TOWN OF VIEW ROYAL BOARD OF VARIANCE MEETING WEDNESDAY, June 15, 2016 AT 7:00PM VIEW ROYAL MUNICIPAL OFFICE – COUNCIL CHAMBERS A G E N D A 1. CALL TO ORDER 2. APPROVAL OF AGENDA (motion to approve) 3. MINUTES, RECEIPT & ADOPTION OF Minutes of the Board of Variance meeting held November 18, 2015 (motion to adopt) Pg.2-3 4. APPLICATIONS a) 103 Mills Cove (STRATA LOT 6 SECTION 97 ESQUIMALT DISTRICT STRATA PLAN VIS5388 TOGETHER WITH AN INTEREST IN THE COMMON PROPERTY IN PROPORTION TO THE UNIT ENTITLEMENT OF THE STRATA LOT AS SHOWN ON FORM V) Applicant: Alan Bisson Pg. 4-16 b) 84 Chilco Ridge Place (STRATA LOT 8 SECTION 97 ESQUIMALT DISTRICT PLAN VIS4279 TOGETHER WITH AN INTEREST IN THE COMMON PROPERTY IN PROPORTION TO THE UNIT ENTITLEMENT OF THE STRATA LOT AS SHOWN ON FORM 1.) Applicant: Carlos Chu Pg. 17-28 c) 231 Helmcken Rd (LOT 8 BLOCK 2 SECTION 8 ESQUIMALT PLAN VIP4178 EXCEPT PARTS IN PLANS VIP53540, VIP53762) Applicant: Derek Thomas Pg. 29-38 d) 25 Chancellor Ave (LOT 19, Section 9, ESQUIMALT DISTRICT, PLAN 6463) Applicant: Brian Westwood Pg. 39-46 5. CORRESPONDENCE 6. NEW BUSINESS 7. TERMINATION Next scheduled Board of Variance Meeting July 13, 2016 – @ 7:00 pm
Transcript
TOWN OF VIEW ROYAL
BOARD OF VARIANCE MEETING WEDNESDAY, June 15, 2016 AT 7:00PM
VIEW ROYAL MUNICIPAL OFFICE – COUNCIL CHAMBERS
A G E N D A 1. CALL TO ORDER 2. APPROVAL OF AGENDA (motion to approve) 3. MINUTES, RECEIPT & ADOPTION OF
Minutes of the Board of Variance meeting held November 18, 2015
(motion to adopt) Pg.2-3 4. APPLICATIONS
a) 103 Mills Cove (STRATA LOT 6 SECTION 97 ESQUIMALT DISTRICT STRATA PLAN VIS5388 TOGETHER WITH AN INTEREST IN THE COMMON PROPERTY IN PROPORTION TO THE UNIT ENTITLEMENT OF THE STRATA LOT AS SHOWN ON FORM V)
Applicant: Alan Bisson
Pg. 4-16
b) 84 Chilco Ridge Place (STRATA LOT 8 SECTION 97 ESQUIMALT DISTRICT PLAN VIS4279 TOGETHER WITH AN INTEREST IN THE COMMON PROPERTY IN PROPORTION TO THE UNIT ENTITLEMENT OF THE STRATA LOT AS SHOWN ON FORM 1.)
Applicant: Carlos Chu Pg. 17-28
c) 231 Helmcken Rd (LOT 8 BLOCK 2 SECTION 8 ESQUIMALT PLAN VIP4178 EXCEPT PARTS IN PLANS VIP53540, VIP53762)
Applicant: Derek Thomas
Pg. 29-38
d) 25 Chancellor Ave (LOT 19, Section 9, ESQUIMALT DISTRICT, PLAN 6463) Applicant: Brian Westwood
Pg. 39-46 5. CORRESPONDENCE 6. NEW BUSINESS 7. TERMINATION Next scheduled Board of Variance Meeting July 13, 2016 – @ 7:00 pm
TOWN OF VIEW ROYAL
MINUTES OF THE BOARD OF VARIANCE MEETING WEDNESDAY, NOVEMBER 18, 2015 AT 7:00PM
VIEW ROYAL MUNICIPAL OFFICE – COUNCIL CHAMBERS PRESENT WERE: R. Tacoma B. Anderson P. Devonshire PRESENT ALSO: D. Miles, Recording Secretary J. Davison, Planner G. Faykes, Building Official 2 Applicants 4 Members of the public 1. CALL TO ORDER - The Chair called to order at 7:00pm 2. APPROVAL OF AGENDA (motion to approve)
MOVED BY: R. Tacoma SECONDED: P. Devonshire
THAT the agenda be approved as amended to include late items. CARRIED 3. MINUTES, RECEIPT & ADOPTION OF
MOVED BY: P. Devonshire SECONDED: B. Anderson THAT the minutes from October 14, 2015 be approved as presented. CARRIED
4. APPLICATIONS
a) 420 Nursery Hill Drive (Lot 6, Sections 6 and 103, Esq Dist, Plan VIS6081) The Planner introduced the application. MOVED BY: P. Devonshire SECONDED: B. Anderson THAT the Board approve the issuance of the following variances to the length of a parking space in Section 5.5.1 of Zoning Bylaw No. 900, 2014 from 5.5m to 4.1m
CARRIED
b) 313 Stewart Avenue (Lot 6, Block 6, Section 8, Esq Dist, Plan 1688) The Planner introduced the application.
