STAFF REPORT TO: Committee MEETING DATE: May 3, 2016 FROM: Katie Thomas Planning Assistant FILE NO: 3220-Dogwood-723 SUBJECT: Development Permit for 723 Dogwood (DP-2016-03) RECOMMENDATION( S) THAT the staff report regarding Development Permit (DP-2016-03) be received; AND THAT it be recommended to Council to authorize issuance of DP-2016-03 (723 Dogwood Road). 8ACKGROUN~PURPOSE The property owners of 723 Dogwood Road have applied for a Development Permit for form and character for their proposed Garden Suite. Garden Suites were incorporated into the Zoning Bylaw in March 2015, combined with a Development Permit requirement in the OCP to ensure that the proposed design fits with the existing character of the neighbourhood, and that the proposed Garden Suite is proportional in size to the main dwelling on the property. The Town has a two-step process to approve Garden Suites, firstly the Garden Suite must go through Development Permit approval, once this is issued, the applicant may then apply for a Building Permit. This Development Permit application is the first Garden Suite submitted under the new garden suite program. DISCUSSION Location and surrounding uses. The property is located on Dogwood Road, and backs on to Blackberry Lane (as seen in figure 1 ). The proposed Garden Suite will front on to Blackberry lane (as seen in figure 2). The property is surrounded by Single-Family Residential Zone 2 properties.
Report to Committee-of-the-whole regarding DP-2016-03 2 DOGWOOD ROAD?' 6. 16' EX. BALCONY - 91 10 -----r----------10 "4--1--J,... 29' EX.HOUSE 17' PROPOSED GARDEN SUITE 12' H' BLACKBERRY LANE Figure 1 : Location of 723 Dogwood Figure 2: Proposed Site Plan Planning Review Through a review of the proposal, the application complies with both the Zoning Bylaw and the Development Permit design guidelines for Development Permit Area 8. The application was submitted to the Advisory Planning Commission on April 15 ( comments seen on page 5). Development Permit- Form and Character (DPA 8) The principle dwelling is a two-storey gable style home (as seen in figure 3). Figure 3: Existing principle dwelling at 723 Dogwood
Report to Committee-of-the-whole regarding DP-2016-03 3 The proposed garden suite will be two storeys, with two bedrooms and two bathrooms. The building has been designed to provide privacy for the tenants of the garden suite, the property owners, and the neighbouring properties (figure 4). The applicant has ensured that the west elevation has limited windows, as the westerly neighbour has a large outdoor deck. The southern elevation fronts Blackberry lane, and therefore smaller higher windows have been placed on the first storey to prevent individuals on the lane looking into the home, as well as limiting headlights from lighting the space. The north elevation currently shows one window - another will be added to the building over the kitchen sink. 19' 6" East Elevation West Elevation South Elevation (Blackberry Lane) Ls ~.I. -31 -- North Elevation (facing principle dwelling) Figure 4: Proposed Garden suite design
Report to Committee-of-the-whole regarding DP-2016-03 4 General Form and Character The guideline ask that development should fit with the small town character of Gibsons by demonstrating architecture, landscape design and site design that respects the surrounding context. The Planning Department feel that the applicant has been considerate of neighbouring properties to ensure privacy for all. The design of the proposed garden suite fits with the existing principle dwelling and is sensitive to the scale and mass of the adjacent buildings. Relationship to the Street The garden suite is to be positioned to the rear of the property, and have a clear and obvious approach from the lane - The garden suite is proposed to be 1.8 metres from the lane. The main door has been designed on the west elevation, to ensure the quickest route from the parking area to the house. Parking and Access The design guidelines for Garden Suites, states that "parking should not dominate the propose Garden Suite". In terms of parking one space will be designated along the west property boundary, while a proposed patio area will be located on the east property boundary (figure 5). ' 2 ~ PROPOSED I PROPOS~ PARKING STALL PAT,IOAR 276SQFT I 21' 266SQFT J 2w 1 :S! ' -".,., 5' 11' 7 i J Figure 5: Proposed parking and private outdoor space Landscaping The Development Permit guidelines ask for a landscaping plan to show how the site will be landscaped and screened, with the goal of ensuring privacy for the Garden Suite and adjacent properties. There is an existing fir tree that the applicant is going to retain - its location is along the south property line, on the south west corner of the building.
