PUBLIC HEARING. Zoning Amendment Bylaw No. 7915, 2018 regarding 229 Eleventh Street.

Transcription

1 PUBLIC HEARING Zoning Amendment Bylaw No. 7915, 2018 regarding 229 Eleventh Street. To be considered at the January 29, 2018 Public Hearing 6:00 p.m. in Council Chamber, City Hall *Please note: For convenience, the contents of this package contains information relative to the Public Hearing. If you have any questions, please inquire with Development Services staff, or contact

2 Public Hearing Information for Zoning Amendment Bylaw No. 7915, 2018 regarding 229 Eleventh Street Reports to Council Report Author Meeting/Document/Date Public Hearing Date # Clerks Minutes Extracts January 29, 2018 R-1 Development Services Development Services Development Services Land Use and Planning Commission, Report, March 6, 2017 Advisory Planning Commission, Report, April 18, 2017 Land Use and Planning Committee, November 6, 2017 January 29, 2018 R-2 January 29, 2018 R-3 January 29, 2018 R-4 Development Services Regular, Report, November 20, 2017 January 29, 2018 R-5 Written Submissions Name Correspondence Date Date Received # None to date Doc # Page 2 Last Updated January 12, 2018

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4 511 Royal Avenue New Westminster, BC V3L 1H IMPORTANT INFORMATION. Please have this translated. RENSEIGNEMENTS IMPORTANTS. SVP demander à quelqu un de traduire pour vous. ਮਹ ਤਵਪ ਰਨ ਜ ਣਕ ਰ ਨ ਇਸ ਦ ਅਨ ਵ ਦ ਹ ਕ ਰਪ ਕਰਕ MAHALAGA NA IMPORMASYON Mangyaring magkaroon ng na-translate na ito 重要资讯请找人帮忙翻译这段文字 INFORMACIÓN IMPORTANTE Pida que alguien le traduzca la información 중요정보. 다음정보를번역하세요. ВАЖНАЯ ИНФОРМАЦИЯ. Пожалуйста переведите. City supplied address to be added by printer at time of print. INFORMAȚII IMPORTANTE Rugati pe cineva să va traducă Please note that the City of New Westminster deems any response to this notification to be public information. If you have a financial interesting in the land subject to this Public Hearing and have contracted to sell or lease all or part of your property to any person, firm or corporation, we strongly urge you to deliver this courtesy notification, as soon as possible, to the prospective buyer or tenant.

5 THE CORPORATION OF THE CITY OF NEW WESTMINSTER BYLAW NO , 2017 A Bylaw to Amend Zoning Bylaw No. 6680, 2001 WHEREAS the Council has adopted a zoning bylaw under Part 26 of the Local Government Act, and wishes to amend the bylaw; and THE CITY COUNCIL of the Corporation of the City of New Westminster, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as "Zoning Amendment Bylaw No. 7915, 2017." 2. Zoning Bylaw No. 6680, 2001 is amended by: (a) adding as section 1071 the regulations attached to this Bylaw as Schedule 1; (b) That certain parcel of land situate within the City of New Westminste r, British Columbia and more particularly described as: Parcel Identifier: LOT 4 EXCEPT: PART ON REFERENCE PLAN 2174, OF LOT 45 SUBURBAN BLOCK 5 PLAN 2620 (municipally known as 229 Eleventh Street) and which is presently zoned Single Detached Residential Districts (RS 1) is hereby rezoned to Comprehensive Development Districts (229 Eleventh Street) (CD 71) and the plan annexed as Schedule A to Zoning Bylaw No. 6680, 2001 is hereby amended to reflect this rezoning. GIVEN TWO READINGS this 20th day of November PUBLIC HEARING held this day of GIVEN THIRD READING this day of 2017.

6 Bylaw No. 7915, ADOPTED and the Seal of the Corporation of the City of New Westminster affixed this day of MAYOR CITY CLERK

7 Bylaw No. 7915, SCHEDULE Comprehensive Development District (229 Eleventh Street) (CD-71) The intent of this district is to allow a duplex dwelling and a Detached Dwelling Unit at 229 Eleventh Street Permitted Uses The following uses and no others shall be permitted in the (CD-71) district: Duplex Detached Dwelling Unit The keeping of not more thanfour foster children in a duplex dwelling unit or more than eight child care children on a site Home based businesses Public utilities Women s transition houses Accessory buildings and uses provided that all accessory buildings and uses: If detached accessory buildings, a) shall not exceed one storey and i) in the case of a peaked roof, no portion of the roof shall exceed 4.57 metres (15 feet), or ii) in the case of a roof having a pitch of 4:12 or less, no part of the roof shall exceed 3.6 metres (12 feet); in each case measured from the finished floor of the detached accessory building. b) shall not be located in the required front yard; c) shall not be located closer than twice the width of the required side yard from the window of a habitable room on an adjoining site unless such window is above the roof line of such accessory building; d) shall be located not closer than 1.52 metres (5 feet) from any rear or side site line bounded by a street; e) shall not cover more than four percent (4%) of the site area;

8 Bylaw No. 7915, f) shall not be dormered; and g) shall be limited to one toilet fixture and one sink fixture and no other plumbing fixtures If attached accessory buildings, Height a) that are accessory greenhouses, decks, porches, or balconies shall be deemed to be accessory buildings; b) shall not exceed one storey nor a height of 4.57 metres (15 feet) measured from the finished floor of such accessory building; c) shall not be located in the required front yard; d) shall not be located closer than twice the width of the required side yard from the window of a habitable room on an adjoining site, unless such window is above the roof line of the accessory building; e) shall be located not closer than 1.52 metres (5 feet) from any rear or side site line bounded by a street; f) shall not cover more than ten percent (10%) of the site area The height of the duplex building shall not exceed 7.62 metres (25 feet) The height of the detached dwelling unit shall not exceed 7metres (22.97 feet) as measured from averaged, existing grade at the four corners of the building to the highest point of the building. Front Yard A front yard shall be provided of not less than 7.62 metres (25 feet). Rear Yard A rear yard shall be provided of not less than 1.83 metres (6 feet). Side Yard A side yard shall be provided on each side of the building of not less than ten percent (10%) of the width of the site. Site Coverage The duplex and detached dwelling unit, in total, shall not cover more th an thirty-five percent (35%) of the site area.

9 Bylaw No. 7915, Floor Space Ratio Despite the definition of Floor Space Ratio elsewhere in this Bylaw, for the purpose of this Schedule, floor space ratio means the numerical factor determined by measuring the horizontal cross-sectional area of the principal building to the outside of the outer walls of the building at each storey and determining the total of all such areas, excluding any area having a floor to ceiling height of 1.22 metres (4 feet) or less The floor space ratio for the duplex building shall not exceed a factor of The floor space ratio for the detached dwelling unit shall not exceed a factor of Projections Projections from the building are allowed in accordance with the relevant provisions of Sections to of this Bylaw. Site Area and Site Frontage A site shall be not less than 603 square metres (6,491 square feet) in area and shall have a frontage of not less than metres (41 feet). Off-Street Parking Three off-street parking spaces shall be provided in accordance with he t provisions of Section 150 of this Bylaw except that: Retaining Walls a) one parking space shall be provided in a garage attached to the detached dwelling unit, and b) two parking spaces shall be provided on parking pads Notwithstanding the retaining wall exemptions permitted elsewhere in this Bylaw, the following additional exemptions are permitted: a) Within 1.22 metres (4 feet) of a side lot line a retaining wall can be no higher than 2.44 metres (8 feet) b) Elsewhere on the property a retaining wall shall be no higher than 1.82 metres (6 feet) c) The distance between adjacent retaining walls which are approximately parallel shall be not less than 0.61 metres (2 feet).

