os ~~ council report abbotsford

Os ~~ ABBOTSFORD

Report No. : EDP033-2011 February 11, 2011 File No: 3020-20/D11-004

To: Mayor and Council From: Duane Wiebe, Planning Technician

COUNCIL REPORT

Executive Committee

Subject: Development Variance Permit application for the property, located at 34664 - 5th Avenue. (Owner: Raul & Maria Tenorio)

RECOMMENDATIONS

1. THAT Report No. EDP033-2011, dated February 11 , 2011, from the Planning Technician, regarding a Development Variance Permit application, be received;

2. THAT application 3020-20/D11-004 to allow variances, as detailed in Report No. EDP033-2011, be approved in principle, and that a permit be prepared for an upcoming Council Hearing;

3. THAT the Mayor and Corporate Officer be authorized to execute all documents relating to this matter.

BACKGROUND

Proposal: The applicant is requesting a variance to allow the maximum lot coverage for covered parking be increased from 10% to 13.9%, to permit construction of a detached garage for RV storage. A variance to the maximum height of the proposed garage is also needed to accommodate the RV. See attached letter and Figures 2, 3 and 4.

Applicant: Ellwood Homes Inc. (Eddy Lowen - contact)

Owner: Raul & Maria Tenorio

Legal Description: Lot F Section 2 Township 16 New Westminster District Plan 86754

OCP Designation: Urban Residential

Zoning: One Unit Urban Hillside Residential Zone (RS2)

Site Area: 850 m2

Description: The subject property is a large level lot, occupied by a dwelling with an accessory structure located in the rear yard. Primary driveway access is from 5TH Avenue to the north, while a back lane provides access to a large gravel parking area in the rear yard .

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Report No. EDP033-2011

Surrounding Uses: N: 5TH Avenue, with single family (RS2) beyond ; S: lane, with single family (RS2) beyond; E: Single family (RS2); and W: Single family (RS2).

ANALYSIS

of 3

1. The subject property is currently zoned One Unit Urban Hillside Residential Zone (RS2). Abbotsford Zoning Bylaw, 1996 specifies that garages and carports for a one unit residential use on a lot with an area of at least 540 m2 be limited to not more than 10% lot coverage, and that the maximum height of a detached garage be limited to 4.6 m.

2. The applicant wishes to construct a large detached garage in the rear yard to provide secure covered parking for an RV. The proposed RV garage (83.6 m2

) in addition to the existing attached garage (34.8 m2

) would bring the total covered parking area to 118.4 m2

, which exceeds the maximum 10% lot coverage . The applicant requests the maximum 10% lot coverage for garages and carports be varied and increased to 13.9%.

The total building footprint of both home and detached garage comply with the Zoning Bylaw with regard to total lot coverage, and a variance is required only to accommodate the additional covered parking provided by the proposed detached garage.

3. The proposal requires the maximum height of the detached garage be varied and increased from 4.6 m to 6.18 m, to accommodate the RV. The additional height may visually impact the neighbour to the immediate west, as the tall garage will be located close to the shared property line, adjacent to their rear yard.

4. The subject property is a wide (22.3 m) lot located in Huntingdon, where many properties employ detached garages to take advantage of available rear lane access . There are currently five detached garages accessing the rear lane common to 4th and 5th Avenue, between Sumas Way and "B" Street.

5. The applicant has spoken with adjacent property owners/occupiers regarding the development variance application and has obtained written support from much of the neighbourhood, identified in Figure 1. Staff supports this application proceeding to a Council Hearing.

FINANCIAL PLAN IMPLICATION

No financial plan implications are anticipated.

STRATEGIC DIRECTIONS

No Strategic Directions plan implications are anticipated .

L:ID1 1ID1 1-004IEDP033-201 1.doc

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Report No. EDP033-2011 of 3

COMMUNICATION PLAN

If supported by Council , a permit will be prepared for an upcoming Council Hearing. The City will notify in writing the adjacent property owners and occupiers of the date and time of the Council Hearing.

SUMMARY

The proposed detached garage will provide secure covered parking for the applicant's RV. Though the height of the structure is likely to visually impact the neighbour to the immediate west, the applicant has obtained written support for the variance from much of the surrounding neighbourhood. Staff supports this development variance permit application proceeding to a Council Hearing.

J T i Ge anager Economic Development & Planning Services

L:ID11 ID11-004IEDP033-2011.doc

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Duane Wiebe Planning Technician

l I I I I I I I J I I I I 6 TH AVE.

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FIGURE 1 LOCATION FILE NO.

ADDRESS: 34664 - 5th Avenue 3020-20 I D11-004 APPLICANT: Ellwood Home's Inc.

Eddy Lowen - contact

• jrA ABBOTSFORD

February 11, 2011 Development Services Department · Development Approvals

-50-

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FIGURE 2 SITE PLAN ADDRESS: 34664 - 5th Avenue APPLICANT: Ellwood Homes Inc.

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• ~b ABBOTSFORD Development ServIces Department · Development ApProvals

39'-101 / 2"

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February 11 , 2011

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MAIN AND FOIINDATION PLAN

900 SQ. FT,

FIGURE 3 FOUNDATION & CROSS SECTION ADDRESS: 34664 - 5th Avenue APPLICANT: Ellwood Homes Inc_


· .....-A ABBOTSfORD Development Services Department - Development Approvals

-52-

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FILE NO_

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February 1 1, 2011

PROPOSED VARIANCE

FIGURE 4 ELEVATIONS ADDRESS: 34664 - 5th Avenue APPLICANT: Ellwood Homes Inc.


................... ABBOTSFORD Development Services Department - Development Approvals

LEFT ELEVATION

RIGHT EI EVATION

FRONT EI EVATION

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FILE NO.

3020-20 / 011-004

February 11 ,2011

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