Report to Committee-of-the-whole regarding DP-2016-03 5 PATIO BRICKS IN BACK PATIO AREA, FRONT OF HOUSE AND ENTRANCE WAY Figure 6: Landscaping plan Referral Comments NEW FENCE FOR SCREENING Referrals were sent to the Advisory Planning Commission, Gibsons Fire department, as well as the Town of Gibsons Engineering and Building Departments for comment. The Advisory Planning Committee recommended that Council approve the Development Permit application for the proposed garden suite and makes the following suggestions to the proponent: break up the wall facing the lane (south) with landscaping, window changes or siding detail, creating visual interest; the addition of a window on the wall facing the house (north) to provide more light; the Commission understands that a rectangle window over the sink is planned; should the existing window plan be scaled back due to Building Code an alternative of skylights or tubular skylights be added; The Building Department provided information regarding the percentage of openings on the east elevations, as well as the engineering requirements for windows within 37 inches of a building corner. The Building Inspector has been in contact with the applicant to clarify his comments. The Fire Department have no concerns with the application. The applicant has taken note of the recommendations from the Advisory Planning Commission - an extra window is to be added to the north elevation, a large fir tree is to be retained on the south property line, providing visual interest and the applicant and Building Inspector are in contact, regarding the engineering aspects of the design.
Report to Committee-of-the-whole regarding DP-2016-03 6 PLAN/POLICY IMPLICATIONS Official Community Plan Garden Suites were added to the Official Community Plan to create infill in existing neighbourhood. Garden suites will gently increase density, while enabling existing infrastructure to be used. Rates Fees and charges Bylaw Once a garden suite has occupancy, the property owner will pay an extra garbage and sewer charge. RECOMMENDATIONS /ALTERNATIVES Recommendations are listed on page 1 of this report. Alternatively, Council may deny the approval of the application. Respectfully Submitted, Katie Thomas Planning Assistant AndrBoe Director of Planning CHIEF ADMINISTRATIVE OFFICER'S COMMENTS: I have reviewed the report and support the recommendation(s). Emanuel Machado Chief Administrative Attachments: Draft Development Permit
DRAFT DEVELOPMENT PERMIT NO. DP- 2016-03 TO: ADDRESS: Montgomery Staats 723 Dogwood Road Gibsons, 8.C. VON 1V8 (Permittee) 1) This Development Permit is issued subject to compliance with all of the Bylaws of the Town of Gibsons applicable thereto, except those specifically varied or supplemented by this Permit. 2) The Development Permit applies to those "lands" within the Town of Gibsons described below: Parcel Identifier: 009-358-552 Legal Description: Civic Address: Lot 13, Block C, District Lot 685, Plan VAP10820 723 Dogwood Road 3) The lands are within Development Permit Area No. 8 for form and character. 4) The "lands" described herein shall be developed strictly in accordance with the terms and conditions and provisions of this Permit, and any plans and specifications attached to this Permit which shall form a part thereof. 5) The building form and character is required to conform to the following plans: Proposal titled: Proposed Garden Suite at 723 Dogwood Road, Gibsons B. C., dated: March 26, 2016. 6) In conjunction with the plans outlined under 5, the following further specifications apply: Retention of the fire tree on the south property line Add an additional window to the north elevation of the Garden Suite 7) This Development Permit applies to the form and character on the site. For details shown in off-site areas the plans may be subject to change following the provisions of a Servicing Agreement. 8) Minor changes to the aforesaid drawings that do not affect the intent of this Development Permit or the general appearance of the buildings and character of the development may be permitted, subject to the approval of the Director of Planning. 9) If the Permittee does not commence the development permitted by this Permit within twenty four months of the date of this Permit, this Permit shall lapse. 10) As a condition of the issuance of the Building Permit, Council requires that the Permittee provide security for the value of$ 3510.00 to ensure that the on-site landscaping component of the development is carried out in accordance with the terms and conditions set out in this permit.