10 Minutes Extract regarding Zoning Amendment Bylaw No 7915, 2018 for 229 Eleventh Street R-2 March 6, 2017 Land Use and Planning Committee Report Eleventh Street: Proposed Rezoning to CD Zone to Permit Construction of a Duplex and Laneway House - Preliminary Report Jackie Teed, Acting Director of Development Services, summarized the report dated March 6, 2017, regarding a proposed rezoning for 229 Eleventh Street to permit construction of a duplex and laneway house. The Committee noted that the proposal is a good use of the site, and would be consistent with other projects in the neighbourhood. MOVED and SECONDED THAT the Land Use and Planning Committee direct staff to proceed with the processing of the rezoning application for 229 Eleventh Street as outlined in the report dated March 6, CARRIED. All members of the Committee present voted in favour of the motion. R-3 April 18, 2017 Advisory Planning Commission Report Eleventh Street David Guiney, Senior Planning Analyst, summarized the report dated April 18, 2017, regarding a rezoning application that has been received for 229 Eleventh St to rezone from Single Detached Dwelling Districts to a Comprehensive Development District (CD zone) to build a two-storey, side-by-side duplex at the front of the property and a laneway house at the rear of the property facing onto Shaw Street. In response to questions from the Commission, Mr. Guiney provided the following information: This project has been brought forward with the understanding that the dwellings will be stratified in order that there is a budget for maintenance; The City is not setting a precedent in allowing this laneway house to be stratified; The developer is working with a landscape architect to ensure that the landscaping will be attractive from the street; A proposal for trees to be added to the street has not been received with this application but it is within the mandate of the APC to include a provision for this; Minute Extracts 229 Eleventh Street Bylaw No. 7915, 2018 Page 1 Doc #

11 There is parking space for three cars within the proposal; and, This application was reviewed with the draft design guidelines in mind and it complies with almost all the draft guidelines apart from the ratio of upper floor to lower floor and setback requirements. Heather Davidson, Heather Davidson Design, provided a PowerPoint presentation outlining details and drawings of the project and the associated landscaping. In response to questions from the Commission, Ms. Davidson provided the following information: Relations between neighbours have been planned for in that the passageways from front to back and for access to waste containers have been made purposely wider; Focus was placed on green space at the back for the laneway house, but it could be possible to increase the green space available by extending the landscaping at the front (at letter F on plans shown to the Commission); The future owners of the laneway house could turn the garage into living space, providing they do not prevent the ability to park in the space; and, The rooms that are located next to the parking spaces on the side of the laneway house are the living space and the garage. Rick Vugteveen, Resident and member of Yes in New West, spoke in favour of the proposal and the design that has been incorporated, yet expressed concerns regarding the laneway house, noting that there is potential for greater FSR within this design, allowing for a larger space for a single-family dwelling at lower cost. Bibiana Lomperd, Resident, expressed concern about the proximity of the waste and recycling containers to the location of the laneway house. In response to questions and comments from Mr. Vugteveen and Ms. Lomperd, and the Commission, Mr. Guiney provided the following information: Looking at the truncation in the design of the laneway house may address the need for further volume; The reason that the laneway house is located in the centre of the rear of the property is to give more convenient, equal, and direct access to the entrances of the duplex. The layout of the houses on the property comes from the need to address the challenges of fitting in all the buildings, the landscaping and adequate parking. The Commission acknowledged the concerns from the public and noted the following comments: The Commission commended the architects and City for design; The proposal appears to address the City s Family Friendly housing policy; Appreciation was expressed for the City and Developer s efforts in having the first Laneway project move forward in the City of New Westminster, however the Minute Extracts 229 Eleventh Street Bylaw No. 7915, 2018 Page 2 Doc #

12 livable space of the laneway house in this development appears to be very limited and lacking in privacy; Appreciation was expressed for development of this property, that has been empty for such a length of time; It may be appropriate to allow more density for this laneway house development, through height, for instance; and, The Eleventh Street streetscape could be improved upon with an increase of trees and improvements could be made to the streetscape on Shaw Street. MOVED and SECONDED THAT the following on-table correspondence regarding 229 Eleventh Street be received for information: from Rick Vugteveen, dated April 18 th THAT the application for the Rezoning at 229 Eleventh Street be accepted but, in this specific case, encourage the City to work with the Developer to: increase massing; and seek ways to apply a more relaxed use of the existing draft laneway house guidelines CARRIED. All members of the Commission present voted in favour of the motion. R-4 November 6, 2017 Land Use and Planning Committee Report Eleventh Street: Proposed Rezoning to CD Zone to Permit Construction of a Duplex and Laneway House - Consideration of Bylaw for First and Second Readings In response to questions from the Committee, Mr. Rupinder Basi and Mr. David Guiney provided the following information: The construction is predicted to affect the roots of the trees on the neighbouring property, and a tree replacement plan has been approved by the City arborist to protect the affected trees; An from the owner of the neighbouring property has been received indicating that they have been informed and have given approval of the tree replacement plan. The Committee requested that the Council report in reference to this property specify that the neighbour has been informed of the tree replacement plan and has given their approval. Minute Extracts 229 Eleventh Street Bylaw No. 7915, 2018 Page 3 Doc #

13 MOVED and SECONDED THAT the Land Use and Planning Committee recommend that Council consider Zoning Amendment Bylaw No. 7915, 2017 to rezone 229 Eleventh Street from Single Detached Residential Districts (RS-1) to Comprehensive Development District (229 Eleventh Street) (CD-71) for First and Second Readings, and forward Bylaw to a Public Hearing on January 30, 2018 CARRIED. All members of the Committee present voted in favour of the motion. R-5 November 20, 2017 Regular Report Eleventh Street: Proposed Rezoning to CD Zone to Permit Construction of a Duplex and Laneway House - Bylaw for First and Second Readings THAT Council consider Zoning Amendment Bylaw No. 7915, 2017 to rezone 229 Eleventh Street from Single Detached Dwelling District (RS-1) to Comprehensive Development District (229 Eleventh Street) (CD-71) for First and Second Readings, and forward the Bylaw to a Public Hearing on January 29, ADOPTED BY CONSENT. Minute Extracts 229 Eleventh Street Bylaw No. 7915, 2018 Page 4 Doc #

14 R-2 R E P O R T Development Services To: Land Use and Planning Committee Date: 3/6/2017 From: Jackie Teed Acting Director of Development Services File: REZ00131 Item #: 12/2017 Subject: 229 Eleventh Street: Proposed Rezoning to CD Zone to Permi t Construction of a Duplex and Laneway House - Preliminary Report RECOMMENDATION THAT the Land Use and Planning Committee direct staff to proceed with the processing of the rezoning application for 229 Eleventh Street as outlined in this report. EXECUTIVE SUMMARY This report provides preliminary information on a rezoning application at 229 Eleventh Street. The applicant proposes to rezone to a Comprehensive Development District (CD zone) in order to build a two-storey side-by-side duplex at the front of the property and a laneway house at the back of the property, facing onto Shaw Street. The property would be stratified as three units. A custom zone based on the existing RT-1 Duplex zone would be created to allow the laneway house and a floor space ratio of PURPOSE This application would permit development of the subject property with a duplex and a laneway house. The purpose of this report is to request the Land Use and Planning Committee recommend staff proceed with processing the application.

