The Corporation of Delta COUNCIL REPORT Regular Meeting. File No.:

Transcription

1 The Corporation of Delta COUNCL REPORT Regular Meeting E.06 To: Mayor and Council File No.: LU From: Community Planning & Bylaws No.: 7598, 7599 Development Department Date: December 2, 2016 Official Community Plan Amendment, Rezoning, Development Variance Permit and Subdivision for Avenue (Malhi) The following report has been reviewed and endorsed by the Chief Administrative Officer. RECOMMENDATONS: A. THAT first reading be given to Official Community Plan Amendment Bylaw No B. THAT Bylaw No be confirmed as being consistent with the Current Financial Plan and the Liquid and Solid Waste Management Plans, as required by the Local Government Act. C. THAT second reading be given to Bylaw No D. THAT first and second readings be given to Zoning Amendment Bylaw No E. THAT the application for Development Variance Permit LU be received. F. THAT Bylaws No and 7599 and Development Variance Permit LU be referred to a Public Hearing. G. THAT the owners satisfy the following requirements as a condition of final consideration and adoption and permit issuance: 1. Enter into a Section 219 Restrictive Covenant for building design, tree retention and tree planting to the satisfaction of the Director of Community Planning & Development; 2. Enter into a Section 219 Restrictive Covenant to prohibit secondary suites; 3. Provide a landscaping and tree retention security in the amount of $8,000; and 4. Provide a tree planting security in the amount of $1,500.

2 Avenue (Malhi) LU Page 2 of 5 December 2, 2016 H. THAT the Mayor and Municipal Clerk be authorized to sign all documents pertaining to this development. PURPOSE: The purpose of this report is to present for Council's consideration Official Community Plan Amendment Bylaw No (Attachment A) and Zoning Amendment Bylaw No (Attachment B) to allow subdivision of the subject property at Avenue into two single family lots. A development variance permit is also requested. A location map is provided in Attachment C. BACKGROUND: Site Description and Context: This 958 m 2 (10,312 ft2) site is located at the intersection of 16 Avenue and 57 Street, near the entrance to the Beach Grove community and north of the Beach Grove Golf Course. t contains a single family dwelling which would be demolished. There are seven trees located at the rear of the subject site. The site is surrounded by single family dwellings around years old and there is multi-family housing located approximately 60 m (197 ft) to the west. Various commercial uses and transit services are located approximately 200 m (656 ft) to the west. The South Delta Recreation Centre is located approximately 260 m (853 ft) to the north. Council Policy: The Official Community Plan designation for this site is SFR Single Family Residential. This designation is intended for single family housing at a maximum density of 18 units per hectare (7 units per acre). While the majority of homes will likely be on lots of 550 m 2 (5,920 ft2) or larger, there are provisions for small lots, clustered detached housing, and duplex homes, especially in new planned areas and larger infill sites. The proposed subdivision would not be consistent with the SFR Single Family Residential designation so an amendment to SF nfill Single Family Residential is requested. This designation is intended for individual ground-oriented single family units at a density of 8-27 uph (3-11 upa) and intended to provide design flexibility in order that higher density single family dwellings can fit into existing single family neighbourhoods. DSCUSSON: Proposal: The owners are proposing to subdivide the subject property into two sin~le family lots and construct two new houses. The proposed house sizes are m (2,581 ft2) on Lot 1 and m 2 (2,378 ft2) on Lot 2. The proposed designs include attached garages but there would be no in-ground basements or secondary suites. An Official Community Plan amendment and rezoning are required to complete the subdivision and a development variance permit is also requested. A project data table is provided in Attachment D.

