REPORT TO THE CHIEF ADMINISTRATIVE OFFICER FROM THE DEVELOPMENT AND ENGINEERING SERVICES DEPARTMENT

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1 January 24, 2017 REPORT TO THE CHIEF ADMINISTRATIVE OFFICER FROM THE DEVELOPMENT AND ENGINEERING SERVICES DEPARTMENT ON DEVELOPMENT VARIANCE PERMIT APPLICATION NO. DVP ST. PAUL STREET WEST OWNER: ALEXIS CARMELA BROWN APPLICANTS: ALEXIS BROWN AND HAL HICKS PURPOSE To reduce the minimum required front yard setback for a principal building from 6.0 m to 2.7 m in the RS-1 (Single Family Residential-1) zone to allow for the construction of a single-family dwelling with attached garage. SUMMARY The subject property is zoned RS-1 and is located on the north side of St. Paul Street in the West End neighbourhood. There is currently a single-family home and a non-conforming detached garage on the 408 m² property. The applicants are proposing to tear down the existing buildings and build a single-family home with attached garage. The proposed single-family dwelling will encroach into the front yard setback; therefore, a variance is required to reduce the minimum required front yard setback from 6.0 m to 2.7 m to permit construction (Attachment A ). The RS-1 zone requires the principal building to be set back 6.0 m from the front property line. The intent of the front yard setback is to provide adequate depth for parking of vehicles, consistency along the streetscape, and sufficient room for off-street parking and to ensure adequate visibility for access and egress of neighbouring properties. Along St. Paul Street West, a number of homes, including this one, do not currently meet the minimum required front yard setback and appear relatively close to the street. The paved portion of the road is narrower than typical roads; therefore, accommodating on-street parking impacts the travel width. Also, the street has an existing signed trail/bicycle route. The existing garage is located less than 1 m from the front property line; therefore, the 2.7 m setback proposed for the new garage attached to the house is an improvement and will accommodate an additional 2.7 m x 6.7 m parallel parking stall, which achieves the requirement for two spaces per single-family residential dwelling unit (Attachment B ). The proposed house will have two storeys in the front and three and a half storeys in the back. The proposed total building footprint for the house, the garage, and the sundeck is approximately 130 m², which equates to 31.9% lot coverage. This is below the maximum 40% lot coverage permitted under the current zoning. The garage is connected to the house by a deck and roof, so it will function as part of the principal building. It should be noted that the topography of the lot slopes steeply towards the north, which creates challenges with locating the home in compliance with the required front yard setback. The proposed layout retains the existing lot grading in the front yard, and the rear yard will continue to slope away from St. Paul Street West. S:\DCS\Jobs (c3)\262162_dvp00491_rep\262163_dvp00491_rep.docx

2 DEVELOPMENT VARIANCE PERMIT APPLICATION NO. DVP00491 January 24, 2017 Page 2 It should be noted that several similar variances have been approved for front yard setback reductions on St. Paul Street West to facilitate the replacement or renovations to the existing older non-conforming houses in the neighbourhood. No technical concerns were raised during the review and referral process. As such, the Development and Engineering Services Department supports this application and recommends that Council proceed as highlighted below. RECOMMENDATION: That Council authorize: a) distribution of Notice of Intent to issue a Development Variance Permit for Lot 9, D.L. 231, K.D.Y.D., Plan 1757 (360 St. Paul Street West) b) subject to approval of item a), issuance of Development Variance Permit No. DVP00491 for Lot 9, D.L. 231, K.D.Y.D., Plan 1757 (360 St. Paul Street West), varying Zoning Bylaw No , Division Seventeen, RS-1 (Single Family Residential-1), Section 1703, Regulations, by reducing the minimum front yard setback - principal building from 6.0 m to 2.7 m to allow construction of a single-family dwelling, in accordance with the site plan shown as Attachment A COUNCIL POLICY There is no applicable Council policy. SITE CONDITIONS AND BACKGROUND Neighbourhood - West End KAMPLAN Designation - Urban Current Zoning/Use - RS-1 (Single Family Residential-1)/residential Proposed Variance - Reduce the required front yard setback for a principal building from 6.0 m to 2.7 m to allow for the construction of a single-family dwelling Surrounding Uses - Residential Application Date - December 19, 2016 Restrictive Covenant - n/a Project Evaluation Team (PET) - January 13, 2017 Parcel Size m² MOTI Referral - n/a S:\DCS\Jobs (c3)\262162_dvp00491_rep\262163_dvp00491_rep.docx

3 DEVELOPMENT VARIANCE PERMIT APPLICATION NO. DVP00491 January 24, 2017 Page 3 M. Kwiatkowski, P.Eng. Development and Engineering Services Director Approved for Council Consideration: Author: E. O Reilly, Planning Technician Reviewed by: R. Martin, MCIP, RPP, Planning and Development Manager/Approving Officer EO/lm/dla Attachments S:\DCS\Jobs (c3)\262162_dvp00491_rep\262163_dvp00491_rep.docx

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