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APPELLANT’S
SUBMISSION:
Harinder Lotay and Marlene Mann submitted
an application to allow for construction of a new single family home at 7667
Burris Street.
Mr. Lotay and Ms. Mann appeared
before members of the Board of Variance.
BURNABY PLANNING AND BUILDING
DEPARTMENT COMMENTS
The subject site, which is zoned R1
Residential District, is located in a stable single-family neighbourhood in
the Morley-Buckingham area. This irregular interior
lot is a rough trapezoid in shape, with a small rectangular truncation in the
northeast corner. The site is approximately 106.6 ft. wide along its frontage
onto Burris Street to the southeast and 145.5 ft. deep along its shorter
northeast side property line. Single family dwellings abut the site to the
northwest, northeast, and southwest. Vehicular access to the subject site is
provided from Burris Street, there is no lane access. The subject site
observes a downward slope in the southwest-northeast direction of
approximately 8.1 ft.
The subject site
contains two covenanted areas along the northeast side property line for the
purpose of retaining trees. The applicant is now in process of discharging
the tree covenant (since the Burnaby Tree Bylaw 1996 is now enacted).
The subject lot is
proposed to be re-developed with a new single family dwelling, a secondary
suite and attached garage, which is the subject of this appeal. It should be
noted that since this proposal relates directly to the tree covenanted areas,
the applicant is required to provide a proof of discharge of the tree
covenant prior to hearing of this appeal by the Board of Variance.
The appeal
proposes the relaxation of Section 101.8 – “Front Yard” of the Burnaby Zoning
Bylaw from 79.4 ft. (based on front yard averaging) to 44.92 ft. as measured
to the foundation of the proposed single family dwelling. Section 6.12 – “Yards” of
the Zoning Bylaw which allows specific projections into the front yard will
also be applicable.
In 1991,
Council responded to the public concerns with respect to the bulk and massing
of the newer and larger homes that were built in the established
neighbourhoods. Several text amendments to the Zoning Bylaw were made to
address these concerns, including the requirement of a larger front yard
where the average front yard depth of the two dwellings on either side of the
subject site exceeds the required front yard applicable to the zone. The
larger front yard requirement should be calculated through the “front yard
averaging”. The intent of the amendment was to improve the consistency and
harmony of the new construction with the existing neighbourhood.
In this case,
the front yard averaging calculations are based on the two neighbouring
properties to the southwest 7643 and 7661 Burris Street and the two
neighbouring properties to the northeast 7671 and 7683 Burris Street. These
front yards are 210.2 ft., 34.5 ft., 28.1 ft. and 44.8 ft. respectively. The
second neighbouring property to the southwest (7643 Burris St) affects these
calculations.
The proposed
front yard setback is measured to the foundation of the garage which is
attached to the southeast corner of the dwelling. The remaining front façade
of the dwelling is staggered with further recesses varying from 3.0 ft. at
the southeast corner to 9.0 ft. at the southwest corner. The upper floor of
the subject dwelling generally follows the same setbacks, with exception of
the southeast corner where a large 20 ft. setback is proposed over the one
storey garage.
With respect
to the neighbouring residences to the southwest (7661 Burris Street) and
northeast (7671 Burris Street) of the subject site, little impacts are
expected, as these residences would remain set further forward from the
proposed dwelling, by 10.42 ft. and 16.82 ft. respectively. (The existing
dwelling on the subject site observes a front yard setback of approximately
76 ft.) In addition, the existing mature trees along the southwest side
property line help to mitigate any possible negative impacts.
With
reference to the broader neighbourhood context, with the exception of 7643
Burris Street (second lot to the southwest of the subject site), the proposed
siting of the dwelling would be consistent with the majority of the dwellings
within the subject block.
In summary,
since the proposed front yard variance would not create negative impacts on
the neighbouring properties and the existing streetscape, this department
does not object to the granting of this variance.
ADJACENT OWNER’S COMMENTS:
The residents of 7668 Wheater Court
requested clarification regarding the proposed variance. The residents
wanted to ensure that the variance was not for the rear yard.
Mr. Ronald Au, 7661 Burris Street,
appeared before the Board of Variance requesting information regarding the
front yard setback and retention of the trees.
No further submissions were received
regarding
this appeal.
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