3 Avenue (Malhi) LU Page 3 of 5 December 2, 2016 Community Consultation: Section 475 of the Local Government Act requires that Council determine what organizations and authorities might be affected or have an interest in an Official Community Plan amendment and consult with them accordingly. The consultation process for this Official Community Plan amendment application was endorsed by Council at their August 15, 2016 Regular Meeting. A public notification letter about the proposal was sent on June 15, 2016 and a public notice sign was installed on the site on July 8, To date, comments from a neighbouring owner and another located approximately 320 m (1,050 ft) away have been received, expressing concern over parking, the impact on privacy and excessive density. The proposal illustrates that the minimum parking requirements of "Delta Zoning Bylaw No. 2750, 1977" have been met. Building designs were revised to ensure privacy for neighbours. While the majority of lots in the neighbourhood would be larger than the proposed lots, there are several other examples of similar-size lots within Beach Grove. Recent subdivisions on Morris Crescent feature lots of a similar size. Should any further comments be received, they will be provided to Council as on-table items. Official Community Plan Amendment: The owners have applied to change the designation for the subject property in the Tsawwassen Future Land Use Plan in Schedule D.1 of the Official Community Plan from SFR Single Family Residential to SF nfill Single Family Residential in order to allow the proposed density of 21 uph (8.5 upa). Rezoning: The owners wish to rezone their property RM1 Multiple Family (Duplex) Residential to RS6 Single Family (460 m 2 ) Residential on Lot 1 and RS8 Single Family (390 m 2 ) Residential on Lot 2. Lot 1 is proposed to be 511 m 2 (5,500 tr) in area and Lot 2 is proposed to be 442 m 2 (4,758 ft2) in area. Lot 1 would be 15.4 m (51 ft) in width, as measured at the front setback line. The frontage of Lot 1, however, would be 12.4 m (41 ft) following dedication of a 3 m (10ft) corner truncation. Both the width and frontage of Lot 2 would be 13.2 m (43 ft) (Attachment E). Residential lot frontages in the immediate area range from 15.2 m (50 ft) to 22.9 m (75 ft). The lot areas of residential properties in the surrounding vicinity, range from 439 m 2 (4,725 ft2) to 821 m 2 (8,837 ft2). The majority of properties between 16 Avenue and 16A Avenue on the block east of the subject property are 716 m 2 (7,707 ff) in area and 21.4 m (70 ft) in width (Attachment F). The proposed new lots would fall within the existing range of lot areas in the vicinity, however, they would be smaller than a majority of the lots in the surrounding area. The predominant residential zoning in the immediate area is RM1 Multiple Family (Duplex) Residential however, there are other properties in the Beach Grove neighbourhood that are zoned RS6 Single Family (460 m 2 ) Residential, RS7 Single Family (335 m 2 ) Residential and RS8 Single Family (390 m 2 ) Residential. The site is suited to densification given its proximity to major transportation routes, public transit, commercial services and community recreation facilities.

4 Avenue (Malhi) LU Page 4 of 5 December 2,2016 Development Variance Permit: A development variance permit is requested to vary Section 305 of "Delta Zoning Bylaw No. 2750, 1977" in order to reduce the minimum front setback averaging requirement for the principal structure on proposed Lot 2 from 7.3 m (24 ft) to 6.6 m (22 ft). The designs were revised during the review of this application to ensure that possible privacy concerns with respect to the neighbouring lot to the east have been addressed. Staff have no concerns with the requested variance. House Design: Beach Grove is a community that was planned in association with the Beach Grove Golf Club in the 1930s, but put on hold as a result of the Depression, and revived in the 1960s and 1970s following the opening of the Massey Tunnel. Many of the houses constructed during this era are simple, utilitarian bungalows or two-storey dwellings with low-pitched roofs and modest projections. Some houses in the neighbourhood, including the neighbour to the east, feature the open beam, low-sloped mid-century modern style adapted from the Californian Usonian and Mid-Century movements. The proposed building designs would feature modern, simple forms to echo the forms of surrounding residences. Elevations are included in Attachment G. The massing composition would feature a blend of strong vertical elements, complemented by longer horizontal planes, accented with simple detailing and roof canopies. Flat or minimally-pitched roof forms would be in keeping with this design aesthetic. Materials would include wood, stone, cementitious panelling and glass. Colours would be neutral and earth-toned. The designs would be a good fit with this established neighbourhood. The owners would be required to enter into a design covenant Secondary Suites: Secondary suites are not proposed in this development. A covenant prohibiting secondary suites would be required. Tree Retention, Removal, Replacement and Landscaping: There are seven trees located along the rear of the subject property and one tree on the neighbouring property which would all be retained; an $8,000 tree retention security would be required. An additional three trees would be planted as part of the landscaping so a $1,500 tree planting security would be required. A landscape plan is included in Attachment H. mplications: Financial mplications - The proposed development would generate an additional $4,500 in annual property tax revenue in Delta. nterdepartmental mplications - The owners would be required to comply with the development regulations as set out in "Delta Subdivision and Development Standards Bylaw No. 7162, 2015". ntergovernmental mplications - BC Archaeology Branch: The subject property is within 100 m (328 ft) of a known archaeological find site. According to provincial records there are, however, no known archaeological sites recorded on the subject