15 City of New Westminster March 6, POLICY AND REGULATIONS 2.1 OCP Land Use Designation: (RBH) Residential Brow Of The Hill. This area will contain low density residential uses, including single detached houses, houses with a secondary suite, duplexes, churches, and may contain small scale local commercial uses such as home based businesses and corner stores. Carriage houses, detached townhouses, small lot houses, townhouses or row houses will be considered for existing vacant sites and sites which contain a structurally unsound or economically unfeasible single detached dwelling. As the proposal involves a duplex dwelling and a laneway house and the site is vacant it is in keeping with the OCP designation. 2.2 Zoning Bylaw: Existing Zone: Single Detached Dwelling Districts (RS-2). The intent of this district is to allow single detached dwellings in the Brow of the Hill and portions of the Downtown and Sapperton neighbourhoods. Proposed Zone: Comprehensive Development District (229 Eleventh Street) (CD-71). The intent of this district is to allow a two-storey side-by-side duplex and a laneway house at 229 Eleventh Street, with a total floor space ratio of The zone would differ from the RT-1 Duplex zone with respect to the third/laneway unit and the 0.65 FSR (0.60 permitted in the RT-1 zone). 3. BACKGROUND 3.1 Site Characteristics and Context: The neighbourhood around 229 Eleventh Street contains a mixture of single detached dwellings, low-rise and high-rise multi-family buildings and commercial and institutional uses on Twelfth Street. Directly across the street from the subject property are single family dwellings, a vacant lot and a high-rise multi-family building. Directly behind the subject property is a three-storey multi-family building. Next door, to the south, is a property with two single family dwellings, and next to that, a four-storey multi-family building. A map showing the area land uses is attached in Appendix 1. The subject property has a front-to-back cross-property grade difference of 9.75 metres/32 feet. The subject property fronts onto Shaw Street at the rear. While Shaw Street is the same width as a standard lane (6 metres/20 feet), and functions as a back lane for several abutting properties, there also are five single family houses that face the street. Agenda Item 12/2017

16 City of New Westminster March 6, The subject property has been vacant since 1989 and contains no trees. 4. PROJECT DESCRIPTION 4.1 Project Description: The applicant proposes to build a two-storey side-by-side duplex with kitchen, living and dining rooms on the ground floor and three bedrooms upstairs, plus a two-storey onebedroom laneway house facing onto Shaw Street at the rear. The three units would be stratified. A site plan and elevation drawings are contained in Appendix 2. Each unit will have a backyard with grass, some hard surfacing and some landscaping. Off-street parking would be at the rear, with each duplex unit having a single parking pad and the laneway house containing an attached single car garage. Parking for three bicycles near the rear of the property is proposed as is dedicated space for solid waste and recycling containers for each unit. The steep gradient of the property has been addressed by creating multiple levels on the property. There are steps and landings between the front sidewalk and the front door of the duplex units. The ground floor of the duplex is divided into two levels, with the back door being at a third level (see Site Plan and Grading Plan in Appendix 2). There are additional stairs from the back yards of the duplex units to the rear parking area and a raised landscaped terrace is at the rear of the duplex backyards (rendering in Appendix 2) as a way to soften the approximately 2.1 metre/7 foot elevation difference between the duplex back yards and the laneway house backyard. 4.2 Project Statistics: Site Size 605 sq. m./6,508 sq. ft. Site Frontage 12.8 m./42 ft. Floor Space Duplex: 0.502; laneway house: 0.144; Total 0.65 Ratio Units & Unit Mix Two 3-BR duplex units, 1-BR laneway house Site Coverage Duplex: 25.6%; laneway: 7.8%; Total 33.4% Parking Duplex: 1 parking pad each; laneway: attached single garage Building Height Duplex: 7.2 m./23.5 ft.; laneway: 4.5 m /14.82 ft. (midpoint); 6.3 m./20.57 ft. (peak) Agenda Item 12/2017

17 City of New Westminster March 6, DISCUSSION 5.1 Family-friendly Housing: While the gradient of the property precludes any accessibility for the mobility challenged, the three-bedroom duplex units would provide family-friendly housing and the small laneway unit of 66 sq. m./711 sq. ft. (note: the garage area is counted in the floor space ratio) provides housing choice. 5.2 Sustainability: Proximity To Transit Services Transit Service Normal Walking Distance Project Distance SkyTrain Station 800 m./2,625 ft. 1,045 m./3,430 ft. Frequent Transit Network 400 m./1,312 ft. 525 m./1,722 ft. The property is neither within normal walking distance of the Frequent Transit Network nor a SkyTrain station. 6. CONSULTATION Owing to the Brow of the Hill (BOTH) Residents Association (RA) infrequent meeting schedule, staff permitted the proposal to be presented at the BOTH RA meeting on March 2, 2017 (the next meeting is not scheduled yet but will likely not take place until May or June). If the Land Use and Planning Committee recommends that the application should proceed, the applicant will hold a Public Open House for the neighbours at the end of March and will go to the Advisory Planning Commission in April. If the application proceeds but undergoes significant change in the coming weeks, the applicant is aware that they will have to make a second presentation to the BOTH RA. 7. PROCESS 7.1 Application Review Process: Applicant Presentation to BOTH RA March 2, 2017 Preliminary Report to Land Use and Planning Committee March 6, 2017 Applicant Public Open House Applicant Presentation to Advisory Planning Commission for Formal Review Late March April 18, 2017 Agenda Item 12/2017

18 City of New Westminster March 6, Report to Land Use and Planning Committee Re: Consideration of First and Second Readings of Zoning Amendment Bylaw Council Consideration of First and Second Readings of Zoning Amendment Bylaw Public Hearing and Consideration of Third Reading of Zoning Amendment Bylaw May 1, 2017 May 15, 2017 June 26, INTERDEPARTMENTAL LIAISON The application has been reviewed by the multi-departmental Development Review Committee and circulated to all relevant Departments for comment. 9. OPTIONS The following options are presented for the Land Use and Planning Committee s consideration: 1. That the Land Use and Planning Committee direct staff to proceed with the processing of the rezoning application for 229 Eleventh Street as outlined in this report. 2. That the Land Use and Planning Committee provide staff with alternative direction. Staff recommends Option 1. ATTACHMENTS Attachment 1: Neighbourhood Land Use Attachment 2: Site Plan and Elevation Drawings This report has been prepared by: David Guiney, Senior Planning Analyst This report was reviewed by: John Stark, Acting Manager of Planning Agenda Item 12/2017

19 City of New Westminster March 6, Jackie Teed Acting Director of Development Services Agenda Item 12/2017

20 Attachment 1 Neighbourhood Land Use

21 Light yellow is low-density uses (mostly single family), yellowish-green is multi-family (low- and high-rise), grey is light industrial, red is commercial (the red properties at 1010A Third Ave and 233 Ninth St. are mistakenly labelled, they are actually single family dwellings), green is civic and institutional.

22 Attachment 2 Site Plans and Elevation Drawings

23

24

25 Duplex Elevations

26 Laneway House Elevations

27 R-3 City of New Westminster R E P O R T DEVELOPMENT SERVICES DEPARTMENT To: Members of the New Westminster Advisory Planning Commission Date: April 18, 2017 From: Planning Division File: REZ00131 Subject: 229 Eleventh Street Application to rezone from Single Detached Dwelling Districts (RS-2) to Comprehensive Development District (229 Eleventh Street) (CD-71) PURPOSE The City of New Westminster has received an application to rezone the property at 229 Eleventh Street from Single Detached Dwelling Districts to a Comprehensive Development District (CD zone) in order to build a two-storey, side-by-side duplex at the front of the property and a laneway house at the rear of the property facing onto Shaw Street. The purpose of this report is to seek a recommendation from the Advisory Planning Commission on this application. POLICY AND REGULATIONS Applicant: Designer: Landscape Architect: Official Community Plan Land Use Designation: Existing Zoning: Kaba Homes, Cindy Bhatti Asit Biswas, Maple Building and Design Heather Davidson Design Residential Brow of the Hill (RBH) Single Detached Dwelling Districts (RS-2) Site Characteristics and Context The area nearby to 229 Eleventh Street contains a variety of residential land uses, including single detached dwellings, duplexes, multi-family low rise and high-rise buildings, commercial properties and light industrial properties. A number of properties 7

