Staff Report: DVP16-0004 – Application for Development Variance Permit (2639 Millstream Road)

PURPOSE

George Banning has applied on behalf of Ernie Skinner for a development variance permit to allow for a two-point turnaround on Winster Road instead of a cul-de-sac, a reduction of the on-street parking requirement from 1 space to 0, and a reduction of the rear lot line setback from 6 m to 1.5 m for a future lot proposed by subdivision at 2639 Millstream Road.

BACKGROUND

The applicant is concurrently applying to subdivide the property located at 2639 Millstream road to create two new lots, both of which would have access off of Winster Road (SUB16-0004). The proposed subdivision is attached as Appendix A.

Table 1: Site Data

SITE AND SURROUNDING AREA

The site is a large panhandle lot with access off of Millstream Road with an existing single family dwelling. The subdivision proposal would allow the existing home to stay in place while maintaining adequate setbacks. The remainder of the lot has been left in its natural state with many trees growing on site. The rear of the property backs onto the end of Winster Road.

Table 2: Surrounding Land Uses

COMMENTS

DEVELOPMENT PROPOSAL

The applicant is proposing to subdivide 2639 Millstream Road to create two additional lots. As part of his subdivision application, the two newly proposed lots are designed to have their accesses off of Winster Road. The applicant is applying to vary the cul de sac requirement for Winster Road and install a two-point turn around instead. The applicants have demonstrated that the proposed two-point turn around can accommodate Langford’s fire vehicles.

The applicant’s proposal will also require a variance to the on-street parking requirements. Currently the Subdivision and Development Servicing Bylaw requires one on-street parking space provided for every two lots in residential developments. The applicants will need to vary this requirement to nil as there won’t be enough room to create a parking space due to the irregular configuration of the road and requirement to maintain an emergency vehicle turn-around area.

The applicant is also applying to vary the rear lot line setback of proposed Lot 3 from the required 6 m to 1.5 m in order to create a useable building envelope.

Table 3: Proposal Data

The applicant will be required to meet FUS in regards to water supply. A calculation will be required at the time of subdivision.

OPTIONS

Option 1

That Council:

1. Direct staff to proceed with consideration of the following variances for 2639 Millstream Road:

a) That Section 6.21.06 (1)(a) of Zoning Bylaw No. 300 be varied to reduce the required rear lot line setback from 6 m to 1.5 m; b) That Section 4.11.4 of Subdivision and Development Servicing Bylaw No. 1000 be varied from the required one on-street parking stall provided for every two lots in a residential development to nil; c) That Section 4.12 of Subdivision and Development Servicing Bylaw No. 1000 be varied to allow for a permanent two-point turnaround instead of the required cul de sac;

Subject to the following terms and conditions:

i) That the applicant install “No Parking” signage as part of the required frontage improvements to ensure the road remains usable for emergency vehicles.

OR Option 2

2. Reject this application for development variance permit.

Submitted by:
Julia Buckingham, Planning Technician

Concurrence:
Matthew Baldwin, MCIP, RPP Director of Planning

Concurrence:
Michelle Mahovlich, P.Eng, P.Geo, Director of Engineering

Concurrence:
Brent Molnar, Manager of Land Development

Concurrence:
Steve Ternent, Director of Finance

Concurrence:
Jim Bowden, Chief Administrative Officer

:jb

Appendix A

Appendix B

Appendix C