5 !,. i \ Avenue (Malhi) LU Page 5 of 5 December 2,2016 property. An archaeologist's report has been submitted with an evaluation of potential finds on the site. f any land-altering development is planned for the property, and if an archaeological site is encountered during development, activities must be halted and the owners and operators are 'required to notify the Archaeology Branch. CONCLUSON: The owners are seeking an Official Community Plan amendment, rezoning and development variance permit to allow subdivision of the subject property at Avenue into two single family residential lots and construction of two new houses with attached garages. t is recommended that Bylaws No and 7599.be given first and second readings. t is further recommended that Bylaws No and 7599 and Development Variance Permit LU be referred to a Public Hearing. ~ Jeff Day, P.Eng. Director of Community Planning & Development ~ 1 Department submission prepared by: Susan Elbe, Planner SE/nd ATTACHMENTS: A. Bylaw No B. Bylaw No C. Location Map D. Project Data E. Subdivision Plan F. Lot Frontage and Area Comparison Ma-p G. Elevations and Renderings H. Landscape Plan \1. ), r ~, r 1. l /' : j

6 Attachment A Page 1 of 3 THE CORPORATON OF DELTA BYLAW NO A Bylaw to amend "The Corporation of Delta Official Community Plan Bylaw No. 3950, 1985" WHEREAS the Council of The Corporation of Delta has adopted an Official Community Plan pursuant to Section 472 of the Local Government Act: NOW THEREFORE, the Municipal Council of The Corporation of Delta in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as "The Corporation of Delta Official Community Plan Bylaw No. 3950, 1985 Amendment (Malhi - LU007874) Bylaw No. 7598, 2016". 2. "The Corporation of Delta Official Community Plan Bylaw No. 3950, 1985", as amended, is hereby further amended by changing the land use designation of the lands outlined in bold and marked "Subject Property" on Schedule to this bylaw from SFR Single Family Residential to SF nfill Single Family Residential and amending the Tsawwassen Future Land Use Plan in Schedule 0.1 and the Tsawwassen Future Land Use Plan inset on the Future Land Use Plan in Schedule A accordingly.

7 Bylaw No Attachment A Page 2 of 3 READ A FRST time the READ A SECOND time the PUBLC HEARNG held the READ A TH RD time the day of 1 day of day of day of , 201., 201. FNALLY CONSDERED AND ADOPTED the day of Lois E. Jackson Mayor Robyn Anderson Municipal Clerk

8 Bylaw No Attachment A Page 30f AVE - o SCALE -- 50m This is Schedule to "The Corporation of Delta Official Community Plan Bylaw No. 3950, 1985 Amendment (Malhi - LU007874) Bylaw No. 7598, 2016" Legal: P..D Lot 26 District Lot 170 Group 2 New Westminster District Plan 19638

9 Attachment 8 Page 1 of 3 THE CORPORATON OF DELTA BYLAW NO A Bylaw to amend the "Delta Zoning Bylaw No. 2750, 1977" The Municipal Council of The Corporation of Delta in open meeting assembled, ENACTS AS FOLLOWS: 1. This bylaw may be cited for all purposes as "Delta Zoning Bylaw No. 2750, 1977 Amendment (Malhi - LU007874) Bylaw No. 7599,2016". 2. "Delta Zoning Bylaw No. 2750, 1977", as amended, is hereby further amended by rezoning the lands outlined in bold and marked "Subject Property" on the map attached hereto as Schedule "A" as follows: a) Lands within the area marked "RS6" to "RS6 Single Family (460 m 2 ) Residential"; and b) Lands within the area marked "RS8" to "RS8 Single Family (390 m 2 ) Residential" and by amending the "Delta Zoning Maps" referred to in Section 301 accordingly.

