town of sidneydevelopment+applications/2016/9626... · town of sidney report to advisory planning...

TOWN OF SIDNEY

Report to Advisory Planning Commission

TO: Chair and Members of the Commission

FROM: Matt Blakely, Planning Technician

DATE: November 30, 2016 File No. 9626 Sixth Street (Land)

SUBJECT: Development Permit Application No. DP100684

Development Variance Permit Application No. DV100211

9626 Sixth Street

PURPOSE:

The purpose of this report is to address Development Permit Application No. DP100684 and

Development Variance Permit Application No. DV100211 for the property located at 9626 Sixth

Street (Aerial photo attached as Appendix A).

REPORT SUMMARY:

The proposed development would consist of a small-lot single-family dwelling being constructed on a vacant lot, resulting from a past subdivision.

The applicant is requesting a variance to relax the maximum building height of the primary dwelling.

The proposal conforms to Zoning Bylaw 2015 and is consistent with the key objectives and policies contained within the Official Community Plan that relate to residential development.

DESCRIPTION OF PROPOSED DEVELOPMENT:

The applicant is proposing to construct a small-lot single-family dwelling on the subject property, which is currently vacant. The property has a total area of 293 m2 (3,154 ft2). The dwelling would front onto Sixth Street and back onto a laneway at the west side of the subject property. The laneway was previously improved as a condition to the subdivision that created the subject property on April 8, 2008.

The applicant is requesting a variance to Zoning Bylaw No. 2015: to relax the maximum height allowance of the primary dwelling from 8 m (26.3 ft) to 8.81 m (28.9 ft). (See applicant’s letter of rationale attached as Appendix B).

The proposed development would be two storeys and have a floor area of approximately 152 m2 (1,640 ft2) plus a 21 m2 (230 ft2) garage.

Vehicle access for the proposed single-family dwelling would be off the laneway in the rear yard. On-site vehicle parking will be accommodated with a single car garage plus one surface parking space (see Appendix C for drawings).

LOCATION:

The subject property is located on Sixth Street just south of Orchard Avenue in an area of established single-family and small lot single-family dwellings of varying ages and sizes. The following table outlines the Official Community Plan and Zoning designations of the surrounding properties.

COPIED FOR APC

DATE: December 1, 2016

Development Permit Application No. DP100684 & Development Variance Permit No. DV100211 | 9626 Sixth Street | November 30, 2016 | of 5

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Table 1: Surrounding Land Use, Zoning and OCP Designations

OCP Designation

Zoning Designation Current Land Use(s)

North RES-2 R1.3 – Single-Family High Density Residential – Orchard Area

Single-Family Dwellings

East RES-2 R1.3 – Single-Family High Density Residential – Orchard Area


South RES-2 R1.3 – Single-Family High Density Residential – Orchard Area


West RES-2 R1.3 – Single-Family High Density Residential – Orchard Area


OFFICIAL COMMUNITY PLAN BYLAW 1920:

The subject site is designated as Intensive Single-Family Residential (RES-2) in the Town of Sidney Official Community Plan (OCP). Located to the south of the downtown core, the OCP encourages increased single-family residential density in this area through the development of small lot single-family dwellings and laneway houses. The relevant sections of the OCP for reviewing this proposal in the context of the Town’s long term land-use management strategy are the Regional Context Statement and Section 5 – Residential Lands. Staff consider this development proposal to be in keeping with the objectives and policies outlined in the OCP.

ZONING BYLAW 2015:

The current zoning for the subject property is Single-Family High Density Residential – Orchard Area (R1.3), the intent of which is to provide for small-lot single-family housing and low density single-family housing with the potential for a secondary suite or detached secondary dwelling. The following table provides a comparison between the proposed development and the zoning requirements of the R1.3 zone:

Table 2: Zoning Comparison

Permitted in the R1.3 Zone Proposed Development Conformity

Permitted Uses Small-lot Single-family dwelling Single-family dwellings w/ secondary suite

Small-lot single-family dwelling Conforms

Conditions of

Use

No secondary suites in small-lot single-family dwellings

No secondary suites proposed Conforms

Lot Area 255 m2 minimum 293.5 m2 Conforms

Lot Coverage 35% at the first floor level 30% at the second floor level

34.9% at the first floor level 26.4% at the second floor level

Conforms

Height 8 m (26.2 ft) 8.81 m (28.9 ft) Variance

Requested

Storeys 2.5 2 Conforms

Setbacks:

Front (East) 4.5 m (14.8 ft) 4.5 m (14.8 ft) Conforms

Rear (West) 3 m (9.8 ft) 10.34 m (33.9 ft) Conforms

Side Interior

(North) 1.2 m (3.9 ft) 1.61 m (5.3 ft)

Conforms

Side Interior

(South) 1.2 m (3.9 ft) 1.20 m (3.9 ft) Conforms

Staff have reviewed the proposal and have determined that the proposed development complies with the requirements for the R1.3 zone in Zoning Bylaw No. 2015, with the exception of the maximum height of the dwelling, as mentioned above.



OFF-STREET PARKING AND LOADING BYLAW NO. 1661

The Town’s Off-Street Parking and Loading Bylaw No. 1661 requires that two parking spaces be provided off-street, on private property, for single-family dwellings. The proposed development would accommodate required vehicle parking with a single car garage and one surface parking space in the driveway. The development meets the parking requirements of the bylaw.

INTENSIVE SINGLE FAMILY RESIDENTIAL DEVELOPMENT PERMIT GUIDELINES:

As the property is located within an area designated under the OCP as Intensive Single Family Residential, the site is subject to the Intensive Single-Family Residential Development Permit Area Guidelines. The purpose of these guidelines is to address the form and character of the proposed development, including landscaping and the siting, exterior design and finish of the building.

Staff are of the opinion that the proposed development generally conforms to the Intensive Single Family Development Permit Guidelines. There are several guidelines that staff would like to highlight.

19.3.1 The scale, size massing, shape, roofline and exterior finish of buildings should be sufficiently varied to avoid monotonous streetscapes and building vistas (i.e. building vistas as viewed from abutting streets).

The proposed dwelling is of similar size to a number of small-lot single-family homes in the neighbourhood, and is proposed to be built in an architectural style that reflects the general character of the area.

19.3.2 To achieve harmonious integration with its surroundings, development should be sensitive to the scale, mass, siting, and form of adjacent buildings, especially as viewed from the street.

The neighbourhood contains a mixture of single-family and small-lot single-family homes, which have maximum heights of 9 metres and 8 metres, respectively. After taking into consideration that other homes in the area can reach a maximum of 9 metres in height, staff are of the opinion that the proposed height of 8.81 metres would be comparable to that of surrounding buildings. The proposed siting is consistent with existing dwellings in the neighbourhood and may help reduce the visual effects of the increased roof height.

19.3.4 Architectural elements and materials should be chosen to convey a feeling of quality and permanence. The use of two or three types of cladding materials, as well as architectural detailing and/or accent colours should be considered to break up large flat surfaces and monotonous facades. Large expanses of uniform materials and flat monotonous facades facing streets are discouraged.

The development proposes to use a variety of finishing materials: Hardie plank siding, board and batten, and Hardie shingle siding, in a variety of complementary colours.

19.3.5 Development should promote a pedestrian oriented streetscape.

As vehicle access to the proposed development would be off the rear lane, the dwellings would have windows, doors, patios, and hedges fronting onto the street. There is not a designated pathway connecting Sixth Street to the dwelling entrance on the landscape plan. While it is not required, staff recommends that the applicant consider incorporating a designated pathway to visually connect the property to the streetscape.

19.3.10 Design of open space should emphasize usability, with convenient access from the interior of units so that open space can be used as part of everyday living.

The dwelling has patio space in both the front and rear yards. Both are accessible from the interior of the houses and are screed for privacy with a combination of adjacent buildings, trees, fences and hedging.



Appendix A: 2015 Aerial Photo of 9626 Sixth Street, showing OCP (red) and Zoning (black)

designations, with the subject property outlined in red.

RES-2

R1.3

To: Mayor and Council I am writing on behalf of the variance that I applied for in regards to the height of the dwelling. As we understood that the land we purchased was in the new designated flood plain. B & R Homes has taken a proactive stand in respect to this and has planned ahead for the future by raising the height of the living areas, which caused the building to be over the maximum height allowed in the bylaws. Knowing that this could be a bylaw in the future for this area it will be great to know that whomever lives in the dwelling can be rest assured they are protected from future unpredictable occurrences. Thank you for your time. Yours Truly, Brent Smith B&R Homes Ltd. 250 812 2677

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Appendix B

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Appendix C

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