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1 Public Notice April 21, Lot 7 Lot 9 4 NEAU NEAU NEAU NEAU NEAU S S S S S Subject Property: 508 Braid Street Lot A, District Lot 202, SDYD, Plan KAP86713 BRAID BRAID BRAID BRAID BRAID ST ST ST ST ST Lot 8 PADMORE AVE E Lot Application: Development Variance Permit PL The applicant is proposing to construct a front-toback duplex and has applied to vary the following sections of Zoning Bylaw : Section : Decrease the minimum front yard setback from 4.5m to 3.5m, and Section : Decrease the unobstructed and maintained access from 1.5m to 1.2m Lot BRAID BRAID BRAID BRAID BRAID ST ST ST ST ST Lot 1 R.P. 774 KAP Lot A Lot Lot 4 R R. R. R. R. R. P. P. P. P. P Lot 23 Lot Lot 1 R.P Information: The staff report to Council and development variance permit will be available for public inspection from Friday, April 22, 2016 to Monday, May 2, 2016 at the following locations during hours of operation: Penticton City Hall, 171 Main Street Penticton Library, 785 Main Street Penticton Community Centre, 325 Power Street You can also find this information on the City s website at Please contact the Planning Department at (250) with any questions. Council Consideration: Council will consider this application at its Regular Council Meeting scheduled for 6:00 p.m. May 2, 2016, in Council Chambers at Penticton City Hall, 171 Main Street. continued on Page 2

2 Public Comments: You may appear in person, or by agent, the evening of the Council meeting, or submit a petition or written comments by mail or no later than 9:30 a.m., Monday, May 2, 2016 to: Attention: Corporate Officer, City of Penticton 171 Main Street, Penticton, B.C. V2A 5A9 publichearings@penticton.ca. No letter, report or representation from the public will be received by Council after the conclusion of the May 2, 2016 Council Meeting. Please note that all correspondence submitted to the City of Penticton in response to this Notice will form part of the public record and will be published in a meeting agenda when this matter is before the Council or a Committee of Council. The City considers the author s address relevant to Council s consideration of this matter and will disclose this personal information. The author s phone number and address is not relevant and should not be included in the correspondence if the author does not wish this personal information disclosed. Those persons with special hearing, language or access needs should contact City Hall at (250) prior to the meeting. Blake Laven, RPP, MCIP Manager of Planning For office use only: city\address\braid St\508\PLANNING\2016 PRJ-019\NOTICES\ Public Notice Page 2 of 2

3 Council Report Date: May 2, 2016 File Nos: DVP PL To: Eric Sorensen, Chief Administrative Officer From: Audrey Tanguay, Senior Planner Address: 508 Braid Street Subject: Development Variance Permit PL Staff Recommendation THAT Council approve Development Variance Permit PL on Lot A, District Lot 202, Similkameen Division Yale District, Plan KAP896713, located at 508 Braid Street, a development variance permit to allow for a front yard setback reduction from 4.5m to 3.5m and a reduction from 1.5m to 1.2m for a maintained access to the back units; AND THAT staff are directed to issue the Development Variance Permit, upon Council approval. Strategic priority objective The project will increase the residential density in a downtown peripheral area in-line with the City s Downtown Plan. Background The subject property located at 508 Braid Street is a vacant lot with an area of acres (372m 2 ). The property is designated as MR Medium Density Residential in the City s Official Community Plan and is currently zoned RD2 - Duplex Housing: Lane in Zoning Bylaw The property is bordered by duplexes to the North and South and by an apartment building to the West This is an area of the city that features a number of other duplex developments. The site is located on the periphery of the downtown core and the proposed development will assist in achieving increased residential densities close to downtown. This Development Variance Permit application is for a reduction in the front yard setback from 4.5m to 3.5m to efficiently utilize the site and maintain some private amenity space for each unit, while complying with current standards to provide all parking at the rear. The developer is also proposing to build a secondary suite in each unit. In the case where we have a dwelling unit facing the lane, the zoning bylaw requires a clear 1.5m unobstructed access from the front of the property to the back units. This requirement enables firefighting access and deliveries to the back units. The developer is proposing a 1.2m access, a 0.3m reduction to accommodate the side stair case for the entrance to the secondary suites.

4 Proposal The applicant is requesting a Development Variance Permit to vary the following sections of Zoning Bylaw : Section : Decrease the minimum front yard setback from 4.5m to 3.5m Section Decrease the unobstructed and maintained access from 1.5m to 1.2m Technical Review This application was forwarded to the City s Technical Planning Committee on March 17 th, No issues were raised by TPC. As this property is vacant City services will need to be installed, including water and sanitary sewer. Sizing for those services will be done at the BP stage of the project. Development Statistics The following table outlines the proposed development statistics for the proposal. Item Requirement RD2 Zoning Provided on Plans Minimum Lot Size: 390 m 2 372m 2 (no variance required as the lots are already in existence) Maximum Lot Coverage: 40% 35% Maximum Density: 0.95 FAR 0.63FAR Vehicle Parking: 4 spaces required 4 spaces provided Required Setbacks Front yard: Side yard (west): Side yard (east): Rear yard (Lane): 4.5m 1.5m 1.5m 6.0m 3.5m (Variance required) 1.5m 1.5m 9.8m Maximum Building Height: 10.5m 9.3m Other Information: Financial implication N/A Analysis Development Variance Permit Approve Property is in the General Multiple Development Permit Area and duplex developments are exempt When considering a variance to a City bylaw, staff encourages Council to be mindful of any hardship on the property that makes following the bylaw difficult or impossible; whether approval of the variance would For Office Use Only: N:\city\ADDRESS\Braid St\508\PLANNING\2016 PRJ-019\2016 DVP PL7616 Page 2 of 14

