L P ZONING BYLAW REVIEW. Date: Monday, July 27,2015. Director of Community Planning & Development

Transcription

1 L P ZONING BYLAW REVIEW Date: Monday, July 27,2015 Location: Time: Annacis Room 4:15-5:15 pm Presentation: Jeff Day Director of Community Planning & Development Background Materials: Memorandum from the Director of Community Planning & Development dated July 23, 201 5

2 MEMORANDUM The Corporation of Delta Community Planning & Development To: From : Date: Subject: File No.: CC: Mayor & Council Jeff Day, P.Eng. Director of Community Planning & Development July 23,2015 July 27,2015 Council Workshop - Zoning Bylaw Review P13-08 George V. Harvie, Chief Administrative Officer In June 2015, two Workshops were held with Council, staff and representatives from CitySpaces Consulting, to discuss proposed key changes to the Zoning Bylaw. A third Council Workshop is scheduled for July 27, 2015 to address several items requiring further discussion. Specially, for the July 27,2015 Council Workshop, staff plan to present information on the following:. Recap of previous Council Workshops and decision points; Update on the July 8,2015 meeting with the Zoning Advisory Group comprised of representatives from the local development. community; Matters requiring further discussion such as floor area tabulation and current "exemptions" and secondary suites; Introduce additional proposed changes and seek Council direction; and Provide an update on the timeline and budget. A copy of the presentation material is provided in Attachment A. Jeff Day, P.Eng. Director of Community Planning & Development MS/jb/wl ATTACHMENT: A. Council Workshop Presentation G:\Cl.llrent Developm<7nt\P FILES\P13\P ZBL Revi~)w\Counc i l\june 22,20 15 Council Worl<shop\Councii Worl<shop Memo.docx July 23,20154:09;34 PM

3 Page 1 of 17 ZONING BYLAW Council Workshop The Corporation of Delta I July 27, 2015 Community Planning and Development Department Agenda i, c.n., ZON ~ Recap of previous workshop discussions Overview of meeting with Zon ing Advisory Group on July 8, 2015 Items for further discussion: - Tota l floor area and North Delta house cap - Secondary suites - RMl Duplex zone - Res idential parking (commercial veh icles and RVs ) - Watchmen dwell ing units Project timeline and budget ING BYLAW 1

4 Page 2 of 17 Recap of Previous Workshops June Workshop Council decision points on: - Genera l approach to updating the Zon ing Bylaw - Provisions proposed to remain intact - Organization, structure and format - Zone consolidation and labeling - Removal of frequently varied provisions: Front setback averaging Majority of specia l setbacks from roads zopmlg RYLAW 2

5 1 Attachment A Page 3 of 17 June 22, 2015 Workshop ~ Council decision points on: - Off-street parking (includ ing bike parki ng, electric veh icle charging, parking reduction along Scott Rd and cash-in-lieu increase for Ladner Village) - Landscaping - Adaptable dw elli ng units - Recycling areas '- Some f loor area provisions (including single car garages, attic ha lf storey, and high c'ei lings ) ~ ZOIIi NG BYlAW June 22, 2015 Workshop M ore discussion needed on: - Tota l f loor area Need for greater transparency Desire to be more inclusive of major spaces Avoid terminology about "exemptions)) - North De lta house cap vs. actua l house size - Accessory bu il ding size - Lot size criteria for secondary su ites 3

6 Page 4 of 17 Overview of Meeting with ZAG ~ loning BYLAW Overview of Meeting with ZAG Zon ing Advisory Group (ZAG ) created as informal sound ing board for discussion on proposed Zon ing Bylaw revisions Comprised of designers, arch itects, builders, surveyors and developers that work in Delta Second meeting held July 8, attendees ZO}Jl NG BYLAW 4