S. Dana of 311 Stewart Avenue spoke in favour of the application.
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Minutes of the Board of Variance November 18, 2015 Page 2 MOVED BY: R. Tacoma
SECONDED: B. Anderson
THAT the Board approve the issuance of the following variances to the R-1: Detached Residential (Large Lot) zone: to vary the front yard setback from 7.5m to 3.4m to allow the construction of a new single family dwelling.
CARRIED 5. CORRESPONDENCE 6. NEW BUSINESS 7. TERMINATION: 7:06 pm __________________________________ ________________________________ CHAIR – R. Tacoma RECORDING SECRETARY – D. Miles
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TOWN OF VIEW ROYAL BOARD OF VARIANCE REPORT
TO: Board of Variance DATE: June 9, 2016 FROM: James Davison MCIP RPP MEETING: June 15, 2016 Planner FILE NO: 3730-20-2016-01
BOARD OF VARIANCE APPLICATION NO. 2016-01 103 Mills Cove
APPLICANT REQUESTED VARIANCE: THAT the Board approve the issuance of the following variances to the R-1: Detached Residential (Large Lot) zone:
variance to the side yard setback from 2m to 1.7m
variance to the flanking yard setback from 4.5m to 3.4m PURPOSE OF REPORT: To provide the Board with information related to the subject Board of Variance application. BACKGROUND: RELEVANT BYLAWS / POLICIES:
Schedule 1 – Subject Property Map Schedule 2 – Applicant’s Statement Schedule 3 – Building and Site Plans Schedule 4 – Site Survey Schedule 5 – Site Photos Schedule 6 – Letters of support from neighbours (102, 104, 106, 108 Mills Cove) Schedule 7 – Letter of opposition from neighbour (109 Mills Cove)
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Board of Variance Application No. 2016/01 103 Mills Cove Meeting Date: June 15, 2016
DISCUSSION: The purpose of the proposed variance is to permit the extension of the existing garage, converting it from single to double car capacity. The question before the board is whether the variance is minor in nature and whether it is based in hardship. PUBLIC NOTIFICATION: A notice of the Board’s consideration of this variance application was delivered to 53 owners and occupants of properties within a radius of 100 metres (328 feet) of the subject parcel. SUBMITTED BY: ________________________________________ James Davison, MCIP RPP
Planner
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Chilco Ridge Place
Atkins Road
Parsons Road
Mills Cove96
92
88
9692
88
85899397
55
59
63
84 80
108
104
100
107
102
104
106 108
103101
10977
81 171819
456
10
111213
111
11090
86
8032
1
314:1
-11
7
22
2120 31
5:12-2
0
.Subject Property
Subject Property Map - 103 Mills Cove
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TOWN OF VIEW ROYAL BOARD OF VARIANCE REPORT
TO: Board of Variance DATE: June 9, 2016 FROM: James Davison MCIP RPP MEETING: June 15, 2016 Planner FILE NO: 3730-20-2016-02
BOARD OF VARIANCE APPLICATION NO. 2016-02 84 Chilco Ridge Place
APPLICANT REQUESTED VARIANCE: THAT the Board approve the issuance of the following variances to the R-1B: Detached Residential (Medium Lot) zone:
variance to the rear yard setback from 6m to 5m. PURPOSE OF REPORT: To provide the Board with information related to the subject Board of Variance application. BACKGROUND: RELEVANT BYLAWS / POLICIES:
Schedule 1 – Subject Property Map Schedule 2 – Applicant’s Statement Schedule 3 – Building and Site Plan Schedule 4 – Photos of the site Schedule 5 – Letters of support from neighbours (80 and 88 Chilco Ridge Pl)
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Board of Variance Application No. 2016/02 84 Chilco Ridge Pl Meeting Date: June 15, 2016
