TOWN OF SMITHERS MINUTES OF THE ADVISORY PLANNING COMMISSION MEETING HELD IN THE WEST FRASER ROOM, 1027 ALDOUS STREET, SMITHERS B.C. ON THURSDAY, JUNE 14, 2018, AT NOON. Commission Members Present: Lorne Benson, Chair Lilliana Dragowska Bob Mitchell S. Sgt. Rob Mitchell, RCMP Paul Mott Laurelin Svisdahl. Commission Absent: Eric Person Peggy Mills Glenys Snow Dymond. Council Liaison: Councillor Greg Brown Mayor Taylor Bachrach, Ex-offio. Advisory Present: Mark Allen, Director of Development Services Bev Lynch, Recording Secretary. Advisory Excused: Anne Yanciw, Chief Administrative Officer Dianna Plouffe, Director of Corporate Services. Delegations Present: Morgan Calhoun Tyson Cavalin Amanda McKay Layla Proulx Bill Wookey 1. CALL TO ORDER 1.1 APPROVAL OF AGENDA (INCLUDING SUPPLEMENTAL ITEMS) THAT the Commission approves the agenda. 2. APPROVAL OF MINUTES 2.1 MINUTES - FEBRUARY 14, 2018 Mott/ THAT the minutes of the Advisory Planning Commission held February 14, 2018, be adopted. 3. BUSINESS ARISING FROM THE MINUTES / UNFINISHED BUSINESS Page 1 of 7
4. UPDATE FROM COUNCIL 4.1 COUNCIL EXCERPTS Council excerpts from the February 27th, March 13th and March 27th Regular meeting of Council, were presented. 5. DELEGATIONS 5.1 TUP - 6315 MATTERN STREET Bill Wookey speaking on behalf of Temporary Use Permit application TU18-01 for the property located at 6315 Mattern Street. B. Wookey advised the Commission that he is seeking another 3 year term for storage office operations for Apex Diamond Drilling Company. Apex has been on the property since 2015, prior to that sub-leased the property from the previous occupant for three years. The Temporary Use Permit application is the second one for a three year extension. The Town changed the zoning and now are looking for an alternative solution to allow them to remain at the Smithers airport. The Commission had the following questions or concerns: a) the recent zoning changes to Airport lands were designed to free up airside lease land. A drilling company doesn't fall into the correct land use. What are the future plans for Apex? either rezone or find a leasing opportunity that fits their business needs; b) thought the Town doesn't allow sub-leasing on airport land? special circumstance in that the Town's airport requires a fueling supplier. Shell required temporary air-side access space due to airport renovations. Apex was willing to sub-lease to Shell, bringing Apex into compliance with zoning regulations. L. Benson declared a conflict of interest, as he is friends with the applicants, and left the meeting room (12:20 p.m.). L. Svisdahl assumed the Chair. 5.2 DVP 4036 SECOND AVENUE Tyson Cavalin and Amanda McKay speaking on behalf of Development Variance Permit application DV18-04 for the property located at 4036 Second Avenue. Seeking to build a carriage house that will meet all the exterior design. The height of the building is 16 halfway between the ridgeline and the eaves and at the roof peak it is 20 tall. It is similar to the house design at Lake Kathlyn. Are requesting a variance to permit the height of the building. The property is located close to the downtown core, schools, and pool. The community is in great need for extra rental units. The building footprint is 400 sq. ft. with the total dimension being 700 sq. ft. The design of the house will have the majority of the windows facing towards the house and Second Avenue, and few facing the back alley. This house will be constructed in place of the recently demolished shed. Page 2 of 7
5.2 DVP 4036 SECOND AVENUE Cont. The Commission raised the following questions or concerns: a) is sufficient parking provided for carriage house tenants? The property is located on three old town lots and driveway is built for double parking; b) the Commission likes the smaller design; and c) will not obstruct neighbours mountain views; d) height of the roof is measured from the mid-section of the ridge, and would be 20' at it s peak; e) what is average height of the roof? 18 ft. The portion of the roof that exceeds the zoning bylaw accommodates the bedroom loft only and is slanted similarly to a shed roof. L. Benson returned to the meeting (12:32 p.m.) and resumed the Chair. 