Planning & Development Report: ENVIRONMENTAL DEVELOPMENT PERMIT WITH VARIANCES - 2427 Chilco Road
A report concerning a development permit to build an accessory woodshed in a sensitive terrestrial ecosystem area.
TOWN OF VIEW ROYAL
Planning & Development Report
TO: Committee of the Whole DATE: January 10, 2018 FROM: J. Chow, Senior Planner MEETING DATE: January 16, 2018 FILE NO.: 3060-20-2017/08
ENVIRONMENTAL DEVELOPMENT PERMIT WITH VARIANCES - 2427 Chilco Road
RECOMMENDATION
THAT the January 10, 2018 report from the Senior Planner titled “Environmental Development Permit With Variances – 2427 Chilco Road” be received.
CHIEF ADMINISTRATIVE OFFICER’S COMMENTS
I concur with the recommendation.
DIRECTOR OF DEVELOPMENT SERVICES’ COMMENTS
I concur with the recommendation.
DIRECTOR OF PROTECTIVE SERVICES’ COMMENTS
I concur with the recommendation.
PURPOSE OF REPORT
To present an Environmental Development Permit application with variances for the construction of an accessory building within the Sensitive Terrestrial Ecosystems Development Permit area. Variances are requested for the siting, length and height of the structure.
BACKGROUND
The subject property is a rural residential parcel on the east slope of Mill Hill at the north end of Chilco Road and as shown in Attachment 1. It was rezoned and subdivided in 2014 to facilitate Thetis Vale Phase 7, a 36–lot subdivision as shown in Figure 1. At the time of subdivision, an accessory building in the rear yard was removed because it did not meet siting and current Building Code requirements.
PROJECT INFORMATION
The property owner proposes to construct a 36.5m² accessory building in the rear yard as shown in Figures 3 and 4. The building would be a covered, open structure located within the footprint of the previous building. The property owner’s purpose for the building is primarily to store wood.
Variances are requested for the siting, length and height of the accessory building. The proposal addresses the zoning requirements as follows:
| Requirement | Proposal | Variance |
|---|---|---|
| A-3 Zone: Siting from rear lot line > 15.0m | 12.2 | 2.8m |
| A-3 Zone: Siting from side lot line > 15.0m | 8.4m | 6.6m |
| Not located within the front or flanking lot | Complies (in rear yard) | |
| Length or width < 7.5m | 8.6m | 1.1m |
| Height < 4.5m | 5.2m | 0.7 |
| Total lot coverage of all accessory buildings and structures < 60m² or (10% of lot area), whichever is smaller | 36.5m² (0.6% of lot area) |
The applicant has submitted the following information in support of their application:
- Applicant’s statement
- Site and building plans
- Interface Fire Hazard Assessment
- Arborist’s Report
A biologists report was not required because the proposed building is located within the disturbed area that was occupied by the previous accessory building.
ISSUES AND ANALYSIS:
The key issues are:
- How does the proposal address the development permit area guidelines?
- Are the requested variances supportable?
- Next steps to Council consideration
1. Development Permit Area Guidelines
The proposal largely complies with the development permit area guidelines to minimize fire risk in the Town of View Royal Community Wildfire Protection Plan Area. The key item to address prior to Council consideration of the application is that the plans should be revised to provide a fire resistant cladding on the low side of the accessory building to minimize risk from any potential fires downhill of the property.
Staff recommends that the development permit include the following requirements:
- Construction in accordance with the recommendations of the Interface Fire Hazard Assessment and the Arborist’s report.
- Registration of a covenant prior to building permit issuance so that ongoing vegetation management and fire mitigation activities specified in the Interface Fire Hazard Assessment will run with the land.
2. Requested variances
Variances are requested for the siting, length and height of the structure. The variances can be supported because the building is within (and smaller than) the footprint of the previous building, which would minimize site disturbance of the forested rear yard. The property is surrounded by park so no adjacent residents would be affected.
3. Next steps
The plans need to be revised in accordance with the Interface Fire Hazard Assessment recommendations. Once the revised plans have been received and any comments from Committee of the Whole meeting are addressed, notification in accordance with the Local Government Act and Development Procedures Bylaw No. 730, 2009 can be conducted for a Council meeting to consider the application.
RECOMMENDATION
THAT the January 10, 2018 report from the Senior Planner titled “Environmental Development Permit With Variances – 2427 Chilco Road” be received.
SUBMITTED BY: Jeff Chow, MCIP RPP, Senior Planner
REVIEWED BY: Lindsay Chase, MCIP RPP, Director of Development Services
ATTACHMENTS:
- Property Location Map
- Letter from Applicant – June 6, 2017
- A1 Site Plan, McNeil Building Designs Ltd. (January 2015)
- A2 Section and Elevations, McNeil Building Designs Ltd. (January 2015)
- Interface Fire Hazard Assessment – Strathcona Forestry Consulting, May 13, 2016 (five pages)
- Arborist’s Report – Talbot McKenzie and Associates – July 21, 2016
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