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1 M ild sl S TsR ILI CoT no F ON THE FRASER Regular Council Agenda - Revised October 24, :30 p.m. Council Chambers 8645 Stave Lake Street, Mission, BC 1. REMEMBRANCE DAY CEREMONY 2. PROCLAMATIONS (a) Veterans' Week November 5 through 11, 2011 Royal Canadian Legion Branch DELEGATIONS AND PRESENTATIONS (a) Staff Service Recognition Presentation Mike Schmidt 20 years of service (b) Diane Miller, Executive Director, Fraser Health Authority Fraser Health Healthier Community Partnership 4. PUBLIC HEARING Page 3 (a) District of Mission Zoning Amending Bylaw (49) (R10- Page N & J Developments) a bylaw to rezone property at 32526, and Richards Avenue from Rural 16 Zone (RU16) to Rural Residential 7 Secondary Dwelling Zone (RR7s) (b) (i) District of Mission Official Community Plan Amending Bylaw Page (17) (R Keystone Architecture & Planning Ltd.) a bylaw to redesignate property at th Avenue from Urban Residential to Urban Compact Multiple Family (ii) District of Mission Zoning Amending Bylaw (55) (R Keystone Architecture & Planning Ltd.) a bylaw to rezone property at th Avenue from Urban Residential Zone (R558) to Multiple Family 40 Townhouse Zone (MT40) 5. NEW BUSINESS (a) Gaudin Creek Diversion Costs Page BYLAWS MOTION: That the readings of all bylaws listed below be considered for third reading following the public hearing.

2 2 (a) District of Mission. Zoning Amending Bylaw (49) (R N & J Developments) a bylaw to rezone property at 32526, and Richards Avenue from Rural 16 Zone (RU16) to Rural Residential 7 Secondary Dwelling Zone (RR7s) (b) District of Mission Official Community Plan Amending Bylaw (17) (R Keystone Architecture & Planning Ltd.) a bylaw to redesignate property at th Avenue from Urban Residential to Urban Compact Multiple Family (c) District of Mission Zoning Amending Bylaw (55) (R Keystone Architecture & Planning Ltd.) a bylaw to rezone property at th Avenue from Urban Residential Zone (R558) to Multiple Family 40 Townhouse Zone (MT40) 7. QUESTION PERIOD (on new business only) Third Reading Third Reading Third Reading 8. ADJOURNMENT

3 3 Mission ON THE FRASER REQUEST TO APPEAR AS A DELEGATION Date: OCTOBER 19, 2011 To: Director of Corporate Administration I hereby request permission to appear as a delegation beforedistrict of Mission Mayor and Council with reference to the following topic: FRASER HEALTH HEALTHIER COMMUNITY PARTNERSHIP I understand that the deadline for submission of the request, including any presentation or supporting material, is 4:30 p.m. on the Monday preceding the date of the meeting and that once my appearance has been confirmed, I will be allotted a maximum of 10 minutes to make my presentation. Name: DIANE MILLER THIS INFORMATION COLLECTED FOR INTERNAL OFFICE USE ONLY Address: City/Province: Portal Code: Telephone: [ Delegaeon Confirmed to Appear Date Confir med: m / : oc-r07, 2-0ff Confirmed by: 1iT --- GVAPIVVITTMNIQUOSI to Ifspear an a cleissimon.eloc

4 DISTRICT OF MISSION ZONING AMENDING BYLAW (49) (R10-025) N. & J. Developments Ltd. This bylaw proposes to amend District of Mission Zoning Bylaw by amending the zoning of the following legally described properties: Parcel Identifier: Lot 1 Section 5 Township 18 New Westminster District Plan Parcel Identifier: Lot 2 Section 5 Township 18 New Westminster District Plan LMP32001 Parcel Identifier: Lot 1 Section 5 Township 18 New Westminster District Plan LMP32001 from RU 16 (Rural 16) zone to RR7s (Rural Residential 7 Secondary Dwelling) zone. The location of the subject properties is 32526, and Richards Avenue and is shown on the following maps: 4 14' JEST PROPERTIES ro SUBJECT PROPERTIES The purpose of the proposed amendment is to accommodate the subsequent subdivision of the subject properties into ten (10) lots of a minimum 0.7 hectare (1.73 ac.) lot size.

5 Mission ON THE FRASER Planning Department Memorandum 5 FILE: PRO.DEV.ZON R To: Chief Administrative Officer From: Planner Date: August 22, 2011 Subject: Rezoning Application R (N & J Developments) , and Richards Avenue Recommendation 1. That, in accordance with Rezoning Application R (N & J Developments), the Corporate Officer prepare a bylaw to amend District of Mission Zoning Bylaw by rezoning the property located at 32526, and Richards Avenue and legally described as: Parcel Identifier: Lot 1, Section 5, Township 18, New Westminster District, Plan Parcel Identifier: Lot 2, Section 5, Township 18, New Westminster District, Plan LMP32001 Parcel Identifier: Lot 1, Section 5, Township 18, New Westminster District, Plan LMP32001 from Rural 16 (RU16) to Rural Residential 7 (RR7); that the bylaw be considered for first and second readings at the Regular Council meeting on August 22, 2011; and that following such readings, the bylaw be forwarded to a Public Hearing on September 12, That the five percent parkland provision in Section 941 of the Local Government Act be applied as cash-in-lieu of parkland to subdivision file S That two road extensions be named: That extension of road running south from Richards Avenue be named Verchere Street; That portion of road running west from Verchere Street be named Vollans Avenue. 4. That the applicant be required to provide an arborist report prior to Public Hearing to address all significant tree removal that will be required as part of development activities. Summary of Proposal An application has been received from N & J Developments to rezone three properties located at 32526, and Richards Avenue (Map 1) from Rural 16 (RU16) to Rural Residential 7 (RR7). The proposed rezoning is to facilitate a ten (10) lot subdivision; the draft site plan is attached as (Plan 1). The development roadway configuration will provide for proper access to lands beyond and provide for future roadway network options. Two existing residences are slated to be retained as part of the development proposal. PAGE 1 OF 12