28 have been vacant for extended periods. A map showing the area land use categories is attached in Appendix 1. The topography of the neighbourhood is quite hilly. The subject property has a front-toback cross-property grade difference of 9.75 metres/32 feet. The subject property fronts onto Shaw Street at the rear. While Shaw Street is the same width as a standard lane (6 metres/20 feet), and functions as a back lane for several abutting properties, there also are five single detached dwellings that face the street. The subject property has been vacant since Existing Official Community Plan (OCP) Land Use Designation Residential Brow Of The Hill (RBH). This area will contain low density residential uses, including single detached houses, houses with a secondary suite, duplexes, churches, and may contain small scale local commercial uses such as home based businesses and corner stores. Carriage houses, detached townhouses, small lot houses, townhouses or row houses will be considered for existing vacant sites and sites which contain a structurally unsound or economically unfeasible single detached dwelling. Draft Official Community Plan Land Use Designation Residential Ground Orineted Infill Housing This area includes single detached dwellings which may also include a secondary suite and/or a detached accessory unit, single detached dwellings on a compact lot, duplexes, triplexes, quadruplexes, cluster houses and other equivalent housing forms. This designation has been applied to areas with an existing mix of single detached dwellings and low-rises. The new housing forms permitted in this designation are meant to complement the existing mix of housing forms. Although the proposal is a unique three-dwelling-unit form of housing, it does involve a duplex dwelling, a laneway house and a vacant site and is considered to be in keeping with both the existing and draft OCP designations. Zoning Bylaw Existing Zone: Single Detached Dwelling Districts (RS-2). The intent of this district is to allow single detached dwellings in the Brow of the Hill and portions of the Downtown and Sapperton neighbourhoods. Proposed Zone: Comprehensive Development District (229 Eleventh Street) (CD-71). The intent of this district is to allow three stratified dwelling units in the form of a twostorey, side-by-side duplex and a laneway house at 229 Eleventh Street, with a total floor space ratio of The zone would differ from the RT-1 Duplex zone primarily with respect to the third/laneway unit and the 0.65 FSR (0.60 permitted in the RT-1 zone). Due 8

29 to the extreme grade of the property some variances to the retaining wall regulations would also be incorporated into the zone. PROPOSAL The applicant proposes to build a two-storey, side-by-side duplex with kitchen, living and dining rooms on the ground floor and three bedrooms upstairs, plus a two-storey onebedroom laneway house facing onto Shaw Street at the rear. The three units would be stratified. A site plan and renderings of various elevations are contained in Appendix 2. Each unit will have a backyard with grass, some hard surfacing and some landscaping. Off-street parking would be at the rear, with each duplex unit having a single parking pad and the laneway house containing an attached single car garage. Parking for three bicycles near the rear of the property is proposed as is dedicated space for solid waste and recycling containers for each unit. The steep gradient of the property has been addressed by creating multiple levels on the property. There are steps and landings between the front sidewalk and the front door of the duplex units. The ground floor of the duplex is divided into two levels, with the back door being at a third level (see Site Plan and Grading-Site Section in Appendix 2). There are additional stairs from the back yards of the duplex units to the rear parking area and a raised landscaped terrace is at the rear of the duplex backyards (rendering in Appendix 2) as a way to soften the approximately 2.1 metre/7 foot elevation difference between the duplex back yards and the laneway house backyard. Project Statistics: Site Size 605 sq. m./6,508 sq. ft. Site Frontage 12.8 m./42 ft. Floor Space Ratio Duplex: 0.502; laneway house: 0.144; Total 0.65 Units & Unit Mix Two 3-BR duplex units, 1-BR laneway house Site Coverage Duplex: 25.6%; laneway: 7.8%; Total 33.4% Parking Duplex: 1 parking pad for each unit; laneway: attached single garage Building Height Duplex: 7.2 m./23.5 ft.; laneway: 4.5 m /14.82 ft. (midpoint); 6.3 m./20.57 ft. (peak) 9

30 SITE MAP DISCUSSION Density/Site Coverage/Massing The characteristics of the buildings yield a total massing that often would be less than a duplex built with maximum accessory site coverage. While the total floor space ratio (0.65) is slightly more than the standard duplex FSR (0.60), the total site coverage of all three dwelling units (33.4 percent) is less than the 40 percent site coverage allowed for a duplex. The proposed attached accessory site coverage of 5.4 percent is slightly more than half what is allowed in the RT-1 duplex zone (10 percent). Because the laneway house is a third independent dwelling unit, and not an accessory building, there will be no detached accessory site coverage (10 percent site coverage is allowed in the RT-1 zone). The laneway house height, if measured as a detached accessory structure, is only 3 ft./0.9 m. higher than a garage could be for a duplex (or single detached) site. Considered together, the floor space, site coverage and building heights of all structures on the site would make for a smaller total massing than would a duplex built to the maximum with a maximum size detached garage. Family Friendly Housing While the gradient of the property precludes any accessibility for the mobility challenged, the three-bedroom duplex units would provide family-friendly housing and the small laneway unit of 66 sq. m./711 sq. ft. (note: the garage area is counted in the floor space ratio) provides housing choice. 10

31 Sustainability Proximity To Transit Services Transit Service: Normal Walking Distance: Project Distance: SkyTrain Station 800 m./2,625 ft. 1,045 m./3,430 ft. Frequent Transit Network 400 m./1,312 ft. 525 m./1,722 ft. The property is not within normal walking distance of the SkyTrain or the Frequent Transit Network. PROCESS The following steps have been completed in the development review process: 1. Presentation to Brow of the Hill Residents Association (March 2, 2017) 2. Preliminary Report to Land Use and Planning Committee (March 5, 2017) 3. Applicant Public Open House (March 29, 2017). The following steps still need to be completed in the application review process: 4. Report to Advisory Planning Commission (April 18, 2017) 5. Report to Land Use and Planning Committee for Recommendations to Council 6. Report to Council for Consideration of First and Second Readings of Zoning Amendment Bylaw 7. Public Hearing and Consideration of Third Reading 8. Final Adoption 11

32 Attachment 1 - Land Use Category Map Yellow is single family oir duplex, Yellowish-green is multi-family, Red is commercial (the red properties at 1010A Third Ave and 233 Ninth St. are mistakenly labelled commercial. They are actually single family), Green is Instituional and Grey is Light Industrial 12

33 Attachment 2 Site Plan, Grading Plan & Renderings 13

34 14

35 15

36 16

37 17

38 R-4 R E P O R T Development Services To: Land Use and Planning Committee Date: 11/6/2017 From: Jackie Teed Acting Director of Development Services File: REZ00131 Item #: 67/2017 Subject: 229 Eleventh Street: Proposed Rezoning to CD Zone to Permit Construction of a Duplex and Laneway House - Consideration of Bylaw for First and Second Readings RECOMMENDATION THAT the Land Use and Planning Committee recommend that Council consider Zoning Amendment Bylaw No. 7915, 2017 to rezone 229 Eleventh Street from Single Detached Residential Districts (RS-1) to Comprehensive Development District (229 Eleventh Street) (CD-71) for First and Second Readings, and forward the Bylaw to a Public Hearing on January 30, EXECUTIVE SUMMARY This report provides information on a rezoning application at 229 Eleventh Street. The applicant proposes to rezone to a Comprehensive Development District (CD zone) in order to build a two-storey, side-by-side duplex at the front of the property and a laneway house at the rear of the property, facing onto Shaw Street. The property would be stratified as three units. A custom zone based on the existing RT-1 Duplex zone would be created to allow the laneway house and a floor space ratio of PURPOSE The purpose of this report is to gain Land Use and Planning Committee approval to forward Zoning Amendment Bylaw No. 7915, 2017 to Council for First and Second Readings and to request Council forward the Bylaw to a Public Hearing on August 28, 2017.

