportion, and overall articulation of building to established housing. The proposal does not significantly increase the massing of the home. • Roofscape. The proposed alteration has no impact on the existing roofscape. • Fac;ade articulation and building entry. There is no proposed alteration to the main entry.

The District arborist has reviewed the proposal and indicated that the deck construction is essentially completed, and there are no trees in the area where the work took place. There are a number of Garry oak trees on or around the property, and the applicant will be installing two additional trees to achieve additional tree canopy cover. As per the Urban Forest Strategy, the tree canopy cover target for this lot is 45%, and the existing canopy cover is estimated at 29%. Two new large trees will be installed along the east property line, consistent with species selection outlined in the Urban Forest Strategy. This would increase the tree canopy cover 250 m2 to 45%.

ADP00111 - 3565 Upper Terrace Road Page 3 of 5 May 14, 2019 The east, or rear yard of 3565 Upper Terrace Road is a sloping site that is terraced down to Midland Road. Both the house and the proposed deck sit well above the street, and are not in direct view of traffic along Midland Road. Mature vegetation growing both on the site and in the boulevard also provides substantial screening such that the home and deck have limited visibility from the street. The proposed deck location will allow for better access and utilization of the rear yard on this unique site that is heavily screened by vegetation, minimizing the impact on adjacent properties. Staff consider the proposed development to be supportable.

STRATEGIC IMPACT

No strategic impact is anticipated to arise in relation to the options described in this report.

OPTIONS

1. That it be recommended to Council that the proposal to allow deck construction along an existing single family dwelling at 3565 Upper Terrace Road, as outlined in the May 14, 2019 report for ADP00111 be approved as to Uplands Siting and Design.

2. That it be recommended to Council that the application be denied.

FINANCIAL IMPACT

No financial impact beyond the existing budget is anticipated to arise in relation to the options described in this report.

RECOMMENDATION

That it be recommended to Council that the proposal to allow deck construction along an existing single family dwelling at 3565 Upper Terrace Road, as outlined in the May 14, 2019 report for ADP00111 be approved as to Uplands Siting and Design.

Bruce Anderson Director of Building and Planning

Prepared by, ~-

ADP00111 - 3565 Upper Terrace Road Page 4 of 5 May 14, 2019 I ~

L.:ou Varela Chief Administrative Officer

ATTACHMENT(S)

Attachment 1 - Plans -ADP - 3565 Upper Terrace Road, May 1, 2019 Attachment 2 - Rpt Attach 2 - Arborist Memo, April 24, 2019

ADP00111 - 3565 Upper Terrace Road Page 5 of 5 May 14, 2019