STAFF REPORT: Development Variance Permit No. 2016/17 - 14 and 24 Jedburgh Road
Report requesting variances to facilitate road dedication to widen Jedburgh Road and adjust property boundaries.
TOWN OF VIEW ROYAL COUNCIL REPORT
TO: Council DATE: November 30, 2016 FROM: Jeff Chow, MCIP RPP, Planner MEETING DATE: December 6, 2016 FILE NO.: 3090-20-2016/17
DEVELOPMENT VARIANCE PERMIT 2016/17 – 14 & 24 JEDBURGH RD
RECOMMENDATION
THAT Development Variance Permit 2016/17 be approved;
AND THAT Development Variance Permit 2016/17 include the following condition:
- A covenant to prohibit vehicle parking in the front yard of 24 Jedburgh Road be registered prior to or concurrent with the subdivision adjusting the lot boundary with 14 Jedburgh Road.
CHIEF ADMINISTRATIVE OFFICER’S COMMENTS
I concur with the recommendation.
DIRECTOR OF DEVELOPMENT SERVICES’ COMMENTS
I concur with the recommendation.
PURPOSE OF REPORT
The purpose of this report is to consider a Development Variance Permit (DVP) to facilitate road dedication to widen the Jedburgh Road right-of-way at 24 Jedburgh Road as shown in Attachment 2. Variances are requested for:
- the siting of the existing house at 24 Jedburgh Road; and
- modification of plans approved in a previously development variance permit for a proposed nine lot subdivision at 14 Jedburgh Road.
BACKGROUND
The subject properties are zoned R-1B: Detached Residential (Medium Lot) and located north of Island Highway within a neighbourhood consisting predominantly of detached houses sharing the R-1B zoning. Two development variance permits have been approved for the proposed subdivision of 14 Jedburgh Road:
- Development Variance Permit 2016/07 was approved July 5, 2016 to vary the minimum distance of the common access roadway to the existing side lot line from 9m to 0m the on the multiple properties at 14 Jedburgh Road.
- Development Permit 2016/09 was approved September 20, 2016 to vary the requirement for road improvements along the Island Highway frontage.
Jedburgh Road predates the Provincial requirement for road rights-of-way to be minimum 20m wide and there are a number of locations where the width is substandard. The subdivision of 14 Jedburgh Road will provide road improvements including a sidewalk and a 4m road dedication to meet the standard on that side of the road right-of-way. In considering Development Permit 2016/09, Committee of the Whole and Council noted that the south side of the road right-of-way would be of substandard width along the frontage of 24 Jedburgh Road. The applicants are owners of 24 Jedburgh Road and have worked with staff and the owner of 14 Jedburgh Road to develop a solution; however, variances are required.
PROPOSAL:
Two variances are requested as follows:
1. Variance to requirement of the R-1B zone in Bylaw No. 900, 2014 for the front lot line setback of the existing house at 24 Jedburgh Road from 7.5 m to 1.9m.
This variance would facilitate an approximately 4m road dedication along the frontage of 24 Jedburgh Road as shown in Attachment 2. A covenant to prohibit front yard parking at 24 Jedburgh Road is recommended so that future owners will be aware that cars are not to be parked in front of the house. The front yard will be too small and parking should not straddle a property line. Existing parking on the side yard is permitted, and the applicant has indicated that a garage will be constructed in the rear yard with access from the strata road, secured via easement.
2. Variance to the distance of the common access roadway to an existing side lot line on the lot being subdivided at 14 Jedburgh Road from 9m to 0m.
To balance off the road dedication from the property at 24 Jedburgh Road, the owner of 14 Jedburgh Road has offered to provide a generally equivalent amount of land through a boundary adjustment between the properties. This would modify the subdivision plans for which the same variance was granted in Development Variance Permit 2016/07. While two of the three surplus parking spaces at 14 Jedburgh would no longer be available, most of the lots in the proposed subdivision will have enough area for two or more driveway parking spaces in addition to garages. Staff does not believe that granting the variance will result in an undue impact on 20 or 24 Jedburgh Road.
ANALYSIS
The variances can be supported for the following reasons: a. The sidewalk condition along Jedburgh Road would be improved, in particular to provide adequate clearance around a hydro pole. b. The Jedburgh Road right-of-way would comply with the standard on the side fronting the subject properties. c. There would be suitable area for parking at the side and rear of 24 Jedburgh Road.
Two alternatives are provided for Council’s consideration.
ALTERNATIVE RECOMMENDATION #1
THAT Development Variance Permit 2016/17 be approved.
If this option is supported, no covenant would be required to prohibit front yard parking at 24 Jedburgh Road.
ALTERNATIVE RECOMMENDATION #2
THAT Development Variance Permit 2016/17 be rejected.
If this option is supported, the proposed subdivision layout with three surplus parking spaces in the common property as presented in Development Variance Permit 2016/07 would remain as is.
RECOMMENDATION
THAT Development Variance Permit 2016/17 be approved;
AND THAT Development Variance Permit 2016/17 include the following condition:
- A covenant to prohibit vehicle parking in the front yard of 24 Jedburgh Road be registered prior to or concurrent with the subdivision adjusting the lot boundary with 14 Jedburgh Road.
SUBMITTED BY: Jeff Chow, MCIP RPP, Planner
REVIEWED BY: L. Chase MCIP RPP, Director of Development Services
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