39 City of New Westminster November 6, POLICY AND REGULATIONS 2.1 Official Community Plan Land Use Designation (RGO) Residential Ground Oriented Infill Housing. The purpose of this designation is to allow a mix of ground oriented infill housing forms which are complementary to the existing neighbourhood character. Units can be attached, detached or a combination of the two. Principal forms and uses include single detached dwellings, single detached dwellings on a compact lot, duplexes, triplexes, quadriplexes, cluster houses, townhouse, rowhouses and other equivalent ground oriented housing forms. As the proposal involves three ground oriented units it is in keeping with the OCP designation. 2.2 Zoning Bylaw Existing Zone: Single Detached Residential Districts (RS-1). The intent of this district is to allow single detached dwellings, secondary suites and laneway or carriage houses in residential neighbourhoods. Proposed Zone: Comprehensive Development District (229 Eleventh Street) (CD-71). The intent of this district is to allow a two-storey side-by-side duplex and a laneway house at 229 Eleventh Street, with a total floor space ratio of The zone would differ from the RT-1 Duplex zone with respect to the third/laneway unit and the 0.66 FSR (0.60 FSR is permitted in the RT-1 zone). 3 BACKGROUND 3.1 Site Characteristics and Context The neighbourhood around 229 Eleventh Street contains a mixture of single detached dwellings, low-rise and high-rise multi-family buildings and commercial and institutional uses on Twelfth Street. Directly across the street from the subject property are single detached dwellings, a vacant lot and a high-rise multi-family building. Directly behind the subject property is a three-storey, multi-family building. Next door, to the south, is a property with two single detached dwellings, and next to that, a four-storey multi-family building. A map showing the area land uses is attached in Appendix 2. The subject property has a front-to-back cross-property grade difference of 9.75 metres/32 feet. The subject property fronts onto Shaw Street at the rear. While Shaw Street is the same width as a standard lane (6 metres/20 feet), and functions as a back lane for several abutting properties, there are also five single detached houses that face the street. Agenda Item 67/2017

40 City of New Westminster November 6, The subject property has been vacant since 1989 and contains no trees. There are three trees next door at 227 Eleventh Street close to the property line that would not survive the development at 229 Eleventh Street. A proposed Tree Removal and Replacement Plan has been approved by the City Arborist. 4. PROJECT DESCRIPTION 4.1 Project Description The applicant proposes to build a two-storey, side-by-side duplex with kitchen, living and dining rooms on the ground floor and three bedrooms upstairs, plus a two-storey, one-bedroom Laneway house facing onto Shaw Street at the rear. The three units would be stratified. A site plan and elevation drawings are contained in Appendix 2. Each unit will have a backyard with grass, some hard surfacing and some landscaping. Off-street parking would be at the rear, with each duplex unit having a single parking pad and the laneway house containing an attached single car garage. Parking for three bicycles near the rear of the property is proposed as is dedicated space for solid waste and recycling containers for each unit. The steep gradient of the property has been addressed by creating multiple levels on the property. There are steps and landings between the front sidewalk and the front door of the duplex units. The ground floor of the duplex is divided into two levels, with the back door being at a third level (see Site Plan and Grading Plan in Appendix 1). There are additional stairs from the back yards of the duplex units to the rear parking area and a raised landscaped terrace is at the rear of the duplex backyards (rendering in Appendix 1) as a way to soften the approximately 2.1 metre/7 feet elevation difference between the duplex back yards and the laneway house backyard. 4.2 Project Statistics Site Size 605 sq. m./6,508 sq. ft. Site Frontage 12.8 m./42 ft. Floor Space Ratio Duplex: 0.502; laneway house: 0.155; Total 0.66 Units & Unit Mix Two 3-BR duplex units, One 1-BR Laneway house Site Coverage Duplex: 25.6%; Laneway: 8.4%; Total 34% Parking Duplex: 1 parking pad each; Laneway: attached single garage Building Height Duplex: 7.2 m./23.5 ft.; Laneway: 4.5 m /14.82 ft. (midpoint); 6.3 m./20.57 ft. (peak) Agenda Item 67/2017

41 City of New Westminster November 6, DISCUSSION 5.1 Family-friendly Housing The three-bedroom duplex units would provide family-friendly housing and the small laneway unit of 94 sq. m./1,010 sq. ft. (note: the garage area is counted in the floor space ratio) provides for affordability and housing choice. The proposed development has a floor space ratio of 0.66 FSR and site coverage of 34% of the lot. This density and floor space ratio is expected for this form of development and is lower than other existing townhouse zones and slightly higher than duplex developments. Infill projects of this type and density are supported in this neighbourhood by existing City policy. 5.2 Sustainability Proximity To Transit Service Transit Service Normal Walking Distance Project Distance SkyTrain Station 800 m./2,625 ft. 1,045 m./3,430 ft. Frequent Transit Network 400 m./1,312 ft. 525 m./1,722 ft. The property is neither within normal walking distance of the Frequent Transit Network nor a SkyTrain station. 5.3 Energy Efficient Construction Following discussion with the City s Community Energy Manager the applicant has agreed to construct a house design that will achieve 20 percent or greater energy performance as compared to minimum B.C. Building Code standards as well as potential ENERGY STAR performance. Staff expect that this project will exceed Step Code Level 2 with Level 3 being within reach. 6. PROCESS 6.1 Application Review Process Applicant Presentation to Brow of the Hill Residents Association March 2, 2017 Preliminary Report to Land Use and Planning Committee March 6, 2017 Applicant Public Open House March 29, 2017 Applicant Presentation to Advisory Planning Commission for Formal Review April 18, 2017 Agenda Item 67/2017

42 City of New Westminster November 6, Report to Land Use and Planning Committee Re: Consideration of First and Second Readings of Zoning Amendment Bylaw Council Consideration of First and Second Readings of Zoning Amendment Bylaw Public Hearing and Consideration of Third Reading of Zoning Amendment Bylaw November 6, 2017 November 20, 2017 January 30, Public Consultation The application has been presented to the Brow of the Hill Residents Association (BOTH RA) and to the applicant s neighbours at a separate public open house. Both the residents association and the neighbours in attendance were generally supportive of the project (feedback from the BOTH RA is attached in Appendix 3). In response to concerns expressed about the appearance of the duplex at these meetings, the applicant revised the design of the roof and upper floor. The application was also presented to the Advisory Planning Commission (APC) which voted unanimously in support of the application but asked that the size of the laneway house be increased. In response, the applicant did increase the size of the laneway house so as to make the layout more livable. The APC minutes are attached in Appendix ADOPTION AND SERVICING REQUIREMENTS The applicant has committed to paying all associated fees and deposits prior to adoption of the Zoning Amendment Bylaw. 8. INTERDEPARTMENTAL LIAISON The Engineering Department has reviewed the application and provided the applicant with a list of requirements, all of which the applicant has agreed to meet. The City Arborist has approved a Tree Removal and Replacement Plan. Discussion with the Community Energy Manager has resulted in the applicant agreeing to a higher energy efficiency construction standard than required by the Building Code. Agenda Item 67/2017

43 City of New Westminster November 6, OPTIONS The following options are presented for the Land Use and Planning Committee s consideration: 1. That the Land Use and Planning Committee recommend that Council consider Zoning Amendment Bylaw No. 7915, 2017 to rezone 229 Eleventh Street from Single Detached Residential Districts (RS-1) to Comprehensive Development District (229 Eleventh Street) (CD-71) for First and Second Readings, and forward the Bylaw to a Public Hearing on January 30, That the Land Use and Planning Committee provide staff with alternative direction. Staff recommends Option 1. ATTACHMENTS Attachment 1: Site Plan and Elevation Drawings Attachment 2: Neighbourhood Land Use Map Attachment 3: Brow of the Hill Residents' Association Feedback Attachment 4: APC Minutes April 18, 2017 Attachment 5: Bylaw No. 7915, 2017 This report has been prepared by: David Guiney, Senior Planning Analyst This report was reviewed by: John Stark, Acting Manager of Planning Jackie Teed Acting Director of Development Services Agenda Item 67/2017

44 Attachment 1 Site Plan and Elevation Drawings

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47 Duplex Elevations

48 Laneway House Elevations

49 Attachment 2 Neighbourhood Land Use

50 Light yellow is low-density uses (mostly single family), yellowish-green is multi-family (low- and high-rise), grey is light industrial, red is commercial (the red properties at 1010A Third Ave and 233 Ninth St. are mistakenly labelled, they are actually single family dwellings), green is civic and institutional.

