Closed vReg. Council

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COUNCIL AGENDMNFORMAPON

Date: $Yl f: .,,,,,? Item # IS ~ Date:IL, L.vJ> Item # '. Date: Item #

DISTRiCT OF WEST VANCOUVER 750 - 17nl STREET, WEST VANCOUVER, BC V7V 3T3

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+""\ Attachments for item 13. 1 t­

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Date: March 28, 2013 File: 1010-20-12-079

From: Lisa Berg, Senior Community Planner Geri Boyle, Manager of Community Planning

Subject: lDeve~opll'll1lell'1l~ VSlIrOSIIl"UlCe i?ell'lJ'lI'Ilot AplP~olCa~oolnl No. 12m019 foil' 2372 lBe~~evl!.lle Avelnlll.lle

~. The Municipal Clerk give notice that Development Variance Permit No. 12-079 for 2372 Bellevue Avenue, to allow for a replacement single family dwelling with zoning bylaw variances to reduce certain yards, be considered on Monday, May 6,2013.

~lUIl1"lP(!j)$e

The purpose of this report is to provide information to Council on proposed Development Variance Permit No. 12-019 for property at 2372 Bellevue Avenue (see

-Appendix A - Context Map). The proposed Development Variance Permit would reduce the front, rear, and east side yards to allow for a replacement dwelling on this irregularly_ shaped lot.

The proposed Development Variance Permit (Appendix D) will be considered by Council on Monday, May 6,2013.

1.1 Prior Resolutions - none.

1.2 History

The property has been subject to two other applications (DP No. 10-042 and DP No. 12-032) for a duplex by the previous and current property owner. While the proposals did not ultimately advance to Council, they were reviewed by the Design Review Committee (DRC) on three separate occasions. - The Committee expressed concerns with the proposed massing and density of a duplex on the constricted site, as duplexes are permitted to have a larger floor area ratio than single family dwellings. The applicant has opted to apply for a single family dwelling in order to address density concerns.

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Date: March 28, 2013 Page 2 From: Subject:

Lisa Berg, Senior Community Planner & Geri Boyle, Manager of Community Planning DeveOopment Variance Permit Application lNo. 12-079 for 2372 Bellevue Avenue

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2.1 Bylaw

The site is zoned RD1 (Duplex Dwelling Zone 1), which permits duplexes as well as single family dwellings 1•

~ ~---- -- - - ~~'I~L~r'l2,G:HC l! r~il ll:EA;VlW;'If' :f5 -- - ---- ---~- ~ ~~([}~1i,~i- D',ltlL~[(I""Ot;~j~- --,

.. - ---~---- ----- - - - . - ---- --- -- -_.':,. - ------ - - - -- .... _---Implement the recommendations of the Community Dialogue on Neighbourhood Character and Housing Working Group

4.1 Discussion

Site Context and Features

See footnote below.

The lot is located on the south side of Bellevue Avenue between 23rd and 24th

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Streets and is within close proximity to the Dundarave Village commercial area ( ' and the seawalk.

The irregular shaped lot is approximately 574 square metres in area and is currently developed with a dilapidated single family dwelling, a garage and overgrown vegetation. The existing house is non-conforming with the yard requirements and encroaches over the south property line into a BC Hydro right­of-way. Adjacent land uses include:

North South

East West

Bellevue Avenue with RD1 zoned neighbourhood beyond BC Hydro right-of-way; railway; and multifamily apartment building, with sea walk beyond Unnamed Lane 'with single family dwelling beyond Bellevue Avenue

1 Maximum Floor Area Permitted: Duplex is 287 square metres; single family dwelling is 237 square metres. 2 Strategic Initiative and 2013 Milestone: The review and processing of development applications is a significant component of the District's day-to-day operations, and is not specifically reflected in the Balanced Scorecard as either a Strategic Initiative or annual milestone.

