DEVELOPMENT VARIANCE PERMIT – 17A JEDBURGH RD

RECOMMENDATION

THAT Development Variance Permit 2015/02 not be approved by Council.

CHIEF ADMINISTRATIVE OFFICER’S COMMENTS

I concur with the recommendation.

DIRECTOR OF DEVELOPMENT SERVICES’ COMMENTS

I concur with the recommendation.

PURPOSE OF REPORT

The purpose of this report is to present the application for a Development Variance Permit (DVP) for 17A Jedburgh Rd to permit a seven lot bare land strata subdivision on what is an existing 6152m² (~1.5 acre) panhandle lot in an R-1B: Detached Residential (Medium Lot) configuration.

BACKGROUND

The site is currently zoned R-1B: Detached Residential (Medium Lot). The site is surrounded by detached residential uses to the east and west, and to the south. The site is bound by the E&N railway and rail trail to the north. The applicant has submitted an application for subdivision.

Update from February 10 Committee of the Whole:

The applicant has attempted to address some of the concerns addressed by staff and Committee at the February 10, 2015 meeting. These include:

• submitting an updated draft plan of subdivision which creates 7 lots over 600m² (the threshold for permitting a secondary suite), thereby negating the requirement for lot size averaging
• submitted a draft subdivision layout for a Bishan Place access, for illustrative purposes
• removing the pedestrian access to the E&N trail
• adding two common-property visitor parking spaces
• submitting an updated statement from the arborist, with supporting photos from a historical tree fall after a storm event

The applicant has not submitted statements from the neighbours, which is a major concern of staff's regarding the variance to use the panhandle access off Jedburgh Rd, or using Bishan Place as a possible access.

The applicant has also not submitted a geotechnical statement regarding the Bishan Place access.

PROJECT INFORMATION

Proposal

The proposal for the property is to subdivide the existing 6152m² (~1.5 acre) panhandle lot into 7 bare land strata lots accessed by private road from the north side of Jedburgh Road. The existing detached residence would be removed, and the great majority of trees on the site would be removed.

The proposal, if all eligible lots are provided with suites, has the potential to introduce 7 detached dwellings with 7 secondary suites for a total of 14 dwelling units on the property.

The property is subject to the requirement to obtain a Development Variance Permit (DVP) pursuant to Section 922 of the Local Government Act. This DVP focuses on the consideration of the proposed variance impacting the use and enjoyment of the adjacent properties.

The applicant has submitted the following information in support of their application:

• Draft Plan of Subdivision – Wey Meyenburg Land Surveying Inc.
• Alternate Draft Plan of Subdivision illustrating Bishan Place access - Wey Meyenburg Land Surveying Inc.
• Tree Retention Plan – Talbot Mackenzie & Associates
• Updated Tree Retention Statement - Talbot Mackenzie & Associates
• Photos of historical tree blowdown

The proposed Development Variance Permit addresses the following aspects:

• A variance to the distance of the common access roadway to the existing side lot line from 9m to 1m.

The identified variance is based on the provision of a 6m road surface within the 9m wide access strip, plus 0.5m as a buffer on each side. Staff does not recommend that the common property road surface be closer than 1m to the property line.