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

Transcription

1 September 21, 2015 REPORT TO THE CHIEF ADMINISTRATIVE OFFICER FROM THE DEVELOPMENT AND ENGINEERING SERVICES DEPARTMENT ON DEVELOPMENT VARIANCE PERMIT APPLICATION NO. DVP TRANS CANADA HIGHWAY EAST APPLICANT: HASHMUKH PAREKH OWNER: RIDERS MOTOR INN LTD. PURPOSE To permit a two-storey addition to an existing motel in the C-3 (Highway Commercial) zone by reducing the minimum side yard setback from 3.0 m to 1.5 m. SUMMARY The motel on the subject property was the subject of a Development Variance Permit application that was approved by Council in April A condition of all Development Variance Permits is that they must be substantially started within two years of permit issuance or the permit will lapse. The Building Permit for the addition on the subject property was originally received in 2014; therefore, a new Development Variance Permit is required. The subject property is situated on the Trans Canada Highway East Frontage Road between Comazzetto Road and Vicars Road. The property is the site of an existing two-storey motel, Riders Motor Inn. The application is the same as the original Development Variance Permit, which was to reduce the minimum side yard setback of the C-3 zone from 3.0 m to 1.5 m to permit a two-storey addition that consists of five additional hotel rooms and a hot tub/sauna in accordance with the site plan amendment and building elevations (Attachment "A"). The addition would enclose an area that is currently occupied by an unused swimming pool, and the addition is part of a comprehensive renovation of the entire motel. The applicant began foundation construction in late spring 2015 prior to obtaining a new Development Variance Permit and prior to the issuance of a Building Permit for the construction. A Stop Work Order was issued for the addition, and the applicant has made the required new Development Variance Permit application. Minimum side yard setbacks are largely intended to ensure adequate spatial separation between buildings for fire safety and quality of life purposes. In this instance, the reduced setback is only for a portion of the building and matches the reduced setback of the adjacent hotel to the east. It can be argued that the variance is in keeping with the established character of the surrounding area. As part of the application review process, the City's Traffic and Transportation Section indicated its long-term plan to install a sidewalk along the frontage road, requested that access to the property be reduced to a single access point, and requested that the parking configuration on the frontage road be changed to address safety concerns. The applicant agreed to landscape the front yard and reduce parking on the frontage road (Attachment "A"). To ensure that upgrades to the front yard and boulevard are completed, staff will require submission of a landscape plan and security in the amount of 125% of the estimated value of the landscaping as a condition of Building Permit approval. S:\DCS\DVP00457_REP.docx 98

2 DEVELOPMENT VARIANCE PERMIT APPLICATION September 21, 2015 NO. DVP00457 Page 2 In summary, the proposed variance is minor in nature and supports the redevelopment of an older hotel in need of investment. Moreover, the applicant worked with staff to address concerns with regard to landscaping and access. Accordingly, the Development and Engineering Services Department supports the application and recommends that Council authorize distribution of Notice of Intent to issue a Development Variance Permit, as outlined in the recommendation. RECOMMENDATION: That Council authorize distribution of Notice of Intent to issue a Development Variance Permit for Lot 2, Plan 6858, D.L. 235, K.D.Y.D., except Plan H10733 (1759 Trans Canada Highway East), to vary Zoning Bylaw No , Division Thirty-Nine - C-3 (Highway Commercial), Section 3903, Regulations, to reduce the minimum side yard setback from 3.0 m to 1.5 m in accordance with Attachment "A". COUNCIL POLICY There is no applicable Council policy. SITE CONDITIONS AND BACKGROUND Neighbourhood - Valleyview KAMPLAN Designation - Commercial Current Zoning/Use - C-3 (Highway Commercial)/motel Proposed Variance - Reduce the minimum side yard setback from 3.0 m to 1.5 m Surrounding Uses - Highway and industrial development to the north, hotel to the east, restaurant to the west, and school to the south Application Date - August 31, 2015 Restrictive Covenant - n/a Project Evaluation Team (PET) - Application to PET in 2011 and new application sent through internal referrals in September 2015 Parcel Size - 1,976 m 2 MOTI Referral - n/a S:\DCS\DVP00457_REP.docx 99

3 DEVELOPMENT VARIANCE PERMIT APPLICATION September 21, 2015 NO. DVP00457 Page 3 M. Kwiatkowski, P.Eng. Development and Engineering Services Director Approved for Council Consideration: Author: S. Hanson, MUP, Planning Technician Reviewed by: E. Beach, MCIP, RPP, Planning and Development Supervisor SH/lm/ts Attachments S:\DCS\DVP00457_REP.docx 100

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