REQUEST FOR DECISION
DATE: April 25 2019 Report No. DEV-19-031
TO: Laurie Hurst, Chief Administrative Officer
FROM: Fred Billingham, Planning Technician and Bill Brown, Director of Development Services
SUBJECT:
Title
Development Variance Permit- 1336 Wood Street
End
RECOMMENDATION:
Recommendation
That Council resolves that Development Variance Permit No. 00085 [Appendix A] authorizing the construction as shown in the architectural drawings prepared by Adapt Design, stamped “Received January 22, 2019”, sited as detailed on the survey plan prepared by Wey Mayenburg, stamped “Received January 22 2019”, and including the following variances to the Zoning Bylaw, 1992, No. 2050, be approved, and staff be directed to issue the permit and register the notice on the title of the property located at 1336 Wood Street [PID 006-375-324, Lot 59, Suburban Lot 37, Esquimalt District, Plan VIP 2854 and PID 006-375-294, Lot 58, Suburban Lot 37, Esquimalt District, Plan VIP 2854]; and
Zoning Bylaw, 1992, No. 2050, Section 34 (9)(a)(i)- Siting Requirements- Primary Building- Front Setback: Exemption from the requirement that no principal building shall be located within 7.5 metres of the Front Lot Line [i.e from 7.5m to 3.2m].
Body
RELEVANT POLICY:
Zoning Bylaw, 1992, No. 2050
Development Application Procedures and Fees Bylaw, 2012, No. 2791
Advisory Planning Commission Bylaw, 2012, No. 2792
Official Community Plan Bylaw, 2018, No. 2922
STRATEGIC RELEVANCE:
This Request for Decision does not directly relate to a specific strategic objective.
BACKGROUND:
List of Appendices
Appendix A - DVP00085
Appendix B - Architectural Drawings and Survey Plans
Appendix C - Subject Property Map and Aerial Photo
Appendix D - RS-1 Zone
Purpose of the Application
The owner of the property wishes to extend the building in three locations: an infill of the north-east corner, a 1.47m extension to the western elevation, and a 1.44m extension to the southern, front elevation. The first two extensions conform to the existing zoning specifications, as does the Floor Area Ratio and Lot Coverage. The third extension, to the front elevation, will result in a reduction to the front setback from the 7.5m minimum under the RS-1 zone.
The applicant is requesting a change to the siting requirements, specifically the Primary Building, Front setback, in order to reduce the front setback from 7.5m to 3.2m, a 4.3m reduction, to accommodate the new entrance and relocated steps.
The applicant wishes to extend the building entrance to improve accessibility for relatives and visitors with limited mobility. The current access arrangements, with a small exterior landing and lack of interior foyer, have been a challenge for some guests.
The proposed arrangements will improve the functionality of the entrance, and provide weather coverage and an area to set-down packages.
While the Variance requested is a reduction in the front setback from 7.5m to 3.2m, the existing stairs do not currently conform to the 7.5m setback requirement, so the actual change from the existing conditions will be the building front and stairs brought forward 1.44m. Furthermore, the stairs, which will be the structure nearest to the Front Lot Line, will have a low profile above grade level. The proposal will result in a minor change and unlikely to have any significant impact on the streetscape.
Context
Applicant: Jason Wenaus & Nicole Cook
Owners: Jason Wenaus & Nicole Cook
Property Size: Metric: 557.17m2 Imperial: 5997 ft2
Existing Land Use: Single Family Dwelling
Surrounding Land Uses:
North: Multiple Family Residential
South: Single Family Residential
West: Multiple Family Residential
East: Multiple Family Residential
Existing Zoning: RM-1 [Multiple Family Residential], used as RS-1 [Single Family Residential] under Zoning Bylaw, 1992 No. 2050 Section 11(3).
Comments from other departments
Fire: No concerns on behalf of Fire Department.
Parks and Recreation: No concerns, subject to appropriate tree cutting permits and tree protection
Engineering: The proposed variance has no impact on the engineering aspects of this property, and Engineering have no requirements for this Development Variance Permit.
Building: No concerns subject to review for Building Code and Bylaw compliance at time of Building Permit application.
Comments from the Advisory Planning Commission [APC]:
This application was considered at the regular meeting of the APC held on March 19 2019. Members had no concerns with the proposal and recommended that the application be approved, as the proposal is a relatively minor change and does not affect the streetscape too much.
ISSUES:
1. Rationale for Selected Option
The proposal is a relatively minor change and will improve accessibility to the building. Furthermore, the Advisory Planning Commission recommends approval.
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 of the subject property. Notices were mailed on April 17, 2019, indicating that Council would be considering the requested Development Variance Permit Application on May 6, 2019. There have been no responses received to date.
ALTERNATIVES:
1. That Council resolves the Development Variance Permit No. DVP00085 Authorizing the development as shown on the drawings prepared by Adapt Design, stamped “Received January 22, 2019”, sited as detailed on the survey plan prepared by Wey Mayenburg, stamped “Received January 22, 2019” and including the proposed variance to the Zoning Bylaw 1992, No. 2050, be approved, and staff be directed to issue the permit and register the notice on the title of the property located at PID 006-375-324, Lot 59, Suburban Lot 37, Esquimalt District, Plan VIP 2854 and PID 006-375-294, Lot 58, Suburban Lot 37, Esquimalt District, Plan VIP 2854 [1336 Wood Street].
2. That Council deny Development Variance Permit No. DVP00085.