6 6 Site Description and Neighbourhood Context The three properties which comprise the development site have a total area of 8.92 hectares (22.04 acres). The development site generally slopes in a westward direction and there are three existing homes present Richards Avenue has a mobile home located close to Richards Avenue which will be removed as part of the development process. Two residences to be retained located on and Richards Avenue are accessed by a long gravel driveway that follows the general direction of the proposed new roadway servicing the subdivision (Map 2). The overall residential neighbourhood character along Richards is comprised of larger properties which are heavily treed with single family residences. The majority of surrounding properties are generally considered rural with a number of properties further developed to Rural Residential densities within the last five to ten years (Zoning Map). Zoning The development site is zoned Rural 16 (RU16) which permits a minimum lot size of 1.6 hectares (3.95 acres). This rezoning application proposes to rezone the three properties which comprise the development site to Rural Residential 7 (RR7) which permits a minimum lot size of 0.7 hectares (1.72 acres). The intent of the RR7 zone is to provide for one unit residential dwellings outside the urban development area. Official Community Plan (OCP) Designation The proposed zone (Rural Residential 7) is permitted within the Rural Residential OCP designation. The proposed Rural Residential development does not require an OCP amendment and is in keeping with the future densities envisioned within the OCP. All surrounding properties are also designated as Rural Residential within the OCP. Tree Retention and Replanting A recent aerial photo provides a clear indication of the tree cover on the property. Generally speaking, the property has moderate tree cover comprising of mainly larger evergreen trees (Map 2). According to the applicant, no significant trees (greater than 20 centimetres diameter measured at breast height) have been removed as part of the development process; however, additional trees may be removed to provide for building envelopes, septic areas and roadway construction. Planning staff recommend that the applicant provide an arborist report to address all proposed significant tree removal prior to Public Hearing. In addition to all significant tree removal, in accordance with the District of Mission Tree Retention Policy, the applicant is required to plant two (2) trees for each lot created by subdivision. Thus, the applicant must provide an additional twenty (20) trees above and beyond any planned tree removal as part of the development requirements. Environmental Protection District of Mission watercourse mapping indicates that there are two (2) watercourses that flow westward and one (1) driveway-side ditch that flows southward (Watercourse Map). Accordingly, the applicant provided a biologist report which is to outline all environmental protective measures related to watercourses that must be completed through the subdivision process. In addition, the applicant also provided a legal survey from a British Columbia Land Surveyor (B.C.L.S.) of both watercourses. Both the surveyor and the biologist determined, in their professional opinion that all watercourses did not connect through overland flows to downstream watercourses. Mike Younie, Manager of Environmental Services has reviewed the findings of the applicant's professional biologist and agrees with the findings (that there are no FILE: PRO.DEV.ZON PAGE 2 OF 12 R11-025

7 7 watercourses on the property that require protection through the zoning bylaw). Furthermore, the Department of Fisheries and Oceans visited the development site and did not provide any conclusion on the presence of significant watercourses and left the findings to be determined by a professional biologist. Given that a professional biologist has determined that all watercourses on the development site do not connect to downstream fish habitat, the zoning bylaw (Section 108 Environmental Protection) does not require any specific protection measures or development activity setbacks. The roadway designs must ensure that all surface water runoff must be drained to roadside ditches that utilize best management practices to reduce peak flow runoff during storm events. Development Abstract The development proposal entails the creation of 10 lots which will be accessed from a newly constructed roadway that extends southward from Richards Avenue. The applicant will be required to build a new road to a full rural municipal standard. Each lot will have a minimum lot size of 0.7 hectares (1.73 acres) and each lot will be serviced by private well and septic field. The subdivision control bylaw requires that each lot provide adequate well water quality and quantity and that each lot has proper soil conditions for septic disposal (Plan 1). Through the survey of the development site, it was determined that there is an accessory building located on Richards Avenue that encroaches onto the property to the east (Map 3). As required by the Land Titles Act, all aspects of a subdivision must conform to all applicable land use bylaws; therefore the structure must be removed or moved in order to attain the required setbacks of the proposed RR7 zoning. A resolution to this issue must be addressed prior to adoption of the zone amending bylaw and has been included within the zone adoption requirements section within this report. The subdivision involves road to be constructed towards the western properties. Unconstructed road dedication will be required on the southern portion of the property to provide roadway network options for future subdivisions. The roadways, both constructed and unconstructed, will ensure that properties within the immediate area are provided the opportunity for future subdivision. Specifically, the property to the west (which has considerable development potential) will benefit from the road construction that will be provided by the development proposal. As the proposed density is consistent with the densities outlined in the Official Community Plan and that the development will not adversely affect local watercourses, planning staff support the development proposal. Additionally, the new roadway will provide for improved potential access for properties within the general vicinity of the subject property. Community Amenity Contribution It is recognized that residential development imposes a unique financial burden on the community by creating a need or demand for new/upgraded public facilities or amenities. In order to address this unique financial burden, rezoning applicants are requested to make a contribution to the District's Community Amenity Reserve Fund for new/upgraded public facilities or amenities. The applicant has agreed to contribute $2, per unit as part of this rezoning application. Accordingly, the applicant has agreed to provide $18, (7 additional lots x $ per lot). Parkland The development proposal was forwarded to Ray Herman, Director of Parks, Recreation and Culture in order to obtain internal comment on the proposal. As the development proposal is somewhat distant from higher densities, the Director of Parks, Recreation and Culture FILE: PRO.DEV.ZON PAGE 3 OF 12 R11-025