5 cause a negative impact on neighbouring properties; and if the variance request is reasonable. The applicant is requesting a 1.0m front setback reduction. As with other infill projects throughout the City, it is often difficult to build within required setbacks on lots that were originally intended for a different form of development. The reduced setback is requested in order to place all the required parking at the rear. Similar variances have been recently granted on Braid Street in order to build 5 duplexes, therefore allowing building to be closer to the sidewalk. Staff does not consider that, given the magnitude of the variance requested, that there will have an adverse impact on neighbouring properties. The applicant is also requesting a 0.3m reduction in the required pedestrian path access to the back units. Staff is undergoing a zoning bylaw review and envisions decreasing the requirement from 1.5m to 1.2m for front to back duplexes and carriage house as most carriage houses are located 1.2m from the property line therefore only allowing only a 1.2m clear unobstructed access to the lane. Staff does not consider that, given the scale of the variance requested, that there will have an adverse impact on neighbouring properties. Overall, the two variances being applied for will have limited negative impact on neighbouring properties. Staff considers that the development will make an overall positive contribution to the rest of the neighborhood. Given the above, staff considers that the request is reasonable and recommends that Council support the variances and direct issuance of the permit. Deny/ refer Council may consider that the variances requested would result in a negative impact on the residential neighborhood. If this is the case, Council should deny the proposed variances. Alternatively, Council may want to refer the application back to staff for further work with the applicant. Alternative Recommendations 1. THAT Council refer Development Variance Permit DVP PL back to staff to work with the applicant on an alternative design. Attachments Attachment A: Subject Property Location Map Attachment B : OCP Map Attachment C : Zoning Map Attachment D: Images of Subject Property Attachment E: Letter of Intent Attachment F: Site Plan Attachment G: Elevations Attachment H: DVP Respectfully submitted, For Office Use Only: N:\city\ADDRESS\Braid St\508\PLANNING\2016 PRJ-019\2016 DVP PL7616 Page 3 of 14

6 Audrey Tanguay, MCIP Senior Planner Approvals Director Chief Administrative Officer For Office Use Only: N:\city\ADDRESS\Braid St\508\PLANNING\2016 PRJ-019\2016 DVP PL7616 Page 4 of 14

7 Attachment A - Subject Property ra f t SUBJECT PROPERTY D Figure 1: Location Map For Office Use Only: N:\city\ADDRESS\Braid St\508\PLANNING\2016 PRJ-019\2016 DVP PL7616 Page 5 of 14

8 Attachment B - OCP Map SUBJECT PROPERTY Figure 2: OCP Map For Office Use Only: N:\city\ADDRESS\Braid St\508\PLANNING\2016 PRJ-019\2016 DVP PL7616 Page 6 of 14

9 Attachment C - Zoning Map SUBJECT PROPERTY Figure 3: Zoning Map For Office Use Only: N:\city\ADDRESS\Braid St\508\PLANNING\2016 PRJ-019\2016 DVP PL7616 Page 7 of 14

10 ra f t Attachment D - Images of the Subject Property D Figure 4: View on Braid St Figure 5: View of the lane For Office Use Only: N:\city\ADDRESS\Braid St\508\PLANNING\2016 PRJ-019\2016 DVP PL7616 Page 8 of 14

11 Attachment E Letter of Rationale For Office Use Only: N:\city\ADDRESS\Braid St\508\PLANNING\2016 PRJ-019\2016 DVP PL7616 Page 9 of 14

12 Attachment F Building Rendering Figure 6: Front (East) Elevation Figure 7: Rear (West) Elevation For Office Use Only: N:\city\ADDRESS\Braid St\508\PLANNING\2016 PRJ-019\2016 DVP PL7616 Page 10 of 14

13 Figure 8: South Elevation Figure 9: Norht Elevation For Office Use Only: N:\city\ADDRESS\Braid St\508\PLANNING\2016 PRJ-019\2016 DVP PL7616 Page 11 of 14

14 Attachment G: Site Plan Figure 10: Site Plan For Office Use Only: N:\city\ADDRESS\Braid St\508\PLANNING\2016 PRJ-019\2016 DVP PL7616 Page 12 of 14

15 Attachment H: DVP For Office Use Only: N:\city\ADDRESS\Braid St\508\PLANNING\2016 PRJ-019\2016 DVP PL7616 Page 13 of 14

16 For Office Use Only: N:\city\ADDRESS\Braid St\508\PLANNING\2016 PRJ-019\2016 DVP PL7616 Page 14 of 14