Development Permit 2016-03 (a) (b) _(c) (d) (e) (f) (g) The condition of the posting of the security is that, should the Permittee fail to carry out the development hereby authorized according to the terms and conditions of this Development Permit within the time provided, the Town may carry out the development or any part of it by its servants, agents or contractors and deduct from the security all costs of so doing, it being understood that the surplus, if any, shall be paid over to the Permittee. If on the other hand, the Permittee carries out the landscaping component of the development permitted by this Development Permit within the time set out herein, the security shall be returned to the Permittee. Prior to issuance of a Building Permit, the Permittee is to file with the Town an irrevocable Letter of Credit or Certified Cheque as security for the installation of hard and soft landscaping in accordance with approved plans, such Letter of Credit to be submitted to the Town at the time of the Building Permit application. The Permittee shall complete the landscaping works required by this permit within six (6) months of issuance of the Building Permit. If the landscaping is not approved within this six (6) month period, the Town has the option of continuing to renew the security until the required landscaping is completed or has the option of drawing the security and using the funds to complete the required landscaping. In such a case, the Town or its agents have the irrevocable right to enter into the property to undertake the required landscaping for which the security was submitted. Upon completion of the landscaping, a holdback of 10% of the original security, plus any deficiencies, will be retained for a 1-year period, to be returned upon written final approval from the Landscape Architect. The following standards for landscaping are set: (i) (ii) All landscaping works and planters and planting materials shall be provided in accordance with the landscaping as specified on the Site Plan and Landscaping Plan which forms part of this Permit. All planting materials that have not survived within one year of planting shall be replaced at the expense of the Permittee. AUTHORIZING RESOLUTION PASSED BY COUNCIL THIS THE XX DAY OF XXXX, XXXX ISSUED THIS XX DAY OF XXXX, XXXX Wayne Rowe Mayor Selina Williams Corporate Officer
Advisory Planning Commission MINUTES OF April 15th, 2016 Council Chambers, 12:00 p.m. Town Hall 474 South Fletcher Road, Gibsons, B.C. PRESENT: STAFF: Pam Robertson, Chair Howard Leung Richard Watt Gerry Zipursky Katie Thomas, Planning Assistant Laurie Mosimann, Administrative Assistant II Kirsten Rawkins Katie Janyk Deborah Greaves 1. CALL TO ORDER -~ Ji>_:._:~_-,1_.:_:,i,:1_;_1,;_~_+.-:/\~ 2. 3. The meeting was called to order at 12:'Q Jp;m. -=::>:::::.:::>.::...):{L.;~. APPROVAL OF AGENDA '<i;'"' '\?? }fr.. : :~.:,..:::..:::::i~\ The April 15th, 2016 Advisory Plann.ing CommisslOg'.~ij9enda was adopted as presented... t/~~~i:x:.. ADOPTION OF MINUTES,,,~~~; -.;;2-: ;.: :: :-: Minutes of the Advisory Planning Commission meetiil; i:liheld Friday, February 12th, 2016 The minutes of the Advisory Planning Commission meeting held Friday, February 12th, 201 ~,, ~ere.9_dopted as presented.. Chair' :R~bedicih:" tqok this opportunity to thank Andre Boel, Director of Planning, for. arranging the attendance of Council at the April 15th Commission meeting and expressed ' appreciation for thet.~ cs>rding secretary's accurate capture of the dialog.... \ Chair Robertson annour:ice;d that she has accepted Councils request to continue as Chair of the Commission.., 4. NEW BUSINESS:\.. 4.1 723 Dogwood Road - DP-2016-03 The Chair welcomed proponent Monte Staats and provided him with an outline of the Commissions role in regards to the application. Katie Thomas, Planning Assistant, provided a slide presentation of the location, lot layout, landscaping plan and elevations of the proposed garden suite at 723 Dogwood Road. Ms. Thomas stated that a preliminary planning staff review verified that the lot coverage, building floor area, height, landscaping, parking and setbacks are in compliance with the Zoning Bylaw. Chair Robertson provided Mr. Staats an opportunity to address the Commission.
