REGIONAL DISTRICT OF CENTRAL KOOTENAY

Committee Report

Date of Report: January 2, 2020 Date & Type of Meeting: January 15, 2020 Rural Affairs Committee Author: Eileen Senyk Subject: DEVELOPMENT VARIANCE PERMIT File: V1908C-04903.150

SECTION 1: EXECUTIVE SUMMARY

The purpose of this report is for the Board to consider a Development Variance Permit application to vary the size of an accessory building that will be constructed prior to a dwelling for the property at 142 Placsko Road in Wynndel from 56 square metres to 120 square metres. The purpose of the building is for storage of building materials, vehicles and recreational equipment. There is an area proposed that will be used for non-commercial food processing.

Staff recommends that the Board consider approval of this application because there have been no objections received during the referral period, and the property is well suited to the siting of a large accessory building, and the proposal aligns with planning policies.

SECTION 2: BACKGROUND / ANALYSIS

GENERAL INFORMATION

Property Owners: Karen and Garth Tippe

Property Address: 142 Placsko Road, Wynndel

Legal Description: Lot 17 District Lot 4595 Kootenay District Plan 1464 Except Parcel A (See 170158I) PID (014-596-547)

Property Size: 3.55hectares (8.87 acres)

Zoning Designation: Country Residential (R2) Comprehensive Land Use Bylaw No. 2317, 2013

OCP Designation: Country Residential (RC) Comprehensive Land Use Bylaw No. 2317, 2013

SURROUNDING LAND USES

NORTH: Forest Reserve

EAST: Country Residential

SOUTH: Country Residential

WEST: Country Residential

The subject property is located at the northern border of Electoral Area C near the community of Wynndel. It is surrounded by properties zoned country residential, with the exception of property to the north which is zoned Forest Reserve. It is in the very early stages of development, some trees have been removed and services have been installed. The forms have been placed for the proposed accessory building but concrete has not been poured.

Development Variance Permit – V1908C Tippe January 15th, 2019 Page 2

The applicants purchased the property in 2005 as a retirement property. Since 2005, the owners have installed water, power and septic. They intend to retire within the next two years and would like to have the accessory building in place to store belongings and building materials as they transition from their current home.

Figure 1: Overview Map of Subject Property

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Figure 2: Proposed Site Plan

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Figure 3: Proposed Future Accessory Building

Figure 4: Plan View of Proposed Accessory Building

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Figure 5: Future Building Site for the Proposed Accessory Building, Forms in Place

Figure 6: Site of Future Home

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Planning Policy:

Electoral Area ‘C’ Comprehensive Land Use Bylaw No. 2317

Country Residential Policies, Section 4.16:

The Regional Board provides for property owners or residents to diversify and enhance uses secondary to Rural Residential uses with home based business, agri-tourism, home occupation, or bed and breakfast opportunities, provided that they are compatible with the character of the surrounding area.

Community Specific Policies, Section 14.6:

Recognizes that the community is primarily characterized by large lot residential and agricultural parcels, the majority of which are located within the Agricultural Land Reserve and will allow for a mix of parcel sizes dependant on type of land use and agricultural activity.

SECTION 3: DETAILED ANALYSIS

a. Financial Considerations – Cost and Resource Allocations:

Included in Financial Plan: ☐ YES ☒ NO Financial Plan Amendment: ☐ YES ☒ NO

Debt Bylaw Required: ☐ YES ☒ NO Public/Gov’t Approvals req’d: ☐ YES ☒ NO

The $500.00 fee for a Development Variance Permit was paid pursuant to RDCK Planning Procedures and Fees Bylaw No. 2457, 2015.

b. Legislative Considerations (Applicable Policies and/or Bylaws):

Section 19.7 of Electoral Area ‘C’ Land Use Bylaw No. 2316, 2013 states that an accessory building may be constructed on a lot prior to construction of a dwelling subject to a maximum size of 56 square metres.

c. Environmental Considerations:

None anticipated

d. Social Considerations:

None anticipated

e. Economic Considerations:

None anticipated

f. Communication Considerations:

Planning staff referred the application to 13 neighboring property owners and all applicable government agencies. The application was also referred internally to the RDCK Building Department, the Director for Electoral Area C and the Advisory Planning Commission for Electoral Area C.

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The only response received was from the Advisory Planning Commission for Electoral Area ‘C’ who stated that they are in favour of the proposal.

g. Staffing/Departmental Workplan Considerations:

Should the proposal be successful the building department will issue a building permit.

h. Board Strategic Plan/Priorities Considerations:

Not applicable.

SECTION 4: OPTIONS & PROS / CONS

Planning Discussion:

The subject property is located in a sparsely populated rural setting on a heavily treed property. The proposed building location is not in the sight line of any neighboring properties. It is a good location for a large accessory building, as it will have no visual impact on neighboring properties. Likewise, any activities taking place within the building will not disturb neighboring property owners.

Country residential policy encourages property owners to diversify the use of a property if it is in keeping with the character of the surrounding area. Using the building for non-commercial food production aligns with this policy. Storage of recreational equipment will not have an impact on surrounding property owners. Should ownership change in the future, the presence of the building may provide opportunities for homebased businesses.

Option 1

That the Board APPROVE the issuance of Development Variance Permit V1908C-04903.150 to Karen & Garth Tippe for the property located at and legally described as 142 Placsko Road and legally described as Lot 17 District Lot 4595 Kootenay District Plan 1464 Except Parcel A (See 170158I) PID (014-596-547)

FROM: 56 square metres gross floor area

TO: 120 square metres gross floor area, as measured from the roofline and shown on Schedule ‘3’

Option 2

That the Board NOT APPROVE the issuance of Development Variance Permit V1908C-04903.150 to Karen & Garth Tippe for the property located at and legally described as 142 Placsko Road and legally described as Lot 17 District Lot 4595 Kootenay District Plan 1464 Except Parcel A (See 170158I) PID (014-596-547)

FROM: 56 square metres gross floor area

TO: 120 square metres gross floor area, as shown on Schedule ‘3’ of the Draft Development Variance Permit (Attachment B).

Development Variance Permit – V1908C Tippe January 15th, 2019 Page 8

SECTION 5: RECOMMENDATION(S)

That the Board APPROVE the issuance of Development Variance Permit V1908C-04903.150 to Karen & Garth Tippe for the property located at and legally described as 142 Placsko Road and legally described as Lot 17 District Lot 4595 Kootenay District Plan 1464 Except Parcel A (See 170158I) PID (014-596-547)

FROM: 56 square metres gross floor area

TO: 120 square metres gross floor area, as shown on Schedule ‘3’ of the Draft Development Variance Permit (Attachment B).

Respectfully submitted,

Signature:

Name:

Eileen Senyk

CONCURRENCE Initials:

Planning Manager General Manager of Development Services Chief Administrative Officer ATTACHMENTS: Attachment A – Excerpt R2 Zone, Comprehensive Land Use Bylaw No. 2317, 2013 Attachment B – Draft Development Variance Permit