Planning & Development Report - DEVELOPMENT VARIANCE PERMIT 2018/03 - 231 HEDDLE AVENUE

TOWN OF VIEW ROYAL

Planning & Development Report

TO: Committee of the Whole DATE: January 2, 2019 FROM: J. Chow, Senior Planner MEETING: January 8, 2019 FILE NO.: 3090-20-2018/03

DEVELOPMENT VARIANCE PERMIT 2018/03 - 231 HEDDLE AVENUE

RECOMMENDATION:

That the January 2, 2019 report from the Senior Planner titled “Development Variance Permit 2018/03 - 231 Heddle Avenue” be received for information.

CHIEF ADMINISTRATIVE OFFICER’S COMMENTS: I concur with the recommendation.

DIRECTOR OF DEVELOPMENT SERVICES’ COMMENTS: I concur with the recommendation.

DIRECTOR OF ENGINEERING’S COMMENTS: I concur with the recommendation.

DIRECTOR OF PROTECTIVE SERVICES’ COMMENTS: I concur with the recommendation.

PURPOSE: To provide updated information regarding a development variance permit application for a proposed four lot detached residential subdivision to vary the following:

1. Frontage requirements
2. Distance of a proposed common access roadway to an existing side lot line
3. Height of a fence in a front yard

Notices have been sent to owners and residents of nearby properties to advise that the application is scheduled for consideration at the January 15, 2019 Council meeting.

BACKGROUND: The 0.45 ha property is at the end of Heddle Avenue as shown in Figure 1. The site is rocky with a treed area along Heddle Avenue. An existing house is located at the east end of the property on a hilltop.

Subdivision Application 2018/02 was submitted to subdivide the property into four strata lots under the existing R-1 Detached Residential (Large Lot) zone as shown in Attachment 2. The existing house would be removed. The proposed lots would meet lot size requirements for one secondary suite per dwelling, provided other conditions such as the provision of on-site parking are met.

Council approval of several variances is required for the subdivision to proceed. This Development Variance Permit application 2018/03 was introduced at the July 10, 2018 Committee of the Whole meeting. Since then, the applicant has worked through several iterations to address access issues and to maximize tree retention in the road right-of-way.

REQUESTED VARIANCES:

DISCUSSION:

1. Frontage requirements The request to vary the frontage requirements can be supported for the following reasons:

1. Paving and storm drainage infrastructure as required by Subdivision and Development Servicing Bylaw No. 985, 2017 would require extensive retaining walls and would mean the clearing of vegetation and tree loss at the end of Heddle Road right-of-way and in Heddle Park (see Figure 1).
2. The proposed layout to construct a driveway and service corridor on the subject property is an alternative that would allow for a much less intrusive configuration as shown in Figure 2. A proper turnaround would be built at the current paved end of Heddle Avenue to accommodate emergency and large vehicles. Arborist supervision will be required for construction work around trees.

2. Common Access Roadway The Zoning Bylaw regulates driveway locations so that Council can consider panhandle lots and common access roadways in relation to the neighbourhood context. In this case, the request is to locate the common access roadway in the general location of the existing driveway so it would follow the natural topography (see Figure 1) and would be less steep than other locations. Approval of the variance can be supported for several reasons:

1. Keeping the driveway access in the same location would leave the vegetation at the end of Heddle Avenue undisturbed.
2. Less blasting/filling would be required to create suitable driveway and building areas.
3. The number of driveways directly accessing Heddle Avenue would be minimized.
4. In consultation with the residents of the adjacent property at 235 Heddle Avenue, a hedge would be planted along part of the shared property line to create a tall green buffer to screen the driveway as shown in Attachment 2.

3. Fence height The request to vary the height of a fence in the front yard from 1.2m to 1.5m as shown in Attachment 3 can be supported because the additional height would help provide separation for the abutting property at 235 Heddle Avenue, which is lower than the proposed common access driveway at Heddle Avenue. The fence would be chain link to delineate the property line when trimming the hedge. Where the grade of 235 Heddle Avenue meets and rises above grade of the subject property, the Approving Officer intends to require a solid wooden fence.

Public notification has been conducted to advise the application will be considered at the January 15, 2019 Council meeting. Options for Council consideration at that time will include the following: a. Approving the development variance permit b. Approving the permit with different variances c. Declining the permit

RECOMMENDATION:

That the January 2, 2019 report from the Senior Planner titled “Development Variance Permit 2018/03 - 231 Heddle Avenue” be received for information.

SUBMITTED BY: Jeff Chow, MCIP, RPP Senior Planner

REVIEWED BY: Lindsay Chase, MCIP, RPP Director of Development Services

ATTACHMENTS

1. Location plan
2. Site Servicing Schematic – Westbrook Consulting Ltd., December 19, 2018
3. Retaining Wall Detail – Mary Haggerty Designs, Sept. 6, 2018