10 Bylaw No Attachment B Page 2 of 3 READ A FRST time the READ A SECOND time the PUBLC HEARNG held the READ A THRD time the day of day of day of day of , 201., 201. FNALLY CONSDERED AND ADOPTED the day of, 20. Lois E. Jackson Mayor Robyn Anderson Municipal Clerk

11 Bylaw No Attachment B Page 3 of 3 + RS6\RS 16 AVE - -- SCALE o 50m This is Schedule "A" to "Delta Zoning Bylaw No. 2750, 1977 Amendment (Malhi - LU007874) Bylaw No. 7599, 2016" Legal: P..D Lot 26 District Lot 170 Group 2 New Westminster District Plan 19638

12 Attachment C Page 1 of 1 Location Map G:CulTent DevelopmentLU FLESlU007LU007B74DrawlngsLU007B7LLoc.dwg, 6/ :31:40 AM

13 Project Data for Avenue (LU007874) Attachment D Page 1 of 2 Owners Kulwant and Rauni Malhi Applicant Kulwant Malhi Application Date' June 2,2016 Existing Regional Growth Strategy General Urban Designation OCP Designation: Schedule A R One and Two Unit Residential Schedule D.1 (Tsawwassen Area Plan) Maximum Allowable Density Density Development Permit Area Zoning SFR Single Family Residential 18 uph (7 upa) 10.5 uph (4.2 upa) n/a RM1 Multiple Family (Duplex) Residential No. of Lots 1 Lot Size 958 m L (10,312 ff) Lot Width Average Lot Depth Maximum House Size 25.6 m (84 ft) 33.5 m (110 ft) Permitted under RM1 Zone Single Family Dwelling: m 2 (3,579 ft2)* Proposed No change No change SF nfill Single Family Residential 27 uph (11 upa) 21 uph (8.5 upa) n/a Lot 1: RS6 Single Family (460 m 2 ) Residential Lot 2: RS8 Single Family (390 m 2 ) Residential 2 Lot 1: 511 m L (5,500 ff) Lot 2: 442 m 2 (4,758 ft2) *following road dedication Lot 1: 15.4 m (51 ft) Lot 2: 13.2 m (43 ft) Lot 1: 30.5 m (100 ft)* Lot 2: 33.5 m (110ft) *following road dedication and corner truncation Proposed under R56 and R58 Zones Lot 1: m L (2,581 ftl)* Lot 2: m 2 (2,378 ft2)* Secondary Suite Maximum No. of Storeys: Single Family Dwelling or Vertical Duplex Side-by-Side Duplex Duplex: m 2 (4,095 fe)* *n-ground basements not permitted in this area Yes (for single family dwelling only) 2Yz 1Yz No 2 n/a

14 Attachment D Page 2 of 2 Maximum Building Height Single Family Dwelling or Vertical Duplex to: Roof Ridge Mid-Roof or top of a flat roof Side-by-Side Duplex to: Roof Ridge Mid-Roof or top of a flat roof Maximum Building Site Coverage Maximum mpermeable Are'a Coverage Off-Street Parking: Single Family Dwelling Secondary Suite Variances Zoning Bylaw: Section 305 Front Setback Averaging Tree Retention, Removal and Replacement Trees to be Removed: 0 Trees to be Planted: 3 Trees to be Retained: 8 7 on-site and 1 off-site o municipal trees Street Trees One tree for every 9 m (30 ft) of street abutting the property Permitted under RM1 Multiple Zone 9.5 m (31 ft) 8.0 m (26 ft) 7.3 m (24 ft) 4.8 m (16 ft) 40% 60% 2 spaces (50% enclosed) 1 space Required Lot 2: 7.3 m (24 ft) Required o replacement trees based on 2 for 1 replacement Tree planting security Tree retention security Required $3,000 cash-in-lieu for 6 street trees ($500 per tree to cover costs for purchase, installation and establishment of trees) Proposed under RS6 and RS8 Residential Zones n/a Lots 1 and 2: 7.6 m (25 ft) to top of flat roof n/a 39.6% Lot 1: 49% Lot 2: 55% 2 spaces (50% enclosed) n/a Proposed Lot 2: 6.6 m (22 ft) Proposed n/a $1,500 $8,000 Proposed $3,000