Advisory Planning Commission Minutes April 15th, 2016 Page 2 Mr. Staats thanked the Commission for accommodating him and his family. Mr. Staats provided background to the design process of the proposed garden suite. Consideration was given to privacy screening for neighbours and window placement provides privacy for the tenants due to the close proximity to the lane. The gable style roof was chosen to replicate typical outbuildings in the area. Mr. Staats thanked the Commission for their consideration. The Chair provided an opportunity for the Commission members to address the proponent. A member asked for clarification on the width of the upper floor footprint as opposed to the footprint of the lower floor. Mr. Staats replied that floor area is calculated by taking into account ceiling height; the gable style roof makes the sides an unwalkable area. The following discussion ensued with respect to the proposal: appreciation was voiced that the proposal fits the guidelines and that the style fits the character of the neighbourhood; concern that there are not enough windows to provide adequate light; the back outdoor area could be larger; suggestion made that the laneway (south facing) wall could be broken up with a trellis or landscaping; side setbacks may not allow for large window openings under the building code; Ms. Thomas stated that the proposal has been referred to the Building Inspector and window openings will be reviewed. suggestion made that there be more windows into the yard between the existing residence and garden suite for more green space view; perhaps consider installing a window over the kitchen sink. Mr. Staats stated that placing a window over the sink had been considered; a member questioned Mr. Staats as to what kind of tenant they would like to see in the suite. Mr. Staats stated that young professionals would be ideal for a long term rental or possibly a vacation rental; a member questioned Ms. Thomas if there is additional parking on Blackberry Lane. Ms. Thomas stated no, the lane is too narrow; is there access from Dogwood Road to the suite through the property? Mr. Staats replied no, they would like the tenants to access from Blackberry Lane, not through the yard; suggestion of skylights or tubular skylights to add light but keep privacy; would like to see improvement in the door way to make it more welcoming. Mr. Staats replied that there is a fir tree outside the front entrance that will not be removed and does not appear on the drawings; suggested adding elements of interest to the lane side of the suite to make it feel like it is the front of the building, i.e. landscaping or variation in siding; RECOMMENDATION The Advisory Planning Committee recommends that Council approve the Development Permit application for the proposed garden suite and makes the following suggestions to the proponent: break up the wall facing the lane (south) with landscaping, window changes or siding detail, creating visual interest;
5. UPDATES Advisory Planning Commission Minutes April 15th, 2016 Page3 the addition of a window on the wall facing the house (north) to provide more light; the Commission understands that a rectangle window over the sink is planned; should the existing window plan be scaled back due to Building Code an alternative of skylights or tubular skylights be added; The Commission would like to note that it appreciates that this was a very well prepared submission. The Chair thanked Mr. Staats for attending. Ms. Thomas provided an update of the A&W Development Permit application for 967 Venture Way. Proponents have submitted updated drawings and a staff report to Council for April 19th recommends that the application be approved with the revisions provided. Ms. Thomas stated that there is no update on the Seaglass applications. The zoning application received first reading at Council and there are a number of items that need to be addressed before it receives second reading. Development Permits 2, 5 and 9 are still in process for The George applications. 6. CORRESPONDENCE None 7. UNFINISHED BUSINESS None 8. INQUIRIES None 9. NEXT MEETING The next meeting of the Advisory Planning Commission is scheduled for May 20th, 2016. 10. ADJOURNMENT The meeting was adjourned at 2:58 p.m. Pam Robertson, Chair Andre Boel, Director of Planning The official minutes of the Advisory Planning Commission of April 15th, 2016, are not read and adopted until certified correct by the Commission Chair at the next Commission meeting.