CITY OF NANAIMO ~·;;.;;~rr/ Staff Report

File Number: DP000989

DATE OF MEETING May 2, 2016

AUTHORED BY

SUBJECT

OVERVIEW

Purpose of Report

BRIAN ZUREK, SUBDIVISION PLANNER, ENGINEERING & SUBDIVISION

DEVELOPMENT PERMIT NO. DP989 - 3795 GLEN OAKS DRIVE

To amend the site plan of an existing approved development permit (DP546) at 3795 Glen Oaks Drive.

Recommendation That Council deny the development permit application DP989 at 3795 Glen Oaks Drive and retain the approved permit DP546.

BACKGROUND

The development permit application, DP989 (Attachment A), was received from Gurdeep Minhas on behalf of Satgur Development Inc.

Zoning R1 0- Steep Slope Residential Location The subject property is located on the north side of Glen Oaks

Drive, 3 lots west of Oak Crest Place. Total Lot Area 1 ,678.5m2

Official Community Plan Map 1 - Future Land Use Plan - Neighbourhood- Map 3-(OCP) Development Permit Area No. 5 - Steep Slope Development Relevant Design Guidelines Steep Slope Development Permit Area Guidelines

Council issued Development Permit No. DP546 on 2008-JUN-09. The permit authorized the construction of a residential subdivision on a steeply sloping site. The first phase of the subdivision was completed in 2012. DP546 approved constructing Glen Oaks Drive to a modified standard road design. The modified standard was a necessary design requirement given the steeply sloping terrain across the property. The resulting road standard narrowed the road width by largely removing on-street vehicle parking. Instead, vehicle parking was accommodated in defined pocket parking areas (Attachment B). The result of the alternate design: an overall reduction of on-street parking by approximately 48%. The approved street design also included extensive areas of boulevard landscaping.

The City also required the original developer to establish the house and driveway locations for each parcel created through subdivision on the steeply sloping site. These design details were required to define and protect the reduced on-street parking and landscaped areas within the

SRPV1

Regular Council Agenda

2016-MAY-02125

CITY OF NANAIMO THI HA t aOUI~~

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Staff Report May 2, 2016 DEVELOPMENT PERMIT NO. DP989 - 3795 GLEN OAKS DRIVE

Page 2

city road dedication. Development Permit No. DP546 authorized one vehicle driveway to access 3795 Glen Oaks Drive (Attachment C).

DISCUSSION

Proposed Development

Existing Site Conditions The applicant has constructed two single family dwellings at 3795 Glen Oaks Drive (Schedule A) . In addition to the existing vehicle access, the applicant is requesting an additional driveway to provide access to the parcel.

Following receipt of the building permits for the above noted dwellings, the applicant applied to the City of Nanaimo to subdivide the subject property into two parcels, with one house on each proposed lot (SUB1138).

Citv Staff and Applicant Discussions Prior to building permit application (May, 2015) and subdivision application (July, 2015), Staff informed the applicant that the City would not support an additional access to 3795 Glen Oaks Drive (Schedule B). Additionally, the building permits and subdivision preliminary layout acceptance (PLA) issued by Staff, stated that the subject property may be accessed by one driveway only, as per DP546 (Schedule C).

In Staff's opinion, the proposed driveway would detract from the original intent of the Glen Oaks Drive alternate design. The driveway would eliminate one on-street parking space, leaving 16 spaces in the vicinity of the of the subject property, a reduction of approximately 17 on-street parking stalls. Approximately 33 on-street parking stalls would be available along a typical residential street of a similar length. Additionally, the applicant's proposed subdivision may result in increased parking demand by creating two additional units (the combination one dwelling and one secondary suite on each proposed lot) .

Additionally, the proposed driveway may impact vehicle safety due to the restricted sight-lines for drivers near the subject property along Glen Oaks Drive (Schedules D & E).

The applicant had opportunity, due to lot configuration and area, to organize the two dwellings to accommodate the single driveway without conflict. Although aware of the single access requirement, the applicant proceeded to construct two new dwellings such that Council's consideration of a development permit amendment is required.

The obstacles outlined by the applicant (Schedule F) result directly from the development plan executed by the applicant developed in full knowledge of the existing access limitations to 3765 Glen Oaks Drive.

The original subdivision developer was deliberate in designing both the lot layout and the road network to ensure that the entire development would function in the long-term without parking limitations. The original subdivision plan, established through DP546, was clear as to location of each driveway and house location.

126

CITY OF NANAIMO ~HA;:r;:~·y/

SUMMARY POINTS

Staff Report May 2, 2016 DEVELOPMENT PERMIT NO. DP989- 3795 GLEN OAKS DRIVE

Page 3

• Council approved an existing development permit (DP546) to authorize the construction of a residential subdivision on a steeply sloping site.

• Staff does not support the proposed development permit DP989. • The obstacles identified by the applicant could have been avoided or mitigated by an

alternate site design. • The applicant's proposal will reduce the available on street parking supply by 52% of a

traditional subdivision-while increasing the potential demand (by creating two potential units).

• If the development permit amendment (DP989) is denied, DP546 will remain unchanged. • If the development permit amendment (DP989) is approved, the DP546 layout plan

(Schedule C) will be amended by this application (Attachment A).

