3767 Happy Valley Road

Council approved a development variance permit for 3767 Happy Valley Road in Metchosin, reducing the front yard setback from 7.5 m to 3.2 m. The application was processed as a DVP, though it appears under a rezoning heading in some municipal records. Mr. Evans, the applicant, proposed a vertical addition within the existing building footprint — no ground-level expansion — on a property adjacent to Bilston Creek within a streamside protection area. Staff recommended approval after a qualified environmental professional and geotechnical review confirmed the creek’s proper functioning condition would not be impaired and flood risk was addressed. The vote was unanimous. Councillor Shukin had conducted a site visit and expressed confidence in the proposal. Councillor Donaldson noted that initial concerns about septic field proximity to the creek had been resolved by staff and the owner. Councillor Gray, despite regretting a past council decision that expanded a dwelling footprint in the same riparian zone, distinguished this application as involving no such expansion and clear technical sign-offs. No members of the public spoke, and the mayor reported one written submission with no objection. No conditions beyond those in the staff recommendation were imposed. For professionals working in Metchosin, the decision indicates council will support setback reductions for vertical-only additions on constrained lots where environmental and geotechnical assessments are satisfied and a site visit confirms no encroachment toward sensitive features. The reliance on a QEP opinion and councillor site verification suggests a repeatable path for similar minor-variance applications in streamside areas. Footprint expansions in those zones would likely face greater resistance, as Councillor Gray’s remarks made explicit. The permit is issued, and the owner can move to building permit. There is no developer entity or broader pipeline tied to this address.

Council approved a development variance permit for 3767 Happy Valley Road in Metchosin, reducing the front yard setba…