7 Page 5 of 17 Overview of Meeting with ZAG Areas of support: - Streamlining, reorganization and consolidation - Removing front yard average and special setbacks - Floor area exclusion for Y2 storey attic spaces (where no basement) - Updating duplex zone - Updating townhouse and multi-family zones - New landscape provisions L...ti:l ZON ING BYlAW ~- Overview of Meeting with ZAG Areas of support (can't): - Modernizing bylaw by adding, for example: Adaptable dwelling unit requirements Bike parking and electric vehicle charging Recycling areas - Simplifying requirements for parking spaces based on quantifiable common measurement - No negative feedback on increasing Ladner Village cash-in -lieu rate from $3,200 to $6,400 C:.n.l ZONING BYlAW ~. 5

8 Page 6 of 17 Overview of Meeting with ZAG Areas of concern and new topics raised: - Concern about limiting floor area exemption if only a single garage - Requested 42 m 2 garage exemption be increased - Suggested the proposed per unit floor area bonus for adaptable dwelling units be greater - Encouraged consideration of parking reductions not just on Scott Rd, but in relation to walkability and transit services in immediate area ZON ING BYLAW 11 " Overview of Meeting with ZAG I 1\ \1 Areas of concern and new topics raised (con't): - Increase width of driveway at curb from 6 m max. - Allow exemption for in-ground basements to extend under garages - Remove minimum lot size and lot width for a duplex in RMl zone 6

9 Page 7 of 17 ZAG Comment Staff Response Single car garage exemption Intent to encourage double garages; would not apply retroactively; 24m2 considered generous for one car Increase garage exemption 42m2 consistent with other municipalities and considered generous for double garage; owner can choose to have larger garage but would count in FSR Increase bonus floor area for adaptable units Under consideration Parking reductions in areas Under consideration, but may be difficult to find other than Scott Rd appropriate measurable criteria Increase driveway width Extend basement exemption under garage Remove minimum lot size and width for duplex 6m considered generous for double driveway; wider driveways disrupt sidewalks and reduce areas available for street parking and boulevard trees Basements are already large without additional floor area exclusion of 42m2 or greater in cases of three-car or larger garages Changes to RM1 zone will remove some barriers for duplexes; see decision point to follow re lot sizes Areas for Further Discussion Total floor area and North Delta house cap Secondary suites RMl Duplex zone Residential parking (commercial vehicles and RVs) Watchmen Dwelling Units r.-:if 1 ZOIIiNG BYLAW ~ 7

10 Page 8 of 17 Total Floor Area Calculation Maximum house size determined by Floor Space Ratio (FSR ) for the particular zone with a floor area "cap" in place in North Delta Excluded areas do not form part of the calculation of FSR for the purpose of determining zoning compliance, and so those amounts are in addition to the maximum floor area allowed on a lot Total area, including excluded areas, can be determined from plans Floor area exclusions apply to all building forms not just single family residential ZONING BYLAW Floor Space Ratio "Exclusions" Exclusion (Single Family) CURRENT Garage Accessory building In-ground basement (counts as Y2 storey) Crawl space Open balconies, open terraces, exterior steps PROPOSED NEW/REVISED Attic (counts as Y2 storey) Accessory building Square metres Square feet Total area of in-ground basement, except area under garage, but no greater than area of first floor Basement must be at least 50% in-ground Entire area, but must be less than 4 It in height Total area of attic, whether finished or unfinished Cannot receive exemption for both an attic and a basement Maximum building height still applies 10 (reduction from 20) 108 ZON ING BYLAW Nole: Olher exclusions apply 10 non single family/duplex e,g" communal laundry, slorag e areas, mechanical rooms, parking/loading areas, etc. I 8