51 Attachment 3 Brow of the Hill Residents Association Feedback

52 On Sun, Mar 19, 2017 at 2:43 PM, Brow Of The Hill wrote: TO: Cindy Bhatti & Heather, Davidson CC: Mike Watson, CNW Thank you for attending the March 2nd Brow of the Hill Resident s Association meeting to present your proposal for 229 Eleventh Street. I thought it would be helpful to have written documentation of the feedback provided. This feedback can also be passed along to city committees as your project progresses. The consensus amongst our Resident's Association is that your development is a welcome revitalization of a long vacant lot. The modest density should fit in nicely while providing more diverse housing options for families. Below is a list of feedback from the meeting, most of which centred on how the design might be tweaked to better confirm to the desired craftsman style: The home appears boxy when compared to traditional designs. Consider a 2 ½ story design that breaks down the bulk of the top floor by using a pitched roofline with dormers. This would be in keeping with both direct neighbours and other nearby homes. The height of an extra floor could allow for the home to be narrowed slightly, resulting in lower site coverage or even a front and back design. Older homes nearby should be used as guidelines on siting and proportions (variances provided as necessary). In particular, many homes in the area have modest front setbacks. The option of a smaller front setback would provide additional backyard space and separation from the laneway home. It may also present different opportunities to work with the extreme slope of the site. For example, a 3 story home may have the second story walk out to the backyard given the height difference. Consider alternatives to the symmetrical second floor bay windows, which are more typical of new construction. Asymmetrical design elements may help reinforce a traditional design vs. a mirror image duplex appearance. The lower level front porch is appreciated. For the upper floor look to older craftsman designs for precedents, such as covered sleeping porches. There was an openness to the possibility of a larger, family sized (i.e. 3 bedroom) laneway house, especially considering that it will be stratified and located on a named street. Parking requirements were considered to be a constraint. Creative solutions beyond the laneway home guidelines could be explored given that this proposal is treated differently than a single family home (i.e. perhaps tastefully incorporating garages into the unit?). Everyone liked the thought and detail of the terraced landscaping. Where possible align these terraces with the stonework of the neighbouring heritage home. I hope that this feedback is helpful. Your proposal is supported so these comments should be taken constructively. Our group looks forward to seeing your application progress and wish you the best with the project. Regards, Rick Vugteveen Vice President, Brow of the Hill Residents Association

53 Attachment 4 Advisory Planning Commission Meeting Minutes April 18, 2017

54 David Guiney, Senior Planning Analyst, summarized the report dated April 18, 2017, regarding a rezoning application that has been received for 229 Eleventh St to rezone from Single Detached Dwelling Districts to a Comprehensive Development District (CD zone) to build a two-storey, side-by-side duplex at the front of the property and a laneway house at the rear of the property facing onto Shaw Street. In response to questions from the Commission, Mr. Guiney provided the following information: This project has been brought forward with the understanding that the dwellings will be stratified; The City is not setting a precedent in allowing this laneway house to be stratified, as the nature of the project is more akin to a triplex than to a duplex with a laneway house; The developer is working with a landscape architect to ensure that the landscaping will be attractive from the street; A proposal for trees to be added to the street has not been received with this application but it is within the mandate of the APC to include a provision for this; There is one parking space for each of the three dwelling units; and, This application was reviewed with the draft laneway house design guidelines in mind and it complies with most of those guidelines. Heather Davidson of Heather Davidson Design provided a PowerPoint presentation outlining details and drawings of the project and the associated landscaping. In response to questions from the Commission, Ms. Davidson provided the following information: Relations between neighbours have been planned for in that the passageways from front to back and for access to waste containers have been made purposely wider; Focus was placed on green space at the back for the laneway house, but it could be possible to increase the green space available by extending the landscaping at the front (at letter F on plans shown to the Commission); The future owners of the laneway house could turn the garage into living space, providing they do not prevent the ability to park in the space; and, The rooms that are located next to the parking spaces on the side of the laneway house are the living space and the garage. Rick Vugteveen, Resident and member of Yes in New West, spoke in favour of the proposal and the design that has been incorporated, yet expressed concerns regarding the laneway house, noting that there is potential for greater FSR within this design, allowing for a larger space for a single-family dwelling at lower cost.

55 Bibiana Lomperd, Resident, expressed concern about the proximity of the waste and recycling containers to the location of the laneway house. In response to questions and comments from Mr. Vugteveen and Ms. Lomperd, and the Commission, Mr. Guiney provided the following information: The truncated roof design on the laneway house is due to the building envelope regulations for laneway house; The reason that the laneway house is located in the centre of the rear of the property is to give more convenient, equal, and direct access to the entrances of the duplex. The layout of the houses on the property comes from the need to address the challenges of fitting in all the buildings, the landscaping and adequate parking. The Commission acknowledged the concerns from the public and noted the following comments: The Commission commended the architects and the City for the design; The proposal appears to address the City s Family Friendly housing policy; Appreciation was expressed for the City and Developer s efforts in having the first Laneway project move forward in the City of New Westminster, however the livable space of the laneway house in this development appears to be very limited; Appreciation was expressed for development of this property, which has been vacant for so many years; It may be appropriate to allow the laneway house to have more floor space; and, The Eleventh Street streetscape could be improved upon with an increase of trees and improvements could be made to the streetscape on Shaw Street. MOVED and SECONDED THAT the following on-table correspondence regarding 229 Eleventh Street be received for information: from Rick Vugteveen, dated April 18 th THAT the application for the Rezoning at 229 Eleventh Street be accepted but, in this specific case, encourage the City to work with the Developer to: increase the size of the laneway house; and seek ways to apply a more relaxed use of the existing draft laneway house guidelines CARRIED. All members of the Commission present voted in favour of the motion.

56 Attachment 5 Bylaw 7915, 2017 Comprehensive Development Districts (229 Eleventh Street) (CD-71)

57 1071. Comprehensive Development District (229 Eleventh Street) (CD-71) The intent of this district is to allow a duplex dwelling and a detached dwelling unit at 229 Eleventh Street Permitted Uses The following uses and no others shall be permitted in the (CD-71) district: Duplex Detached Dwelling Unit The keeping of not more than four foster children in a duplex dwelling unit or more than eight child care children on a site Home based businesses Public utilities Women s transition houses Accessory buildings and uses provided that all accessory buildings and uses: If detached accessory buildings, a) shall not exceed one storey and i) in the case of a peaked roof, no portion of the roof shall exceed 4.57 metres (15 feet), or ii) in the case of a roof having a pitch of 4:12 or less, no part of the roof shall exceed 3.6 metres (12 feet); in each case measured from the finished floor of the detached accessory building. b) shall not be located in the required front yard; c) shall not be located closer than twice the width of the required side yard from the window of a habitable room on an adjoining site unless such window is above the roof line of such accessory building; d) shall be located not closer than 1.52 metres (5 feet) from any rear or side site line bounded by a street; e) shall not cover more than four percent (4%) of the site area; f) shall not be dormered; and g) shall be limited to one toilet fixture and one sink fixture and no other plumbing fixtures If attached accessory buildings, a) that are accessory greenhouses, decks, porches, or balconies shall be deemed to be accessory buildings;

58 Height b) shall not exceed one storey nor a height of 4.57 metres (15 feet) measured from the finished floor of such accessory building; c) shall not be located in the required front yard; d) shall not be located closer than twice the width of the required side yard from the window of a habitable room on an adjoining site, unless such window is above the roof line of the accessory building; e) shall be located not closer than 1.52 metres (5 feet) from any rear or side site line bounded by a street; f) shall not cover more than ten percent (10%) of the site area The height of the duplex building shall not exceed 7.62 metres (25 feet) The height of the detached dwelling unit shall not exceed 7 metres (22.97 feet) as measured from averaged, existing grade at the four corners of the building to the highest point of the building. Front Yard A front yard shall be provided of not less than 7.62 metres (25 feet). Rear Yard A rear yard shall be provided of not less than 1.83 metres (6 feet). Side Yard A side yard shall be provided on each side of the building of not less than ten percent (10%) of the width of the site. Site Coverage The duplex and detached dwelling unit, in total, shall not cover more than thirtyfive percent (35%) of the site area. Floor Space Ratio Despite the definition of Floor Space Ratio elsewhere in this Bylaw, for the purpose of this Schedule, floor space ratio means the numerical factor determined by measuring the horizontal cross-sectional area of the principal building to the outside of the outer walls of the building at each storey and determining the total of all such areas, excluding any area having a floor to ceiling height of 1.22 metres (4 feet) or less The floor space ratio for the duplex building shall not exceed a factor of The floor space ratio for the detached dwelling unit shall not exceed a factor of Projections Projections from the building are allowed in accordance with the relevant provisions of Sections to of this Bylaw.

