110 HIGH STREET - REZONING APPLICATION Planning & Development Report

110 HIGH STREET - REZONING APPLICATION

RECOMMENDATION:

THAT Committee of the Whole receive the report ‘110 High Street Rezoning Application’ from the Director of Development Services.

CHIEF ADMINISTRATIVE OFFICER’S COMMENTS:

I concur with the recommendation.

DEPUTY DIRECTOR OF ENGINEERING’S COMMENTS:

I concur with the recommendation.

PURPOSE OF REPORT:

To introduce a rezoning application for the property located at 110 High Street to rezone the property from the R-1 zone to the R-2 Zone (Duplex) to permit the construction of a new duplex on the property.

TIME CRITICAL:

No.

BACKGROUND DISCUSSION:

The subject property is designated Residential in the Official Community Plan and is zoned R-1. The property is on the boundary with the District of Saanich to the north and abuts large lot residential uses. The rear of the property abuts a smaller lot detached residential uses accessed off of High Street. Knockan Hill Park is across the street (see Attachment 1--Subject Property Map).

The 1942 m2 (.49 acre) property is relatively flat with some mature trees including Garry Oak.

The Official Community Plan land use designation of Residential would support duplex and small-scale townhouses on this site.

PROJECT INFORMATION:

The proposal is to remove the existing detached residential building and construct a duplex with a detached accessory building in the rear yard (See attachment 2—letter from applicant). The units would be attached via the garages, providing good spatial separation for the occupants (See Attachment 3—Plans). Duplexes are not permitted a secondary suite. The details of the proposal are below:

	R-2 Zone	Proposed
Lot Size	650m2	1942 m2
Lot Width	17.5 m	30.5
Building Floor Area Maximum	400m2	395 m2
Floor Space Ratio	.6	.21
Lot Coverage, max	50%	20 %
Impermeable Surface Coverage, max	60%
Height	7.5 m	7.4 m
Front Lot Line Setback	7.5 m	7.5 m
Rear Lot Line Setback	7.5 m	25 m
Side Lot Line Setback (north)	1.5 m	3 m
Side Lot Line Setback (south)	1.5 m	8 m

The proposed dwelling generally complies with the zoning. The current illustration indicates that the accessory building does not comply with the zoning due to size. This will be addressed at time of Building Permit.

The property has access to sewer and water. Under the Town’s sprinkler bylaw, there is a requirement that duplexes be sprinklered.

The applicant has not included a tree protection plan, and this should be provided prior to moving this application forward. Based on the species (Garry Oak and Arbutus) and that there are protected trees on the property and in the boulevard, tree protection and any siting refinement should be made prior to moving this application forward to a public hearing.

NEXT STEPS:

Prior to this application coming back to Council, a tree preservation plan should be provided. This should include any trees on the boulevard.

After a tree protection plan is provided, staff will bring a report back to Council with proposed bylaws and Council can decide if they wish to move the application forward to a public hearing.