DISCUSSION: The subject property consists of a detached residential house in an R-1B: Detached Residential (Medium Lot) zoning. The applicant wishes to construct a deck extension. The question before the board is whether the variance is minor in nature and whether it is based in hardship. PUBLIC NOTIFICATION: A notice of the Board’s consideration of this variance application was delivered to 59 owners and occupants of properties within a radius of 100 metres (328 feet) of the subject parcel. SUBMITTED BY: ________________________________________ James Davison, MCIP RPP
Planner
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Chilco Ridge Place
Atkins Road
Parsons Road
Mills Cove96
92
88
9692
88
85899397
55
59
63
84 80
108
104
100
107
209105
102
104
106 108
103101
109
77
81 19
456
13
111
11094
90
86
8032
1
314:1
-11
7
22
2120 31
5:12-2
0
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Subject Property
Subject Property Map - 84 Chilco Ridge Place
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TOWN OF VIEW ROYAL BOARD OF VARIANCE REPORT
TO: Board of Variance DATE: June 9, 2016 FROM: James Davison MCIP RPP MEETING: June 15, 2016 Planner FILE NO: 3730-20-2016-03
BOARD OF VARIANCE APPLICATION NO. 2016-03 231 Helmcken Rd
APPLICANT REQUESTED VARIANCE: THAT the Board approve the issuance of the following variances to the R-1B: Detached Residential (Medium Lot) zone:
variance to the front yard setback from 7.5m to 0.9m PURPOSE OF REPORT: To provide the Board with information related to the subject Board of Variance application. BACKGROUND: RELEVANT BYLAWS / POLICIES:
Schedule 1 – Subject Property Map Schedule 2 – Applicant’s Statement Schedule 3 – Building and Site Plans Schedule 4 – Letters of support from neighbours (1 Jedburgh Rd, 229, 230, 234, 238
Helmcken Rd)) DISCUSSION: The subject property consists of a detached residential house in an R-1B: Detached Residential
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Board of Variance Application No. 2016/03 231 Helmcken Rd Meeting Date: June 15, 2016
(Medium Lot) zoning. The applicant wishes to enclose the existing deck to provide additional living space (floor area). The question before the board is whether the variance is minor in nature and whether it is based in hardship. PUBLIC NOTIFICATION: A notice of the Board’s consideration of this variance application was delivered to 92 owners and occupants of properties within a radius of 100 metres (328 feet) of the subject parcel. SUBMITTED BY: ________________________________________ James Davison, MCIP RPP
Planner
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SCALE 1/4" = 1'-0"DATE APRIL 2016DRAWN BY TMARCHK BY KMARPLAN # 192
SHEET PROPOSED ADDITION FOR231 HELMCKEN ROAD
ELECTRIC BASEBOARD HEATING
THESE PLANS ARE DESIGNED USING THE CANADIAN WOOD COUNCIL "THE SPAN BOOK". 1999 EDITION
ALL INTERIOR WALLS TO BE 2X4 STUDSAT 16" O.C OR AS SHOWNMECHANICAL VENTILATION TO COMPLYWITH SUB SEC. 9.32.3 B.C BUILDING CODE 2012
ELECTRICAL TO COMPLY WITH SEC. 9.34 B.C BUILDING CODE 2012
GENERAL NOTES:THESE PLANS TO BE BUILT IN ACCORDANCE WITH THECURRENT B.C BUILDING CODEBUILDING CONTRACTORS TO VERIFY ALL DIMENSIONSBEFORE PROCEEDING CONSTRUCTIONANY DISCREPANCIES ARE TO BE REPORTED IMMEDIATELY
ALL EXTERIOR WALL MEASUREMENTS ARE TAKEN TO SHEATHING FACE
ALL CONCRETE TO HAVE MINIMUM COMPRESSIVESTRENGTH OF 20 Mpa (3000 P.S.I) AT 28 DAYS.ALL WOOD FRAME CONSTRUCTION TO COMPLYWITH B.C BUILDING CODE 2012
ALL FRAMING LUMBER #2 SPRUCE OR BETTERALL WINDOW STANDARDS TO COMPLY TO AAMA/WDMA/CSA 101/1.S.2/A440SUBSECTION 9.7.4 B.C BUILDING CODE 2012
NAFS (North American Fensestration Standard) & LW (Limited Water) water penetration resistance ratingTO BE SUBMITTED BY WINDOW & DOOR MANUF.