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Date: March 28, 2013 Page 3 From: Subject:

Lisa Berg, Senior Community Planner & Geri Boyle, Manager of Community Planning Development Variance Permit Application No. 12-079 for 2372 Bellevue Avenue

The Proposal

The applicant wishes to demolish the existing dwelling and garage and construct a new single family house. Key features of the proposal are:

It 2 storeys

II Secondary suite

• Building height of 7.07 metres (below the maximum permitted building height of 7.62 metres) "

<t Site coverage of 31 % (below the maximum permitted of 40%)

~ Vehicular access and parking for the house is from the unnamed lane to the east, with a separate p~rking space for the suite off of Bellevue Avenue "

(I Contemporary design featuring natural stained cedar siding, rock dashed stucco an.d stone finishes

Variances

Four yard variances to the zoning bylaw are requested in order to accommodate the proposal. Due to the irregular and narrow shape of the lot, the front and rear yards overlap each other, leaving no practical building envelope (see Appendix C). Consequently, the proposed variances are:

o Front Yard (North, Bellevue Avenue) - from 7.6 metres to 2.25 metres (;) Rear Yard (South) - from 9.1 metres to 1.6 metres " a Side Yard (East) - from 3.0 metres to 2.45 metres a Garage face to side street - from 3.8 metres to 2.45 metres

Analvsis

The building envelope that has been chosen sites the building on the east side of the lot, the widest portion. With lot coverage at 31%, well below the permitted 40% and with a flat roof, the proposed building allows for" views over and on either side of the roofline for the upland neighbours.

Landscaping along the periphery of the property will help to minimize the visual impact of the reduced yards, and contribute to an enhanced pedestrian experience along Bellevue Avenue.

4.2 Sustainability

The applicants have completed the Green Home Checklist, which indicates they are aiming to achieve an energy performance of EnerGuide 80. "

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Date: March 28, 2013 Page 4 From: Subject:

Lisa Berg, Senior Community Planner & Geri Boyle, Manager of Community Planning Development Variance Peron it Application No. 12-079 for 2372 Benevue Avenue

4.3 Conclusion

Staff recommends support for the proposal as the variances will allow for the construction of a single family home that is in keeping with the surrounding neighbourhood scale and streetscape. Due to the irregular shape of the lot, any construction on the property requires a variance (see Appendix C). The proposal for a single family home:

" proposes 31 % site coverage, which is below the 40% that is permitted;

• takes surrounding views into consideration by being below the maximum permitted building height, is designed with a flat roof, and is below the roofline of the house to the east;

Q includes new landscaping along Bellevue Avenue;

() includes sustainable building targets; and

~ responds to concerns of massing and density associated with constructing a duplex on the lot.

Subject to additional comments or concerns being raised after neighbourhood notification, staff recommends approval of Development Variance-Permit No. 12-079, including the requested variances.

4.4 Consultation

Consistent with the Development Procedures. Bylaw, notification of the application is to be mailed out to all owners/occupiers of property within 50 metres of the subject site.

5.1 At the time of consideration of this report, Council may:

a) set the date for consideration of this application (recommended); or b) set the date for consideration of this application and request that additional

information (to be specified) be provided and available to assist in consideration of the application; or

c) defer further consideration pending receipt of additional information; or d) reject the application.

5.2 When the application is considered by Council, Council may:

a) approve issuance of the attached Development Variance Permit No. 12-079; or

b) approve issuance of a modified D~velopment Variance Permit No. 12-079; or

c) request more information; or d) reject the application.

Document # 593742v1

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Date: March 28, 2013 Page 5 From: Subject:

Lisa Berg, Senior Community Planner & Geri Boyle, Manager of Community Planning Development Variance !Permit· AppiDcation lNo. 12-079 for 2372 Bellevue Avenue

Author:

Concurrence

Appendices:

Lisa Berg, Senior Community Planner

A - Context Map B - Project Profile C - Building Envelope (RD1 zone) D - Proposed Development Variance Permit 12-079 date stamped March 28, 2013

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Appendix Ii.

Context Map ('

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12

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A

D 8

BURRARO INLET

..- ~ __________ ~C~O_N_T8IT ___ P_~ __ N ______ --t~ 2372 lBellevue Avenue 12~079 westvancouver

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r-' '---

AlPp~ ncatoon:

IPB'ODect~

AIPIP~ ocanft:

Addllress:

PrevQo~s~y iBeiore COUJIIl1CD~:

Other Comment~:

1. GII'OSS S~te Area~

2. IFAR

3. Lot Coverage:

~. Vardls~

IFlI'oll'1l~ Yall'di:

Reali' Yard!