5.3 DVP-3991 ALFRED AVENUE Layla Proulx and Morgan Calhoun speaking on behalf of Development Variance Permit application DV18-05 for the property located at 3991 Alfred Avenue. Want to build a new entrance into the basement for a secondary suite along the front of the house. The current basement entrance is located underneath the back deck (with a clearance of 5 8 ). Water runs off the deck and pools in the door well. The new entrance encroaches into the Right-of-Way thus the variance permit application. The Commission had no concerns as the purpose of the variance is to provide a safe, dry entrance for tenants and to bring the front staircase entrance into the house into compliance with the zoning bylaw. 6. REPORTS/CORRESPONDENCE - A ITEMS 6.1 TUP - 6315 MATTERN STREET Report DEV18-031 dated June 5, 2018, from M. Allen, P. Eng., Director of Development Services, regarding Temporary Use Permit Application TU18-03 for 6315 Mattern Street, was presented. Discussion: The Temporary Use Permit (TUP) application for 6315 Mattern Street was received on May 8th, 2018. Apex Diamond Drilling Ltd. s (Apex) current three year TUP expires on October 13, 2018. As approved by Town Council in 2017, Apex is currently sub-letting the space to Shell Canada for aviation fuel sales, which is an approved principal use in the AP-1 zone. The TUP is to continue allowing Apex to use the building and lease primarily for storage of drills, equipment, supplies and accounting and administration as they relate to the primary business. These uses are not permitted in the Airport One (AP-1) zone. The purpose of the AP-1 zone is to accommodate airside industrial, commercial terminal/support and parking uses. Page 3 of 7
6.1 TUP - 6315 MATTERN STREET cont. The 0.465 ha (1.14 ac) subject property is located on 6315 Mattern Street adjacent to the Smithers Regional Airport runway. The site currently has one building with outdoor storage on site and the owner leases the Airport Property. The Commission raised the following issues: a) why did Council approve the temporary sub-leasing of the property to Shell; b) who s decision is it to make it permanent?; c) why would Council allow this, while a short time ago evicting another tenant for the same type of use?; different scenario. Each application considered on its own merits; d) sub-leasing is only for the duration of their lease, which expires Oct. 2018. Shell is a permitted principle use for this location. Svisdahl/ THAT the Advisory Planning Commission recommend that Council approves the Temporary Use Permit (TU18-03) to allow the applicant, Apex Diamond Drilling Ltd., to use the building and lease area primarily for storage of drills, equipment, supplies and accounting and administration as they relate to the primary business on Lease Lot 10, 6315 Mattern Street, for a final three year term. 6.2 DVP - 4036 SECOND AVENUE L. Benson declared a conflict of interest, as he is friends with the applicants, and left the meeting room (12:49 p.m.). L. Svisdahl assumed the Chair. Report DEV18-030 dated June 6, 2018, from M. Allen, P. Eng., Director of Development Services, regarding Development Variance Permit Application DV18-04 for 4036 Second Avenue, was presented. Discussion: The Development Variance Permit application was received on May 8th, 2018, for the property is located at 4036 Second Avenue. The applicants propose to build a carriage house in their rear yard. The design of the carriage house includes a bedroom loft with an upper sloped roof and windows that would provide views of Hudson Bay mountain. The proposed roof height would be approximately 3ft (0.9m) above the maximum permitted height. The variance is required in order for the owners to submit a building permit application. The subject property is designated as Mixed Residential in the Official Community Plan. When carriage homes are built, creating multiple detached dwellings, the properties are classified as multi-family residential and the design guidelines in the OCP apply. Page 4 of 7