59 Site Area and Site Frontage A site shall be not less than 603 square metres (6,491 square feet) in area and shall have a frontage of not less than metres (41 feet). Off-Street Parking Three off-street parking spaces shall be provided in accordance with the provisions of Section 150 of this Bylaw except that: Retaining Walls a) one parking space shall be provided in a garage attached to the detached dwelling unit, and b) two parking spaces shall be provided on parking pads Notwithstanding the retaining wall exemptions permitted elsewhere in this Bylaw, the following additional exemptions are permitted: a) Within 1.22 metres (4 feet) of a side lot line a retaining wall can be no higher than 2.44 metres (8 feet) b) Elsewhere on the property a retaining wall shall be no higher than 1.82 metres (6 feet) c) The distance between adjacent retaining walls which are approximately parallel shall be not less than 0.61 metres (2 feet).

60 R-5 R E P O R T Land Use and Planning Committee To: Mayor Coté and Members of Council Date: 11/20/2017 From: Land Use and Planning Committee File: REZ00131 Item #: 498/2017 Subject: 229 Eleventh Street: Proposed Rezoning to CD Zone to Permit Construction of a Duplex and Laneway House - Bylaw for First and Second Readings RECOMMENDATION The Land Use and Planning Committee recommends: THAT Council consider Zoning Amendment Bylaw No. 7915, 2017 to rezone 229 Eleventh Street from Single Detached Dwelling District (RS-1) to Comprehensive Development District (229 Eleventh Street) (CD-71) for First and Second Readings, and forward the Bylaw to a Public Hearing on January 29, EXECUTIVE SUMMARY This report provides information on a rezoning application that will see the construction of a two-storey duplex and a laneway house, for a total Floor Space Ratio of The Advisory Planning Commission has voted in support of the proposal. This report recommends that Council give the Rezoning Bylaw First and Second Readings and forward the bylaw to a Public Hearing on January 29, COMMENTS & ANALYSIS At its meeting held November 6, 2017, the Land Use and Planning Committee considered the attached staff report (see Attachment 1) and adopted the recommendation above. The Committee asked for confirmation the adjacent property owners had consented to the removal of two trees from the abutting property at 227 Eleventh Street that are located close

61 City of New Westminster November 20, to the shared side property line and would likely not survive the impact of the redevelopment. The related consent forms are attached to this report (see Attachment 2). OPTIONS 1. That Council consider Zoning Amendment Bylaw No. 7915, 2017 to rezone 229 Eleventh Street from Single Detached Dwelling District (RS-1) to Comprehensive Development District (229 Eleventh Street) (CD-71) for First and Second Readings, and forward the Bylaw to a Public Hearing on January 29, That Council provide staff with alternative direction. The Land Use and Planning Committee recommends Option 1. ATTACHMENTS Attachment 1: Report to LUPC Dated November 6, 2017 Attachment 2: Consent forms regarding tree removal on neighbours' property Attachment 3: Bylaw No. 7915, 2017 for 229 Eleventh Street This report was prepared by: David Guiney, Senior Planning Analyst This report was reviewed by: John Stark, Acting Manager of Planning Submitted on Behalf of the Land Use and Planning Committee Approved for Presentation to Council Jackie Teed Acting Director of Development Services Lisa Spitale Chief Administrative Officer Agenda Item 498/2017

62 Attachment 1 Report to LUPC Dated November 6, 2017

63 REPORT Development Services To: Land Use and Planning Committee Date: 11/6/2017 From: Jackie Teed Acting Director of Development Services File: REZ00131 Item # : 67/2017 Subject: 229 Eleventh Street: Proposed Rezoning to CD Zone to Permit Construction of a Duplex and Laneway House - Consideration of Bylaw for First and Second Readings RECOMMENDATION THAT the Land Use and Planning Committee recommend that Council consider Zoning Amendment Bylaw No. 7915, 2017 to rezone 229 Eleventh Street from Single Detached Residential Districts (RS-1) to Comprehensive Development Dist rict (229 Eleventh Street) (CD-71) for First and Second Readings, and forward the Bylaw to a Public Hearing on January 30, EXECUTIVE SUMMARY This report provides information on a rezoning application at 229 Eleventh Street. The applicant proposes to rezone to a Comprehensive Development District (CD zone) in order to build a two-storey, side-by-side duplex at the front of the prope rty and a laneway house at the rear of the property, facing onto Shaw Street. The property would be stratified as three units. A custom zone based on the existing RT-1 Duplex zone would be creat ed to allow the laneway house and a floor space ratio of PURPOSE The purpose of this report is to gain Land Use and Planning Com mittee approval to forward Zoning Amendment Bylaw No. 7915, 2017 to Council for First and Second Readings and to request Council forward the Bylaw to a Public Hearing on August 28, 2017.

64 City of New Westminster November 6, POLICY AND REGULATIONS 2.1 Official Community Plan Land Use Designation (RGO) Residential Ground Oriented Infill Housing. The purpose of this designation is to allow a mix of ground oriented inf ill housing forms which are complementary to the existing neighbourhood character. Units can be attached, detached or a co mbination of the two. Principal forms and uses include single detached dwellings, single detac hed dwellings on a compact lot, duplexes, triplexes, quadriplexes, cluster houses, townhouse, rowhouses and other equivalent ground oriented housing forms. As the proposal involves three ground oriented units it is in keep ing with the OCP designation. 2.2 Zoning Bylaw Existing Zone : Single Detached Residential Districts (RS-1). The intent of this district is to allow single detached dwellings, secondary suites and laneway or car riage houses in residential neighbourhoods. Proposed Zone: Comprehensive Development District (229 Eleventh Street) (CD-71). The intent of this district is to allow a two-storey side-by- side duplex and a laneway house at 229 Eleventh Street, with a total floor space ratio of The zone would differ from the RT-1 Duplex zone with respect to the third/laneway unit and the 0.66 FSR (0.60 FSR is permitted in the RT-1 zone). 3 BACKGROUND 3.1 Site Characteristics and Context The neighbourhood around 229 Eleventh Street contains a mixture of single detached dwellings, low-rise and high-rise multi-family buildings and commercial and institutional uses on Twelfth Street. Directly across the street from the subject property are single detached dwellings, a vacant lot and a high-rise multi-family buildi ng. Directly behind the subject property is a three-storey, multi-family building. Next d oor, to the south, is a property with two single detached dwellings, and next to that, a four-storey multi-family building. A map showing the area land uses is attached in Appendix 2. The subject property has a front-to-back cross-property grade difference of 9.75 metres/32 feet. The subject property fronts onto Shaw Street at the rear. While S haw Street is the same width as a standard lane (6 metres/20 feet), and functions as a back lane for several abutting properties, there are also five single detached houses that face the street. Agenda Item 67/2017