Sndle Yard! (east)

Sudle Yall'dI (wesft)

Combulned Yall'd

5. lBlUIulldiulI'1lg Il=lleugtn~:

5. N1o. of S~oll'eys:

7. Parkoll'llg:

Appendb~ B

Proiject I?lI'ofi~e (at March 28,2013)

Deve~opment Permit No. 12-079

2372 Bellevue

Mason Kent, for the owner

2372 Bellevue

Not previously before Council.

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DVP for front, side and rear yards and distance of the garage door to a side street for a replacement single family dwelling on an irregular lot.

Zone: RI01

RI01 ZONE IEXISTING/1?ROPOSE03:

370 ~qm (minimum) 574.3 sqm

237 sqm 235.43 sqm

40% (max) 31%

7.6 m (min) 2.25 m*

9.1 m (min) 1.6m*

3.0m 2.45 m*

3.0m 27.97m

11.89 m 31.01 m

7.6m 7.07m

2 2

1 space (min) 3 (2 spaces + 1 secondary suite space)

8. lOustall'llce to Gall'age Door 3.8 m (min) 2.45 m* Facong Sill'eet

*requires variance

3 Source: Information provided by applicant Document # 593742v1

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-, .... D'I.4. 10 ~ -

Appendix C

BuildHng Enve~ope (RD1 Zone)

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BUILDING ENVELOPE 1.52 m

Building IEnvelope Under RDi Zone

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APPENDIX D

DistrBc~ oi West Va1nCouv~[j ProposlBd

Devce~opmell"ilt Vall"Da1nCe !?ermnt ~o. 12~079

Current Owner: Robert Battiston

This Development Variance Permit applies to:

Civic Address: 2372 Be"evue Avenue

Legal Description: 028-620-810 Lot A Block G District Lot 554 Group 1 New Westminster District Plan BCP48569 (the "Lands")

This Development Variance Permit No. 12-079 is issued to the Registered Owner to vary and supplement the District's Zoning Bylaw No. 4662, 2010 as follows and on the conditions set out below:

1. Zoning Bylaw No. 4662, 2010 is varied in:

(a) Section 251.07 (Front Yard) to reduce the front yard to Be"evue Avenue from 7.6 metres to 2.25 metres;

(b) Section 251.08 (Rear Yard) to reduce the rear yard from 9.1 metres to 1.6 metres;

(c) Section 251.09(2)(a)(i) (Side Yard) to reduce the east side yard from 3.0 metres to 2.45 metres; and

(d) Section 251.09(3) (Garage Face) to reduce the required distance for a garage door that faces a side street from 3.8 metres to 2.45 metres.

2. The Lands should be developed in accordance with the drawings and plans date stamped March 28, 2013 and attached as Schedule "B."

3. Sustainability measures and commitments must take place in accordance with the Green Home Checklist date stamped November 27,2012 and attached as Schedule "A".

4. Prior to the issuance of a Certificate of Occupancy, landscaping of the property and boulevards must take place in accordance with drawings and plans date stamped March 28, 2013 attached as Schedule "B".

5. This Development Variance Permit lapses if construction of the building permitted herein has not commenced, under an issued Building Permit, within 24 months of the date this permit is issued.

Document # 605129v1

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Page: 2 DVP No. 12-079

In the event the Registered Owner is delayed or interrupted or prevented from commencing the construction of the work specified herein by reason of ( any Act of God, labour unrest (including strike and lockouts), weather conditions or any similar cause reasonably beyond the control of the Registered Owner, the time for the commencement of the work shall be extended for a period equal to the duration of the contingency that occasioned the delay, interruption or prevention, provided that commercial or financial circumstances of the Registered Owner shall not be viewed as a cause beyond the control of the Registered Owner.

THE COUNCIL OF THE DISTRICT OF WEST VANCOUVeR APPROVED THIS PERMIT BY RESOLUTION PASSED ON , 2013.