8 recommends that the District of Mission should accept cash-in-lieu of parkland. The amount paid will be in accordance with Section 941 of the Local Government Act and will not exceed 5% of the value of the land being proposed for subdivision. Internal Comments Engineering Department The application was forwarded the District of Mission Engineering Department. The Engineering Department has reviewed the proposal has stated that "from an engineering point of view the rezoning application may proceed to final adoption" (Appendix I). External Referrals Utility Agencies (B.C. Hydro, Fortis BC, Telus) The development proposal has been sent to all utility agencies as part of the subdivision process. Road Naming The new roads within the proposed development will be named in accordance with STR. 28 Street Naming. Roads that generally extend in a North-South direction should be designated as Streets. Accordingly, the proposed road running south from Richards Avenue will be named Verchere Street. The Verchere Family were long time Mission residents; their biography synopsis is provided below: Anthony (Tony) and Francis. Tony was born in 1868 in India and died in 1918; Francis was born in 1865 and died in They came to Mission in 1893 Anthony was a clerk for Council in 1894; 1896, appointed clerk again; 1916, he was assessor, secretary and collector; 1917, secretary; 1918, secretary. Anthony was a business man (notary public, real estate and fire insurance) and he had an office on Washington Street (now called Main Street); he was president of the Mission Branch of the Canadian Patriotic Fund taking much pride in looking after wives of soldiers and their dependents by sending them regular monthly cheques Francis and his family were the first family to settle in the Ferndale area. He farmed mixed cattle and fruit on 40 acres Francis had two wives: first wife Winnie Hargitt died and he later married her sister Flora Sharpe (widow) Francis eventually turned his farm over to his son Frank who was also a councillor in the District of Mission and School Trustee As seen in the draft plan of subdivision (Plan 1), a road will be constructed westward from Verchere Street within the subdivision. The street naming policy requires that roads that generally extend in an East-West direction should be designated as Avenues. Accordingly, the proposed road running west from Verchere Street will be named Vollans Avenue. Herbert Vollans was a long-time Mission resident; his biography synopsis is provided below: Herbert was born in 1869 and no information on date of death He came to Mission in 1891 He worked 23 years for CPR becoming road master of all terminals west of Pitt River He married Annie Elizabeth Dowding in 1903 He was Secretary of Municipal Council; secretary of the school board; member of numerous committees pertaining to agriculture development and organization He belonged to Mission City Lodge FILE: PRO.DEV.ZON PAGE 4 OF 12 R11-025

9 9 Herbert and Elizabeth were residents of Mission until 1908 Public Hearing Information Package In accordance with Council Policy LAN.50 PRE-PUBLIC HEARING INFORMATION PACKAGES, a package will be produced containing material related to the development application. Requirements Prior to Public Hearing Planning Department Receipt and Approval of a professionally prepared Arborist Report; Requirements Prior to Adoption of the Zone Amending Bylaw Receipt of the Community Amenity contribution in the amount of $18,760 (7 Lots X $2,680.00); Confirmation that the encroaching structure on proposed Lot G has been: a. moved with confirmation provided by a B.C.L.S. survey that the structure's setbacks are in accordance with the zoning bylaw; or b. removed/demolished. Any other items that Council may require resulting from the Public Hearing or Council consideration of the application. Erik Wilhelm GACOMDEV\ERIK\WORKING DEVELOPMENT PLANNING STAFF REPORTS \RICHARDS AVENUER DOCX FILE: PRO.DEV.ZON PAGE 5 OF 12 R11-025

10 10 Plan 1 Draft Plan of Subdivision Proposed Verchere Street Proposed Vollans Avenue Road Reservation - Unconstructed Legend: Hatched portion of roadway is to be constructed by the applicant (with proper cul-de-sac on the southernmost portion of roadway) FILE: PRO.DEV.ZON PAGE 6 OF 12 R11-025

11 MAP SUBJECT PROPERTIES / 9452 / FILE: PRO.DEV.ZON PAGE 7 OF 12 R11-025

12 12 ZONING N- R7 RR7 FILE: PRO.DEV.ZON PAGE 8 OF 12 R11-025

13 13 WATERCOURSE / TOPO FILE: PRO.DEV.ZON PAGE 9 OF 12 R11-025

14 14 Map 2 Aerial Photo of Development Site 2011 Google FILE: PRO.DEV.ZON PAGE 10 OF 12 R11-025

15 15 Appendix I ENGINEERING DEPARTMENT REZONING COMMENTS FILE: R CIVIC ADDRESS: 32526, and Richards Avenue 1. DOMESTIC WATER REQUIREMENTS: No municipal water available. Developer to provide potable water for each parcel and a hydrogeology report to confirm that the well/s meet the requirements of the Subdivision Control Bylaw. 2. SANITARY SEWER REQUIREMENTS: No municipal sanitary sewer available. 3. STORM SEWER REQUIREMENTS: None. 4. ROAD WORK REQUIREMENTS: None. RECOMMENDATION From an engineering point of view the rezoning application may proceed to final adoption. FILE: PRO.DEV.ZON PAGE 11 OF 12 R11-025

16 16 Map 3 Encroachment of Accessory Structure Survey Lot G Accessory Structure which encroaches onto neighboring lands to the east See Map 2 for overall context - cluster of structures located on the northeast of the development site FILE: PRO.DEV.ZON PAGE 12 OF 12 R11-025

