Committee of the Whole Report dated April 9, 2026 re: DVP 2026-02 – 309 View Royal Avenue

COMMITTEE OF THE WHOLE REPORT

TO: Committee of the Whole
FROM: Leah Curtis, Community Planner
DATE: April 9, 2026
MEETING DATE: April 21, 2026

DVP 2026-02 – 309 VIEW ROYAL AVENUE

RECOMMENDATION:

THAT Council, after giving notice, consider the following motion:

THAT Council authorize the issuance of Development Variance Permit (DVP) 2026-02 for 309 View Royal Ave in accordance with plans submitted to the Development Services Department on April 9, 2026, subject to the proposed development meeting all Town’s Zoning Bylaw requirements, except for the following variance:

1. Increase the maximum height of an addition to a single-family dwelling from 7.5m to 8m.

ALTERNATIVE OPTION:

THAT Council decline Development Variance Permit (DVP) 2026-02 for 309 View Royal Ave.

PURPOSE:

The purpose of this report is to introduce Development Variance Permit (DVP) application 2026-02 for 309 View Royal Ave. The proposal is to increase the maximum height of a single-family dwelling from 7.5m to 8m to facilitate the construction of an addition.

DEVELOPMENT APPLICATION PROCESS:

Figure 1 below outlines the DVP application process. The red star identifies where the application falls within the process.

Figure 1: Development Variance Permit (DVP) application process

BACKGROUND:

The subject property is zoned R-1: Detached Residential (Large Lot). The site is presently used as a single-family dwelling, as shown in the aerial photo below (figure 2). Under the current R-1 zone, the property could be developed as a residential detached, with a secondary suite or garden suite as an accessory use of the property, or a small-scale multi-unit housing project up to four units.

Figure 2: Aerial photo of subject 309 View Royal Ave

Relevant History

This Development Variance Permit application was submitted following a review of a building permit application for an addition to an existing single-family dwelling, received by the Town in February 2026. During the review, it was discovered that the proposed addition requires a height variance.

Description of Proposal

The proposal is to construct an addition to an existing single-family dwelling. The existing single-family dwelling was constructed in 1961. The proposed addition is located on the west side of the existing single-family dwelling and consists of a garage with a suite above.

ANALYSIS:

The R-1 zone permits a maximum building height of 7.5m. The applicant is requesting a variance to increase the maximum building height to 8m which aligns with the height of the existing single-family dwelling.

The proposed variance is supportable for the following reasons:

1. the proposed addition complies with all other zoning requirements of the R-1 zone,
2. the proposed height variance would allow for the proposed addition to have a more cohesive appearance with the existing single-family dwelling in terms of roof height,
3. to further achieve a cohesive appearance, the addition incorporates a pitched roofline and traditional-style windows to match the existing single-family dwelling, and the applicant intends to replace the exterior stucco on the existing single-family dwelling with siding that compliments the addition, and
4. Privacy and overlook impacts are not anticipated as the subject property is a corner lot, and the proposed addition overlooks the driveway of the neighbouring property to the south.

Tree Protection Bylaw

Even though the Tree Protection Bylaw is administered at the building permit stage, the applicant has proposed to remove three trees, in order to construct the proposed addition. An arborist report (Attachment 3) has been received and speaks to fifteen trees located on-site, including the three trees proposed for removal. The three trees proposed for removal are:

• One plum tree (a non-bylaw protected tree), and
• Two Douglas Firs (bylaw protected trees).

A Tree Permit is required at the building permit stage and tree protection, removals and replacements will be administered as part of the building permit process, in accordance with the Tree Protection Bylaw No. 1069, 2022.

Easement

Staff are currently working with the Capital Regional District (CRD) to identify the location of an easement registered on the property’s title. There is uncertainty if the easement is even applicable to the subject property and further investigation is required. Council may wish to note that the Town is not partied to this agreement.

Next Steps

After giving notice to the public of a Council meeting to consider the application and if Council supports the approval of the variance, then the property owner will continue with the original Building Permit application.

Impacts and implications can be summarized as follows:

PUBLIC PARTICIPATION GOAL:

The desired level of public participation for the recommended option is:

[X] Inform [ ] Consult [ ] Involve [ ] Collaborate [ ] Empower
[ ] N/A

TIME CRITICAL:

There are no time considerations for the Town.

CONCURRENCE:

ATTACHMENTS:

1. Applicant’s Letter to Mayor and Council
2. Plans – Java Designs – April 9, 2026
3. Arborist Report – Green Knight Arborist Consulting – February 21, 2026
4. Adjacent Property Impact Review