REQUEST FOR DECISION
DATE: November 1, 2017 Report No. DEV-17-063
TO: Laurie Hurst, Chief Administrative Officer
FROM: Bill Brown, Director of Development Services / Alex Tang, Planning Technician
SUBJECT:
Title
Development Variance Permit - 1003 Wollaston Street
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RECOMMENDATION:
Recommendation
That Council resolves that Development Variance Permit No. DVP00072 authorizing construction of a new Single Family Dwelling as illustrated in the architectural drawings prepared by Pacific Homes, stamped “Received October 31, 2017”, sited as detailed on the survey plan prepared by JE Anderson & Associates, stamped “Received September 22, 2017”, and including the following variance to Zoning Bylaw, 1992, No. 2050, for the property located at PID 009-211-829, Lot 2, Block B, Section 11, Esquimalt District, Plan 292 [1003 Wollaston Street] be denied.
Zoning Bylaw, 1992, No. 2050, Section 34 (8)(a) - Lot Coverage: A 6.2% increase to the requirement that all Principal Buildings, Accessory Buildings and Structures combined, shall not cover more than 30% of the Area of a Parcel [ie. from 30% to 36.2%].
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RELEVANT POLICY:
Official Community Plan Bylaw, 2006, No. 2646
Zoning Bylaw, 1992, No. 2050
Development Application Procedures and Fees Bylaw, 2012, No. 2791
Advisory Planning Commission Bylaw, 2012, No. 2792
STRATEGIC RELEVANCE:
This Request for Decision does not directly relate to a specific strategic objective.
BACKGROUND:
Appendix A: DVP00072
Appendix B: Subject Property Map, Aerial Map, RS-1 Zone, Mail Notice
Appendix C: Surveyor’s Site Plan, Architectural Plans
Appendix D: Narrative Letter from Applicant, Neighbourhood Consultation Letter, Responses from Neighbourhood Consultation Letter
Purpose of the Application
The applicant is proposing to construct a new Single Family Dwelling on a lot that is vacant except for a small garage that will be demolished. This new Single Family Dwelling covers 36.2% of the Area of the Parcel. This is 6.2% more than the allowed 30% Lot Coverage; hence, this application requires a variance before a building permit can be issued.
Context
Applicant: Tara Cumming
Owners: Robin Jones and Liz Sansoucy-Jones
Property Size: Metric: 556 m2 Imperial: 5988 ft2
Existing Land Use: Single Family Residential
Surrounding Land Uses:
North: Multi-Unit, Low-Rise Residential
South: Single Family Residential
West: Single Family Residential
East: Single Family Residential
Existing Zoning: RS-1 [Single Family Residential]
Zoning
The proposed Principal Building covers 201.5 m2 while there are no Accessory Buildings or other Structures proposed. This area for the Principal Building corresponds to 36.2% of the Area of the Parcel, which is 6.2% more than the allowed 30% Lot Coverage under RS-1 zoning.
Comments from the Advisory Planning Commission [APC]
This application was considered at the regular meeting of the APC held on October 17, 2017. The APC members unanimously passed the following motion:
That the Esquimalt Advisory Planning Commission [APC] recommends to Council that the application for a Development Variance Permit allowing construction of a new Single Family Dwelling as illustrated in the architectural drawings prepared by Pacific Homes, stamped “Received September 22, 2017”, sited as detailed on the survey plan prepared by JE Anderson & Associates, stamped “Received September 22, 2017”, and including the following variance for the property located at PID 009-211-829, Lot 2, Block B, Section 11, Esquimalt District, Plan 292 [1003 Wollaston Street] be forwarded to Council with a recommendation for approval as the variance requested seems reasonable.
Zoning Bylaw, 1992, No. 2050, Section 34 (8)(a) - Lot Coverage: A 6.2% increase to the requirement that all Principal Buildings, Accessory Buildings and Structures combined, shall not cover more than 30% of the Area of a Parcel [ie. from 30% to 36.2%].
ISSUES:
1. Rationale for Selected Option
The applicant is seeking a variance on a vacant site with few impediments to development. The shape of the parcel is rectangular, measuring 15.24 metres [50 feet] by 36.50 metres [120 feet]. Although the site slopes downwards from the front lot line to the rear lot line, this is less than a 10% grade. No unique site characteristics exist that necessitates a variance for the development of a single family dwelling in this instance. The applicant is asking for a substantial increase in lot coverage from the allowed 30% to 36.2%. Staff’s opinion is that the applicant’s proposed increase in lot coverage is not justified given the site conditions.
2. Organizational Implications
This Request for Decision has no organizational implications.
3. Financial Implications
This Request for Decision has no financial implications.
4. Sustainability & Environmental Implications
This Request for Decision has no sustainability or environmental implications.
5. Communication & Engagement
As this application includes a Development Variance Permit, notices were mailed to owners and occupiers of parcels within 50 metres [164 ft.] of the subject property. Notices were mailed on October 20, 2017 indicating that Council would be considering the requested Development Variance Permit on November 6, 2017. To date, the Development Services Department has not received any responses as a result of these notifications. The applicant has also personally delivered a neighbourhood consultation letter, generating favourable responses from 5 residents [Appendix D].
ALTERNATIVES:
1. That Council resolves that Development Variance Permit No. DVP00072 authorizing construction of a new Single Family Dwelling as illustrated in the architectural drawings prepared by Pacific Homes, stamped “Received October 31, 2017”, sited as detailed on the survey plan prepared by JE Anderson & Associates, stamped “Received September 22, 2017”, and including the following variance to Zoning Bylaw, 1992, No. 2050, for the property located at PID 009-211-829, Lot 2, Block B, Section 11, Esquimalt District, Plan 292 [1003 Wollaston Street] be denied.
Zoning Bylaw, 1992, No. 2050, Section 34 (8)(a) - Lot Coverage: A 6.2% increase to the requirement that all Principal Buildings, Accessory Buildings and Structures combined, shall not cover more than 30% of the Area of a Parcel [ie. from 30% to 36.2%].
2. That Council resolves that Development Variance Permit No. DVP00072 [Appendix A] be approved, and staff be directed to issue the permit and register the notice on the title of the property located at PID 009-211-829, Lot 2, Block B, Section 11, Esquimalt District, Plan 292 [1003 Wollaston Street].