6.2 DVP - 4036 SECOND AVENUE cont. The subject property is zoned R-2 Low Density Residential in the Zoning Bylaw No. 1403. The proposed carriage house, along with the existing house, will not exceed the maximum 40% parcel coverage and will meet all other regulations in the R-2 Zone, including the interior side yard and rear yard setbacks. The Commission raised the following issues: a) there was a comparable Development Variance application, also for height that was denied, what is difference? Neighboring property owners, who support the development, can play a large part in Council's decisions; b) will future neighbours be impacted with respect to outdoor living space; privacy, shading and views?; c) suggest to Council to allow an increase in carriage house height; d) could create significant impact on outside living; e) about the preservation, use and enjoyment of a persons back yard. THAT the Advisory Planning Commission recommend that Council approve Development Variance Permit Application DV18-04 for 4036 Second Avenue, legally described as Lots 8-10, Block 97, District Lot 865, Range 5, Coast District Plan 1054, to vary Section 4.2.2 of Zoning Bylaw No. 1403 by increasing the auxiliary building height from 4.9 metres to 5.8 metres; AND THAT the Advisory Planning Commission recommend that Council consider amending the Carriage House regulations to permit 1.5 storey building while considering shade and view impacts on neighbouring properties. L. Benson returned to the meeting (1:03 p.m.) and resumed the Chair. 6.3 DVP - 3991 ALFRED AVENUE Report DEV18-032 dated June 7, 2018, from M. Allen, P. Eng., Director of Development Services, regarding the Development Variance Permit Application DV18-05 for 3991 Alfred Avenue, was presented. Discussion: The Development Variance Permit application was received on May 14th, 2018. The subject property is located at 3991 Alfred Avenue at the corner of Columbia Street. The applicant is proposing to build a new entry addition at the front left corner of the house (as viewed from Alfred Ave.) to improve access to the basement and to prevent water damage in the basement caused by the existing rear entry. Page 5 of 7
6.3 DVP - 3991 ALFRED AVENUE cont. The house was constructed in the 1920 s and is situated on the lot in noncompliance with the required zoning setbacks. The variance request is to reduce the front yard setback from 6.0m to 4.85m and the exterior side yard setback from 3.5m to 2.96m. In addition, the front porch and stairs project further than the permitted 1.7m, as per the Siting Section 2.4 of the Zoning Bylaw No. 1403; therefore, the variance request includes reducing the front yard setback for the porch and stairs from 4.3m to 1.04m. The variance is required in order for the existing property to achieve lawfully non-conforming status to allow a building permit application. The subject property is designated as Mixed Residential in the Official Community Plan and is zoned R-2 Low Density Residential in the Zoning Bylaw No. 1403. The proposed stairwell addition, along with the house and shed, will not exceed the maximum 40% parcel coverage and will meet all other regulations in the R-2 Zone, including the interior side yard setback. The Commission raised the following questions or concerns: a) do the stairs impact the look of the house? b) are the stairs built on cement footings?; c) not designated a heritage home?; d) exterior side yard setback is 3.5 metres and the interior side yard setback is 1.2 metres; e) will the stairs be reconstructed as they were? yes. THAT the Advisory Planning Commission recommend that Council approve Development Variance Permit Application DV18-05 for 3991 Alfred Avenue, legally described as Lot A, District Lot 5289, Range 5, Coast District, Plan 9190 to: 1. Vary Section 4.2.2 of Zoning Bylaw No. 1403 by reducing the front yard setback from 6.0 metres to 4.85 metres; 2. Vary Section 2.4.3 of Zoning Bylaw No. 1403 by reducing the front yard setback for an open porch and stairs from 4.3 metres to 1.04 metres; and 3. Vary Section 4.2.2 of Zoning Bylaw No. 1403 by reducing the exterior side yard setback from 3.5 metres to 2.96 metres. 7. REPORTS/CORRESPONDENCE - B ITEMS 8. SUPPLEMENTAL ITEMS APPROVED FOR DISCUSSION Page 6 of 7
9. UPDATE FROM STAFF 10. OTHER BUSINESS / NEW BUSINESS 11. NEXT MEETING 12. ADJOURNMENT The next Advisory Planning Commission meeting will be scheduled as needed. THAT the Advisory Planning Commission meeting be adjourned (1:23 p.m.). Lorne Benson Chairperson Mark Allen Director of Development Services Certified a True and Correct Copy of the minutes of the Advisory Planning Commission meeting held Thursday, June 14, 2018 at noon in the West Fraser Room, 1027 Aldous Street, Smithers B.C. Dianna Plouffe Corporate Officer Page 7 of 7