Council Report: Rezoning Application 2020/03 - 107 Cheltenham Street

TOWN OF VIEW ROYAL COUNCIL REPORT

TO: Mayor & Council DATE: June 10, 2020 FROM: J. Chow, Senior Planner MEETING DATE: June 16, 2020

REZONING APPLICATION 2020/03 - 107 CHELTENHAM STREET

RECOMMENDATION:

That the June 10, 2020 report from the Senior Planner titled “Rezoning Application 2020/03 - 107 Cheltenham Street” be received for information;

AND THAT, if first and second reading of Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 1053, 2020 is passed at the June 16, 2020 Council meeting, Council set a Public Hearing date for Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 1053, 2020 for July 7, 2020.

CHIEF ADMINISTRATIVE OFFICER’S COMMENTS:

I concur with the recommendation.

DIRECTOR OF DEVELOPMENT SERVICES’ COMMENTS:

I concur with the recommendation.

DIRECTOR OF ENGINEERING’S COMMENTS:

I concur with the recommendation.

DIRECTOR OF PROTECTIVE SERVICES’ COMMENTS:

I concur with the recommendation.

PURPOSE:

1. To introduce a proposal to rezone the subject property from R-1B: Detached Residential (Medium Lot) to R-1C: Detached Residential (Small Lot) to permit a carport in the existing dwelling to be enclosed.
2. To consider setting a Public Hearing date for Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 1053, 2020 for July 19, 2020.

EXECUTIVE SUMMARY:

The applicant proposes to rezone the subject property from R-1B: Detached Residential (Medium Lot) to R-1C: Detached Residential (Small Lot). The purpose is to increase the permitted Floor Space Ratio from 0.50:1 to 0.60:1 for an existing detached dwelling so that the existing carport can be converted into living space.

The proposal can be supported because:

1. This is a unique situation of a small lot in a neighbourhood of medium sized lots. The small lot size of 391.2m² was due to part of the original lot being incorporated into the Galloping Goose Rail right-of-way.
2. The land use and floor space ratio of the proposed zone is consistent with the Official Community Plan “Residential” land use designation that applies to the neighbourhood.
3. There are no streetscape impacts as the enclosure is within the building footprint.
4. Parking will meet Zoning Bylaw requirements.
5. If the property was to be completely redeveloped in the long term, a new building on the site would not be out of scale with adjacent properties because the building height and setback requirements of the existing and proposed zones are the same.

BACKGROUND:

The 391.2m² parcel is located on the north side of Cheltenham Street and backs on to the Galloping Goose Regional Trail. BC Assessment records show the existing two storey detached dwelling as having been constructed in 1980.

PROPOSAL:

The applicant proposes to rezone the subject property from R-1B: Detached Residential (Medium Lot) to R-1C: Detached Residential (Small Lot). The purpose (Attachment 2) is to increase the permitted Floor Space Ratio from 0.50:1 to 0.60:1 for an existing detached dwelling so that the existing carport can be converted into living space as shown in Attachment 3. The enclosure would be within the existing footprint of the building. Figure 1 shows the subject property in relation to neighbouring properties.

Figure 1. Streetscape montage

If the carport is converted into living space, parking requirements will still be met.

The property owner has spoken with neighbours on adjoining properties and those across the street about the proposal. The property owner indicates that no concerns were expressed.

DISCUSSION:

The key considerations for this proposal include the following:

1. How does proposal comply with the Official Community Plan?
2. What are the impacts of the proposed zoning?
3. How does the proposal fit in the neighbourhood context?
4. What are the potential impacts for Town?

1. Policy Considerations: The two relevant policies from the Official Community Plan are as follows:

Policy LU1.5 Land Use Designations

• Residential – predominantly detached homes and townhouses, up to 2.5 storeys with a maximum Floor Space Ratio of 0.6.

Policy LU2.1 Residential Character Protect the rural and suburban character of established residential areas located outside of the mixed-use centres by maintaining zoning and development standards that identify detached housing as the priority use, and through the establishment and enforcement of Form and Character Development Permit Areas (See Part 4.).

The proposed R-1C zone has a maximum Floor Space Ratio of 0.60:1 which is consistent with the “Residential” land use designation that applies to the neighbourhood.

The Community Amenity Contribution Policy does not apply to this proposal as there is no proposed increase in the number of residential units.

2. Zoning Impacts The following table compares existing and proposed zones, and the existing and proposed dwelling:

The Zoning Bylaw has changed over time, which is why the existing lot width and floor space ratio is nonconforming. The Zoning Bylaw does not permit secondary suites within a detached residential dwelling if the parcel is less than 600m².

3. Neighbourhood Context This is a unique situation of a small lot in a neighbourhood of medium sized lots due to part of the original lot being incorporated into the Galloping Goose Rail right-of-way as shown in Figure 2.

Figure 2. Original lot configuration

Enclosing the carport would not result in a building that would be out of scale with the neighbouring properties as shown in Figure 1 and the table below:

The proposal would be in keeping with the neighbourhood context as shown in Figure 1 because:

1. There are no streetscape impacts as the carport enclosure would be within the existing building footprint.
2. There is enough area for two required parking spaces in the front yard.
3. If the property was to be completely redeveloped in the long term, a new building on the site would continue to be in scale with adjacent properties with a maximum permitted floor area of 234.7m² including any garage.

4. Potential impacts for the Town There are no offsite servicing impacts as the property has an existing water service, sanitary sewer service and a roadside swale for storm water conveyance. The Protective Services Department has no emergency safety concerns about the proposal.

ALTERNATE RECOMMENDATION:

If Council deems that additional information is necessary to consider the application, the following motion can be passed: