Staff Report: Development Variance Permit 2014/03 – 2429 Chilco Road (Thetis Vale Phase 6)

COUNCIL REPORT

TO: Mayor & Council DATE: July 9, 2014 FROM: Jeff Chow, Senior Planner MEETING DATE: July 15, 2014 FILE NO: 3090-20-2014/03

DEVELOPMENT VARIANCE PERMIT 2014/03 2429 Chilco Road (Thetis Vale Phase 6)

RECOMMENDATIONS:

THAT Development Variance Permit 2014/03 be approved.

CHIEF ADMINISTRATIVE OFFICER'S COMMENTS:

I concur with the recommendations.

DIRECTOR OF DEVELOPMENT SERVICES' COMMENTS:

I concur with the recommendations.

DIRECTOR OF ENGINEERING'S COMMENTS:

I concur with the recommendations.

PURPOSE

The purpose of the report is to consider a Development Variance Permit application to permit Cheam Road to be realigned as a 12.5 m wide road-right-of-way and Chilco Road to be 16.0 m wide in Phase 6 of the Thetis Vale development (18.0 m required). This proposal was introduced at the June 10, 2014 Committee of the Whole and there has been no new information since then.

BACKGROUND

The 3.06 hectare subject property is located north of Chilco Road and south of the Trans-Canada Highway. The property was once used for farming but has been vacant for a number of years. The site is split by Chilco Road and Cheam Road as shown in Attachment 1. Chilco Road at the west end of this property is blocked from vehicle access, allowing only emergency vehicle and pedestrian access. Cheam Road is unbuilt.

In April 2011, the parcel was rezoned from Rural: A-1 to Comprehensive Development – 19 (Mixed Residential): CD-19 and Park and Recreational Use: P-3 as shown in Figure 1. Subzones apply to various parts of the parcel that permit the development of a mixed residential development including 19 small lots (average lot size of 433 m²) in Subzone A and 22 units of attached housing in Subzone B. The P-3 zoned areas are proposed to be dedicated to the Town as park in the subdivision process.

Development Permit 2010-05 was approved October 4, 2011 to permit the following:

• Site preparation and grading;
• Submission of a subdivision application for the creation of 19 single family lots, two multi-family lots, and parkland; and
• A variance to change the Land Use Bylaw definition of grade for nine of the proposed lots due to the extensive regrading.

The development permit allows for the realignment of Cheam Road and Chilco Road from its current configuration (Attachment 1) to a more site-sensitive site layout (Attachment 2); however the concept of a reduced road right-of-way width was not formally considered in the development permit. In order for the subdivision to proceed, reduction of the minimum road right-of-way width is requested.

PROPOSAL

The purpose of the report is to consider a Development Variance Permit application for Phase 6 of the Thetis Vale development (Attachment 2) to permit a 12.5 m wide road-right-of-way for the re-alignment of Cheam Road and 16.0 m wide road-right-of-way for Chilco Road where 18.0 m is required.

DISCUSSION

The proposed variance can be supported because the site topography creates a hardship. The site runs along the base of Mill Hill so there is a significant crossfall along the west part of the site. A drainage channel runs through the low part of the site as shown in Figure 2 that creates a further constraint.

The current configuration of the Cheam Road runs from Chilco Road diagonally down and up the slope. The proposed road alignment as shown the development permit (attachment) would allow for a road that with a gentler slope and would make more efficient site layout.

The reconfiguration of Cheam Road will require a road closure to incorporate the land into the site, followed by dedication of the new road right-of-way through the subdivision process. The road right-of-way width is consistent with earlier phases of the subdivision. Staff supports this proposal because there would be space for a sidewalk, on-street parking on one side of the street and additional statutory rights-of-way on either side of the road allowance to accommodate utilities as shown in Figure 3.

The proposal for Chilco road to be as narrow as 16.0 m where 18.0 m is required can be supported because it is inconsequential; the paved road area and sidewalk on one side would only occupy 10.0 m of the width. Adjoining land to the south would be dedicated park under Town control and road right-of-way widening is possible if it is desired in the future.

The proposal is in accordance with the Town's interests of safety and functionality.

RECOMMENDATION:

THAT Development Variance Permit 2014/03 be approved.

SUBMITTED BY: Jeff Chow, MCIP, RPP Senior Planner

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

ATTACHMENTS:

1. Location Map
2. Thetis Vale Phase 6 - Concept Plan – Jan 16, 2014

G:\Planning\DEVELOP APP\3090 DEVELOPMENT VARIANCE\2014 Applications\3090-20-2014-03 2429 Chilco Road\Reports\2014-07-15 - Council DVP report - 2429 Chilco.docx