17 MDISTRICT OF ON THE ERASER Planning Department Memorandum 17 FILE: PRO.DEV.ZON R To: Chief Administrative Officer From: Planner Date: September 6, 2011 Subject: Rezoning Application R Amendment to Target Zone Recommendation 1. That the second reading of zone amending bylaw (49) be rescinded and amended to read: That, in accordance with Rezoning Application R (N & J Developments), the Corporate Officer prepare a bylaw to amend District of Mission Zoning Bylaw by rezoning the property located at 32526, and Richards Avenue and legally described as: Parcel Identifier: Lot 1, Section 5, Township 18, New Westminster District, Plan Parcel Identifier: Lot 2, Section 5, Township 18, New Westminster District, Plan LMP32001 Parcel Identifier: Lot 1, Section 5, Township 18, New Westminster District, Plan LMP32001 from Rural 16 (RU16) zone to Rural Residential 7 Secondary Dwelling (RR7s) zone; and 2. That the bylaw be considered for second reading as amended at the Regular Council meeting on September 6, 2011; and 3. That following such reading, the bylaw be forwarded to a Public Hearing on October 24, Background and Planning Analysis Development application R is associated with the rezoning of the properties located at 32526, and Richards Avenue (Map 1). The purpose of the rezoning application is to accommodate the subdivision of the subject properties into ten (10) individual residential lots. The zone amending bylaw received 1 st and 2nd readings on August 22, 2011 and the public hearing was subsequently scheduled for September 12, The Planning Department was made aware by the applicant that there was an oversight within the recommendation put forward by staff. The recommendation (given on August 22, 2011) outlined that the subject properties be rezoned to the Rural Residential 7 Zone. However, the applicant had originally applied for the site to be rezoned to Rural Residential Secondary Dwelling 7 zone (RR7s) to allow for secondary dwelling uses on each of the properties within the subdivision. As the standing recommendation does not permit secondary dwelling options, the Planning Department puts forward a revised recommendation that reflects the applicant's original request to Council. After considering the application in terms of allowing secondary dwelling uses with the proposed lots and the Rural Residential 7 Secondary Dwelling (RR7s) zone's consistency with OCP objectives, Planning Department staff recommend that the zone amending bylaw be amended to allow for secondary dwelling uses. Erik Wilhelm, Planner G:\COMDEV\ERIK\Working Development Planning Staff Reports R10-025_N and J Developments.docx PAGE 1 OF 2

18 18 MAP 1 FILE: PRO.DEV.ZON PAGE 2 OF 2

19 19 MDISTRICT OF ON THE FRASER / PLANNING DEPARTMENT FILE: PRO.DEV.ZON R October 12, 2011 Dear Owner/Occupant: Re: Public Hearing Notification for Rezoning Application R (N&J Developments Ltd.) , and Richards Avenue As a neighbouring resident or property owner to the subject properties located at 32526, and Richards Avenue, you are invited to attend the Public Hearing and make known any comments that you may have. The Public Hearing will be held as part of the Regular Council meeting on the evening of Monday, October 24, 2011 in the Council Chambers of the Municipal Hall, 8645 Stave Lake Street, Mission, BC at 6:30 p.m. Reference should be made to Item # 3 in the enclosed Public Hearing notice. Additional information may be obtained by contacting the District of Mission Planning Department at (604) Yours truly Sharon Fletcher DIRECTOR OF PLANNING Encl. G:\COMDEV\PUBLIC HEARINGS & PUBLIC INPUT MTGS PUBLIC HEARING NOTIFICATION LETTERS\R (N&J) NOTN OWN OCC,DOCX P.O. Box 20, 8645 Stave Lake Street, Mission, B.C. V2V 4L9 Phone (604) Fax (604) I & (604) Web Site: E mail: planning@mission.ca

20 DISTRICT OF MISSION OFFICIAL COMMUNITY PLAN AMENDING BYLAW (17) (R11-007) - Keystone Architecture & Planning Ltd. This bylaw proposes to amend District of Mission Official Community Plan for the following legally described property: Parcel Identifier: Lot "A" Except: Firstly: East Feet Secondly: Part Subdivided by Plan 16787, Section 28 Township 17 New Westminster District Plan 8999 from Urban Residential to Urban Compact/Multiple Family. The location of the subject property is th Avenue and is shown on the following maps: 20 CHERRY AVE HAWTHORNE AVE 8 WHIDDEN AVE 5 BEST (18th) AVE BRACKEN MYRTLE AVE j ARBUTUS,),..r.i1HILL AVE I BAKERVIEWm BRUCE co ' cc LI. -at.' ORCHID ci CRES, co cc (z p, 5_. ORCHID DR (EAST] SUBJECT PROPERTY 12th AVE th AVE c0 1 10th AVE 10th RL P. ċa N. 8 The purpose of the proposed amendment is to accommodate a multi-family development. DISTRICT OF MISSION ZONING AMENDING BYLAW (55) (R11-007) - Keystone Architecture & Planning Ltd. This bylaw proposes to amend District of Mission Zoning Bylaw by amending the zoning of the following legally described property: Parcel Identifier: Lot "A" Except: Firstly: East Feet Secondly: Part Subdivided by Plan 16787, Section 28 Township 17 New Westminster District Plan 8999 from Urban Residential 558 (R558) zone to Multiple Family 40 Townhouse (MT40) zone. The location of the subject property is th Avenue and is shown on the preceding maps. The purpose of the proposed amendment is to accommodate a 23-unit townhouse development.