11 Page 9 of 17 North Delta House Size "Cap" Introduced in 2003 in response to growing concerns about pace of redevelopment in North Delta and the size of new homes being built House cap is the lesser number of: - FSR calculated based on the zone and lot size - House cap for the zone (ranges from 240 m 2 to 330 m 2 [2,580 ft 2 to 3,550 ft2] for single family) Basements not common in North Delta prior to 2011 as they counted towards allowable floor area ZONING BYLAW In-ground Basements - History Allowing in-ground basements wa s recommendation of Housing Task Force as means to encourage secondary suites Based on research at the time, staff recommended that excluding entire area of basement (except under garage) was most practical approach Massing was addressed by requiring at lea st 50% below ground, calling basement a half storey, reducing maximum height from 10.5 m to 9.5 m, maintaining "cap" above ground, and design review ~ ZONING BYLAW '>J 9

12 Page 10 of 17 In-ground Basements - History In 2012, Council considered limiting basement floor area exclusion to: - 90 m 2 [968 ft2] (bylaw was abandoned); then ~ ~ m 2 [1,399 ft2] (bylaw went to Public Hearing) Following the Public Hearing on the proposed 130 m 2 [1,399 ft2] limit, decision made to address concerns through covenants, fines and enforcement rather than limiting basement size ZON ING BYlAW In-ground Basements - Size For large lots (RS1, RM1) a review of 12 recent permit applications for North Delta showed basement sizes ranged from 133 m 2 to 209 m 2 [1,431 ft 2 to 2,250 ft2] for larger, non subdivided lots e.g. RS1, RM1, RS6 - Average basement size was 160 m 2 [1,722 ft2] For small lots (RS6, RS7) a review of 7 recent subdivision and rezoning applications for North Delta showed basement sizes ranged from 88 m 2 to 126 m 2 [947 ft2 to 1,356 ft2] - Average basement size was 105 m 2 [1,130 ft2] ZON ING BYLAW In-ground Walkout Basement )1) 10

13 Page 11 of 17 North Delta House Size For large lots (RS1, RM1) a review of 12 recent permit applications for North Delta showed total house size, including basement, ranged from 371 m 2 to 539 m 2 [3,993 ft 2 to 5,802 ft2] - Average tota l house size was 445 m 2 [4,790 fe] For small lot s (mainly RS7), a review of 7 recent subdivision and rezoning applications for North Delta showed total house size, including basement, ranging from 264 m 2 to 358 m 2 [2,840 ft2 to 3,853 ft2]. - Average total house size was 318 m 2 [3,423 ft2] ZOr~ I NG BYLAW Total Floor Area: Option A Leave North Delta house cap in place but clarify as follows: Category 'A' Maximum Lesser of Current FSR or existing cap (no change) Category '8' Maximum Additional Y2 storey of floor area permitted for: Entire in-ground basement as currently defined OR Entire attic if no basement Total Maximum Allowable Floor Area for Lot = A + 8 Other exclusions continue to apply (e.g., garage, accessory building) Continue to report to Council the above ground and below ground floor areas and total floor areas in reports ZON ING BYLAW 11

14 Page 12 of 17 Total Floor Area: Option B Leave North Delta house cap in place, clarify categories, and ad d a new overall maximum for North Delta : Category 'A' Maximum Lesser of Current FSR or existing cap (no change) Category 'B' Maximum Additional Y:z storey of floor area permitted for: Entire in-ground basement as currently defi ned OR Entire attic if no basement Total Maximum Allowable Floor Area for Lot = A + B EXCEPT THAT A + B can be no greater than? in North Delta Decision Point: Total Floor Area Option A: Leave North Delta hou se cap in place, no change to FSR, but add category for }2 storey basement or attic space as add itional allowab le floor area Option B: Leave North Delta house cap and FSR in place, a-dd category for}2 storey basement or attic space as additional allowab le floor area, and introduce an overall maximum floor area for North Delta : - If Option B, what is appropriate total house size for a dwelling? Option C: Status quo In all cases, staff will continue to report to Council the total floor area, including basements ZONUIG BYLAW 12