ATTACHMENTS

ATTACHMENT A: Development Permit DP000989 ATTACHMENT 8: Aerial Photo -On-Street Parking ATTACHMENT C: Aerial Photo - Subject Property

Submitted by: Concurrence by:

JL~ D. Mousseau Manager, Engineering & Subdivision

127

ATTACHMENT A

CITY OF NANAIMO

DEVELOPMENT PERMIT NO. DP000989 (Amendment to DP000546)

SATGUR DEVELOPMENT INCName of Owner(s) of Land (Permittee)

3795 GLEN OAKS DRIVE Civic Address

1. This development permit is issued subject to compliance with all of thebylaws of the municipality applicable thereto, except as specifically varied or supplemented by this permit.

2. This development permit applies to and only to those lands within themunicipality described below, and any and all building structures and other developments thereon:

Legal Description:

LOT 15, DISTRICT LOT 56, WELLINGTON DISTRICT, PLAN EPP20312 PID No. 028-883-071

3. The land described herein shall be developed strictly in accordance with thefollowing terms and conditions and provisions of this permit and any plans and specifications hereto which shall form a part thereof.

Schedule A Location PlanSchedule B Site PlanSchedule C Approved Subject Property (DP000546)Schedule 0 Approved Lot Layout with ContoursSchedule E Sightlines for Proposed DrivewaySchedule F Sightlines, Engineering Drawing

128

- R a g e 2 -

a) If the applicant does not substantially commence the development permitted by this permit within two years of the date of this permit, the permit shall lapse

4 This permit Is n o t a building permit nordoes Itconstltute approval of any signage Separate applications must be made fo rabu lld lng permit and sign permit

AUTHORIZING RESOLUTION PASSED BY COUNCIL THE DAY OF ,

Corporate Officer Date

GN/ln

Prospero attachment: DP000989

129

Development Permit DP000989 Schedule A3795 Glen Oaks Drive

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ADEVELOPMENT PERMIT NO. DP000989

LOCATION PLANCivic: 3795 Glen Oaks Drive

Lot 15, District Lot 56, Wellington District, Plan EPP20312

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134

SA TG U RDevelopment Permit DP000989 Schedule F3795 Glen Oaks Drive

LETTER OF RATIONALE

Licensed B uilder

April 13 2016 DP 989

City of Nanaimo

411 DunsmuirSt

Nananimo, BC V9R 5J6

Attn: Gary Noble

Development Approval Planner

Dear, Sir

Subject: Development Permit No. 989; (DP) 3795 Glen Oaks Drive

LEGAL Description: LOT 15 Wellington Distract lot 56, Plan EPP 20312, PID 028 883 071.

This letter represents my request for an amendment to DP 989 as follows.

DP Variance Rationale

I am requesting an amendment to the existing DP to allow access for a newly created lot under subdivision review.

Background:

The relaxation o f current city standards on road w idths w ith in th e planned deve lopm ent has prom pted

the need fo r a variance fo r this lot and has created undue hardship. W hen th e city sta ff supported th e

original land developer in granting th e ir request fo r narrow road and parking nodes, fu tu re

developm ent was not considered. It is unlikely any o th er subdivision application w ill take place in this

area. The subject lot is over 18 ,000 sq. ft. and contains all th e attributes to a llow a fu rth e r subdivision

fo r one lot. The subject is th e only lot In th e area capable o f fu rther subdivision and in com pliance w ith

th e guidelines o f th e city o f N anaim o's bylaw regulations.

It is im portan t to note th a t the Cities Engineering Design Standards state t h a t " properties w ith greater

than 25m o f frontage are perm itted a second access or drivew ay location". This lot contains 99 .81m o f road frontage. W e propose th e new access point to the property crosses th e existing m ountable curb

which already exist along the frontage. N otw ithstanding w e engaged a Civil Engineer w ho com pleted a

sight line visibility study which supports the proposed new drivew ay location.

3205 Ridgeview Place, Nanaimo BC V9R7C7 | p: 250.618.6814 | f: 250.754.6814 | www.SatGur.ca | e. gur@satgur.ca

135

Currently, the City is not prepared to authorize the second set o f services nor is th e Approving O fficer prepared to approve th e subdivision.This has created an u rg e n c y fo rs e c u rin g a re s o lu tio n on this

m a tte r.C ity staff have p ro p o sed aco m m o n access over th e tw o lots in question which w ould gain

access at th e com m on let down which is also proposed to be shared w ith existing lot 1 6 .This isa

fla w e d p la n and creates and is creating obstacles th a t do not lend them selves to a v ia b le design These are:

1. The car headlights are shinning dow n against upcom ing vehicles.

2 . The com m on let down if blocked by guests or o th e rtra ffic ^ v e h ic le s ,th e n fu rth e r

com pounding such issues.

8. Creates legal Issues becom ing p ro b le m a tic fo rth e c ity a n d betw een neighbors.

4 . Limits the re s id e n t(s )e n jo y m e n to fth e ir fron t yard(s)

5. Limits the landscape opportunities much needed fo r both lots

Ifth is application is denied it w ould be th e only lot w ith this aw kw ard sh ared access.

Given approval o f th e revised access to its new location, it will then continue to be in character w ith th e in ten t o fth e initial plans o fth is developm ent.

Than kyo u fo r your consideration o fth is application

Respectfully subm itted

GurlYllnhas,iyiBA

3205 Ridgeview Place, Nanaimo BC V9R7C7 | p: 250.618.6814 | f: 250.754.6814 | www.SatGur.ca | e. gur@satgur.ca

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ATTACHMENT BATT)!\CHMENT B

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ATTACHMENTC

DEVELOPMENT PERMIT NO. DP000989

A

ATTACHMENT C

DEVELOPMENT PERMIT NO. DP000989

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A 138