21 Mi3sISTsR ilot nof ON THE FRASER ck/1 Planning Department Memorandum 21 FILE: PRO.DEV.ZON/PRO.DEV.DEV R11-007/DP11-004/DP To: Chief Administrative Officer From: Planner Date: October 3, 2011 Subject: Rezoning Application R & Development Permit Applications DP & DP (Keystone Architecture & Planning Ltd.) th Avenue Complete Application Date Staff received all required information from the applicant and external agencies on August 22, Recommendation 1. That in accordance with Rezoning Application R (Keystone Architecture & Planning Ltd.), the Corporate Officer prepare a bylaw to amend District of Mission Official Community Plan Bylaw by re-designating the property located at th Avenue and legally described as: Parcel Identifier: , Lot "A" Except: Firstly: East Feet, Secondly: Part Subdivided by Plan 16787, Section 28, Township 17, New Westminster District Plan 8999 from Urban Residential to Urban Compact/Multiple Family; 2. That the bylaw be considered for first reading at the Regular Council Meeting on October 3, 2011, 3. That following such a reading, the bylaw be forwarded to a Public Hearing on October 24, 2011; 4. That in accordance with Rezoning Application R (Keystone Architecture & Planning Ltd.), the Corporate Officer prepare a bylaw to amend District of Mission Zoning Bylaw by rezoning the property located at th Avenue and legally described as: Parcel Identifier: , Lot "A" Except: Firstly: East Feet, Secondly: Part Subdivided by Plan 16787, Section 28, Township 17, New Westminster District Plan 8999 from Urban Residential 558 (R558) zone to Multiple Family 40 Townhouse (MT40) zone; 5. That the bylaw be considered for first reading at the Regular Council Meeting on October 3, 2011; 6. That following such a reading, the bylaw be forwarded to a Public Hearing on October 24, 2011; 7. That upon due consideration of Sections 879 and 881 of the Local Government Act, consultation referrals go forward to: (a) School District #75 (Mission Public Schools); 8. That Development Permit Application DP11-005, in the name of William Blakeston, to provide conformity to the Official Community Plan guidelines respecting building form and character for a proposed townhouse development on the property located at th Avenue be forwarded to Council for public input on October 24, 2011; and PAGE 1,

22 22 9. That in accordance with Section 882 of the Local Government Act, Council has considered the District of Mission Official Community Plan amending bylaw in conjunction with the District of Mission's Financial Plan (includes Capital Expenditure Plan and Operating Expenditure Plan) and Waste Management Plan. Background An application has been received from Keystone Architecture & Planning Ltd. to amend the Official Community Plan (OCP) and rezone the property located at th Avenue to allow consideration of a 23 unit townhouse development (Map 1). In addition to the OCP amendment and rezoning application, development permits to ensure the overall form and character of the development and slope stability have also been submitted by the applicant. It is noted that all the required information was received from the applicant on August 22, 2011 and this application is considered a complete application as of that date. Site Characteristics and Neighbourhood Character The subject property is on the northern side of 14th Avenue and slopes upwards from the roadway. The site is bound on all sides by residentially developed properties and there is currently a house and two outbuildings on the property. The surrounding neighbourhood character is primarily residential in nature. Centennial Park is located to the southeast of the development site and there is an apartment complex with associated townhouses located to the southwest. 14 th Avenue is a major roadway and exhibits higher traffic volumes that other local roadways in the surrounding area and there are no sidewalks contiguous to the property. Environmental Management and Tree Retention District of Mission mapping and a planning staff site visit have confirmed that there are no watercourses or other environmentally sensitive areas on the property. The applicant submitted a professional arborist in an effort to retain as many significant trees as possible. The arborist determined that 26 trees on the site can remain and should be protected throughout the development process. The landscape architect incorporated the arborist's findings and provided an overall landscape plan that incorporates all 26 trees to be retained (Plan 2). The planning department determined that the development provides appropriate tree retention given all the requirements for site grading, in-ground servicing, building envelopes and internal roads. OCP Designation Background Currently, the OCP designation for the development site is Urban Residential; the applicant has requested an OCP designation change from Urban Residential to Urban Compact/Multiple Family. The properties on the south side of 14th Avenue are designated Urban Compact/Multiple Family. The OCP also identifies the majority of the properties south of 14th Avenue between the Home Street Corridor to the east and the Cedar Street Corridor to the west as Urban Compact/Multiple Family. Purposefully, these properties were designated Urban Compact/Multiple Family to take advantage of easy access, existing services, available transit, relative connectivity to the downtown and utilization of nearby amenities such as Centennial Park and the Leisure Centre. FILE: PRO.DEV.ZON/PRO.DEV.DEV PAGE 2 OF 17 R11-007/DP /DP11-005

