Lyonel Doherty, Times-Chronicle

The Town of Oliver is proposing changes to its Official Community Plan relating to development permit area guidelines.

The changes, for example, will impact the construction of duplexes and building additions less than 10 square metres, while other buildings will be exempt from requiring permits.

Randy Houle, director of development services, presented an overview for council at its March 14 meeting.

Currently, the re-siding of buildings is exempt from requiring a development permit in all areas. But there has been some ambiguity as to whether the exemption applies to re-siding with existing or new material.

But Houle said adding the word “like for like” makes it clearer that existing material is exempt and new material is not. 

“These changes will not hinder a property owner from replacing aging roofing, siding or windows with ‘like for like’ materials,” he pointed out.

Houle said the subdivision of land will be exempt from requiring a permit in the Town Centre, commercial, multi-family and industrial areas. However, a subdivision within a watercourse or environmentally sensitive area will continue to require a permit.

Houle said new buildings or additions less than 10 square metres in floor area will be exempt from permitting as long as the form and character of the building or site is unaffected. He noted this will allow property owners to add covered entries, additional storage space and sheds without a permit.

The director said multi-family guidelines will be amended to “discourage” vinyl siding and encourage higher quality finishes such as hardi-board or stucco.

He also stated that chain link fencing will be permitted in the industrial area as visibility through fences “enables a friendlier face to the street” rather than closing in the property with a solid fence.

Houle said the Town’s practice has been to not require development permits for duplexes, but this led to new construction with a plethora of asphalt, rocks and limited green space combined with “low quality” form and character.

Therefore, staff recommend an amendment enabling the CAO to approve and issue multi-family development permits (costing $375) for the construction of duplexes.

Houle said this will ensure that higher standards in design and landscaping will be adhered to.

In other proposed amendments, the Station Street/Co-op Avenue area will be changed from industrial to commercial, and the airport will be removed from the industrial development permit area.

Council spent some time debating the proposed changes.

Councillor Petra Veintimilla raised a question about chain link fencing, saying that not long ago, council of the day went through a process trying to clean up the industrial area with decorative type fencing. For example, chain link fencing with vinyl slats to camouflage what was behind the fence. 

“But now we’re talking about chain link fencing to see beyond them,” she said, questioning the shift away from the original plan.

Councillor Larry Schwartzenberger said that plan was more for industrial locations where a lot of stuff was stored in yards.

Councillor Dave Mattes questioned development permits for multi-family units (duplexes), raising a concern about the extra cost, especially if council says no to a particular siding that the developer wants to use.

Mattes said the reference to vinyl siding should be dropped. 

“I’m not sure why vinyl siding is unacceptable. I’m concerned when we leave it to judgment calls as to what is acceptable and what isn’t relating to (building) finishes.”

The councillor said it’s not really the Town’s business to say how you should finish the outside of a building.

But Houle said council has form and character guidelines that are encouraged. In this case, the intent only applies to duplexes.

“The idea is to up the standard . . . vinyl siding is from the 90’s.”

Mayor Martin Johansen said most people don’t use vinyl, choosing other types of façades. 

Mattes expressed a worry that upgrading windows may not be “like for like” and would require a permit. But Houle said that is not the intention unless the window changes the form and character of the neighbourhood.

The director clarified where he was coming from, saying duplexes could become more popular in town so these guidelines are a proactive approach.

“Before someone builds a big square box in a single-family neighbourhood with no landscaping and changes the character (of the neighbourhood), let’s think about it early on.”

Johansen said the $375 fee is not a lot of money and it buys the Town an opportunity to have a little control over what is built and to ensure it fits in with the neighbourhood.

Councillor Larry Schwartzenberger said vinyl siding is less expensive, which could be appropriate for affordable housing.

“We have to leave room for less expensive materials in order to make affordable housing affordable.”

Houle said they can get rid of the vinyl siding reference if that is council’s wish.

In the end, council chose to refer the amendments back to staff for further consultation.