65 City of New Westminster November 6, The subject property has been vacant since 1989 and contains no trees. Th ere are three trees next door at 227 Eleventh Street close to the property line that would not survive the development at 229 Eleventh Street. A proposed Tree Removal and Replacement Plan has been approved by the City Arborist. 4. PROJECT DESCRIPTION 4.1 Project Description The applicant proposes to build a two-storey, side-by-side duplex with kitchen, living and dining rooms on the ground floor and three bedrooms upstairs, plus a two-s torey, one-bedroom Laneway house facing onto Shaw Street at the rear. The th ree units would be stratified. A site plan and elevation drawings are contained in Appendix 2. Each unit will have a backyard with grass, some hard surfacing and s ome landscaping. Off-street parking would be at the rear, with each duplex unit having a si and the laneway house containing an attached single car garage. ngle parking pad Parking for three bicycles near the rear of the property is proposed as isdedicated space for solid waste and recycling containers for each unit. The steep gradient of the property has been addressed by cre ating multiple levels on the property. There are steps and landings between the front sidewalk and the front door of the duplex units. The ground floor of the duplex is divided into two leve ls, with the back door being at a third level (see Site Plan and Grading Plan in Appendix 1 ). There are additional stairs from the back yards of the duplex units to the rear parking area and a raised landscaped terrace is at the rear of the duplex backyards (rendering in Appendix 1) as a way to soften the approximately 2.1 metre/7 feet elevation difference between the duplex back yards and the laneway house backyard. 4.2 Project Statistics Site Size 605 sq. m./6,508 sq. ft. Site Frontage 12.8 m./42 ft. Floor Space Ratio Duplex: 0.502; laneway house: 0.155; Total 0.66 Units & Unit Mix Two 3-BR duplex units, One 1-BR Laneway house Site Coverage Duplex: 25.6%; Laneway: 8.4%; Total 34% Parking Duplex: 1 parking pad each; Laneway: attached single garage Building Height Duplex: 7.2 m./23.5 ft.; Laneway: 4.5 m /14.82 ft. (midpoint); 6.3 m./20.57 ft. (peak) Agenda Item 67/2017

66 City of New Westminster November 6, DISCUSSION 5.1 Family-friendly Housing The three-bedroom duplex units would provide family-friendly housing and th e small laneway unit of 94 sq. m./1,010 sq. ft. (note: the garage area i s counted in the floor space ratio) provides for affordability and housing choice. The proposed development has a floor space ratio of 0.66 FSR and s ite coverage of 34% of the lot. This density and floor space ratio is expected for this form of development and is lower than other existing townhouse zones and slightly higher than duplex deve lopments. Infill projects of this type and density are s upported in this neighbourhood by existing City policy. 5.2 Sustainability Proximity To Transit Service Transit Service Normal Walking Distance Project Distance SkyTrain Station 800 m./2,625 ft. 1,045 m./3,430 ft. Frequent Transit Network 400 m./1,312 ft. 525 m./1,722 ft. The property is neither within normal walking distance of the Fr a SkyTrain station. equent Transit Network nor 5.3 Energy Efficient Construction Following discussion with the City s Community Energy Manager the applicant has agreed to construct a house design that will achieve 20 percent or greater en ergy performance as compared to minimum B.C. Building Code standards as well as po tential ENERGY STAR performance. Staff expect that this project will exceed Step Code Level 2 with Level 3 being within reach. 6. PROCESS 6.1 Application Review Process Applicant Presentation to Brow of the Hill Residents Association March 2, 2017 Preliminary Report to Land Use and Planning Committee March 6, 2017 Applicant Public Open House March 29, 2017 Applicant Presentation to Advisory Planning Commission for Formal Review April 18, 2017 Agenda Item 67/2017

67 City of New Westminster November 6, Report to Land Use and Planning Committee Re: Consideration of First and Second Readings of Zoning Amendment Bylaw Council Consideration of First and Second Readings of Zoning Amendment Bylaw Public Hearing and Consideration of Third Reading of Zoning Amendment Bylaw November 6, 2017 November 20, 2017 January 30, Public Consultation The application has been presented to the Brow of the Hill Residen ts Association (BOTH RA) and to the applicant s neighbours at a separate public open house. Both the residents association and the neighbours in attendance were generally supportive of the project (feedback from the BOTH RA is attached in Appendix 3). In respon se to concerns expressed about the appearance of the duplex at these meetings, the applicant revise d the design of the roof and upper floor. The application was also presented to the Advisory Planning Commission (APC) which voted unanimously in support of the application but asked that the size of t he laneway house be increased. In response, the applicant did increase the size of the laneway house so as to make the layout more livable. The APC minutes are attached in Appendi x ADOPTION AND SERVICING REQUIREMENTS The applicant has committed to paying all associated fees and deposits prior to adoption of the Zoning Amendment Bylaw. 8. INTERDEPARTMENTAL LIAISON The Engineering Department has reviewed the application and provided the appli list of requirements, all of which the applicant has agreed to meet. cant with a The City Arborist has approved a Tree Removal and Replacement Plan. Discussion with the Community Energy Manager has resulted in the a higher energy efficiency construction standard than required by the Buil pplicant agreeing to a ding Code. Agenda Item 67/2017

68 City of New Westminster November 6, OPTIONS The following options are presented for the Land Use and Planni ng Committee s consideration: 1. That the Land Use and Planning Committee recommend that Counc il consider Zoning Amendment Bylaw No. 7915, 2017 to rezone 229 Eleventh Street from Sing le Detached Residential Districts (RS-1) to Comprehensive Developme nt District (229 Eleventh Street) (CD-71) for First and Second Readings, and f orward the Bylaw to a Public Hearing on January 30, That the Land Use and Planning Committee provide staff with altern ative direction. Staff recommends Option 1. ATTACHMENTS Attachment 1: Site Plan and Elevation Drawings Attachment 2: Neighbourhood Land Use Map Attachment 3: Brow of the Hill Residents' Association Feedback Attachment 4: APC Minutes April 18, 2017 Attachment 5: Bylaw No. 7915, 2017 This report has been prepared by: David Guiney, Senior Planning Analyst This report was reviewed by: John Stark, Acting Manager of Planning Jackie Teed Acting Di rector of Development Services Agenda Item 67/2017

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76 Attachment 3 Brow of the Hill Residents Association Feedback

77 On Sun, Mar 19, 2017 at 2:43 PM, Brow Of The Hill wrote: TO: Cindy Bhatti & Heather, Davidson CC: Mike Watson, CNW Thank you for attending the March 2nd Brow of the Hill Resident s Association meeting to present your proposal for 229 Eleventh Street. I thought it would be helpful to have written documentation of the feedback provided. This feedback can also be passed along to city committees as your project progresses. The consensus amongst our Resident's Association is that your development is a welcome revitalization of a long vacant lot. The modest density should fit in nicely while providing more diverse housing options for families. Below is a list of feedback from the meeting, most of which centred on how the design might be tweaked to better confirm to the desired craftsman style: The home appears boxy when compared to traditional designs. Consider a 2 ½ story design that breaks down the bulk of the top floor by using a pitched roofline with dormers. This would be in keeping with both direct neighbours and other nearby homes. The height of an extra floor could allow for the home to be narrowed slightly, resulting in lower site coverage or even a front and back design. Older homes nearby should be used as guidelines on siting and proportions (variances provided as necessary). In particular, many homes in the area have modest front setbacks. The option of a smaller front setback would provide additional backyard space and separation from the laneway home. It may also present different opportunities to work with the extreme slope of the site. For example, a 3 story home may have the second story walk out to the backyard given the height difference. Consider alternatives to the symmetrical second floor bay windows, which are more typical of new construction. Asymmetrical design elements may help reinforce a traditional design vs. a mirror image duplex appearance. The lower level front porch is appreciated. For the upper floor look to older craftsman designs for precedents, such as covered sleeping porches. There was an openness to the possibility of a larger, family sized (i.e. 3 bedroom) laneway house, especially considering that it will be stratified and located on a named street. Parking requirements were considered to be a constraint. Creative solutions beyond the laneway home guidelines could be explored given that this proposal is treated differently than a single family home (i.e. perhaps tastefully incorporating garages into the unit?). Everyone liked the thought and detail of the terraced landscaping. Where possible align these terraces with the stonework of the neighbouring heritage home. I hope that this feedback is helpful. Your proposal is supported so these comments should be taken constructively. Our group looks forward to seeing your application progress and wish you the best with the project. Regards, Rick Vugteveen Vice President, Brow of the Hill Residents Association

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85 Attachment 2 Consent forms regarding tree removal on neighbours property

86 Personal Information Personal Information Personal Information Personal Information Personal Information Personal Information

87 Personal Information Personal Information Personal Information Personal Information Personal Information Personal Information Personal Information Personal Information