23 23 Property Specific The subject property is bound by eight (8) properties and has limited frontage for a larger 1.48 acre site (Map 1). The surrounding development, location of pre-existing roads (Bruce Avenue to the northeast and Bluebell Street to the northwest), and the slope of the property do not lend themselves to development of the property into conventional urban residential lots. A multiple family development which allows for internal roads that are insular to the development provides for the highest and best use of the site. The planning department supports the OCP amendment for the following reasons: Zoning The site's location on a major road; The site's access to transit; The slope of the site, surrounding properties and existing roadways lend themselves to multiple family development on the site; The development provides ample setbacks and landscaping that would not adversely affect neighbouring properties; The townhouse development provides compatible intensification of a developed area in order to take advantage of existing service capacity; The proposed townhouse complex is considered a low/medium density within the confines of the available multiple family zones; and The development will provide for proper sidewalks and roadway upgrades on the north side of 14th Avenue. The subject property is currently zoned R558 and the surrounding neighbourhood is zoned R558. A large property located southwest of the subject property is under a land use contract and provides for a midrise apartment and townhouse complex. The rezoning application is to rezone the property from the Urban Residential (R558) zone which allows single family home development to the Multiple Family 40 Townhouse (MT40) zone which allows townhouses. The intent of the MT40 zone is to allow ground oriented townhouses with a combination of two and three storey units. The zoning bylaw permits a range of densities permitted within multiple family zones which range from 12 units per acre and 32 units per acre. As the area of the subject property is 0.6 ha. (1.48 ac.), the proposed development equates to 16 units per acre which is the maximum density allowed within the MT40 zone. Development Permit Application DP (Form and Character) Unit type and Density All 23 townhouses within the development are a range of 2 or 3 storey three bedroom units with varying square footage. Plan 1 provides an indication of the number of units for each building within the complex and the following table provides an indication of the development type provided within the complex: Unit Type Square Footage Number of Units A B C (Adaptable Units) FILE: PRO.DEV.ZON/PRO.DEV.DEV PAGE 3 OF 17 R11-007/DP /DP11-005

24 24 Landscape Plan The landscape plan entails the retention of 26 existing trees and provides for ample plantings throughout the development, strategically placed decorative pavers and perimeter fencing made of wood with decorative wrought iron crowns (Plan 2). Particularly, the front of the development along 14th Avenue will provide for cultured stone fencing and an array of flowering plants and two larger trees. Setback Variances The development requires a number of variances to the MT40 zone setbacks which are outlined in a letter provided by the applicant (Appendix I). The zoning bylaw requires setbacks within all multiple family zones of 7.5 metres (24.6 feet) for all side yard and rear lot lines. The required setbacks exist to address all variables that can be present within a multiple family development. Variables such as slope, retaining walls, landscaping, siting, building design, access, neighbouring uses and structures can affect many of the setbacks within a development. Depending on the siting of townhouse structures, these setback areas are often used as amenity spaces for the townhouse developments. Given that the applicant is providing perimeter wood fencing with wrought iron crowns, ample plantings on all rear and side yard setbacks and that private amenity spaces are not adversely affected by the proposed variances, planning staff supports the proposed setbacks to be incorporated within the development permit. The variances allow the development to maintain the proposed design while still maintaining the privacy of potentially affected neighbours. All other building setbacks will maintain the setbacks required within the MT40 zone. Building Fagades and Siting Appendix II provides an artist rendering of the southern portion of the development site while Appendix III displays the elevations for each building within the complex. Briefly stated, it is the planning department position that the development proposal generally meets or exceeds the OCP's multi-family residential development permit area guidelines. The applicant's architecture firm worked collaboratively with planning staff to provide for the proposed site plan and building designs through a number of design alterations. Through a development permit area checklist process, planning staff determined that the proposal attains urban design principles of character, scale, massing, viewscapes, pedestrian access, circulation, layout, landscaping, and variety of building articulations and height as outlined in the OCP. Housing Affordability and Accessibility Staff met with the applicant and property, owners regarding affordability and accessibility of the units proposed for the site. Staff concur with the applicant that townhouses provide relative affordability given that townhouse units generally sell for less than single family houses. It is noted that the units are for market sales and not rental; although investors could rent the units if they wished. As for accessibility, there are two universally accessible units (master bedroom on the main floor and wheelchair accessible rooms throughout the main floor) located adjacent to 14 th Avenue. Although no formal disability appurtenances are slated to be installed by the developer, these two units are considered 'adaptable units' that may easily be modified by a future owner to provide increased accessibility. Additionally, the complex's shared amenity room will be wheelchair accessible and provide for a dedicated parking spot adjacent to the amenity room. FILE: PRO.DEV.ZON/PRO.DEV.DEV PAGE 4 OF 17 R11-007/DP /DP

25 25 Parking The zoning bylaw requires 2 parking stalls per unit plus 0.2 parking stalls per unit for visitor parking. Accordingly, the development provides for 46 parking spaces (located within enclosed double garages for the residents) and 5 visitor parking spaces which achieve the zoning bylaw standard. It is noted that there is driveway space in front of most of the townhouse units for additional parking for residents and/or visitors. Slope Stability Development Permit (DP11-004) Given the incline on the property, Levelton Consultants Limited provided a landslide hazard assessment report to address any potential slope stability issues. Staff (through the recommendations of professional private engineers) will ensure that the development will be safe for the use intended as part of the hazardous lands development permit approval process. Community Amenity Contribution In accordance with Council Policy LAN.40 FINANCIAL CONTRIBUTIONS FOR COMMUNITY AMENITIES POLICY, the applicant has submitted a letter volunteering to contribute $ per unit. Internal Comments The Fire Department's comments are attached (Appendix IV). Given the comments from the Fire Department, the applicant has agreed to sprinkler all units within the development. All other Fire Department requirements will be incorporated into the development and ensured through the development permit process. (i.e. form part of the development permit). The Engineering Department comments are attached (Appendix V). The Engineering Department requires a number of requirements involving installation of municipal water, sanitary, storm sewer services to the development site and roadway improvements with sidewalk construction adjacent to the subject property. All engineering requirements must be completed by the applicant; acceptance of a 'volunteering letter' is required prior to adoption of the OCP and zoning bylaw amendments. Sections 879 and 881 Referrals When an amendment is proposed to an Official Community Plan, the District of Mission will refer the proposed amendment to the organizations listed below following first reading of the bylaw, subject to provisions set out in Council Policy LAN.47 - Official Community Plan Referral. The organizations identified in the policy are as follows: Fraser Valley Regional District District of Maple Ridge; City of Abbotsford; First Nations; School District No. 75; Ministry of Water Land and Air Protection; Fraser Health Region; Ministry of Transportation; Department of Fisheries and Oceans; Land Reserve Commission; Utility Companies and the; Canadian Pacific Railway. FILE: PRO.DEV.ZON/PRO.DEV.DEV PAGE 5 OF 17 R11-007/DP /DP11-005

