1. 2602 Henry Street Council Presentation September 12, 2017
Rezoning Bylaw 3101
2602 Henry Street
Council Presentation
September 12, 2017
THANK YOU YOUR WORSHIP
THIS APPLICATION INVOLVES THE REZONING OF 2602 HENRY STREET TO ENABLE A SMALL LOT SUBDIVISION OF THE PROPERTY.

2. subject lot
THE SUBJECT LOT IS LOCATED AT THE CORNER OF HENRY STREET AND MARY STREET AS SHOWN ON THE PLAN AT THE LEFT.
IN TERMS OF CONTEXT, THE LOT IS SITUATED WITHIN A BLOCK OF 8 SINGLE FAMILY LOTS, EXCLUDING THE DUPLEX LOT AT THE EAST END.
OF THE 8 SINGLE FAMILY LOTS, 4 ARE ALREADY DEVELOPED SMALL LOTS AND AS SUCH THE PROPOSED SUBDIVISION WILL NOT REPRESENT A SIGNIFICANT CHANGE IN THE CHARACTER OF THE BLOCK FACE.
AND THE REMAINING THREE LARGER SF LOTS ALSO HAVE THE POTENTIAL TO BE SUBDIVIDED INTO SMALL LOTS
THE AERIAL PHOTO ILLUSTRATES THE LOCATION OF THE EXISTING HOME SITUATED ON THE WEST SIDE OF THE LOT

3. proposed subdivision subdivide into 2 narrow lots Width - 10m
Area m2
exceeds minimum lot width (9m) and area (325m2) under RS1-S
THE OWNERS PROPOSE TO SUBDIVIDE THEIR PROPERTY INTO TWO, SMALL LOTS IN A SIDE BY SIDE PATTERN AS SHOWN ON THIS PLAN.
THE PROPOSED LOTS ARE 10M WIDE WITH AN AREA OF 404.6M2 BOTH OF WHICH EXCEED THE RS1-S WIDTH REQUIREMENT OF 9M AND THE AREA REQUIREMENT OF 325M2

4. flood / geotechnical hazards
DPA5: Hazardous Conditions
flood hazard
soil liquefaction
reports to establish development parameters
certify land is safe for intended use
registered by covenant
THE PROPERTY IS INCLUDED IN DPA5: HAZARDOUS CONDITIONS AS THE PROPERTY IS SUSCEPTIBLE TO FLOODING OR, IN THE CASE OF A SEISMIC EVENT, SOIL LIQUEFACTION
FOR THAT REASON, APPLICANTS ARE REQUIRED TO PROVIDE FLOOD HAZARD ASSESSMENT AND A GEOTECHNICAL REPORT TO IDENTIFY THE RISK AND MEASURES TO ADDRESS THOSE RISKS WHICH COULD INCLUDE THE ESTABLISHMENT OF MINIMUM FLOOD CONSTRUCTION LEVELS AND REQUIREMENTS FOR FOUNDATION CONSTRUCTION DEPENDING UPON THE CIRCUMSTANCES.
THE KEY ISSUE FOR THE APPROVING OFFICER IS THAT THESE REPORTS NEED TO CLEARLY STATE THAT THE LAND IS SAFE FOR THE INTENDED USE.
THESE COVENANTS WOULD THEN BE REGISTERED BY RESTRICTIVE COVENANT AS A CONDITION OF SUBDIVISION APPROVAL.

5. proposed renovations renovate and add onto existing home
included on Heritage Register
located in Moody Centre Heritage Character Area
maintain the original architectural style
THE OWNERS PROPOSE TO RETAIN THE EXISTING HOME, UNDERTAKE INTERIOR RENOVATIONS AND CONSTRUCT AN ADDITION ONTO THE REAR OF THE HOUSE AND REINSTATE THE ORIGINAL FRONT COVERED ENTRY.
AS THE EXISTING HOME, KNOWN AS THE CHEVALIER HOUSE, WAS ADDED TO THE HERITAGE REGISTER LAST YEAR AND THE PROPERTY IS INCLUDED IN THE MOODY CENTRE HERITAGE CHARACTER AREA,
THE RENOVATIONS AND ADDITIONS MUST MAINTAIN THE VERNACULAR OF THE COTTACGE ARCHITECTURE AS IDENTIFIED IN THE STATEMENT OF SIGNIFICANCE.
TO THAT END, THE PROJEC T DESIGNER HAS PROVIDED CONFIRMATION THAT THE DESIGN OF THE ADDITION WILL COMPLEMENT THE EXISTING CHARACTER OF THE HOUSE

6. development variance permit
existing house non-conforming
flanking street setback
front setback
proposed additions will require consideration of a development variance permit
separate dvp report
DVP issue does not impact subdivision
AS THE EXISTING HOME IS TO BE RETAINED, IT HAS BEEN REVIEWED AGAINST THE RS1-S ZONE REGULATIONS. THE HOUSE GENERALLY COMPLYS BUT IT IS LAWFULLY NON-CONFORMING IN TERMS OF THE FLANKING STREET AND FRONT YARD SETBACKS
HOWEVER, BEFORE A BUILDILNG PERMIT IS ISSUED FOR THE RENOVATIONS, THE OWNERS WILL REQUIRE A DEVELOPMENT VARIANCE PERMIT TO AUTHORIZE A REDUCTION IN THE FLANKING STREET SIDEYARD SETBACK FOR THE REAR ADDITON AND A REDUCTION IN THE FRONT YARD SETBACK FOR THE NEW FRONT ENTRY.
A SEPARATE DVP REPORT DISCUSSING THE VARIANCES WILL BE PROVIDED FOR COUNCIL’S CONSIDERATION AT THE TIME OF BYLAW ADOPTION.
BUT THIS DOES NOT IMPACT CONSIDERATION OF THE REZONING BYLAW OR SUBDIVISION

7. implementation subdivision requires:
rezoning of the lot from RS1 to RS1-S (Bylaw 3101)
acceptance of the flood hazard and geotechnical reports covenants registered
design approval for new lot under ‘Intensive Residential Development’ Guidelines
recommended that Council waive requirement for CPAC consideration to expedite process
TO ENABLE THE SUBDIVISION TO PROCEED, BYLAW 3101 REZONING THE LOT FROM RS1 TO THE NEW RS1-S ZONE MUST BE ADOPTED;
THE FLOOD HAZARD AND GEOTECHNICAL REPORTS MUST BE ACCEPTED STATING THAT THE LAND IS SAFE FOR THE INTENDED USE AND RESTRICTIVE COVENANTS BE REGISTERED TO ENSURE THAT THE RECOMMENDATIONS OF THE REPORTS ARE IMPLEMENTED;
ALTHOUGH IT DOES NOT IMPACT THE SUBDIVISON, ANY NEW HOME ON THE EAST LOT WILL HAVE TO SATISFY THE PROPOSED INTENSIVE RESIDENTIAL DEVELOPMENT GUIDELINES.
LASTLY, THE STAFF REPORT RECOMMENDS THAT THE EQUIREMENT FOR THIS APPLICATION TO BE CONSIDERED BY THE CPAC BE WAIVED BUT COUNCIL HAS SINCE MADE THAT DECISION.
THAT CONCLUDES THE PRESENTATION YOUR WORSHIP