HARTMANN'S DESIGN DOES NOT ASSUMELIABILITY FOR ANY ERRORS OR OMISSIONSON THIS PLAN 1OF 4
NOTE: FLASHING OVER ALL EXTERIOR WALL OPENINGSSHALL COMPLY TO ARTICLE 9.27.3.8 B.C BUILDING CODE 2012ALL LINTELS TO BE 2-2 X 10 #2 SPR. OR BETTER OR AS SHOWN
BRACING FOR RESISTANCE TO LATERIAL LOADS SHALL BE DESIGN BY A P. ENG.
NOTE: VENTILATION SYSTEM FOR SECONDARY SUITE IS PASSIVESUPPLY AIR DISTRIBUTION WITH EXHAUST FAN TO RUN CONTINUOUSLY----ARTICLE 9.32.3.5 BCBC 2012
WCSG
3"Ø THRU WALL
WHISPER GRILL DETAIL
WHISPER GRILLE IN LEGAL SUITE:〈 TO BE INSTALLED IN EXTERIOR WALL WITH PROPER VAPOUR SEAL AND WATER PROOFING.〈 PASSIVE INTAKE TO BE A MINIMUM 1800MM. ABOVE FINISHED FLOOR
NOTE:
EXTERIOR OF WALL
KITCHEN
MAIN FLOOR PLANScale: 1:50
7 36 6
FANV
5º23
4.8
4.7
NEW 6X6
POST
NEW 6X6
POST
NEW 6X6
POST
NEW 6X6
POST
2X10 FLOOR JOISTS @ 16" O.C.
POSTLOCATIONABOVE
POSTLOCATION
ABOVE
EXISTING FDN. WALLW/ POSTS
OUTLINE OF EXISTING DECK
EXISTING FDN.
MAIN FLOOROUTLINE ABOVE
2X8 F
LOOR
JOIST
S@
16"O
.C.
FLUSH ENG. L.V.L. BM.
DECKOUTLINE ABOVE
BEDROOM
BEDROOM
SITTING ROOM
BATH
FLUSH ENG. LINTEL BM.
3 /2X10 BM.
MAIN FLOOROUTLINE ABOVE
EXIST
ING
FLOO
RJO
ISTS
OVER
A
3
A
3
B
3
1.8+
/-
NEW 6X6
POST
1.8
DININGEXISTINGCARPORT
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6.1
STORAGE
STO
RA
GE
4.8
5.8
3.5
0.9 WD
UPPER FLOOR PLANScale: 1:50
RE-BUILTSUNDECK
4º2º4º2º 2 192
NEW2º4º
3 1910 3 1910 3 1910
NEW 3º5º
NEW2º2º
NEW2º2º
NEW2º5º
NEW2º5º
NEW6º6 S.GL.D.
BEDROOM KITCHEN
5ºTUB
26
26
CLOSET
COAT
S
3ºBI.F
.
5ºBI.F.
BATH
LIVING ROOM
EXISTING DECK
8
3º
0.7
1.1
1.10.7
2-2X8 6X6
POST
DN
EXISTING STAIRS
6X6POST
2X4 R
OOF R
AFTE
RS &
2X4 C
EILIN
G JO
IST@
24" O
.C.
EXISTING RIDGE BM.
NEW ENG. L.V.L. BM.
POST UP UNDEREXISTING RIDGE BM.
42" HIGH RAIL
VINYL DECKING TO COMPLYTO SECTION 9.26 ON
5/8" T&G PLY. WD. SLOP
E DN.
4'-0" HIGH2X4 @ 16" O.C.
PONY WALLW/ G.S.M.
