Development Variance Permit 2017/02 - 18 Fenton Road
Report recommending a variance to increase the maximum permitted building floor area for a residential addition at 18 Fenton Road.
TOWN OF VIEW ROYAL
Council Report
TO: Mayor and Council DATE: October 11, 2017 FROM: J. Chow, Senior Planner MEETING DATE: October 17, 2017 FILE NO.: 3090-20-2017/02
Development Variance Permit 2017/02 - 18 Fenton Road
RECOMMENDATION:
THAT Development Variance Permit 2017/02 to vary the maximum building floor area from 372m² to 562m² be approved;
AND THAT Development Variance Permit 2017/01 be cancelled.
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 consider a development variance permit application to vary the maximum permitted building floor area on the residential property from 372m² to 562m². If approved, previously issued Development Variance Permit 2017/02 permitting building floor area of 525m² would be cancelled.
BACKGROUND:
A late 1930s single family dwelling is situated on the 2278m² parcel. Other improvements include two accessory buildings and a swimming pool attached to the house by a deck. In 1999, the Board of Variance granted approval for the number and length of the accessory buildings. The property has been subdivided several times, most recently in 2013. While the property is more than double the minimum lot size requirements of R-1 Detached Residential (Large Lot) zone, it does not meet frontage requirements for further subdivision.
PROPOSAL:
Development Variance Permit 2017/02 proposes to vary the requirements of Zoning Bylaw No. 900, 2014 to increase the maximum permitted building floor area of the property from 372m² to 562m².
The existing building floor area of 326m² is comprised of a 225m² dwelling and 101m² in two accessory buildings. Development Variance Permit 2017/01 was approved June 6, 2017 to enable a 199m² dwelling addition so that the floor area of the dwelling would be 424m².
The addition would be at the west end of the building as shown in Figures 1, 2 and 3. Two small trees and several landscape shrubs would be removed to accommodate the addition. The addition would be level with the main and upper floors of the building.
In preparing a detailed design for a building permit application, the applicant proposes to modify the design by reconfiguring the main floor plan at the front elevation (Figure 4). The main change to the upper floor plan and the west elevation of the building facing the adjacent property at 278 Plowright Road is that the roof pitch has been lowered so the main ridge height is in line with that of the existing house (see Attachment 9).
The proposal addresses the requirements of the Zoning Bylaw One Family Residential (Large Lot): R-1 as follows:
| Description | Required | Existing | DVP2017/01 | Proposed |
|---|---|---|---|---|
| Minimum Lot Size | 1000m² | 2278m² | No change | No change |
| Maximum Lot Coverage | 40% (911.99m²) | 16.5% (374.58m²) | 24% (534.11m²) | 24% (536.56m²) |
| Maximum Floor Area Ratio | 0.42 : 1 | 0.15 : 1 | 0.25: 1 | 0.25: 1 |
| Maximum Building Area | 372m² | 326m² | *525m² | *562m² |
| Front Lot Line Setback | Min. 7.5m | >35.0m | No change | No change |
| Rear Lot Line Setback | Min. 4.3m | 4.3 m | No change | No change |
| W Side Lot Line Setback | Min. 2.0m | 11.0m | 2.0m | 2.0m |
| E Side Lot Line Setback | Min. 2.0m | 4.75m | No change | No change |
* = variance.
It should be noted that this application also includes 30m² of floor area in the existing unfinished basement that was not accounted for in Development Permit 2017/01. The plans in Development Permit 2017/01 were for 555m² of total building floor area where 525m² was approved in error. The true amount of additional floor area in this proposal compared to the plans in Development Permit 2017/01 is 7m².
The application was introduced at the Committee of the Whole meeting on October 10, 2017.
ANALYSIS:
It is recommended that the application be approved for the following reasons:
- The lot is twice the minimum lot size requirement of the R-1 zone.
- The proposed addition would comply with height and setback requirements.
- The west elevation of the building facing the adjacent property at 278 Plowright Road would be no different than what was approved in Development Permit 2017/01.
The proposed addition is not out of scale given the size of the property and its relationship to adjacent properties as shown in Attachment 2.
It is also recommended that Development Variance Permit 2017/01 be cancelled for clarity.
ALTERNATIVES TO STAFF RECOMMENDATION:
Alternative recommendations could include the following:
Alternative #1: Decline the application If the application is declined, Development Permit 2017/01 would remain in effect, permitting a maximum permitted building floor area of 525m². However, the plans in Development Permit 2017/01 are for 555m² of building floor area so redesign would be necessary.
Alternative #2: Approve the application for less than 562m² of total building floor area Council could consider approving a variance to increase the maximum permitted building floor area of the property from 372m² to a number less than 562m², for example by allowing a smaller addition and/or requiring removal of one or both of the accessory buildings (which total 101m²).
If Council only supports the previously approved plans, the recommendation should be to: a. Approve Development Permit 2017/02 comprised of the plans from Development Permit 2017/01 and a variance to permit a total building floor area of 555m² (to correct the error); and b. Cancel Development Permit 2017/01.
RECOMMENDATION:
THAT Development Variance Permit 2017/02 to vary the maximum building floor area from 372m² to 562m² be approved;
AND THAT Development Variance Permit 2017/01 be cancelled.
SUBMITTED BY: J. Chow, MCIP, RRP, Senior Planner
REVIEWED BY: L. Chase, MCIP, RRP, Director of Development Services
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