MAYOR

MUNICIPAL CLERK

THE REQUIREMENTS AND CONDITIONS UPON WHICH THIS PERMIT IS ISSUED ARE ACKNOWLEDGED AND AGREED TO. IT IS UNDERSTOOD THAT OTHER PERMITS / APPROVALS MAY BE REQUIRED INCLUDING PERMITS / APPROVALS FOR BUILDING CONSTRUCTION, SOIL AND ROCK REMOVAL OR DEPOSIT, BOULEVARD WORKS, AND SUBDIVISION.

Owner: Signature Owner: Print Name above Date

fO~ lIl{]1E ~Q.lj[RI?OSIES Of SIECT~ONl 5, 1I"1HI~S PIEIRIMl~'f ~S ~SSUlElO OINl

Schedules: A - Green Home Checklist date stamped November 27,2012. B - Building and landscape plans date stamped March 28, 2013.

Document It 605129v1

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[> RECE("'t ED SCHEDULE ____.A __ ..------"...,-

Revised: June 25, 2012 NOV 27 2012 west vancouver THE CORPORATION OF THE DISTRICT

GREENING YOUR HOME & Pff;.!H!ii~HECKliST Please attach any additional comments and/or documentation if pertinent.

What is your target ENERGUIDE rating? I Have you scheduled your ENERGY AUDIT? If YES, Indicate Date Here:

INSULATION:

LIGHT FIXTURES

ENERGY CONSUMPTION DISPLAY

FIREPLACES

HOT WATER

BUILDING ORIENTATION

2 x 6 wall construction and high-clensity batt insulation to achieve in-wall-cavity insulation value of RSI 3.85 (R22)

Maximum thermal conductance (U value) of 2.00 W/K.m2)

(Energy Star labelled)

Install fIXtures that do not accept incandescent or halogen bulbs in all non-living spaces (e.g. hallways, storage areas, patios. etc).

Energy usage clSplay meter capable of calculating & displaying electrfcal consumption on at least a monthly basis.

[No wood burning fireplaces.] Gas-fuelled fire places hove electronic ignitions: are direct vented.

Bectronically powered hot water tanlcs are insulated to provide min RSI 1.76 OR on-clemand hot water heater is ins1alled.

Building is oriented for solar design and/or supports passive solar heating. See Ideas Sheet for details:

Construction waste mgmt plan prepared and submitted. Target min 50% waste reduction: diversion rate to be documented, with disposal receipts.

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Greening Your Home & Property Checklist June 25. 2012

PRE-WIRE FOR ELECTRIC VEHiClE(S)

~TORMWATER MANA9EMENT

MINIMIZE SITE DISTURBANCE

REDUCE LOCAL HEAT ISLAND EFFECTS

Vertical service shaft extends from water heater ro.om to attic space (min 2 sonim pvc plpe5. capped at both ends. ?.20· angle.

Cable raceway leading from electricity circuit ptlnel to enclosed outlet box in garage or cqrpOrt. .

Permanent. lOw-impact development (1,10) measures installed to manage Stormwater run-off at pre-development rates.

No invasive' plant spedes are introduced to the landscape V

EstablIshed plant materials to have low water requirements2

Storage tank or rain barrels for retaining rainwater for Irrigation

Tree Preservation Plan prepared and submitted3 ~

1 tree; four 5 gal (or equiv) shrubs; or 4.6m2 groundcover per 46m2

of un preserved lot area.

Drought tolerant turf and/or landscaping species

Mulch' or soil amendments added as appropriate

Topsail maintained or enhanced to a mnimum depth of 12inches V

One or both - Trees or other plantings provide shade to ?.50% of hard surfaces

within 15m of home - Light coloured materials for?.5O% of had surfaces (e.g.

white/grey concrete; open pavers; vegetated roof to cover

I Invasive plont species vary by region. Consult the Canadian Botanical Conservation NetwOl1c invasive plants list for yoor area: http·llwww.rbgcg/cbco/en/pro!ectsnnvgsivesnllst.html 2 Visit www.getwatersmart.com for woter-conserving landscaping tips a A sample Tree Preservation Plan can be found ot: htlO:lIwww.portigndon!ine com/bdsl!nQex.cfmi&o=n~3l • Mulch is as a covering placed around plants to reduce erosion and water loss and to help regulate soil temperature. Upon decomposition. organic mulches serve as soli amendments.

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