26 26 In accordance with the provisions of the policy, Council is to consider the requirement to make referrals on a case-by-case basis and adopt a resolution to clarify that the referral requirements have been considered. Considering the referral criteria detailed in Policy LAN.47, referrals needed for this bylaw amendment will go to: School District #75 (Mission Public Schools) Impact of Application under Section 882 of Local Government Act The Local Government Act requires that when Council is considering adopting or amending an Official Community Plan, it must consider the implications of the change to the Official Community Plan on the District's: Financial Plan (includes Capital Expenditure Plan and Operating Expenditure Plan); and Waste Management Plan. Since the proposed development is part of an existing Waste Management route and development of this area is included in the current long-range plan, there is no impact to the Waste Management Plan. Having regard to the above, it is considered that the proposed amendment will not have an adverse impact on the District's Financial Plan, which includes the Capital Expenditure Plan and Operation Expenditure Plan, and Waste Management Plan. Public Hearing Information Package In accordance with Council Policy LAN.50 PRE-PUBLIC HEARING INFORMATION PACKAGES, a package will be produced containing material related to the development application. Requirements Prior to Adoption of the Zone and OCP Amending Bylaws Receipt of the Community Amenity contribution in the amount of $58,960.00; Receipt of a 'Volunteering Letter' that ensures all Engineering Department requirements are fulfilled as part of the site's development; Receipt of Comments from School District 75; Approval of Development Permit DP (Form and Character Development Permit - which will be considered as part of the same Council agenda as the Official Community Plan and Zone Amending Bylaws are considered); Staff Approval of Development Permit DP (Hazardous Lands Development Permit); Any other items that Council may require resulting from the Public Hearing or Council consideration of the application. Erik Wilhelm, Planner I have reviewed the financial aspects of this report. A Ken Bjorgaard, Director of Finance G:COMDEV/Dayle/C0Wreport(KeystoneArchitecture)14thAve.R FILE: PRO.DEV.ZON/PRO.DEV.DEV PAGE 6 OF 17 R11-007/DP /DP11-005

27 T F rn O o -u 0 b m O < 4" 0 b z jj 0 O 0m 0 m Z!/0 OZ1 ID 1') LOULI CO co Co Co a, 0) \ CEDAR ST. CO CO CO co 0) 8 rn co in a, Co CO cmo Co CO CO > rn a, C) 6 15, m co Ei w OD) BERGEN ST a I CO co Co McI co co 0 au ti BLUEBELL ST. to 82( CO CO co a, cn 82 ( VNON ST 329V CO co (n ORCHID! RT ? O 'el VI LA' c, ? rn ORCHID PL. "I I 1) ' :41 CO 03 CD CO CO ID rri co CO Cr) ID HYDE ST en Co in B O nnnrn, 1%17' CO satio VIOLA

28 28 Plan 1 Site Plan FILE: PRO.DEV.ZON/PRO.DEV.DEV PAGE 8 OF 17 R11-007/DP /DP11-005

29 29 Plan 2 Landscape Plan Tiered Retaining Walls with ample plantings FILE: PRO.DEV.ZON/PRO.DEV.DEV R11-007/DP /DP PAGE 9 OF 17

30 30 I Appendix I '37231 KEYSTONE ARCHITECTURE January 31, 2011 Project #09-122/3.6 District of Mission 8645 Stave Lake Road PO Box 20 Mission, BC V2V 4L9 Attn. Planning Department Re: List of Variances for 23 Unit Residential Development th Ave. Mission, BC - Existing Zoning Urban Residential - Proposed Zoning - Multiple Family 40 Townhouse Zoning A. Proposed Variance to Setbacks "E" 1. Required front setback M. Proposed setback for Building M. 2. Required sideyard (interior) M. i) Proposed setback for Bldg. 5, 6, & 7 (East) M. ii) Proposed setback for Bldg. 1 (West) M. iii) Proposed setback for Bldg. 2 (West) M. iv) Proposed setback for Bldg. 3 (West) M. B. Proposed Variance for Parking Variance to allow 3 parking spaces in setbacks. Note that these 3 stalls are separated by landscape trellis to help conceal the stall and adjoining maneuvering aisles. FILE: PRO.DEV.ZON/PRO.DEV.DEV R11-007/DP /DP PAGE 10 OF 17

31 31 Appendix II FILE: PRO.DEV.ZON/PRO.DEV.DEV PAGE 11 OF 17 R11-007/DP /DP11-005

32 32 I Appendix III Building 1 South Elevation (Facing 14th Avenue) Building 1 North Elevation (Facing Internal Driving Aisle) Building 2 South Elevation (Facing Internal Driving Aisle) Building 2 North Elevation (Facing Private Amenity Space) Building 3 South Elevation (Facing Private Amenity Space) FILE: PRO.DEV.ZON/PRO.DEV.DEV PAGE 12 OF 17 R11-007/DP /DP11-005

33 33 Appendix III Continued Building 4 South Elevation (Facing Internal Driving Aisle) Building 5 and 6 (Facing Internal Driving Aisle) Building 4 North Elevation (Facing Private Amenity Space) FILE: PRO.DEV.ZON/PRO.DEV.DEV PAGE 13 OF 17 R11-007/DP /DP11-005