ON 2X8 CAP
4'-0" HIGH2X4 @ 16" O.C.PONY WALLW/ G.S.M. ON 2X8 CAP
NEW6X6POST
LOWER FLOOROUTLINE BELOW
LOWER FLOOROUTLINE BELOW
A
3
A
3
B
3
DINING
ROOF TRUSSES OVER
F HOOD
FAN
R
SD
SD
80CFM
WC
SG
3"Ø THRU WALL
WC SG
3"Ø THRU WALL
EXISTING TOTAL MAIN FLOOR AREA :960.312 SQ. FT.
EXISTING UPPER FLOOR AREA :392.979 SQ.FT.PROPOSED UPPER FLOOR AREA :240.229 SQ.FT.TOTAL UPPER FLOOR AREA :633.208 SQ.FT.
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SCALE 1/4" = 1'-0"DATE APRIL 2016DRAWN BY TMARCHK BY KMARPLAN # 192
ADDITIONAL NOTES- FIRE PROTECTION RATING OF DOORS & FRAMES WITHIN THE FIRESEPARATION OF COMMON WALL ASSEMBLY RATING OF 45 MINUTESSHALL HAVE A RATING OF 20 MINUTES- HOT WATER TANKS TO HAVE SEISMIC RESTRAINTS ON TOP & BOTTOM,PAN AND DRAIN AND THE P&T VALVE PIPING SHALL BE DIRECTED OVERTHE DRAIN WITH A 1" AIR GAP- AN ADDITIONAL INTERCONNECTED PHOTO-ELECTRIC TYPE SMOKE DETECTOR FOR DWELLING UNITS SHALL COMPLY TO SUB SECTION 9.36.2.19 BCBC 2012FOR UNITS HAVING FIRE RESISTANCE RATING OF 30 MINUTES- KITCHEN FAN TO BE MIN. 100 C.F.M AND DUCTWORK SHALL BE TO VENTILATION SPECS.
13Climate Zone 4: Lower Mainland and Southern Vancouver Island
Figure 5: Air Barrier Detail Locations
Slab Foundation Wall Foundation to Sill Plate and Rim Joists
The !oor slab air barrier must be made airtight by sealing the !oor slab to the foundation wall.
All joints at the transition between the foundation wall and the above grade wall must be made air-tight by sealing all joints and junctions between the structural components, or covering the structural components with an air barrier material.
Interior Wall Interface Rim Joist
Interior walls that meet exterior walls or ceilings with an interior plane of airtightness must be made airtight by either sealing all junctions between the structural components, covering the structural components with an air barrier material and sealing it to the adjacent air barrier material, or maintaining the continuity of the air barrier system through the interior wall.
All joints at the rim joist assembly must be made airtight by sealing all joints and junctions between the structural components, or covering the structural components with an air barrier material.
Leakage Paths in Problematic Air Barrier Details
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14 Illustrated Guide - Energy Efficiency Requirements for Houses in British Columbia
Cantilevered Floor Window Head
Cantilevered !oors and !oors over unheated spaces/exterior space must be made airtight by sealing all joints and junctions between the structural components, and/or covering the structural components with an air barrier material and sealing it to the adjacent air barrier material.
The interface between window head/jamb and wall assembly must be made airtight by sealing all joints and junctions between the air barrier material in the wall and the window. The requirement also applies to doors and skylights.
Window Sill Mechanical Flues and Chimneys
The interface between window sill and wall assembly must be made airtight by sealing all joints and junctions between the air barrier material in the wall and the window. The requirement also applies to doors and skylights.
Steel-lined chimneys that penetrate the building envelope must be made airtight by blocking the void between required clearances for metal chimneys and surrounding construction with sheet metal and sealant capable of withstanding high temperatures.
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4b 5a
15Climate Zone 4: Lower Mainland and Southern Vancouver Island
Plumbing Stacks Skylights
Plumbing vent stack pipes that penetrate the building envelope must be made airtight by either sealing the air barrier material to the vent stack pipe with a compatible material or sheathing tape, or installing a rubber gasket or prefabricated roof !ashing at the penetration of the plane of airtightness and sealing it to the top plate.
The interface between the skylight and wall assembly must be made airtight by sealing all joints and junctions between the air barrier material in the wall and the skylight.
Attic Hatches Pot Lights
Air leakage occurs through the joint between the hatch and the ceiling. The hatch is most often a piece of gypsum board cut to size resting on a ledge made from wood trim or the edge of the ceiling. Air sealing can be achieved by ensuring the hatch is sized properly so that it has enough contact with the open-ing ledge and providing a closed cell foam gasket.
