Letter to the Mayor and Council of View Royal from Josh Prowse

Subdivision Application - 25 Stillwater Rd.

To the Mayor and Council of View Royal;

Thank you for taking the time to consider out application for the subdivision of the property located at 25 Stillwater Rd.

We are requesting your approval to subdivide the existing property, with a surveyed area of 1227m² into two lots. Under the current R1-B zoning both lots will conform to the minimum lot size, and minimum frontage requirements. We are not requesting rezoning.

We intend to keep the existing house in place, a 2 story 1950’s home, however we will remove the addition as per the included survey. If required by View Royal’s inspector we would obtain the necessary permits for the safe removal of the addition. We will also make updates to the existing home, including the addition of a legal suite, with permits and plans submitted upon approval of subdivision, thus creating a more affordable home and an increase to the rental pool within walking distance to the hospital.

Once subdivided the existing house will meet all zone setbacks with the exception of the existing rear setback, which under the current zoning has a required set back of 6m but currently sits at a variable with a minimum distance of 3.82m on the South West corner and increasing to the South East corner.

This is the only Variance requested for the lot and existing house.

The newly subdivided lot will provide a building envelope of irregular shape do to the 15m setback required from the high water mark however a building envelope of 9.45m by 9.91m fits within the envelope for a 93.65m² building footprint, a more adequate footprint to build a reasonably sized home in line with the surrounding development.

Due to the limiting factor of the building envelope we are requesting a variance to allow for a deck to be built outside the south side of the building envelope, extending no more than 3m beyond the building envelope. This allows us to build a living space that takes advantage of the South exposure, while preserving the suitable building size, without encroaching in any way on the required setback from the waterfront.

We have obtained a report from a certified QEP biologist regarding the biology in the 15m setback area and will comply with all his recommendations regarding the space. We have no intention to build anywhere within the setback, including the addition of impermeable surfaces for driveways etc.

The only trees that are required to be disturbed or removed to facilitate the new building envelope on the new lot are 3 small fruit trees that have been added recently. No protected trees or trees over 30cm in diameter will need to be removed.

The existing services, sewer, water, and if necessary, storm will be extended to service the new lot, or drawn from across the road on Stillwater depending on View Royal’s requirements.

During the subdivision and development process every step will be taken to protect the natural environment, its ecosystems, and biological diversity as per View Royal’s OCP. As such we will refer extensively to the recommendation made by the biologist, whose report is attached, and to the recommendations of staff throughout the subdivision, planning and development stages.

The project and development we are proposing, while increasing the tax base and providing local jobs, takes into consideration the preservation of the sensitive natural boundary.

The water frontage for this property is quite small and the only property whose water view will be effected by the new lot and development is the existing house, so no neighbours’ views will be directly affected. Stillwater Rd ends at the existing house, with the area beyond Lowland servicing only 2 houses across the road, plus the existing house. The addition of one house at the very end of the street will have very minimal impact on traffic, street parking, and noise, as the use fits within the existing use of surrounding homes.

Most of the houses in the area are 30-50 years old. The addition of a new, quality build will improve the overall value of the neighbourhood and therefore the surrounding homes, in an area where pride of ownership is already evident in the condition and quality of the surrounding homes.

Thank you for your time and consideration.

Josh Prowse for Dean and Shari Broomfield

Nov 12, 2014