Council Report: Development Variance Permit 2017/03 - 53 Knollwood Road

Council Report

TO: Committee of the Whole DATE: January 17, 2018 FROM: J. Chow, Senior Planner MEETING DATE: January 23, 2018 FILE NO.: 3090-20-2017/03

Development Variance Permit 2017/03 - 53 Knollwood Road

RECOMMENDATION:

THAT Development Variance Permit 2017/03 be approved.

CHIEF ADMINISTRATIVE OFFICER’S COMMENTS:

I concur with the recommendation.

DIRECTOR OF DEVELOPMENT SERVICES’ COMMENTS:

I concur with the recommendation.

PURPOSE OF REPORT:

To consider a development variance permit application to vary the maximum permitted building floor area from 325m² to 460m². The proposal is for an addition to a single family dwelling that is currently 361m².

BACKGROUND:

An early 1970s era single family dwelling (see Figures 1 and 2) is situated on the 2278m² parcel. A 77m² garage addition was constructed in 1993. The site is located on the Esquimalt Harbour waterfront. A development permit is not required for the proposed addition because the Natural Watercourse and Shoreline Areas Development Permit area applies to areas within 15.0 m from the natural boundary of the sea and the addition would be more than 25m from the natural boundary.

Figure 1. North elevation of existing building

Figure 2. South elevation of existing building

PROPOSAL:

The application is to vary the maximum permitted building floor area from 325m² to 460m² to permit an addition to a single family dwelling. The existing building floor area is 361m², which is lawfully nonconforming.

The proposal is to construct 99m² additional floor space that would primarily be on the upper floor and over part of the garage (see Attachments 5-11). Other aspects of the proposal include:

1. A new building entry / stairwell feature.
2. Refreshing the siding and windows for a more contemporary appearance, better insulation, and improvement the building envelope rain screening.
3. A new low slope butterfly (V-shaped) roof to meet height requirements.
4. A new raised shed roof over the garage for additional windows.

The applicant has consulted with and presented the plans to the residents of adjoining lots. A petition indicating no objection to the proposal has been submitted (Attachment 4).

The proposal addresses the requirements of the R-1B Detached Residential (Medium Lot) zone as follows:

* = variance

ANALYSIS:

The proposal can be supported for the following reasons:

• The house is on a lot that is 3.5 times the minimum lot size requirement of the R-1B Detached Residential (Medium Lot) zone.
• The proposed additional building floor area would comply with setback requirements and would be within the existing building footprint, except for a change at the front entrance.
• There would be no visual impact on the streetscape.

RECOMMENDATION:

THAT Development Variance Permit 2017/03 be approved.

SUBMITTED BY: J. Chow, MCIP, RRP, Senior Planner REVIEWED BY: L. Chase, MCIP, RRP, Director of Development Services

ATTACHMENTS:

1. Subject Property Map
2. Subject Property Orthophoto
3. Letter from property owner, October 6, 2017
4. Community Consultation Survey
5. A-100 Site Plan, September 18, 2017
6. A-100 Second Floor Plan, September 20, 2017
7. A-102 Basement Floor Plan, Tyko Design Ltd., September 20, 2017
8. A-104A Front View, Tyko Design Ltd., September 20, 2017
9. A-104B Rear Elevation, Tyko Design Ltd., September 20, 2017
10. A-104C Right Elevation, Tyko Design Ltd., September 20, 2017
11. A-104D Left Elevation, Tyko Design Ltd., September 20, 2017
12. Building Height, Tyko Design Ltd., November 22, 2017