34 34 Appendix IV MDISTRICT OF ON THE FRASER Fire/Rescue Service Memorandum File Category: PRO.DEV.ZON File Folder: R (14th Avenue 32921) To: Dayle Reti, Senior Planner, Land Use From: Assistant Fire Chief Date: August 17, 2011 Subject: th Avenue, Mission BC File #R Dayle, after reviewing Rezoning Application (R11-007) for th Avenue, I would like to comment on the following before I am comfortable with this project's approval. The Mission Fire/Rescue Service would like to request: 1. The Development has fire suppression system installed meeting NFPA 13r with provisions including attic, patio/balcony sprinkler protection, OR 2. The Development has fire suppression system installed meeting NFPA Installation of a third hydrant at the entrance of the development. 4. Provide civil profile drawings for roadway grade, meeting the performance expectation for our fire apparatus at no more than 1 m grade change over 12.5m over a minimum distance of 15m at a maximum 12 degree grade. 5. For required access during construction and development completion, no vehicles shall park on the roadway; signage must be installed to support this. 6. Required Water Supply for Fire Protection. An approved water supply capable of supplying the required fire flow for fire protection shall be provided to all premises upon which facilities, buildings or portions of buildings are hereafter constructed. 7. Fire hydrant systems shall be subject to such periodic tests as required by the Fire Chief. Fire hydrant systems shall be maintained in an operative condition at all times and shall be repaired where defective. Installation, additions, repairs, alterations %and servicing shall be in accordance with approv standards. rry V atkinson g:f ireigicorresp/ th Page 1 of 1 FILE: PRO.DEV.ZON/PRO.DEV.DEV PAGE 14 OF 17 R11-007/DP /DP11-005

35 35 Appendix V ENGINEERING DEPARTMENT REZONING COMMENTS FILE: R August 17, CIVIC ADDRESS: th Avenue DOMESTIC WATER REQUIREMENTS: Municipal water is available on 14 th Avenue. In accordance with the District of Mission Water Bylaw No , the Developer is required to pay for one (1) 150mm diameter water connection. The water connection will be installed to the new proposed property line by the District of Mission on a at cost basis, therefore the Developer shall provide a $15, cash deposit for these works. In addition to the above and in accordance with the District of Mission Water Bylaw No , the Developer shall install a 150mm diameter compound type water meter. Engineered Design required. Once the water meter has been installed and accepted by the District of Mission, the water meter vault and the internal appurtenances shall became property of the District of Mission. The Developer shall submit a Right of Way agreement in the accordance with the District of Mission 'Works Only" Right of Way template which can be obtained from the Engineering Department. The Developer's solicitor shall provide the District of Mission with a letter of undertaking to ensure the registration of the Right of Way agreement with the Lands Title Office will be carried out and a copy of the registered document will be forwarded to the District of Mission for their records. SANITARY SEWER REQUIREMENTS: Municipal sanitary sewer is available on 14 th Avenue. In accordance with the District of Mission Sewer Bylaw No , the Developer shall pay for one (1) 150mm diameter sanitary sewer connection. Engineered Design required. The sanitary sewer connection will be installed by the District of Mission. Breakdown of the required fee for the sanitary sewer connection is as follows. 1. To tie-in to the existing 300mm diameter municipal sanitary sewer main on 14 th Avenue and Install of a 1050mm diameter manhole. The 1050mm diameter manhole will be installed by the District of Mission on a at cost basis therefore the Developer shall provide a $10, cash deposit for these works. 2. Installation of meters of 150mm diameter sanitary sewer connection to the new proposed property line, $2, $ for the first meter of 150mm diameter sanitary sewer connection. $ per meter beyond 1.0 meter (9.60 meters) STORM SEWER REQUIREMENTS: Municipal storm sewer is available on 14 th Avenue. FILE: PRO.DEV.ZON/PRO.DEV.DEV PAGE 15 OF 17 R11-007/DP /DP11-005

36 36 In accordance with the District of Mission Sewer Bylaw No , the Developer shall for one (1) 250mm diameter storm sewer connection. Engineered Design required. The storm sewer connection will be installed by the District of Mission. Breakdown of the required fee for the storm sewer connection is as follows. 3. To tie-in to the existing 750mm diameter municipal storm sewer main on le Avenue and Install of a 1350mm diameter manhole. The 1350mm diameter manhole will be installed by the District of Mission on a at cost basis therefore the Developer shall provide a $10, cash deposit for these works. 4. Installation of 2.7 meters of 250mm diameter sanitary sewer connection to the new proposed property line. The storm sewer connection will be installed to the new proposed property line by the District of Mission on a at cost basis, therefore for providing these works shall be included with the installation of thel 350mm diameter manhole. Storm Water Management at Building Permit Stage Best management practice (BMP) measures shall be incorporated into the design of the subdivision to achieve, to the extent possible given the particular site conditions, the objective of maintaining the mean annual flows in watercourses which receive drainage from the subdivision at the pre-development level after the development is built out. Measures may include groundwater recharge systems and/or other related best management practices. It shall be the designer's responsibility to select BMP's which are best suited to the site conditions. Designs shall be accompanied by a report from a fully qualified professional engineer which clearly identifies the specific opportunities and constraints for implementing best management practices in the subdivision, demonstrates that groundwater recharge and/or other appropriate best management practices are sustainable and have been maximized for the particular site and provides examples of similar installations which demonstrate the sustainability and ease of maintenance of the works to be constructed. Proposed measures shall be subject to acceptance by the Director of Engineering and Public Works. FILE: PRO.DEV.ZON/PRO.DEV.DEV PAGE 16 OF 17 R11-007/DP /DP11-005