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Printed on: __________________________________ ____________________________ 20-Jun-13 1:08:03 PM Department Head CAO Report prepared by: Johannes Bendle, Land Use Planner

PEACE RIVER REGIONAL DISTRICT DEVELOPMENT SERVICES

DEVELOPMENT VARIANCE PERMIT REPORT DVP NO. 062-2013

PROPERTY MANAGER: APPLICANT:

Sterling Management Services Ltd. Chris and Tiffani Kube

DATE: June 17, 2013

AREA: Electoral Area C LEGAL: PROPERTY:

Lot 1, Plan PGP41852, Section 17, Township 84, Range 19, W6M, PRD 18 – 12842 Old Hope Road

LOT SIZE: 0.25 ha (0.62 ac) LOCATION: Shady Acres, west of Charlie Lake

PROPOSAL To increase the maximum building floor area by 53.5 m2 (576 ft2), from the permitted 93.6 m2 (1008 ft2) to 147.2 m2 (1,584 ft2), in order to build an 84.7 m2 (912 ft2) addition to an existing modular home to accommodate additional bedrooms. RECOMMENDATION: OPTION 1 THAT the Regional Board pass a resolution to issue Development Variance Permit (DVP) No. 062-2013, on the basis that the proposal is unlikely to affect the residential character of the manufactured home park.

OPTIONS OPTION 1: THAT the Regional Board pass a resolution to issue Development Variance Permit (DVP) No. 062-

2013, on the basis that the proposal is unlikely to affect the residential character of the manufactured home park.

OPTION 2: THAT the Regional Board refuse the issuance of DVP No. 062-2013 as it is an increase over the established limit and may adversely affect the residential character of the manufactured home park.

LAND USE POLICIES AND REGULATIONS OFFICIAL COMMUNITY PLAN (OCP): SC (Settlement Centre) North Peace Fringe Area Official

Community Plan By-law No. 1870, 2009 ZONING: DEVELOPMENT PERMIT AREA:

MHP (Manufactured Home Park Zone), Zoning By-law No. 1343, 2001

Outside of any permit area AGRICULTURAL LAND RESERVE (ALR): Outside BUILDING INSPECTION AREA: Within

SITE CONTEXT The subject property is located southwest of Charlie Lake on the Old Hope Road. The subject property is a manufactured home park known as Shady Acres. Shady Acres is located in an area dominated by rural residences.

SITE FEATURES LAND: The lot is cleared with a few trees toward the back of the property. STRUCTURES: The lot has one single modular home and one small shed located on the property. ACCESS: The manufactured home park is accessed from the Old Hope Road.

Part 26 Participants. Includes all except

Districts of Tumbler Ridge and Taylor.

File No. 062/2013

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SOIL RATING: N/A. FIRE: The subject property is within the Charlie Lake Fire Protection Area.

COMMENTS AND OBSERVATIONS APPLICANT: The applicants propose to build an addition to their modular home to accommodate additional

bedrooms. In doing this, the applicants will increase the maximum building floor area by 53.5 m² (576 ft²), from the permitted 93.6 m² (1008 ft²) to 147.2 m² (1,584 ft²). This would allow the applicant to build an 84.7 m² (912 ft²) addition.

OCP: The OCP does not address building floor area.

ZONING:

MANUFACTURED HOME PARKS BY-LAW NO. 816, 1992:

The Zoning By-law does not address building floor areas for manufactured homes.

The Manufactured Home Parks By-law states that all permitted additions to a manufactured home shall not in total be larger than 50% of the floor area of the manufactured home. Therefore, the applicants are required to apply for this development variance permit.

IMPACT ANALYSIS CONTEXT: The manufactured home park consists of a mixture of single wide modular homes,

modular homes with additions and double wide modular homes. Therefore, the proposed addition would fit within the character of the manufactured home park. The proposed addition will maintain the proper setback allowance provided in the Manufactured Home Parks By-law No. 816, 1992.

The proposed addition would be visible from both neighbouring manufactured home park lots and two manufactured home park lots across the lane.

The proposed addition would increase the maximum building floor area by 57%. AGRICULTURE: N/A POPULATION: N/A TRAFFIC: N/A

COMMENTS RECEIVED FROM MUNICIPALITIES AND PROVINCIAL AGENCIES MINISTRY OF TRANSPORTATION AND INFRASTRUCTURE: NORTHERN HEALTH: CITY OF FORT ST. JOHN:

The Ministry of Transportation and Infrastructure has no concerns regarding the proposal to construct a living addition on a mobile home within a mobile home park located on Old Hope Road, for Sterling Management/Chris and Tiffany Cube. Ensure the usage of the property meets the requirements of the Public Health Act and Regulations, Drinking Water Protection Act and Regulations, Sewerage System Regulations, and required setback boundaries. Note: Any type of sewerage system must be conducted by a Registered Onsite Wastewater Practitioner (ROWP) and file with local Health Unit. (See http://owrp.asttbc.org/c/finder.php for more information) Interests unaffected by permit

NOTIFICATION Pursuant to Section 922 of the Local Government Act notification was mailed to nearby landowners on June 14th 2013. No written comments have been received as of the date of this report.

File No. 062/2013

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DVP REPORT – STERLING MANAGEMENT MAPS

FILE NO. 062/2013

North Peace Fringe Area Official Community Plan (Map 3)

Zoning By-Law 1343, 2001 (Map 4)

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Subject Property

Subject Property

File No. 062/2013

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DVP REPORT – STERLING MANAGEMENT MAPS

FILE NO. 062/2013

Agricultural Land Reserve (Map #94A.026)

Air Photo

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Subject Property

Subject Property

File No. 062/2013

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Google Maps Air Photo

Subject Modular Home

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PEACE RIVER REGIONAL DISTRICT

DEVELOPMENT VARIANCE PERMIT NO. 055-2013-DVP

ISSUED TO: Chris and Tiffani Kube

18 – 12842 Old Hope Road Charlie Lake, BC V1J 4J1

1. Property affected: Lot 1, Plan PGP41852, Section 17, Township 84, Range 19, W6M, PRD 18 – 12842 Old Hope Road 2. Official Community Plan: North Peace Fringe Area OCP By-law No. 1870, 2009 Designation: Settlement Centre 3. Zoning By-law: PRRD Zoning By-law No. 1343, 2001 Zone: MHP (Manufactured Home Park Zone)

4. This Development Variance Permit is issued subject to compliance with all of the by-laws of the

Regional District applicable thereto, except as specifically varied or supplemented by this Permit. The provisions of this Development Variance Permit shall prevail over any other provisions of the by-laws in the event of a conflict.

5. This Development Variance Permit allows for the following variance of the total accessory building floor

area:

To increase the maximum accessory building floor area by 53.5 m2 (576 ft2), from the permitted 93.6 m2 (1008 ft2) to 147.2 m2 (1,584 ft2), in order to build an 84.7 m2 (912 ft2) addition to an existing modular home to accommodate additional bedrooms.

6. The land described herein, shall be developed strictly in accordance with the terms, conditions and provisions of this permit and any plans and specifications attached to this Permit which shall form a part thereof.

7. This Permit is NOT a building permit. ISSUED THIS ___________ day of ________________________, 2013. Authorizing Resolution No. ____________________ passed by the Regional Board this ___________ day of ________________________, 2013. __________________________________________ Fred Banham, Chief Administrative Officer