March 26, 2018

City of Kelowna

Planning Department

1435 Water Street

Kelowna, BC

RE: OCP Amendment / Rezoning at 2089 Byrns Road

Dear Planning Department:

This application seeks to rezone the property at 2089 Byrns Road to the RU6 – Two Dwelling

Housing zone to allow a second home to be moved to the property. Although the property is

located outside of the Permanent Growth Boundary and the future land use is “Resource

Protection”, we ask you to consider the following reasons to support and send the application to

Council for their consideration:

▪ Infill density in the immediate area

▪ Unique situation

▪ Rescue of a home

▪ Good quality affordable rental housing

▪ Neighbourhood support

In 2013 the property at 2049 Byrns Road sought to change the future land use designation to

MRL (Multiple residential low density). The land had all the attributes for this designation,

however, it was felt to be too intensive for the area given the proximity of active agriculture land

and being outside of the Permanent Growth Boundary. A compromise was found, and Planning

staff supported the change to the S/2RES (single two unit residential) and the associated RU6-

Two Dwelling Housing zone was approved by Council. The file number associated with this

change is OCP13-0012/Z13-0019.

The neighbourhood is unique given that it consists of 11 residential properties surrounded on

all sides by agricultural land within the Agricultural Land Reserve. Interestingly, the

neighbourhood is across from the Benvoulin Heritage Church which was constructed here in

1892 and the church was expected to be the center of the Benvoulin townsite. It is suspected

that the subject property and its neighbours to the east (with 3-digit plan numbers) were

created at that time as part of the town center.

If the application to rezone the land is successful, the house (below) will be placed directly

behind the existing home on the parcel. This “new” home was purchased because the interior

URBAN OPTIONS Planning & Permits Kelowna, BC ☎ 250.575.6707 ✉ birte@urbanoptions.ca

had been recently renovated, its structural integrity and how it is similar in character to the

existing dwelling. The benefits to bring the home to the site are:

▪ the mature vegetation can be retained,

▪ no additional driveway access needed, and

▪ no changes to the front home or how the property presents to the street are required.

To move the home onto the site, access to the property has been secured through 2430

Benvoulin Road. The house is in storage awaiting its fate.

In this case, it is believed that the infill is affordable. The cost of construction is limited to a

foundation, associated water and sewer accesses, and moving the building to the site. The

existing house is currently being rented and the land owner (who is renting elsewhere) plans to

move in to the second home. Given the age of the homes, it will be difficult to strata title them

for individual sale and it is expect that at least one home will continue as a rental dwelling.

To strengthen the case for a positive Staff recommendation, the landowner conducted a

neighbourhood canvass to secure support from the neighbours. The results, site plan and letter

supplied are provided as part of the submission. Fifteen immediate neighbours were contacted

for a face-to-face visit with thirteen providing signatures of support and two remaining neutral.

The properties that abut the subject property all agreed with the project.

We are seeking to rezone the property to allow a “rescue” house to be placed on the site which

will provide additional housing stock while keeping the integrity of the neighbourhood intact.

Support of the neighbours has been provided as part of the submission package. Now we ask

you, Planning Staff and City Council to support this application.

Regards,

Birte Decloux on behalf of M. Maizal Munif

Zoning Analysis Table

Address: 2089 Byrns Road, Kelowna Zone: RU6 – Two Dwelling Housing – second dwelling

Subdivision Regulations Site Details:

Bylaw requirements Proposal

Site Area (m2) for single detached housing

700 m2 1052.2m2

Site Width 18.0 m 20.1m Site Depth 30.0 m 57.7m Site Coverage of Building(s) (area/%) 40% 23% Site Coverage Building(s), Driveway(s) and parking (%)

50% 45%

Development Regulations

Existing Dwelling

Building(s) Setbacks: Front yard 4.5m 8.24m Rear yard 6.0 m for 1- 1 ½ storey or

7.5 m for 2- 21/2 storey 35.05m

Side yards 2.0 m for 1- 1 ½ storey portion or 2.3m for 2 storey portion

W: 4.03m / E: 1.91m

Building Height (m) 9.5m or 2 ½ storeys ~4.41m 2 storeys Number of parking stalls 2 2 Required Private open space 30m2 125.67m2

Development Regulations

Proposed dwelling

Distance between dwellings 4.5m 9.6m Building(s) Setbacks: Rear yard 6.0 m for 1- 1 ½ storey or

7.5 m for 2- 21/2 storey 9.0m

Side yards 2.0 m for 1- 1 ½ storey portion or 2.3m for 2 storey portion

W: 4.12m / E: 3.97m

Building Height (m) 9.5m or 2 ½ storeys 1 ½ storeys / 3.65m Number of parking stalls 2 2 Required Private open space 30m2 183.76m2

Landscape buffer (e) Level 5: adjacent to the boundary(s) abutting the ALR on the urban side of the property. The buffer area shall be in addition to the required setback for Rural and Urban Residential zones.

minimum buffer shall be 3.0m wide and include an opaque barrier immediately

3.0m provided in addition to required 6.0m setback

PRELIMINARY SITE PLAN

MARCH 27, 2018

2089 BYRNS ROAD, KELOWNA, BC

IHS

DES

IGN

SCALE = 1:150

1 OF 1

1392 MINE HILL DRIVEKELOWNA, BC V1P 1S5(250) 212-7938www.ihsdesign.com

EXISTING DWELLING148.39 m2 PROPOSED HOUSE MOVE

95.80m2

27'-0 3/8"[8.240m]

6'-3 1/4"[1.910m]

13'-2 5/8"[4.030m]

13'-6"[4.115m]

13'-0 1/8"[3.966m]

37'-6 5/8"[11.447m]

31'-7 3/4"[9.644m]

44'-11"

[13.690m]

0 25 35 45 55 65 FT

BYRN

S RO

AD

PRIVATE OPEN SPACE125.67 m2

PRIVATE OPEN SPACE183.76 m2

46.872m

57.735m

22.865m

20.1

20m

PARK

ING

STAL

L (L

)2.

5m X

6.0

m

PARK

ING

STAL

L (M

)2.

3m X

4.8

m

4.5m

FRO

NT

YARD

SET

BACK

3.0m LANDSCAPE BUFFER

19'-8 1/4"

[6.000m]

9'-10 1/8"

[3.000m]

Subject Property Current site conditions at 2089 Byrns Road

Street view of house

New home under construction

next door (east)

Aerial view of the subject property and immediate neighbourhood. Noteworthy is the RU6

with multiple buildings to the west.

Neighbourhood context to the east and west of 2089 Byrns Road

Looking down Byrns to east

Looking up Byrns to West

RU6 infill housing a few properties west

Directly across the street from site

House to be relocated to Byrns Road

Front of house

Back of House