15 Attachment E Page 1 of 1 EXlST. DWELL N ( 2 STOf?E't' ) LOT 2'1. ' -. fw' 43 ~ 56.-:.... i r L TOF LeGAL C L <l' 'l,- )C PROPOSED OHEl LC lci 5711 EXZST"6 D>rEl L im ( f S T1JirY ) til ). (J)~ Ow 0.:: ~g ~!, a:l '-All! 13.i2:1 Q) lj1-0.() ~: D-...;" f'j'1 ~ ~ ~. " '}. LOi DWELLNG 5721 ( 1 S TOREY x _ +,,'b... <> <> '" <:> <xi th A VENUE.. x ~'\. ". ><0;'> "..._.._... _.1..._.._.

16 Subject Property 16AAVE [78.fiji2] / J-. C/) " 1821 rn2j J 1716 rrfl 17j_6jJf] 1716 rrf 17Jfu'!fl 1716 m2] r 1716 rn nf m :1:ifl J 1716 m2l 1.0 o 'f26lm:21 SCALE - SOm Lot 1 Lot 2 E! ;... N ~ :; ~." 12.42!13.23 ~ 7[il12J ~ [V6JTf1 t'fufijf] tmrnrj AVE 7WJ!r [T16 m ffii12] 17Tfijl21!fErffi2] W r-- o ~ ~> Lrl 1581 rn rn21 u; «a:: ~ ;...J -0» W..o 1581 m m21 Lrl...J ~ _......W S coo c..~ o;tc:: ~3 en ~ 1581 rn m21 ~ c::: a co W......A" ~~...Jv ~"""""'" "Tl...J _ LO ~ 1581 m mzl 10 C'! u.. C) :\Current Development\LU FLES\LUOO7\LU007874\Drawings\LU007874_Lot Frontages and Areas.dwg, 11/24/201612:41:53 PM, SmithK

17 ~ - ' - : ' --=-' ;:~ -" - : :".&..!..:-:':'--...!:~ -.' m) 22'-4" T/Omain...Lacf U/S levef-2... dng i :l L.,"'.la. '11La JL... j.1i 'ik. 9 33m tlo prpt 15.52m) 11'.0" TO level2...f1qcr U/S levert-elng 12.17m) 0'.0" TO level1.. loor south elevatior east elevation cedar stone cedar panellzed composite siding vertca sdlrg panallzed compos~e, ding vertical siding panellzoo composite sldlrg cedar vertca sldlrg metal trim panellzed composite skllrg 9""00 guard metaltjim panellzed CornPOS~8 skiing g",ed gtjald metal trim cedar bltjsl1ed aluminum 18.97m) 22'-4" T/Omeill..!OOf U/S level 2 elng 15.52m) 11'.0' T /0 level21l00r U/S level 1 elng 12.17m) 0'-0" T/O level-llloor north elevation west elevation HOUSE 1 3/32'; 1'-0' (11 x 17) AVENUE LOT SUBDVSON Dandyk 'lj» w... com A4, ~~ o 3 Wollin dr -J, <-'. _ CD -- :J c..v... (j)