15 Page 13 of 17 Decision Point: Accessory Buildings Confirm staff recommendations to reduce floor area exclusion for an accessory structure from 20 m 2 (215 ft2) to 10 m 2 (107 ft2) Prohibit decks/porches on shed Modest Shed /:.arge Shed with Covered Deck Decision Point: Secondary Suites Option A: Option B: Option C*: ('AdditionaltoAorB) Continue to allow secondary suites in all single family dwellings (status quo) Allow secondary suites in all single family dwellings only when lot sizes are 4'60 m 2 (4,951 ft2) and larger Require minimum 2 enclosed parking spaces for new single family dwellings containing a secondary suite In all cases, other zoning, parking and Building Code requirements must be met. ZONING BYLAW 13

16 Page 14 of 17 Lot Size for Duplex in RMl Zone Current regulations for a duplex in RMl zone: - Minimum lot area : 836 m 2 (9,000 ft2) - Minimum lot width: 22 m (72 ft) ZAG comments: Remove minimum lot size/width in RMl zone to encourage construction of duplexes Policy implications and further review required outside the scope of Zoning Bylaw Review: - Over 6,100 properties currently zoned RM1 - About 85% have lot area smaller than 836 m 2 (9,000 ft2) - What is the extent of duplexes as a form of housing in need? - What are the implications on alternative higher density housing forms in areas where the OCP encourages growth? - What are the implications on density and traffic in single family residential neighbourhoods? ZONING BYLAW Decision Point: Duplex Lot Size Confirm staff recommendation to amend RMIDuplex Zone to provide greater design flexibility, but leave minimum lot area and width for duplex intact Address duplex lot criteria as part of future area plan reviews ZONING BYLAW 14

17 Page 15 of 17 Storage and Parking of Vehicles in Single Family and Duplex Zones Current Regulations 3 vehicles, one of which may be a truck not exceeding 5,500 kg licensed gross vehicle weight 1 RV or utility trailer not exceeding 5,500 kg licensed gross vehicle weight 1 pleasure boat kept not for gain, rent or sale 1 additional vehicle for a secondary suite or boarder in lieu of 1 RV, utility trail er or boat ropose egu atlons 3 vehicles which do not exceed 3,000 kg licensed gross vehicle weight each 1 RV or utility trailer" which does not exceed a manufacturer's gross vehicle weig ht of 5,500 kg (Note: " Trai/er weight under review by staff) No change 1 additional vehicle not exceeding 3,000 kg for a secondary suite or boarder in lieu of 1 RV, utility trailer or boat Storage of a Ri!, utility trailer or pleasure boat is permitted on a lot only if it is: licensed and registered to the owner/occupier of the lot stored or parked at least 1.5 m from front, exterior side and interior side lot lines stored or parked such that it does not obstruct access to the parking spaces required on the lot The no. of vehicles permitted above includes 1 vehicle (not to exceed 3,000 kg) associated with home occupations A home occupation shall not generate additional parking on adjacent streets Decision Point: Parking Confirm staff recommendations to: Red uce allowable vehicle weight to 3,000 kg and rel ated adjustments Add new provisions for RV parking Clarify t hat vehicl es associated for home based bu sin esses cannot generate additional parking on adjacent streets 15

18 ,1 Attachment A Page 16 of 17 Watchman Dwe.llingUnits Current industrial zoning allows watchman residence without any limitation other than must be "essential" to operation Upward trend in residential units in industrial areas No objective test for "essential" Difficult to enforce Introduce regulations to limit accessory residential uses in industrial areas as follows: - Maximum 50 m 2 (538 ft2) for a watchman dwelling unit permitted in industrial zones - Limiting to one watchman dwelling unit on a lot ZONING BYLAW.1' Decision Point: Watchman Units Confirm staff recommendations to: - Limit size of watchm~n dwelling units in industrial zones Limit number of watchman dwelling units to one per lot "' 16

19 Page 17 of 17 Project Budget and Timeline Timeline & Budget Public Open Houses: October 2015 Finalized Bylaw for introduction: January 2016 Public Hearing: February 2016 Additional research and extended timelines necessitate consideration of budget adjustment for consultant, but still within (P&D budget for this project ; I 1 :j II 17