REQUEST FOR DECISION
DATE: July 5, 2017 Report No. DEV-17-039
TO: Laurie Hurst, Chief Administrative Officer
FROM: Karen Hay, Planner
SUBJECT:
Title
Development Variance Permits - 651 Grenville Avenue
End
RECOMMENDATION:
Recommendation
That Council resolves that Development Variance Permits No. DVP00065 [Appendix A] and DVP00066 [Appendix B] authorizing the construction of two new principal buildings as shown on plans prepared by Ryan Hoyt Designs Inc., stamped “Received May 17, 2017”, and sited as detailed on the survey plan prepared by David E. Storback, B.C.L.S., of J.E. Anderson & Associates stamped “Received May 17, 2017” and including the following relaxations to Zoning Bylaw, 1992, No. 2050, be approved, and staff be directed to issue the permits and register the notices on the title of the properties located at PID 007-802-293, Lot 8, Block 6, Suburban Lot 42, Esquimalt District, Plan 1153 and PID 007-802-323, Lot 9, Block 6, Suburban Lot 42, Esquimalt District, Plan 1153 [651 Grenville Avenue];
Zoning Bylaw, 1992, No. 2050, Section 34. (5) - Floor Area - A 15.0 square metre reduction to the requirement that the minimum first storey of a principal building shall be 88 square metres [ie. from 88.0 square metres to 73.0 square metres];
Zoning Bylaw, 1992, No. 2050, Section 34. (7) - Building Width - A 0.5 metre reduction to the requirement that no single family dwelling shall be less than 7.0 metres in width [ie. from 7.0 metres to 6.5 metres]; and
Zoning Bylaw, 1992, No. 2050, Section 34. (9)(a)(iii) - Siting Requirements - Principal Building - Side Setback - A 1.1 metre decrease to the requirement that no principal building shall be located within 3.0 metres of an Interior Side Lot Line, for lots not served by a rear lane [ie. from 3.0 metres to 1.9 metres], with the total setback of all side yards not to be less than 3.4 metres [ie. from 4.5 metres to 3.4 metres total].
Body
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: DVP00065
Appendix B: DVP00066
Appendix C: Air Photo, RS-1 Zone, Mail Notice
Appendix D: Surveyor’s Site Plan, Building Plans
Purpose of the Application
The property owner is proposing to demolish the existing house which is sited across two pre-existing lots, and build two new single family homes each having secondary suites in the basement. Due to the narrow width of the lots, meeting all the requirements of the Single Family Residential [RS-1] zone would not allow for a sufficient building envelope for the proposed new principal buildings; therefore, variances are being requested. A development variance permit is required before a building permit could be issued for the construction of the proposed new homes.
Context
Applicant: Ryan Hoyt
Owners: Royal Falcon Developments Ltd., Inc. No. BC0682591
Property Size (each lot): Metric: 452 m2 Imperial: 4865 ft2
Existing Land Use: Single Family Residential
Surrounding Land Uses:
North: Two Family Residential
South: Single Family Residential
East: Two Family Residential
West: Single Family Residential
Existing Zoning: Single Family Residential [RS-1] [No change required]
Zoning
The siting provisions for principal buildings in the Single Family Residential [RS-1] zone requires at least one 3.0 metre setback from an interior side lot line and at least 1.5 metres on the other side(s), if the property is not serviced by a lane. When lots are large this regulation provides access to the backyard for parking and also encourages a more interesting pattern of spacing between houses. When lots are narrow this space is better used for the provision of living space within houses.
Due to the narrowness of these lots the applicant has also reduced the width of the houses to just under the required 7.0 metres (at 6.53 m) and reduced the overall floor area of the first storey from the required 88 square metres to 73.7 square metres; while still providing very functional interior layouts.
Comments from the Advisory Planning Commission [APC]
This application was considered at the regular meeting of the APC held on June 20, 2017. The APC members were supportive of the application. The APC passed the following motion:
That the Advisory Planning Commission recommends to Council that the applications for Development Variance Permits, authorizing the construction of two new principal buildings as shown on plans prepared by Ryan Hoyt Designs Inc., stamped “Received May 17, 2017”, and sited as detailed on the survey plan prepared by David E. Storback, B.C.L.S., of J.E. Anderson & Associates stamped “Received May17, 2017” and including the following relaxations to Zoning Bylaw, 1992, No. 2050, for the development located at PID 007-802-293, Lot 8, Block 6, Suburban Lot 42, Esquimalt District, Plan 1153 and PID 007-802-323, Lot 9, Block 6, Suburban Lot 42, Esquimalt District, Plan 1153 [651 Grenville Avenue], be forwarded to Council with a recommendation of approval;
Zoning Bylaw, 1992, No. 2050, Section 34. (5) - Floor Area - A 15.0 square metre reduction to the requirement that the minimum first storey of a principal building shall be 88 square metres [ie. from 88.0 square metres to 73.0 square metres];
Zoning Bylaw, 1992, No. 2050, Section 34. (7) - Building Width - A 0.5 metre reduction to the requirement that no single family dwelling shall be less than 7.0 metres in width [ie. from 7.0 metres to 6.5 metres]; and
Zoning Bylaw, 1992, No. 2050, Section 34. (9)(a)(iii) - Siting Requirements - Principal Building - Side Setback - A 1.1 metre decrease to the requirement that no principal building shall be located within 3.0 metres of an Interior Side Lot Line, for lots not served by a rear lane [ie. from 3.0 metres to 1.9 metres], with the total setback of all side yards not to be less than 3.4 metres [ie. from 4.5 metres to 3.4 metres total].
The reason: The proposal is a good design and fit for the neighbourhood and will increase density, which is needed in Esquimalt.
ISSUES:
1. Rationale for Selected Option
The Advisory Planning Commission recommended approval. The new homes would provide increased density in the area, should fit in well with the character of this neighbourhood, and provide much needed family oriented housing.
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
Increasing density in existing neighbourhoods is believed to make a community more sustainable.
5. Communication & Engagement
As this application includes Development Variance Permits, notices were mailed to owners and occupiers of parcels within 50 metres [164 ft.] of the subject property. Notices were mailed on June 26, 2017 indicating that Council would be considering the requested two Development Variance Permits on July 10, 2017. To date, the Development Services Department has received no comments as a result of the notification.
ALTERNATIVES:
1. That Council resolves that Development Variance Permits No. DVP00065 [Appendix A] and DVP00066 [Appendix B] be approved, and staff be directed to issue the permits and register the notices on the title of the properties located at PID 007-802-293, Lot 8, Block 6, Suburban Lot 42, Esquimalt District, Plan 1153 and PID 007-802-323, Lot 9, Block 6, Suburban Lot 42, Esquimalt District, Plan 1153 [651 Grenville Avenue].
2. That Council deny Development Variance Permit No. DVP00065 and DVP00066.