18 --"--~"'--~--~~-~~~-~--.~~ ml 22'-4" T/Omalo...coof -V.wuLo~ U/S levere-dng S.S2m11'-0" T/O level2.1l.c.or U/5evari... dng south elevation cedar blushed cedar stone aluminum panellzed composite siding vertical siding metal trim panellzed vertical sldlrg cedar soffit compos~e sldlrg panelized composite skllrg vertical Skjlng metal trim \ cedarsoffll 18.97m22'-4" T/Omain..roof panelized ccm)xlslte sld;,g g"",ed guard cedar ~~ 9"-'00 guard metal trim cedar stone par<>lzoo cedar composite skllrg metal1!1m UlS level 2 dng S.S2ml 11'-0" T/O levol2..floor U/S level 1 d ng 12,17ml 0'-0" TO level.j... loor north elevation west elevation HOUSE 2 3/32" = 1'-0" (11 x 17) AVENUE LOT SUBDVSON Oandyk -0):: ll;:::::: CO CD () A4. ~~ -::J Wollin '.11; - w... G)

19 Attachment G Page 3 of 3 z o (f) > o CO ~ (f) ~ 0- W a: ~ <i ~ w o z 8

20 \---, ~ ,/ House 1 (r.rer to site pilin survey for precise footprint revisions) HOUle 2 (refer to,ue pl_" su'vey ror preel,e footprint reylslom) _ LEGEND Clemri5Mmi1nd1tf1rbs n--rn",.,.,~ fti«11!o[a;oeed,... i NOTES." ~ N t. Contl.dor wtu vtflfy, dm~ /l slo n nd site eond~om. before PO;'tlfng v.-ivi wult, and report My dsutpandu loll. De~et' btlorepcoceecing. fjo"~ h&) tit madlil on bdwl orllle Conlnldot!of fab. to do Connctol' W bt lee:pondle b ytrlf)tlg and 5ta~ out 1M oeojtion of., ek1stng utdcs and 1tMce5. Conndor hl!! rv' ulhel a!t(all" notice belote ~ 3. Ored9ler is not le$fomj:le lor.caney of ~.y or eng'memg df... iogs. Refef 10 appropriatl drrmnl1f bejort pl'ocee4ng'lf... ut.. 4. Contradof dlall estabkh.. popttfy boundmlt,.w C'Omt'r,lakes,.rd w' be ruponstie for r.eslabrcslmg!hem ~theybtd5k1lbed. 5. Gonnctor shall n~fy ~u 4& hou. prio' 10 commenotltll!nt 01 WOfk 10 coordn\f h lpedion 5<he<Ues. 6. -Coondor loeonhm pij)"lc:lllayoulof.'~pe, OdplMlt'ngsy,(flDeslg\flbeknpooe:fltg. 7. Cons~c&on fjj5t eonform D... p~ C6dn andr~cons of... uhor1fft,nimg).mdlctloo. S. R.~g.1lKka1lon Of moh\maf\te 0' C<Mrud!ef1 vencu, s not pernibd on. ul1ltn 'Woved by tho Mmt ~... riei'\o.eonnctor ~/ be Upond!e for llly dll1uofi 10 ubsnoj l1eel$, ~twib, swdufu. and nyu. hh 10 ~rn..m cblog eolulr'ucton a' ltu projtd and maj 1~p!lr udl damage to he c.tlsldon 01 the O\mff and the 1Ta~ ' noaddo.sonacosl 10. Th,C«1ltador,upon.cce~oltllCQ'l.'Kt. numuc:ollllk!le rtsponsiblity 1dllblityfof... Jobal1e dng oourse 01 conrtuction,.nd v.q ~iwe pubc.. ~ and dtar... u of nuridpal roads n_ the l.:t. : ' A. <hwngs, ~ Od rdated dotultll!nls we t' COJYri!,tlt of fnt Do~ sod nusl be re~ d upon r~hl R~p'o6.d_ 01 ctr.w!g:l, 'pecikatton.s lind rebled docummb n v.toe Of '*t s bblddm ~ M!~. ~DfBVhll$... notlobelcwed.. markup by Jeremy Stam (Oandyk+Woltrn Architocts) 25 October REAL UFE GARDEN SOLUTlONS butls ws.net PROJECT NAME' PROJECT #. 16" Ave Kal Mahli ll.f.: ~: LANDSCAPE PLAN ' rnll..lawli.d'; ~ J.BUnS Apoll0,2016 ~ 118' = 1'-{)'