Recessed pot light housings are one of the most common air leakage points through the ceiling plane into the attic. Air leakage occurs between the housing and air barrier through the "xture housing holes and its electrical connections. Installing boxes around the pot lights which are sealed to the air barrier is an e#ective way to deal with this issue.
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16 Illustrated Guide - Energy Efficiency Requirements for Houses in British Columbia
Wall to Ceiling Wall Vented Ducts
All joints at the transition between the above grade wall and ceiling must be made airtight by sealing all joints and junctions between the structural components and/or covering the structural components with an air barrier material.
Duct penetrations through the building envelope must have an airtight seal.
Electrical Penetrations in Walls
Electrical penetrations in walls, including electrical outlets, wiring, switches and recessed light !xtures through the plane of airtightness must be airtight. Options include using a component that is designed to be airtight and sealing it to the adjacent air barrier material, or by covering the component with an air barrier material and sealing it to the adjacent air barrier material.
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SCALE 1/4" = 1'-0"DATE APRIL 2016DRAWN BY TMARCHK BY KMARPLAN # 192
ADDRESSZONELEGAL DESCRIPTION LOT PLAN SECTION DISTRICT RANGESITE AREA EXISTING SITE COVERAGE PROPOSED SITE COVERAGE TOTAL SITE COVERAGE EXISTING UPPER FLOOR AREA PROPOSED UPPER FLOOR AREATOTAL UPPER FLOOR AREAEXISTING TOTAL MAIN FLOOR AREA TOTAL COMBINED FLOOR AREASSUITE FLOOR AREA
EXISTING RESIDENCEPROPOSEDADDITION
SITE PLANScale: 1:100
PROPOSEDDECK
SITE PLAN BY POWELL & ASSOCIATES BC LAND SURVEYORS
PROPOSEDROOF
(19.25+19.25) ÷2 X 8.4' = 161.7 (19.25+19.03 ÷2 X 8.3' = 158.8(19.03+18.94) ÷2 X 10.2' = 193.6(18.94+18.85) ÷2 X 8.3' = 156.8(18.85+18.85) ÷2 X 12' = 226.2(18.85+18.53) ÷2 X 28' = 523.3(18.53+18.76) ÷2 X 12.5' = 233(18.76+18.76) ÷2 X 2' = 37.5(18.76+18.98) ÷2 X 17.5' = 330.2(18.98+18.98) ÷2 X 2' = 37.9(18.98+20.14) ÷2 X 15.8' = 309(20.14+20.54) ÷2 X 25' = 508.5(20.54+19.25) ÷2 X 15.3' = 304.4(19.25+19.25) ÷2 X 3' = 57.7
3238.6 ÷ 168.3' = 19.24AVG. GRADE = 19.24
GRADE CALCULATION
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TOWN OF VIEW ROYAL BOARD OF VARIANCE REPORT
TO: Board of Variance DATE: June 9, 2016 FROM: James Davison MCIP RPP MEETING: June 15, 2016 Planner FILE NO: 3730-20-2016-04
BOARD OF VARIANCE APPLICATION NO. 2016-04 25 Chancellor Avenue
APPLICANT REQUESTED VARIANCE: THAT the Board approve the issuance of the following variances to the R-1B: Detached Residential (Medium Lot) zone:
variance to the flanking yard setback from 4.5m to 3.7m PURPOSE OF REPORT: To provide the Board with information related to the subject Board of Variance application. BACKGROUND: RELEVANT BYLAWS / POLICIES:
Schedule 1 – Subject Property Map Schedule 2 – Applicant’s Statement Schedule 3 – Building and Site Plans Schedule 5 – Site Photos Schedule 6 – Letter of support from neighbour (146 Conard St)
DISCUSSION: The purpose of the proposed variance is to permit the extension of the existing garage, converting it from single to double car capacity.
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Board of Variance Application No. 2016/04 25 Chancellor Ave Meeting Date: June 15, 2016
The question before the board is whether the variance is minor in nature and whether it is based in hardship. PUBLIC NOTIFICATION: A notice of the Board’s consideration of this variance application was delivered to 62 owners and occupants of properties within a radius of 100 metres (328 feet) of the subject parcel. SUBMITTED BY: ________________________________________ James Davison, MCIP RPP
